New Homes in the Countryside
Andy has been a design review panel member for Design: Midlands for 13 years and is also a member of the Design Yorkshire and Sheffield design review panels.
During his time as a panel member Andy has been involved in the review of a range of projects. Although all the projects are interesting and challenging it is the new build houses proposed to be built in open countryside that Andy finds the most inspiring, “Paragraph 84” homes.
What is a Paragraph 84 Home?
Briefly, a Paragraph 84 home is an isolated new dwelling built in the open countryside that is of exceptional architectural design.
Building an isolated home in the countryside would be many people's dream. However, the National Planning Policy Framework (NPPF) is generally written to encourage sustainable development within existing areas of settlement, where there are existing services, infrastructure, and transport.
However, within the NPPF, special circumstances are set out that allow new isolated homes to be built, subject to certain requirements. Formerly, homes built in the open countryside were nicknamed “Paragraph 55”, “Paragraph 79” or more recently “Paragraph 80” houses after the section in the original NPPFs that they fell under.
To find details of Planning Applications for homes built via the NPPF criteria for new homes in the countryside, visit Studio Bark’s database of projects.
Visit to a potential site for a new home in the countryside
In December 2023, the government published its revised National Planning Policy Framework. Now, any proposed design needs to be reviewed against the following criteria set out in Paragraph 84:
84. Planning policies and decisions should avoid the development of isolated homes in
the countryside unless one or more of the following circumstances apply:
a) there is an essential need for a rural worker, including those taking majority
control of a farm business, to live permanently at or near their place of work in
the countryside;
b) the development would represent the optimal viable use of a heritage asset or
would be appropriate enabling development to secure the future of heritage
assets;
c) the development would re-use redundant or disused buildings and enhance its
immediate setting;
d) the development would involve the subdivision of an existing residential
building; or
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.
Design model for a new home in the countryside
Of the 5 criteria that can be considered if you want a home in the countryside, it is proposals that look to meet the criteria “e” that are often taken to design review.
Section “e” in the new paragraph 84 of the NPPF is far from straightforward and describes parameters that need to be met to be successful:
· Truly Outstanding – so not just good or even excellent, but utterly brilliant! At a design review the panel would be looking for an exceptional design.
· Significantly enhance its immediate setting – The quality required for a paragraph 84 home means that the addition of the proposal should improve the site and locality – it’s better than it was before and makes the most of the site characteristics.
· Be sensitive to the defining characteristics of the local area - this requires that the design is site specific and explicitly of that place.
· Reflect the highest standards in architecture and help to raise standards of design more generally in rural areas – this criteria sums up all the other principles, underlining how high the bar is set to achieve the quality of the design necessary.
However, if the design has met all the criteria above it should be well on the way of achieving this level. Do note the stress on “rural areas”. Our countryside is under a number of economic and environmental pressures, and how designs can look to be part of the future of our countryside is important.
One part of the wording of paragraph 84 that has led to a lot of discussion and interpretation is the term “isolated” and this has been challenged in some cases in the High Court and Court of Appeal. Paragraph 84 sets out the criteria for isolated homes in the countryside, therefore before asking whether any of the criteria can be met it is important to establish that the house or site is truly isolated. Each project needs to be taken on a case-by-case basis. In very general terms the following should be considered:
· whether or not it is located within the settlement boundary.
· proximity to other dwellings.
· proximity to local services and facilities.
· access to public transport services.
· physical and visual separation from the settlement.
Thread and Fiona Heron Landscape Designer, sketching concept design ideas for a new home in the countryside
The Process for Achieving Paragraph 84
So, how do successful designs meet these needs? Through his role in design review, Andy has been privileged to study and critique a range of house designs and approaches that have been successful and unsuccessful in obtaining permission. From this, we have been able to start to make our own conclusions on how Thread would approach paragraph 84, home design.
The right site
The most important element for consideration is the site. It is the one element of the design that cannot be changed. At the earliest stage of a project, a site appraisal should be undertaken to ascertain whether a given site has the potential to become an outstanding location for an exceptional design.
If you’ve seen a potential site, we can help to provide an early analysis and feasibility study, reviewing the potential opportunities of the site under the NPPF.
Strong narratives
The most successful schemes embrace two narratives within their designs – these are the narratives of the site and of the client.
The narrative of the site comes from a full understanding of what makes it special and distinct. To discover this all characteristics of the site must be analysed. This could include the history, geology, use, orientation, views, movements, topography, ecology and arboriculture characteristics, to name but a few. There may also be stories about the site from the Client or that are locally known that can be recorded. The important consideration is to keep an open mind and not exclude anything found but then to hone down and identify what are the important characteristics.
The narrative of the Client is of equal. Although the requirements of space, such as the number of bedrooms, living rooms, etc, are important, the understanding must go deeper. The most successful schemes contain a thorough and detailed description of how the Client wishes to live on and be part of the site. The Client must have an individual bond with the site. This could be a direct relationship with the Client wishing to make a living on the site (such as a small holding) or a clear link between how the Client wants to move around and live on the site and the nature of the spaces and connections to the landscape that are possible.
The important aspect is that these two narratives are then intertwined and inseparable so that the final design could only be created on a one site for one Client – one narrative.
Both the design team and Client must buy into this. In fact, the Client must be an integral part of the design team.
Thread’s design process introduces this collaborative approach to the design of any project.
The right team
When choosing the right team you should consider three things:
· Do they have the knowledge and or experience the project needs – have they have the skill sets needed?
· Do they “get” you and your ideas – are they going to be able to integrate themselves into your narrative and be as excited as you?
· Do you get on? - Working on a successful paragraph 84 project requires a lot of hours or work, commitment, stress and time talking (about good news and bad). As Client you need to be able to work with your team throughout the whole process.
We aim to make the process of designing a project enjoyable, guiding our clients with a personal approach through all stages of a project.
Conclusion
Although the criteria for a successful paragraph 84 house is onerous and the bar for the quality of design set high our conclusion is that the best approach to the design is, as any design, one that stems from an in depth understanding of the site and the Client. This requires a shared ownership and authorship of the design by both the client and design team. Together you are looking to create an extraordinary home that is utterly unique.
Thread Architects believe that the detail, analysis, knowledge and collaboration needed to achieve this level should be applied to all project types to ensure the best outcomes for our Clients. This is therefore how Thread looks to develop any of their designs through our carefully created design process, creating designs that we and our clients are proud of.
We love to work with clients wanting to build their dream homes in the countryside. Do get in touch to discuss what we can do.