Building a new home in open countryside is something many aspire to, but for good reason, it’s heavily restricted. Paragraph 80 of the National Planning Policy Framework (NPPF) provides one of the few planning routes that allow isolated dwellings to be built in rural areas. However, this permission is not easily granted and requires an exceptional approach to design, context, and sustainability.

What Does and Doesn’t Qualify as a Paragraph 80 House?

To be considered under Paragraph 80, a proposed dwelling must be truly outstanding in terms of architectural quality, demonstrate innovative or exceptional design, and significantly enhance its setting. It cannot simply be a well-designed house in a field. Local authorities look for originality, a strong relationship to landscape and context, and a genuine design narrative that elevates the proposal beyond the ordinary.

It’s important to understand that not every rural home falls under this policy. Paragraph 80 is not a shortcut for building a new house on farmland or an edge-of-village plot. The dwelling must be isolated — meaning physically separate from existing settlements or clusters of buildings. If your land sits within or adjacent to a village boundary, other planning policies are likely more relevant.

What Makes a Paragraph 80 House Exceptional?

The key to Paragraph 80 lies in the phrase “truly outstanding or innovative.” For planning authorities to consider a new dwelling under this policy, the proposal must not only meet the highest standards of architecture but also significantly enhance its immediate surroundings. This isn’t about style or luxury; it’s about thoughtful, responsive design that demonstrates a deep understanding of the site’s landscape, character, and ecological value.

At Walters Architects, we see these projects as unique opportunities to deliver something extraordinary. But we also approach them with realism. The level of detail and care required for a successful application under Paragraph 80 is substantial, and early-stage ambition must be balanced with robust evidence and a clear design narrative.

Context is Everything

Designing a Paragraph 80 home demands more than just aesthetic quality—it must be rooted in the landscape. The architecture should respond sensitively to its setting, with materials, form and scale that feel authentic and considered. Whether contemporary or traditional in appearance, the proposal must read as a natural addition to its location, enhancing rather than disrupting the visual and environmental context.

A Collaborative, Strategic Process

Due to the stringent requirements, these applications are not quick or straightforward. Pre-application discussions with planning authorities and independent design reviews are often essential to build a strong case. As architects, we guide clients through this process with clear expectations, helping shape a vision that is ambitious yet feasible. We coordinate input from landscape consultants, ecologists, and other specialists, ensuring that the proposal is supported by compelling evidence from every angle.

Paragraph 80 projects aren’t for everyone—but for those with a suitable site, a bold idea, and a commitment to exceptional design, they offer a rare chance to create a one-of-a-kind home in a stunning rural setting. At Walters Architects, we’re here to help make that vision a reality. If you have a new project in and around Leicester, visit our website, or call our Leicester (0116 254 1830) or Oakham (01572 335066) office to arrange an initial consultation.