Introduction
Paragraph 84 of the National Planning Policy Framework 2024 (NPPF) is a unique directive that addresses the potential for permitting exceptionally designed houses in the countryside. This policy represents an evolution of planning principles that date back to the Town and Country Planning Act of 1947, which first established the notion that the countryside should remain largely free from isolated developments.
It was not until 1997 that John Gummer, then Environment Secretary, introduced a significant revision to Planning Policy Guidance 7: The Countryside. This update included the concept that new isolated houses in the countryside could “…be justified if it is clearly of the highest quality, is truly outstanding in terms of its architecture and landscape design, and would significantly enhance its immediate setting and wider surroundings.”
Grand Designs in a Registered Park and Garden
This principle remains foundational to the consideration of such proposals today. Which was reaffirmed in 2004, and the introduction of the NPPF in 2012 contained this philosophy in paragraph 55, which stipulated that only special circumstances could permit new isolated homes. The NPPF was later revised in 2018, with this provision found in paragraph 79, and again in 2021 (para 80). Today, paragraph 84(e) of the NPPF (2024) sets out the high standard for architects, which can be summarised in three points:
- New development must be of exceptional quality and be truly outstanding;
- Reflect the highest standards in architecture that would also help raise standards of design in rural areas, and
- Would significantly enhance its immediate setting and be sensitive to local characteristics of the area.
In essence, this policy provides an opportunity for developers and architects to add to the rich tradition of the ‘Country House’, which are characteristic of the British countryside.
Heritage Constraints
The construction of an exceptionally designed house in the countryside may include additional constraints that developers might be unaware of and which paragraph 84 cannot wholly justify. For instance, if the proposed house is located within a designated heritage asset, such as a conservation area or Registered Park and Garden (RPG), then the chances of getting a permitted application justified solely by paragraph 84, will be significantly reduced.
In association with Hawkes Architecture, the heritage team at HEA recently provided a heritage assessment for a section 73 amendment to a permitted paragraph 84 house after the local planning authority found that the registered park and garden in which the site was located had not been sufficiently assessed.
The significance of Kidbrooke Park RPG in Sussex is principally derived from the historic multi-phased landscaping, which was primarily undertaken by Humphrey Repton in the early 19th century. The heritage team at HEA demonstrated that the new house would be constructed in an area of low significance within the RPG, on previously developed land and open arable fields.
Consequently, the proposed dwelling (which was considered to be of exceptional quality of design) was found to be no more impactful than the baseline position,. A range of enhancements to the surrounding parkland were also proposed as part of the application.
If you are seeking heritage or planning assistance for paragraph 84 development, we have a team of experienced consultants on hand who can handle all aspects of the application to optimise the chances of planning permission. Please call us on 0808 164 1288 or send details or your project to hello@hea-llp.com.
Images courtesy of Hawkes Architecture
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