For many, the idea of building a new home in the countryside is a dream that seems out of reach. However, the little known Paragraph 84 of the National Planning Policy Framework (NPFF) offers a possibility that few might have considered achievable. This provision allows for the construction of new isolated homes in the countryside under special circumstances, offering an exception to the usual restrictions on rural development.
What is Paragraph 84?
In contrast to the general policies that restrict new residential development in rural areas, Paragraph 84 of the NPPF allows new homes to be built in the countryside if they are of exceptional design quality. This policy was developed in response to the recognition that new housing, particularly in rural areas, often lacks creativity, uniqueness, and environmental sensitivity.
Under criterion (e) of Paragraph 84, isolated homes may be permitted if they meet the following requirements:
- Truly outstanding design: The home must reflect the highest architectural standards and help elevate design quality across rural areas.
- Enhance its immediate setting: The house should significantly improve its surrounding landscape and be sensitive to the local area’s defining characteristics.
A Legacy of Exceptional Design in the Countryside
The policy allowing for isolated homes of exceptional quality has a rich history, dating back to 1997 when Environment Secretary John Gummer introduced the concept under Planning Policy Guidance 7 (PPG7). Known as “Gummer’s Law,” it aimed to continue the English tradition of building country houses that enhance the rural landscape.
Over the years, this policy has evolved, but remains focused on ensuring that only homes with outstanding design or innovative qualities are approved for construction in the countryside. The policy’s latest form, now found in Paragraph 84 of the NPPF, retains the core requirement: new rural homes must significantly contribute to their surroundings through thoughtful architecture and environmental sensitivity.
From PPG7 to Paragraph 84: A Policy Evolution
While the policy has seen several iterations, including PPS7 in 2004 and NPPF Paragraph 55 in 2012, the essence has remained the same. Each update has retained the special provision for isolated homes of exceptional quality, though some of the more stringent requirements, such as “ground-breaking” design or only “very occasional” approvals, have been relaxed.
Today, Paragraph 84 simplifies these requirements, making it clear that the design can either be truly outstanding or innovative but does not need to be both. This shift has made it easier for unique and exceptional homes to gain approval, while still maintaining a high bar for architectural and environmental excellence.
Achieving a Paragraph 84 House
Thinking Buildings have extensive experience with planning applications in many parts of the country, including areas within the Green Belt, Areas of Outstanding Natural Beauty and National Parks.
Before setting out on a Paragraph 84 application it’s vital to undertake a development appraisal taking into account paragraph 84, but also the local planning policies. We have formed strong relationships with other consultants who will be needed to support the process and give the best possible chance of success. These types of application should not be taken on lightly and should be supported by a thorough and robust process.
The opportunity is there for those who aspire and are willing to meet the challenge of exceptional design. Could this be your chance?
We’d be delighted to discuss your ideas and give you free initial feedback.
Examples of some of our previous project can be seen here: https://thinking-buildings.co.uk/houses-homes/projects/
