Creating Stunning Rustic Homes in the Countryside: A Step-by-Step Guide
In the realm of housing development, a unique condition known as Paragraph 84 of the National Planning Policy Framework (NPPF) stands out. This policy, specific to England, grants planning permission for the construction of new isolated homes in rural areas under certain criteria.
The primary objective of Paragraph 84 is to ensure the identification of specific deliverable sites that can provide a minimum of five years' worth of housing against the local housing requirement. For a site to be considered deliverable, it should be available now, offer a suitable location for development, and be achievable with a realistic prospect of housing delivery within five years.
Sites with detailed planning permission are generally considered deliverable, unless there is clear evidence that housing will not be delivered within this timeframe. Sites on brownfield registers, those allocated in development plans, or granted outline permission for major development should also be considered, but with attention to whether delivery within five years is realistic.
To qualify as a Paragraph 84 home, the design must be of exceptional quality and significantly enhance its immediate setting while being sensitive to the defining characteristics of the local area. The architect's work will have to be of a higher specification to ensure the home is outstanding. The project will also need to go through an 'Outstanding Design Review Panel' for feedback and endorsement.
Notable examples of Paragraph 84 homes include The Hide, a striking two-storey cruciform-plan house with a detached pool house, approved in Moreton-in-Marsh, Warwickshire, and set within an enhanced biodiverse landscape. Another example is Castle View, a new country house in the countryside near Hallaton, Leicestershire, within the setting of a Motte & Bailey Castle, designed in collaboration with SEED Landscape Design and Lyon & Co. Architects.
Robert Hughes of Hughes Town Planning Consultants, who specializes in gaining planning permission for these types of homes, has 28 years of professional planning experience. His consultancy has secured permission for 27 such homes in 21 local authority areas across 15 counties, with six winning on appeal. Simon Rix, a professional planning consultant with extensive knowledge of the planning system, has also set up Planix.UK Planning Consultants Ltd, focusing on sustainability and innovation in line with the government's wider sustainability and net-zero ambitions.
It's worth noting that a Paragraph 84 application typically takes 18 months from submission to the planning stage, but councils may take months to make a decision. The application requires three core members: a planning consultant, an architect, and a landscape architect. Additional consultants such as ecologists, an arboriculturist (tree) consultant, drainage consultant for flooding, and potentially a sustainable energy consultant may also be required.
Paragraph 84, previously known as Paragraph 80 and Paragraph 79, requires homes to be "of significant architectural quality" rather than "truly outstanding." This change may make it slightly easier to gain approval, particularly for designs that focus on sustainability and fit well within their landscape.
However, it's crucial to remember that Paragraph 84 only relates to sites within the countryside, not settlements. The policy does not apply in Scotland and Wales, as they have their own planning frameworks.
By focusing on sustainability, design quality, and local distinctiveness, a Paragraph 84 home can meet the highest planning standards while enhancing the rural landscape for generations to come.
- In the pursuit of creating new isolated homes in rural England, the focus should be on deliverable sites that provide a minimum of five years' worth of housing against the local housing requirement.
- Sites under consideration for Paragraph 84 homes must be available now, suitable for development, and realistic for housing delivery within five years, with sites having detailed planning permission being a priority.
- To qualify as a Paragraph 84 home, its design must be of exceptional quality, significantly enhancing its environment while being sensitive to local characteristics. Architects involved will work to a higher specification to ensure the home is outstanding.
- Feedback and endorsement from an 'Outstanding Design Review Panel' are required for the Paragraph 84 project to fully progress.
- Examples of Paragraph 84 homes include The Hide and Castle View, each designed with a focus on biodiversity and local collaboration in Moreton-in-Marsh, Warwickshire, and Hallaton, Leicestershire respectively.
- Robert Hughes of Hughes Town Planning Consultants, with a longstanding professional planning experience, has successfully secured planning permission for 27 such homes in various local authority areas across 15 counties.
- Sustainability and innovation are key components of Planix.UK Planning Consultants Ltd, focusing on aligning with the government's wider sustainability and net-zero ambitions.
- The application process for Paragraph 84 homes typically takes 18 months from submission to the planning stage, involving a planning consultant, architect, landscape architect, and possibly additional consultants like ecologists, tree consultants, flooding consultants, and sustainable energy consultants.
- Although the policy only applies to sites within the countryside of England, not settlements, by focusing on sustainability, design quality, and local distinctiveness, a Paragraph 84 home can meet the highest planning standards and contribute positively to the rural landscape for future generations. The flexibility towards designs that prioritize sustainability and fitting well within their landscape may make it easier to gain approval compared to previous iterations of the policy.
