Building Under Paragraph 84e
What you need to know about exceptional homes in the open countryside
As a sustainable architecture practice based in Cornwall, we’re often approached by clients dreaming of a home nestled in the beauty of the rural landscape — a one-of-a-kind house that not only blends with its surroundings but actively enhances them. If you’ve been researching how to build such a home, you may have come across Paragraph 84e of the National Planning Policy Framework (NPPF).
What is Paragraph 84e?
Paragraph 84e (previously known as Paragraph 79 and Paragraph 55) is a special clause in the NPPF that allows the construction of new isolated homes in the open countryside — something that is otherwise strongly restricted under UK planning policy.
To gain approval under 84e, the proposed dwelling must be of exceptional quality. This means the design needs to be:
- Truly outstanding in its design approach
- Reflective of the highest standards in architecture
- Significantly enhancing its immediate setting
- Sensitive to the defining characteristics of the local area
It doesn’t have to be “innovative” in a flashy or technological sense — but the most successful projects are driven by the landscape, responding to the landform, ecology, and setting in ways that make the building feel as though it truly belongs.
Planning Challenges and Opportunities
Applying under Paragraph 84e is one of the most ambitious routes to planning consent. It’s complex, often requires input from independent design panels, and demands a rigorous, well-evidenced application. However, it’s also a unique opportunity to create a home that responds holistically to landscape, climate, and culture — the kind of architecture we are passionate about at ARCO₂.
To be successful, applications typically require:
- A detailed site and context analysis
- A strong landscape-led design narrative
- Integration of sustainability at every level — from passive solar design and low-impact materials to carbon neutrality and biodiversity enhancement
- A collaborative process with planning consultants, landscape architects, and often engagement with the Design Review Panel
Our Approach
At our Cornwall-based studio, we see Paragraph 84e as more than just a policy — it’s a framework for purposeful, place-led architecture. Our experience in working within sensitive rural settings means we know how to design buildings that sit gently in the land while pushing the boundaries of sustainable, contemporary design. We take pride in proposals that are rooted in the local vernacular, materials, and topography, but are undeniably modern and forward-thinking. And importantly, sustainability runs through every stage — from breathable natural materials and low-energy design to enhancing biodiversity and ensuring long-term resilience.
Why ARCO2? Our Track Record in Sustainability
For over 22 years, ARCO2 has been at the forefront of sustainable design in the South West and beyond. Our portfolio includes more than 550 projects, many of which have achieved award-winning recognition for their quality, environmental performance, and sensitivity to place.
https://www.arco2.co.uk/awards/
Our team hold specialist qualifications in Passive House design and CarbonLite Retrofit, demonstrating our commitment to creating buildings that are both low-energy and future-proof. We’ve also built a reputation for close collaboration with our construction arm, ADD Sustainable Construction, and trusted local contractors — ensuring design integrity carries through into the final build.
This track record matters when it comes to Paragraph 84e applications. Planners and design review panels want to see confidence that a proposed “exceptional home” will actually deliver on its promises. By choosing ARCO2, clients benefit from:
- Proven expertise in creating sustainable, landscape-led homes
- Recognition within the industry as leaders in sustainable architecture
- Strong relationships with local authorities, design review panels, and consultants
- A reputation for rigorous detail and quality assurance that ensures every proposal stands up to scrutiny
In short, our experience and reputation give your project the best possible foundation for success.
Our Current Paragraph 84e Project
Right now, we’re working on an exciting Paragraph 84e home in the Cotswolds. This project brings together our design team, landscape designer Darren Hawkes, and planning consultant Rob Hughes in a collaborative process to test, refine, and evidence the proposal.
https://www.hughesplanning.co.uk/
We’ve already been out on site to set out the footprint within the grassland, carefully mowing it into the landscape to test siting and orientation in situ. This hands-on, landscape-driven process ensures the building will emerge from the site itself, not feel imposed upon it. This project demonstrates exactly how we approach Paragraph 84e — with rigour, creativity, and respect for place. It’s about more than meeting policy — it’s about creating a home of exceptional quality that enhances both lives and landscapes.
Built on Trust and Recommendations
One of the strongest endorsements of our approach is the way new clients come to us. The majority of our projects are the result of repeat commissions or personal recommendations. This reflects the trust our clients place in us, the quality of the relationships we build, and the joy of delivering homes that not only meet expectations but often exceed them. For those navigating the complexities of a Paragraph 84e application, this trust and proven track record provide reassurance that their vision will be carefully guided from concept through to completion.
Is Paragraph 84e Right for Your Project?
If you’re considering building a home in the countryside and believe in architecture that respects, responds, and enriches its setting, a Paragraph 84e application could be the right path. It’s not the easiest route — but with the right team, it’s a deeply rewarding one.
We’d love to hear about your site, your vision, and how we can help turn an ambitious idea into a truly exceptional home. Get in touch to explore what’s possible. https://www.arco2.co.uk/sustainable-architects-cornwall-2/
