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Unlocking Special Homes in the Countryside: Johnson Design Partnership’s approach to successful Paragraph 84 and 139 Houses

Posted Tuesday 20 August, 2024 in Stories

Approved Paragraph 79 now 84 Design for Shropshire Dream Home

Understanding the Shift in Rural Planning Context:

Johnson Design Partnership achieved what was probably the first planning consent in Shropshire for a Paragraph 79 House for the first time without going to appeal.

For many years, rural planning in the UK has largely relied on iterations of Paragraphs 79 – 84 which permit isolated homes in the countryside under stringent conditions. However, changes in planning case law, especially regarding the definition of “isolation,” have made it increasingly difficult to meet these criteria. This has led to many rural proposals falling into a “no man’s land” where they neither fit the stringent requirements of Paragraph 84 nor align with local planning policies.

The Emergence of Paragraph 139

Paragraph 139 of the National Planning Policy Framework (NPPF) offers an alternative route for rural development proposals, especially in areas where the concept of “isolation” is contentious. Unlike Paragraph 84, Paragraph 139 does not require a site to be isolated, focusing instead on high design standards, sustainability, and alignment with local design policies. This paragraph provides an opportunity for rural developments that might not meet the isolation test but can still be justified through their design quality and sustainability credentials.

Example of one of our Bespoke Shropshire Eco Home Designs

Our Strategic Approach to Paragraph 139 projects:

  1. Early Site Assessment and Policy Clarification
    • Rural Policy Site Assessment Tool: Use a tailored site assessment tool to determine whether a proposal aligns better with Paragraph 84 or Paragraph 139.
    • Engage with Local Authorities Early: Collaborate with local planning authorities early in the design process to clarify whether they consider a site isolated. This will help determine the most appropriate planning route, reducing the risk of rejection.
  2. Design Innovation and Sustainability
    • Focus on Sustainable Design: Leverage Paragraph 139’s emphasis on sustainability. Johnson Design Partnership can prioritize the use of sustainable materials, innovative construction techniques, and designs that promote high levels of energy efficiency and biodiversity.
    • Contextual Design Sensitivity: Ensure that all designs under Paragraph 139 respect the local character, fitting harmoniously within their surroundings. This includes responding to both the built and natural environments and ensuring that the design aligns with local and national design codes.
  3. Balancing Design with Policy Compliance
    • Reflect Local Design Policies: Align proposals with local design policies and supplementary planning documents, utilizing visual tools like design guides and codes to reinforce the design’s compliance.
    • Promote Outstanding or Innovative Design: Where possible, ensure that designs are not only innovative but also demonstrate exceptional quality that can set new standards in rural development. This could include pioneering approaches to zero-carbon buildings or integrating advanced technologies that enhance sustainability.
  4. Navigating the Planning Process
    • Comprehensive Planning Arguments: Build robust planning arguments that cover both aspects of Paragraph 139 (a) and (b) whenever possible. This dual approach increases the chances of a successful outcome by demonstrating both compliance with local policies and the delivery of outstanding or innovative design.
    • Stay Informed and Adaptable: Regularly update knowledge on evolving case law and planning precedents related to Paragraph 139. This will ensure that Johnson Design Partnership remains at the forefront of rural planning, adapting strategies to reflect the latest interpretations and trends.

Conclusion Paragraph 139 presents a valuable opportunity for potential clients to realise rural development projects that may struggle under the constraints of Paragraph 84. By focusing on sustainable, innovative, and contextually sensitive design, and by engaging early and collaboratively with planning authorities, Johnson Design Partnership can navigate the complexities of rural planning and unlock the potential of this emerging policy. This approach not only broadens the scope for rural developments but also potentially enables clients to create high-quality, sustainable rural architecture.

Next steps If you are considering a development in the countryside why not call or email Johnson Design Partnership today? We have a track record of success and may be able to help you realise your dream!

Example of a replacement dwelling in open countryside by Johnson Design Partnership Ltd. 

Click here for more on Paragraph 84 homes

Click here for more Bespoke Homes

37 ⭐⭐⭐⭐⭐ Reviews
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We engaged Johnson Design 4 years ago at the start of a big renovation and new build project. Matt Spinks has always taken our ideas or vague notions of an idea and turned them into something innovative which is both attractive and practical. We were delighted with the final plans which went straight through planning permission, even though part of the project was a Grade 2 listed renovation. As a project manager Matt has also been first rate and thoroughly supportive. We would not hesitate to recommend Johnson Design.

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Lynda Hall
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I have recently finished my third project with Johnson Design! Two at my work premises and one residential. Matt Spinks is great to work with and always has great ideas and attention to detail. Will come back for any future projects 🙂

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Lucy LC
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Thanks for all your support with the process. I am so glad I went with you for the design and project management, it’s been complicated with the house being listed and the location etc. I have felt confident throughout the process, thanks to your service. I am very pleased with my much improved home and I know it would have been I very challenging and stressful process without your help.

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Rachel Mckenzie
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It has always been such a delight to have you working in unison here with me and with difficult and sometimes impossible deadlines which we always managed to achieve.

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Maggie Etherington, Bursar for Newstead Wood School for Girls, Newstead Wood School for Girls
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I have been involved with Johnson Design Partnership for some time now and my project with them began in March. I have been so impressed, in particular, with architect Matt Spinks, with his/their attention to detail, their inspiring ideas, and their attitude that nothing is ever too much trouble. They deal with things both promptly and efficiently and both myself and my daughter whose property it will be, and also to reside in, are so excited about the finished result.Cannot recommend this amazing company enough. Creating a new build like this, originally stables, can be a stressful time but this most professional company have succeeded in making it less so, Matt is always on the end of the phone or in person when needed. Thank you Johnson Design Partnership!!

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Kim Osborne, Smestow Gate Cottage
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We looked at a couple of different Architect Practices whilst deciding on which to use for our house renovation, and immediately warmed to the team at Johnson Design Partnership Ltd. They were smart, professional, and following a visit to the property issued us with a comprehensive plan… We were both very impressed at the understanding and the detail that had gone in to finding out exactly what we wanted… Johnson Design Partnership handled the tender process with the Building contractors and again we were very happy with the choice that we made…. There was nothing left to chance and the whole team were a pleasure to work with… We really are very pleased with how the house was transformed throughout the five months that the builders were deconstructing it and then reconstructing it, and the end results are amazing, we love our home, and would and have recommended Johnson Design Partnership to friends and family alike

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Faye Lee, Telford
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We would be happy recommending Johnson Design Partnership; we found them easy to work with and responsive to our changes and questions

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Mr and Mrs Mancey – Shrewsbury, Shropshire
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“We wanted a small extension to the rear of our property, to create an open-plan kitchen dining area. Vic and Matt helped us understand what could be achieved ticking all our wish list and more by also adding a utility and downstairs toilet creating a space we didn’t think was possible. They supported us at every stage of the project through to completion, providing their expertise every step of the way, making the whole process painless. We are really pleased with the result, turning our house into our dream family home.”

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Mark Evans