Paragraph 84: How to build these exceptional countryside homes

Paragraph 84 provides a unique opportunity to gain planning permission for truly outstanding homes in the countryside.

Designed to allow exceptional architecture that enhances its surroundings, this policy sets a high bar for quality, sustainability and design excellence.

However, understanding the process and requirements is key to success and we have compiled everything you need to ensure success in your journey to build your countryside home.

What is Paragraph 84?

Paragraph 84, previously known as Paragraph 80 and Paragraph 79, refers to the condition outlined in criterion (e) paragraph 84 within the National Planning Policy Framework (NPPF).

This condition grants permission for the construction of new isolated homes in rural areas. In contrast to the overall guidelines that discourage the expansion of residential structures in the countryside, the NPPF permits the development of such homes if they exhibit exceptional design quality.

This policy acknowledges the prevailing situation where new housing, despite efforts to enhance its design, tends to be unremarkable, lacking uniqueness, and disregarding environmental factors.

Under Paragraph 84 (e) of the the NPPF (2024) it is stated planning permission may be granted if:

• the design is of exceptional quality, in that it:- is truly outstanding, reflecting the highest standards in architecture, and
• would help to raise standards of design more generally in rural areas; and-
• would significantly enhance its immediate setting, and
• be sensitive to the defining characteristics of the local area.

Previous versions, such as Paragraph 79, used to say "special circumstances to apply" or only homes that were "truly outstanding or innovative" would qualify, but "innovative" was removed from Criteria E in the latest planning reforms.

Difference between Paragraph 84 and Paragraph 80?

According to planning expert Simon Rix: "While Paragraph 80 required homes to "reflect the highest standards in architecture," Paragraph 84 places more emphasis on local distinctiveness and how a home contributes positively to its surroundings".

Paragraph 84 now requires homes to be "of significant architectural quality" rather than "truly outstanding," suggesting a shift in emphasis.

Simon adds: "There is now a stronger emphasis on environmental performance and innovation, aligning with the government’s wider sustainability and net-zero ambitions."

Simon says these changes may bring benefits to those seeking approval for Paragraph 84 homes claiming: "I think these changes may make it slightly easier to gain approval, particularly for designs that focus on sustainability and fit well within their landscape."

Simon Rix

Simon Rix is a professional planning consultant, who began his career working in local government in the 1990s. He was a council officer and later an elected councillor, so he knows how the planning system works from both sides. He went on to set up Planix.UK Planning Consultants Ltd; a consultancy company that advises self builders, home extenders and those taking on small to medium-sized building projects on planning permission.

How to get your project to qualify for Paragraph 84?

Robert Hughes of Hughes Town Planning Consultants, who has been practicing and specialising in gaining planning permission for these types of homes clarified how to gain permission for these high specification homes.

He clarified Paragraph 84 only relates to sites within the countryside, not settlements. Additionally it only relates to "homes isolated in the countryside", although whether a home is isolated or not is judged by your local planning department.

Next, for a home to qualify as truly outstanding Robert says the two most important aspects are it must "significantly enhance its immediate setting", and "be sensitive to the defining characteristics of the local area". He said: "Its really important to note, enhancement is not the same as mitigating harm. Having a two-storey house instead of one-storey is not considered appropriate just because its smaller... or planting trees around the house to hide it."

Robert added: "One thing really important for anyone considering a Paragraph 84 home is they must gain a Development Appraisal on a site to start with as all the things have to be considered of capable meeting Paragraph 84. A lot of the work I do is appraisals to assess sites early on. This can rule out potential sites early on."

Robert Hughes

Rob Hughes MTCP MRTPI is a Co-Director of Hughes Town Planning Consultancy Ltd who specialise in applications for houses of exceptional quality of design in the English countryside. Rob has 28 years of professional planning experience, and the practice has gained a reputation as Paragraph 84 house specialists, having now secured permission for 27 such houses in 21 local authority areas across 15 counties (six won on appeal).

How much does a Paragraph 84 application cost?

Robert Hughes said most of a Paragraph 84 application can be similar in costs to a regular planning application, although will include some "premium additional costs".

Like a regular application a Paragraph 84 one will still require three core members, a planning consultant, an architect, a landscape architect. Then, a number of other consultants will be required such as ecologists, an arboriculturist (tree) consultant, drainage consultant for flooding, and potentially a sustainable energy consultant to make the building as efficient as possible, many of which are required for regular applications.

However, the big difference in costs is the additional work the architect will have to do to ensure the home is of a higher specification to make sure the house is outstanding and the other cost is the project needs to go to an 'Outstanding Design Review Panel' who will give feedback on the scheme, who will hopefully give an endorsement for the project.

These costs can vary massively Robert warns you would go to this panels twice or even three times for direction on the design.

Paragraph 84 examples

Paragraph 84 homes are rare but Hughes Planning has helped gain permission for 27 of these types of homes that have beat tough countryside planning rules.

Some examples include:

Holcott

Holcot is a newly approved country house on the outskirts of Holcot village, Northamptonshire, designed by Shaw & Jagger Architects.

The home consists of two stone-built gable buildings linked by a glazed and red-tiled structure, creating a striking yet functional design. It features a double-height entrance hall, a ground-floor office/annexe with a master suite above, and an open-plan kitchen/living space with a balcony.

Castle View

Hughes Planning has secured approval for Castle View, a new country house in the countryside near Hallaton, Leicestershire, within the setting of a Motte & Bailey Castle.

The home, designed in collaboration with SEED Landscape Design and Lyon & Co. Architects, was praised for its exceptional design quality and granted permission by Harborough District Council.

The Hide

The Hide is a striking two-storey cruciform-plan house with a detached pool house has been approved in Moreton-in-Marsh, Warwickshire.

Set within an enhanced biodiverse landscape, the design was praised by the Inspector as “bold and exciting, yet contextual,” promising an exemplary building.

FAQs

How long will a Paragraph 84 application take?

Robert Hughes says in his experience a Paragraph 84 application "will generally take 18 months from the submission to the planning stage" and then councils will decide. He says he has seen one council come back with an answer in eight weeks but "normally councils will take months for councils to make a decision".

Does Paragraph 84 apply across the UK?

No, Paragraph 84 only applies in England as the National Planning Policy Framework is for England only. Scotland and Wales have their own planning frameworks.

Paragraph 84 presents a unique pathway for those looking to build exceptional countryside homes that blend outstanding design with their natural surroundings.

If you're considering a Paragraph 84 home, investing in the right team, from planning consultants to choosing the right architect, will be crucial in navigating the process successfully.

By focusing on sustainability, design quality and local distinctiveness, you can create a home that not only meets the highest planning standards but also enhances the rural landscape for generations to come.