Understanding Paragraph 84: Building Exceptional Homes in the Countryside

What is paragraph 84?

Paragraph 84 (formerly Paragraph 80) is a section of the National Planning Policy Framework (NPPF) in the UK that provides guidance on planning and development in England.

Following recent 2024 changes to the NPPF, Paragraph 84 (previously Paragraph 80 and before that Paragraph 55) outlines the following circumstances below under which isolated homes may be permitted in rural areas.

What does paragraph 84 legislation state?

In the NPPF, under Paragraph 84 (formerly Paragraph 80), an isolated home in the countryside can be granted planning permission if it meets specific criteria, particularly regarding its architecture and landscape design, and overall contribution to the area.

The primary requirements include:

1. Exceptional Quality: The design must be of exceptional quality and architectural standards while significantly enhance its immediate setting.
2. Innovation: The home should demonstrate innovative use of local materials, technology, and construction methods that raise the bar for rural architecture.
3. Landscape Sensitivity: The proposal must be sensitive to the defining characteristics of the local area and contribute positively to its surroundings.
4. Sustainability: The design should incorporate sustainable principles, such as energy efficiency, renewable energy systems, and low-impact materials, to minimise its environmental footprint.
5. Enhancing the Setting: The development must not only fit into the open countryside but raise standards of the surrounding landscape including the characteristics of the local area and its beauty, enhancing its immediate setting.

When Does Paragraph 84 Apply, and What Qualifies as a Paragraph 84 House?

Paragraph 84 of the National Planning Policy Framework (NPPF) applies to specific circumstances where isolated homes in the countryside may be permitted, particularly under exceptional conditions.

Circumstances Where Paragraph 84 Might Apply:

1. Challenging Locations:
   Proposals in protected areas like the Green Belt, Areas of Outstanding Natural Beauty (AONBs), National Parks, or other National Landscapes may qualify under exceptional circumstances.
2. Isolated Dwellings:
   Paragraph 84 is often used for single, detached homes located in rural areas, away from settlements or established infrastructure.

Key Qualifying Criteria for Paragraph 84 Homes:

Planning policies generally discourage isolated homes in the countryside unless one or more of the following criteria are met:

1. Essential Need for Rural Workers: The home must address an essential need for rural workers, such as farmers, to live permanently near their workplace.
2. Heritage Asset Preservation: The development represents the optimal viable use of a heritage asset or includes enabling measures to preserve the asset for future generations.
3. Re-Use of Redundant or Disused Buildings: Proposals that repurpose redundant or disused buildings, while significantly enhancing their immediate setting with outstanding design, may qualify.
4. Subdivision of Existing Buildings: Dividing an existing residential building into multiple homes.
5. Exceptional Design Quality: The home must exemplify:

a) Outstanding or Innovative Design: Achieving the highest standards of architecture and pushing rural design boundaries.

b) Enhanced Setting: Significantly improving its immediate surroundings while being sensitive to the defining characteristics of the local area.

If you’d like to learn more about what is exceptional design in architecture, we’ve written a blog post here. 

What Do I Need to Know When Designing a Paragraph 84 Property?

Understanding the full criteria is crucial for your application. While the NPPF doesn’t explicitly define ‘exceptional design,’ your dwelling must be unique, pushing boundaries in modern construction, sustainability, and architectural excellence.

Success requires harmonising building and landscape design, making it essential to involve a skilled landscape designer early. Planning officers seek bold, site-specific solutions, particularly in sustainability. Incorporating features like rainwater harvesting, heat recovery, or passive solar gain is vital to demonstrate self-sufficiency.

Your design must enhance its immediate setting, respect local characteristics, and blend heritage with contemporary elements. Exceptional design can elevate even the most stunning rural locations, as proven by existing Paragraph 84 homes.

How Can You Apply for Development Under Paragraph 84 of the NPPF?

So, you’ve got all your ducks in a row and are ready to move forward with your rural development plans, but you are unsure how the application process works.

Here’s a breakdown of the key steps to ensure your application meets the standards required for Paragraph 84 approval:

• Understand the Criteria: From the outset, you must ensure you’ve understood the requirements of paragraph 84 and ensure your proposal supports rural business growth, promotes a sustainable rural economy, and respects the local character of the countryside.

• Check Local Policies: Review your local planning authority’s (LPA) guidelines to understand how Paragraph 84 is applied in your area. This will help you align your proposal with specific local priorities and policies.
• Prepare a Strong Case: Demonstrate why your project needs a rural location, highlight its economic and environmental benefits, and ensure your design represents the optimal viable use of the site while being sensitive to the local landscape and heritage.
• Engage Early: Pre-application consultations with your LPA are crucial. These discussions provide valuable feedback, clarify requirements, and help identify potential issues before you formally submit your application.
• Submit a Comprehensive Application: Your application must include detailed plans, a Design and Access Statement, and any necessary environmental or heritage assessments. Highlight how your design aligns with the “truly outstanding” standard required under Paragraph 84.
• Navigate the Review Process: Once submitted, your application will undergo scrutiny to ensure it complies with both national and local policies. Be prepared to address requests for clarification or additional documentation promptly to avoid delays.

What Makes a Good Site for a Paragraph 84 Home?

Finding the right site for an outstanding Paragraph 84 home is critical.

The best plots are often those where a country home once existed – commonly referred to as ‘long-derelict country homes.’ These are more likely to gain permission from Local Authorities as they are seen as a continuation of a past use. Remember, they won’t be a “replacement home” but the site history can really help support your proposal.

Local authorities above all are looking for suitability – with each Council having their own set of criteria as to what constitutes as this. Paragraph 84 homes are not “the norm” so therefore will be scrutinised under a completely different lens to other developments.  

An LPA’s decision can be influenced by various factors, and some councils are more receptive to Paragraph 84 proposals than others. To improve your chances, it’s essential to ensure your project aligns with Paragraph 84 requirements, particularly focusing on design quality, sustainability and achieving the highest standards in architecture.

Researching your Council’s acceptance of Paragraph 84 homes will really help from the outset of the proposal and we would always recommend going for a pre-application prior to a full submission to understand where you stand with your proposal and how likely you would be to gain a “yes”.

How much does it cost to build a Paragraph 84 house?

The big question! Costs for a Paragraph 84 home vary by project, but you should budget around £15,000 to £20,000 for the planning application process alone. These projects are typically large-scale, so it’s important to prepare for substantial expenses from the outset.

Build costs generally range between £3,200 and £5,400 per square metre, depending on design complexity, materials, and sustainability features. For a 250 square metre home, this translates to approximately £800,000 to £1.35 million for construction alone.

Architectural fees for these homes typically range from 12% to 20% of the build cost, reflecting the specialist expertise required for Paragraph 84 designs. Cutting costs here can jeopardise your application’s success, so working with a design practice that has experienced professionals is essential to meet the high standards needed for approval.

Achieving Your Dream Paragraph 84 Home with Christopher David Design

Paragraph 84 of the National Planning Policy Framework (NPPF) is a fantastic way to build a home of your dreams, setting a high standard for building in the countryside or in Green Belt land that pushes design boundaries and the realm of sustainability.

A key factor in achieving success with this complex type of project is partnering with a skilled design practice who understand the intricacies of Paragraph 84 and know how to guide you toward planning approval.

At Christopher David Design, we specialise in creating exceptional Paragraph 84 homes and Green Belt developments. If you’re considering your own unique countryside home, we’d be delighted to help bring your vision to life.

To assess the feasibility of your project or discuss any initial questions, feel free to contact us today.