Paragraph 80: The Modern Country House
What is Paragraph 80?
Paragraph 80 (previously Paragraph 79, Paragraph 55 and PPS 7) refers to the section of the National Planning Policy Framework (NPPF) which sets out various circumstances which can enable the erection of new isolated dwellings in the open countryside.
The policy was recently renamed from Paragraph 79 to Paragraph 80 in July 2021 when the government published the revised NPPF. The majority of the framework has remained the same but there is one important change. The previous policy required any scheme to be “innovative” whereas the new Paragraph 80 policy has omitted this. This has the potential to make it slightly easier for clients hoping to secure planning permission for a new country house as this was often one of the more difficult parts of the planning process to demonstrate.
The current legislation states that a house given Paragraph 80 planning permission must meet the following criteria:
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.
Our proposals for a P80 ‘growing house’ in Forest of Bowland AONB
The Process
Whilst the new policy has gone through some welcomed changes, the requirements of Paragraph 80 stills sets an extremely high bar for the quality of the design.
This therefore shouldn’t be seen as an easy way to gain planning approval on land that would ordinarily not be allowed to be built on. Each local authority will have a different view on what is deemed to be ‘exceptional’ so there isn’t a single ticket to success. The site itself is critical. Is there something unique or special about the site? Is there an interesting narrative on why you ‘need’ to build on this land? What is the landscape character of the site? What ecology is present on the site? These are all questions that should be asked early in the process that could form key design drivers within the project to help build a compelling proposal that stands more chance of success.
Our process sketches
Any proposal has to be a direct response from the site context and has to be unique. One test that we tend to apply to a scheme when developing proposals is: could you pick this building up and put it on a different site anywhere else in the UK? If the answer is yes, then the scheme may not be unique or truly rooted in the site.
Another aspect of the Paragraph 80 process that is important to consider is the lack of control on the design as a client. With our self build projects, our clients often have quite a clear idea of what they are looking for or have spent hours pouring over Pinterest or Instagram forming inspiration boards that they would like to capture the essence of with their design. With Paragraph 80 this has to be different. It would be very hard to shoe horn a pre-conceived design onto a site as the review panel or local authority will identify this and it will most likely fall short.
Concept visual for ‘growing house’ P80 project
Paragraph 80 Architects
We have experience of working on Paragraph 80 houses and know how to navigate the planning process. If you would like to know more about Paragraph 80 or you have a site in mind, please do get in touch and we would be happy to assist.
Please see our projects if you’d like to find out more about our residential projects, or contact us on 0115 8370123