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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

32 ⭐⭐⭐⭐⭐ Reviews
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We love this house and it is a testament to your skills that it works so well for us. I am hoping that you will be able to help us again when (if) we succeed in buying the run down (and badly designed) bungalow we want – I will be in touch soon, I hope

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Richard and Jenn
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From start to finish these guys were fantastic. I highly recommend this outfit I had them plan my renovation & they did such a good job I’m having them back to do another 2 properties that need pretty much the same work. Always at the end of the phone willing to offer any advice Matt Spinks has been a dynamite Tip top company !

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Mr Daye
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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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Many thanks to Johnson Design for delivering exactly what we wanted: A bright, flexible, modern space which brings the garden and the lovely views of the upper Corvedale into our home, without losing anything of the character and warmth of our historic stone farmhouse. The family home of nearly 30 years has been greatly enhanced, giving a perfect blend of old and new, and the perfect venue for entertaining and family get-togethers. The extension was the proud focus for our wedding celebration and garden party for more than 100 guests over the Bank Holiday weekend, and bought in more admiring comments than we could count!

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Mr and Mrs Coad - Much Wenlock
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Johnson Design Partnership is a forward thinking and progressive Architectural Practice with a track record of successful projects to date. In my experience they always deliver to time scale and within budget and they bring a flair and innovative style that makes them a pleasure to work with I would have no hesitation in recommending them for future projects and particularly those involving difficult or complex Planning issues as they have proved in the past that their careful and considered strategic approaches to their projects and the needs of their clients ultimately ensures positive outcomes.

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Paul Brown, Director of RSM Tenon, RSM TENON
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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 had plans done ready to go in case we got funding for my Gp surgery extension/ refurb from NHSE. This came very last minute with stipulations to use it before the end of the financial year. Johnson Design got all the necessary people in place and finalised quotes and palms in a very short timeframe and ensured that all conformed to NHS standards so that all went very smoothly. This involved ensuring that we could work at the site in portacabins.

The patients love our new building and the work thankfully enabled us to function very successfully through Covid.

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Dr Pickavance at Newbridge Surgery
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It’s a refreshing change to have such good service these days. I really have no idea how your prices compare to other practices, but on the face of they look absolutely fine and look perfectly fair & reasonable, and if I’m honest, pleasantly surprising.

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Steve Woods