Routes to Planning Permission for New Build Countryside Homes
Gaining planning permission on your own bespoke countryside home
First Published: January 2026
As architects specialising in rural architecture, we know that finding the right planning strategy is paramount to delivering your dream home. It's rarely a 'single' decision, but a carefully considered approach that navigates policy nuances. Luckily for you, we’ve got over a decade of experience with a range of rural planning policies, to help find you the best route for your site and dream home aspirations.
Studio Bark has built its reputation as experts in the so-called ‘Country House Exemption Clause’ (Paragraph 84 of the NPPF). We understand how this policy can tip the planning balance in your favour. We have also analysed the changing policy landscape, with Paragraph 139 coming in to support projects where isolation is not the primary factor.
Here you will find how we leverage both national and local planning policies to unlock planning potential in isolated parts of the countryside.
Gaining Planning Permission Through National Policy
National planning policies in England are mainly set out in the National Planning Policy Framework, which was last updated in 2024 with a revision coming in 2026. The NPPF sets out overarching planning guidance to assist local authorities when creating area specific plans and making planning permission decisions.
Paragraph 84
If your site is in a truly isolated location in the countryside, Paragraph 84 may be a good route to planning success for you.
- Paragraph 84 is a national policy in the NPPF
- Homes must meet specific criteria to achieve planning through this policy
- Paragraph 84 is known as an exception policy, and it can only be used when a site is in a location isolated from a settlement where development would usually be avoided in the open countryside
- Whilst is can be a standalone policy, Studio Bark like to work with other national and local policies to strengthen an application
- Approvals under Paragraph 84 must meet specific criteria
- Sub-paragraph e) requires proposals to be of the highest design quality with sensitivities to the surrounding area
- Endorsement from a Design Review can be critical in giving local authorities reassurance the design meets the requirements of the policy
Read more on our industry-leading Paragraph 84 research and database.
Paragraph 139
If your site is in the countryside but does have nearby or neighbouring properties and may not be considered 'isolated' Paragraph 139 may be more suitable. Since the changes to the meaning of isolation in planning terms over the years, Paragraph 139 is being increasingly used to gain planning permission on these sites.
- The policy gives significant planning weight to application and can be used to build a 'planning balance'
- Designs need to be outstanding or innovative in their approach (though we like to make sure they're both!)
- This policy is special because of its emphasis on sustainable and sensitive design
- Paragraph 139 would be applied in the planning grey-area where a site may not be defined as ‘isolated’ for the purposes of paragraph 84 but is still outside of a settlement
- Unlike Para 84 which is an exception policy, this route needs to also reflect local design policies and seek to fit in with the form and layout of its surroundings
Read more about our Paragraph 139 analysis and Rural Site Policy Tool.
Case Study - Orchard House
Orchard House is a rigorously sustainable home for an environmentally conscious young family. The site itself had many refused planning applications going back 40 years, and is on green belt land. Studio Bark worked to gain endorsement from Warrington Borough Council to ensure the extremely high bar of achieving both Paragraph 84e) requirements in addition to meeting the 'Very Special Circumstances' requirement of green belt policy.
Gaining Planning Permission Through Local Policy
Local planning policies are guidance and requirements set by local planning authorities in order to decide future development. These can be outlined in documents such as Local Plans, Neighbourhood Plans and Area Appraisals and Guidance. They are developed alongside public consultation and take considerations into the local area into account.
Studio Bark's Collaborative Approach
Whilst Local Plans can sometimes resist development in the open countryside, more policies are being included which incorporate guidance similar to Paragraph 84 requirements.
- Studio Bark see an iterative, collaborative approach with local planning authorities as a key factor in our successful planning process.
- We have worked with engaged and proactive planning officers to gain planning permission on countryside homes through local policy, reducing time and cost investment for our clients
- Early pre-application can help local authority engagement and help de-risk the planning process
Case Study - Nest House
Nest House is a hyper-environmental, whole life zero carbon, fully accessible home in the Herefordshire countryside. Initially submitted as a Paragraph 84 (then Para 55) application, Studio Bark worked collaboratively with Herefordshire Country Council to find a route to successful planning permission through local policy.
Glossary And FAQs
Paragraph 84
A national exception policy for isolated homes in the open countryside
Paragraph 139
A national policy which supports development of highly sustainable, locally sensitive architecture
Isolated
In planning terms, isolated is denoted as a dwelling 'physically separate from a settlement'
Settlement
What constitutes a settlement is the decision-maker's planning judgement, however many smaller villages and hamlets not officially recognised as settlements in local plans can be counted
Sustainability
A nuanced term with many connotations, however at Studio Bark we think this should mean the highest standards of regenerative and whole life zero carbon design
NPPF
The National Planning Policy Framework.
DRP
Design Review Panels are independent groups of built environment professionals who give impartial advice on designs to support local planning authorities make decisions on design quality
Can I build a new house on my land in the countryside?
There are many different routes to gain planning permission on land in the countryside. Whilst most councils have a presumption of development against new homes in the open countryside to prevent urban sprawl, there are different routes open to you through both national and local policy. Studio Bark assist with site finding and appraisals to help prospective applicants decide an appropriate planning route for their site
What is Paragraph 84 (formerly Para 80?)
Paragraph 84 is a national exception policy and the 'gold standard' for bespoke architecture, demanding a design that is truly outstanding, site-specific, and sensitive to its immediate environment. For us, this represents a rare opportunity to push the boundaries of sustainable technology and vernacular materiality
