Mastering Paragraph 84: Strategic Insights For Building In The Countryside
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Any Introduction Into Paragraph 84 homes.
Paragraph 84, part of the 2023 National Planning Policy Framework (NPPF), offers a unique and exciting opportunity for architects, developers, and individuals interested in building bespoke homes in the open countryside. This Policy, previously known as Paragraphs 80, 79, 55, and originally PPS 7, is part of the national planning policy in the UK introduced in 1997. It provides specific guidelines for constructing isolated homes, paving the way for innovative residential projects.
The current legislation states that a Paragraph 84 house 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 and be sensitive to the defining characteristics of the local area
This policy, often seen as an exception in areas traditionally restricted to agricultural uses, allows for creation of bespoke homes under special circumstances. It demands exceptional design quality, emphasising your role's importance in meeting these high standards. The policy is a response to the reality that, despite the drive to improve the design quality of new housing generally, new housing continues to be very ordinary, homogenous and with very poor environmental considerations.
Unlike much planning policy, which discourages development in rural settings, Paragraph 84 opens a pathway for those seeking to build distinct homes, reflecting a longstanding tradition of unique English countryside residences. It’s safe to say that if there is one part of the National Planning Policy Framework worth getting excited about, this would be it.
Understanding the decision-making process for Paragraph 84 homes is crucial. The Local Planning Authority, typically through a Committee decision, judges whether a project satisfies the definition for a Paragraph 84 house of being outstanding and exceptional quality. This information will help you navigate the process more effectively.
Paragraph 84 approval can potentially add £100,000’s to the value of your land.
If you have a plot of land in a rural area without planning permission, it will not necessarily be worth that much. By successfully attaining planning permission, the value of the land overnight - in and of itself would likely increase significantly.
Who decides on a Paragraph 84 House?
The planning committee is typically comprised of elected councillors representing the local community. The planning committee meets regularly to make decisions on planning applications that are significant, controversial, or have had objections raised against them. Their meetings are open to the public, and they discuss and vote on whether planning applications should be approved, denied, or require modifications. Unfortunately, however, a planning committee may not be entirely objective in their decision because councillors, who are members of their constituency elect, may be wary of disagreeing with them if they object to collective development.
Delegated Planning Decision: This refers to the process where the decision-making authority on planning applications is delegated to planning officers rather than being determined by the planning committee. Most routine and non-controversial planning applications are handled this way to streamline the process. Delegated decisions allow quicker responses and are used for clear-cut cases where the proposal complies with the local development plan and other relevant policies.
Some planning authorities will request that you have input from a design review panel that includes independent professionals with architecture and design expertise. They can assess planning proposals for developments and provide advice and support to the applicant and planning officers to help deliver high-quality design. Panels have an advisory role only and no formal decision-making powers.
Are Paragraph 84 homes expensive?
Given the requirement for "exceptional and innovative design," the design and construction costs for a Paragraph 84 home are not inexpensive. Instead, our recommendation is to be mindful of the internal layout. Let me elaborate with a scenario: If you have a large 2-acre plot in an isolated location, there might be a temptation to design a spacious 210 sqm home to use the open space. However, if we reconsider the project brief and focus on essential spaces and efficient spatial allocation to meet the client's needs, we may determine that a 157 sqm home suffices.
Typically, construction costs for such projects are calculated per square meter. Therefore, a 210 sqm property might cost £3,900 per sqm, totalling £819,000, while a 157 sqm property would cost £612,300. While this is still considerable, it represents a saving of over £200,000. We strongly believe innovation and exemplary design shouldn’t exclude more modestly scaled homes.
What is the likelihood of Paragraph 84 approval?
In the UK, approving homes under Paragraph 84 (formerly known as Paragraph 80 and other numbers historically) can vary significantly between Local Planning Authorities (LPAs). There isn't a specific list of LPAs more likely to approve such applications. Still, those in areas with a strong focus on innovative or high-quality architectural design might be more receptive.
Approval rates can depend on various factors, including the proposed design's unique characteristics and its integration with its natural surroundings. The overall success rate across various LPAs was recorded at about 67%, with those projects reviewed and endorsed by a Design Review Panel seeing approval rates as high as 80% (Home).
Therefore, when considering a project under Paragraph 84, it is beneficial to be aware of the individual LPA’s historical openness to such proposals and to prepare a design that meets the high standards required by the policy. Engaging with a Design Review Panel early can also improve the likelihood of success.
Design fees?
The design process typically involves a team of consultants, including experts in landscape, planning, sustainability, and more. Design Review Panels will evaluate the project at multiple stages. Additionally, numerous specialist surveys and reports are required upfront, with no approval guarantee. Designing a home of this calibre is time-intensive, and the associated fees will reflect that complexity. This significant undertaking involves risks and pre-construction costs ranging from £32-100K. It becomes evident why large, expensive homes are commonly seen in this context.
What are the risks?
We work diligently to minimise risk by breaking the process into clear, well-defined stages. Starting from the initial workshop output, each stage serves as a checkpoint—a moment to pause and reflect. The Design Review offers another critical evaluation point, as does the pre-application feedback from the local authority. It's crucial to remember that Paragraph 84 is not the only planning constraint; considerations such as highways, visual impact, protected species, and trees are equally important. Our focus remains on the fundamental principle and design of the dwelling, aiming to prevent refusals based on technicalities rather than the exceptional quality of the design. If you are interested in working with us and Thinking About a Project? why not click the link and contact us.
Conclusion
Paragraph 84 represents a unique opportunity within the UK's planning framework to introduce architectural innovation into rural settings. This provision champions exceptional design and emphasises environmental and aesthetic enhancements to the countryside.
As a gateway for architects and landowners to develop groundbreaking, sustainable homes, Paragraph 84 encourages a blend of creative freedom and stringent quality standards. At Markos Design Workshop, we harness this policy to deliver bespoke, eco-friendly homes that respect and elevate their natural settings. This approach satisfies the stringent criteria of Paragraph 84. It advances our commitment to sustainable and innovative residential design, creating spaces that are not just dwellings but landmarks of environmental stewardship and design excellence. As the policy evolves, it offers a promising path for those aspiring to contribute positively to the UK’s architectural and environmental landscape. Nevertheless, as highlighted in the article, gaining approval under Paragraph 84 is far from guaranteed - the process can be long and costly.
For more detailed guidance and to explore how Paragraph 84 can benefit your project, visit our dedicated resource page or contact us directly for a consultation.
If you have a site that might benefit from NPPF's Paragraph 84 and would like to discuss it with us, feel free to schedule a call by clicking the link below.
