Planning, Paragraph 84
Paragraph 84, exceptional homes in the countryside.
The exception long known as a "Paragraph 84 house", now Policy HO11 of the NPPF, allows isolated countryside dwellings where the design is truly outstanding. It is one of the most demanding tests in planning, and one we have met at appeal.
What Paragraph 84 means
A high bar, cleared with evidence, not assertion.
National and local policy resist new houses in open countryside. The narrow exception is the house long known as a "Paragraph 84 house" (Paragraph 79, and 55, in earlier versions of the framework), now set out at Policy HO11 of the new NPPF, "isolated homes in the countryside". The test is unchanged in substance: a home of genuinely exceptional design quality, truly outstanding and reflecting the highest standards in architecture, that would significantly enhance its immediate setting while responding to the defining characteristics of the local area. Meeting it takes a rigorously constructed case.
Kerry Dames led the planning strategy and appeal representation for the Water Lily House in Hampshire, securing consent after the local authority's initial refusal, and an outcome the Inspector described as nationally significant.
Specialist planning expertise
How we build a Paragraph 84 case.
P84 cases turn on evidence and argument, structured from the first conversation. We establish whether the test can realistically be met, then assemble each strand so it stands up to scrutiny at appeal.
"The planning case was expertly structured, a rigorous isolation assessment, compelling design quality narrative and decisive appeal strategy that secured a nationally significant outcome."Planning Inspector, Water Lily House Appeal
What Kerry provides
- Early feasibility and isolation assessment
- Case law analysis and policy interpretation
- Structuring the exceptional design argument
- Pre-application strategy and LPA engagement
- Coordinating ecological and technical evidence
- Full appeal preparation and written representations
- Expert witness evidence at hearing or inquiry
The case
An exceptional countryside home, refused, then won at appeal.
"A unique and outstanding planning case, expertly structured, with rigorous policy analysis, a compelling design quality argument and decisive strategic representation throughout."
Planning Inspector, Water Lily House Appeal
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