In England, building a new house in open countryside is normally very difficult to achieve through the planning system. Most Local Plans restrict isolated dwellings unless they are required for agriculture or rural workers. However, there is one notable exception within national planning policy that allows a new home in the countryside if it is of truly outstanding architectural quality.

This is commonly referred to as a Paragraph 84 house, taken from Paragraph 84 (formerly Paragraph 80) of the National Planning Policy Framework (NPPF). The policy allows isolated homes in rural locations where the design is exceptional and where the dwelling would significantly enhance its surroundings.

In simple terms, it is a route through planning policy for genuinely high quality, architecturally ambitious homes in the countryside.

Paragraph 84 proposals are rare, and councils scrutinise them carefully. The design must go well beyond a standard new build house. The expectation is that the architecture is innovative, carefully considered and rooted in its landscape setting.

For landowners with the right site, however, it can unlock an opportunity that would otherwise be impossible under normal planning rules.

To gain permission under Paragraph 84, the proposal must satisfy several key criteria.

The current policy provisions reads as follows: -

“Planning policies and decisions should avoid the development of isolated homes in the countryside unless one or more of the following circumstances apply:

e) 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.

— NPPF, paragraph 84 (criterion e) (December 2024)

While Paragraph 84 schemes are challenging to secure, they can unlock significant potential for rural landowners. A site that would otherwise be considered undevelopable may support a single high value dwelling if the design approach is strong enough.

However, the process requires careful planning from the outset. Councils often expect detailed design work before an application is submitted, and poorly thought through proposals rarely succeed.

From experience, the most successful Paragraph 84 schemes start with a clear understanding of the landscape. The architecture should emerge from the site rather than being imposed on it.

Topography, views, access, ecology and long distance landscape character all need to be considered early in the design process.

When done well, Paragraph 84 homes can result in some of the most interesting rural architecture in the country.

If you own rural land and believe your site may have potential under this policy, it is worth speaking to an experienced architectural team who understands how to navigate the planning process and develop a proposal that stands up to scrutiny.