Creating value through design
Understanding the Paragraph 84 House: Planning in Open Countryside
How to design and gain permission for exceptional homes in rural England
What is a Paragraph 84 house? Learn how to get planning approval for a one-of-a-kind home in the open countryside — with expert advice from AM2 Architects.
Introduction
Building a new home in the open countryside is a dream for many, but strict planning rules can make it feel out of reach. Fortunately, Paragraph 84(e) of the National Planning Policy Framework (NPPF) provides a unique route for creating truly exceptional, one-off homes in rural locations — but only when certain conditions are met.
At AM2 Architects, we specialise in designing high-quality rural homes across Nottinghamshire and Lincolnshire, including those that meet the rigorous demands of Paragraph 84. In this article, we’ll explore what Paragraph 84 means, how to approach it, and what it takes to gain planning approval for a home that’s both innovative and rooted in its landscape.
What Is a Paragraph 84 House?
Paragraph 84 of the NPPF (revised in 2023) outlines the specific circumstances where homes may be granted planning permission in isolated countryside locations — where development is typically not allowed.
Under Paragraph 84(e), new homes can be permitted if they are:
“of exceptional quality, in that they are truly outstanding, reflecting the highest standards in architecture, and would help to raise standards of design more generally in rural areas.”
In essence, it allows a new dwelling in the countryside only if it delivers an architectural, environmental, and contextual response that goes far beyond standard housing.
Key Requirements of Paragraph 84(e)
To gain approval, your home must demonstrate:
Truly outstanding or innovative design
Architectural and environmental excellence
Sensitivity to local character and landscape
A location that is genuinely isolated from settlements
This isn’t just about designing a beautiful home — it’s about contributing to the future of rural architecture in Britain.
How We Approach Paragraph 84 at AM2 Architects
At AM2, we treat each Paragraph 84 home as a collaborative journey — blending design, planning strategy, and storytelling to craft homes that inspire and integrate with their landscape.
1. Site Appraisal & Feasibility
We assess your land early — its topography, ecology, heritage, views, and planning history — to determine if a Paragraph 84 approach is viable.
Is the site truly isolated? Is there planning precedent? Can we enhance its setting?
2. Narrative-Led Concept Design
We craft a design concept that responds to the local vernacular, environmental conditions, and your lifestyle — often referencing farmsteads, barns, or local material traditions in a contemporary way.
Design must be bold but rooted in context — with a compelling narrative behind every move.
3. Design Review Panel Engagement
While not required, submitting to the East Midlands Design Review Panel can significantly strengthen your application. We help prepare and present your proposal for peer-reviewed feedback that planning officers trust.
4. Collaborative Technical Team
We coordinate planning consultants, landscape designers, ecologists, and sustainability experts — forming a strong, integrated team that covers all planning angles.
Sustainability at the Heart
Paragraph 84 homes must go beyond appearance — they should perform. At AM2, we integrate low-carbon construction and energy strategies from day one.
Our Paragraph 84 homes typically include:
SIPs or timber frame construction
Passive solar design
Ground source or air source heat pumps
Solar PV, rainwater harvesting, and MVHR systems
Rewilded and biodiversity-enhancing landscaping
We don’t just meet environmental standards — we aim to set them.
Our Local Knowledge: Nottinghamshire, Lincolnshire & the East Midlands
With our studio based in Southwell, AM2 has deep regional experience in dealing with local planning authorities — including Newark & Sherwood, Rushcliffe, Nottinghamshire and Lincolnshire Districts.
We know how to shape a design that speaks both to your vision and the realities of local policy and precedent.
Areas We Cover at AM2 Architects
AM2 Architects proudly serves clients throughout Nottinghamshire and Lincolnshire, bringing architectural solutions that respect each area’s unique character and planning regulations. Key areas we cover include:
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Lincoln
Nettleham
North Hykeham
Waddington
Bracebridge Heath
Washingborough
Cherry Willingham
Heighington
Saxilby
Bassingham
Dunston
Scothern
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Normanton on the Wolds
Fiskerton
Rollerston
Balderton
Bingham
Farndon
Collingham
Flintham
Upton
Winthorpe
Lowdham
East Bridgford
Radcliffe-on-Trent
Cropwell Bishop
Fernwood
Woodborough
Gunthorpe
Elston
Coddington
Fiskerton
Caythorpe
Bleasby
Why Paragraph 84 Is Ambitious — and Worth It
Only a small number of Paragraph 84 homes are approved each year — but those that succeed become landmark projects, admired for their innovation, sensitivity, and quality.
It’s a longer and more intensive planning journey, but for the right site and the right client, the result is a truly exceptional home that leaves a legacy.
Frequently Asked Questions – Paragraph 84 Homes
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Paragraph 84(e) of the National Planning Policy Framework (NPPF) allows for the construction of new homes in isolated rural locations — but only if the design is truly outstanding, innovative, and enhances the setting. It’s a rare but powerful route for bespoke countryside dwellings.
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Normal planning applications in open countryside are typically refused unless they meet specific exceptions. Paragraph 84 homes are assessed on design excellence, environmental performance, and sensitivity to the rural context — making them an exception for exceptional homes.
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To be considered exceptional, your home must demonstrate:
Architectural innovation or uniqueness
High sustainability performance
Strong response to local character and landscape
A cohesive, narrative-led design that inspires and integrates
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It usually includes:
Feasibility studies and site appraisals
A robust design concept and narrative
Visual and written planning documentation
Input from specialists (ecologists, sustainability experts, landscape designers)
Optional submission to a Design Review Panel for feedback
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These applications can take longer than standard planning due to their complexity. From concept to approval, the process may span 6–12 months or more, depending on the site, authority, and planning feedback stages.
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No. The site must be genuinely isolated, not within or adjacent to a village or town. Proximity to other buildings, roads, or settlements is a key factor. A full appraisal is needed to confirm if your land qualifies.
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Success depends on an exceptional design and a strong planning strategy. At AM2 Architects, we have regional experience with local authorities and an established process for delivering Paragraph 84 projects. We guide you from early feasibility to application and beyond.
Ready to Explore a Paragraph 84 Project?
We offer initial feasibility studies, design consultations, and full Paragraph 84 planning services. Whether you already own a plot or are considering a rural land purchase, we’d love to help you realise your vision.
Book a free discovery call with AM2 Architects
Let’s talk about what’s possible — and how to get there, step by step.