Paragraph 84(e) of the National Planning Policy Framework (NPPF) (formerly paragraph 80e) provides guidance for allowing new build country houses in rural areas. It states that isolated homes in the countryside should be avoided unless one of the exceptions applies, including:
Exception 84(e):
A new isolated home may be permitted if it is of exceptional quality - meaning it must be:
- Truly outstanding - demonstrating the highest standards of architecture.
- Significantly enhance its immediate setting - blending well with and improving the surrounding landscape.
- Be sensitive to the defining characteristics of the local area - ensuring the design fits within the natural and built environment.
Key Considerations for Approval
- Architectural Merit: The design should push boundaries in terms of aesthetics, sustainability, and craftsmanship.
- Sustainability: Use of cutting-edge technology, energy efficiency, and minimal environmental impact are critical.
- Landscape Enhancement: The house should improve the landscape rather than simply fit within it.
- Planning Justification: A strong case must be made to demonstrate why the site is suitable and why the house meets the strict criteria
Challenges
- Strict interpretation by local planning authorities (LPAs).
- Subjectivity in assessing "truly outstanding" and "innovative" design.
- Potential objections based on impact on the countryside and sustainability concerns.
An Architects View Point:
We spoke to David Anderson of Anderson + Prescott Architects who have an enviable portfolio of bespoke residential design and specifically paragraph 84e dwellings, about their innovative approach to design:
“Our approach to these fascinating projects is to find an authentic way of referencing, within the architectural design, what makes the site special and what are the distinctive characteristics of the rural location.
For example at Frilsham Quarry, Berkshire we are telling the story through building forms and materials of the sites industrial heritage. We took inspiration from discarded industrial artefacts such as the lime hoppers and inverted them to create distinctive roof forms. The three volumes express kitchen, dining and living rooms which are planned as open plan flowing spaces sitting above the bedrooms, guest suite, cinema, wine room, and gym all at the garden level.
At Grange Farm House, Cheshire we celebrate the theatre of the canal side and the narrow boats which pass by daily whilst respecting the long barn architecture, characteristic of the rural agricultural heritage. In our imagery we try to convey the positive emotions design can bring including the joy of arriving home to a very special place after a long journey or an arduous week. A water feature flows with positive energy towards the front door and as you enter the house you will see it cascade down to through the vaulted stairwell to the lower ground floor before extending out through the landscaped garden towards the canal. An immediately relaxing and therapeutic arrival experience”.
But it’s not just about exceptional design. At Frilsham Quarry, the UKs first multi-dwelling para 84e proposal to be approved without a planning appeal, Anderson + Prescott have demonstrably multiplied the land value for their client by taking a pragmatic and informed approach to their designs which are right sized for the site and location and have broad visual appeal. So much so that the first plot sale was transacted within weeks of the planning approval being granted.
In Summary
Building a new country house in an isolated rural location is challenging, but Paragraph 84(e) of the NPPF allows for exceptions when the design is truly outstanding and innovative. To qualify under Paragraph 84(e), the proposed house must:
Be of exceptional quality – Not just a high-end design, but something truly outstanding.
Enhance its setting – Improve the surrounding landscape rather than just blending in.
Be sensitive to the local area – Reflect the character of the countryside and respect local materials and forms.
Should you wish to discuss a project, one of our experienced Planners would be delighted to assist. It is equally important to ensure you have the right Valuation advice and the anticipated value reflects the exceptional quality and design. For all your formal valuation requirements: valuationservices@savills.com.
Frilsham Quarry
