The long-awaited updated National Planning Policy Framework (NPPF) was published shortly before Christmas. The changes prompt a series of questions: What are the changes? When do the changes take effect? What does this mean for development proposals? Our thoughts on those questions will be the subject of a separate article. This article focuses on Paragraph 84 (formerly Paragraph 80, and before that Paragraph 79 and earlier Paragraph 55) of the NPPF which sets out policy around Grand Designs houses.
Readers will be pleased to learn that save for the numbering of the policy, the updates to the NPPF have not resulted in any changes to the wording of this policy.
As years and governments have passed, PPG7 slowly transformed into Paragraph 84, but the initial framework remains.
As many readers will be aware, Paragraph 84 (and its previous incarnations), presents an opportunity to secure planning permission for the construction of a new, isolated home in the countryside.
The current framework states that a house granted planning permission under Paragraph 84 must:
- be of exceptional quality;
- be truly outstanding;
- reflect the highest standards in architecture;
- help to raise standards of design more generally in rural areas;
- significantly enhance its immediate setting;
- be sensitive to the defining characteristics of the local area.
Paragraph 84(e) of the NPPF is an exception clause which provides for the exceptional circumstances within which the construction of new, isolated homes in the countryside will be granted planning permission. The policy tests are extremely high, and require that the design of the proposed home 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.”
Given the presumption against development of isolated homes in the open countryside, all planning applications that seek to secure consent under the auspices of Paragraph 84(e) are the subject of significant scrutiny.
Building a new house in the countryside requires key criteria to be satisfied in order to obtain the relevant planning permission. We have considerable experience and success in securing permission for such houses through what is now Paragraph 84 of the NPPF, ranging from an Arts & Crafts movement inspired house, to a home and garden based on permaculture principles, to a modernist pavilion designed around the needs of a disabled family member.
These exciting projects always require a thorough knowledge of the policy context, an ability to understand client and architect ambitions to help them deliver their aspirations, and an analytical, out-of-the-box strategy to create opportunities out of constraints.
It is imperative that your planning application is robust and supported by comprehensive information to articulate and demonstrate that your proposed Paragraph 84(e) home satisfies the criteria of this policy. Early and ongoing engagement with the local planning authority is critical.
You will be required to justify that your proposal meets the stringent requirements set out in Paragraph 84 in order to gain approval for an exceptional dwelling within an isolated setting. When preparing such a planning application, you need to pay special consideration to: the location of the site, the proposed building design and construction technologies; visual impact on the countryside; and landscape design.
EP have successfully secured consent for a number of what is now Paragraph 84 homes working with a number of architects across the country. Most recently, we have secured consent for Paragraph 84 homes in Northumberland, North Yorkshire and West Northamptonshire.
We are currently working on a number of Paragraph 84 projects and Grand Designs projects across England, ranging from schemes at the conceptual/ pre-application stage, through to projects which have secured planning permission and are now at the construction stage.
Get in touch to discuss how we can support your Grand Designs ambitions.