Many developers know of Paragraph 84, a section of the NPPF that details the circumstances under which new dwellings can be built in the open countryside. But few know of its cousin, Paragraph 139, which has had a growing role in the development of new, sustainable homes within the countryside.
Johnson Design Partnership is an architect firm with decades of experience as Paragraph 84 residential architects. Over the years, we have seen many shifts in the policy landscape, with regard to innovation, isolation, and environmental design. And in this article, we’ll break down what Paragraph 139 is, and how it comes into play in the new rural planning strategy.
Concept sketch from a paragraph 139 project in the West Midlands.
Paragraph 139, formerly Paragraph 134, is a clause within the National Planning Policy Framework, which mandates two policies, which are as follows:
It applies to any planning applications where the development is located in rural areas, such as the green belt or the boundary of a rural village. It doesn’t apply in urban areas or on previously developed areas, known as brownfield sites.
While both state circumstances where the development of brand new buildings in rural areas is allowed, their use cases are very different. We’ve compiled them in the following table.
| Focus | Paragraph 84 | Paragraph 139 |
| Objective | Allow new homes to be built in rural areas when strict conditions are met. | Raising standards for home development in rural areas. |
| Location | A single home in isolated countryside | A home can be located anywhere, including in settlement boundaries. |
| Design | Of exceptional quality; that helps to raise standards of design, and would significantly enhance its immediate setting. | Of outstanding or innovative design that raises standards of design or promotes high levels of sustainability. |
| Use Case | Approving an isolated, rural house for construction. | Approving a home near or adjacent to an established settlement for construction. |
Both paragraphs require the house plan designer to create an exceptional, innovative design. While Paragraph 139 architects need to actively consider project sustainability, creating low-energy and zero-carbon homes is innovative in and of itself; you’ll find a lot of crossover in this area.
In short, if you plan to build a home in the isolated countryside, utilising Paragraph 84 can be more suited to your project. Where land is too close to an existing settlement, invoking Paragraph 139 in your planning permission submission is more ideal.
Our residential architect firm has great experience in innovative, sustainable architectural techniques, including earth construction, natural power generation, and passive ventilation. We are committed to the principle that architecture has to be as sensitive as it is landmark, focusing on sustainable, innovative design that leaves a positive impact.
New-Build Home in Open Countryside
This project was approved under Telford & Wrekin Council’s HO10 policy, which aligns with the requirements of Paragraph 139 of the National Planning Policy Framework (NPPF).
