The ‘Grand Designs’ Question
“We’re looking to build a house in the countryside… but we don’t know where to start?”
This – or some variation of it – was the typical opening remark for many visitors to our stand.
During a sweltering spring week in early May 2024, Ashman Architects were exhibiting at Grand Designs London. It’s not the first time we’ve featured at the Excel – nor the first time a prospective client has said this to us.
What these people have in common – as well as a desire to create their dream home – is a sense of nervousness. They’ve all watched Grand Designs. They’ve seen the struggles. The drama. They have an acute awareness of how difficult it is.
Two things to say about this…
One; it’s a TV show – first and foremost. It wouldn’t make for great entertainment if everything went smoothly.
And two; they’re told it’s very difficult, or that it can’t be done… but they don’t always know why this is. And those who persevere are often still apprehensive.
This is understandable.
Most local and national planning policies are strongly weighted against development in open countryside. Allied to a network of designated green belts; areas of outstanding natural beauty; and limits to development boundaries (to name a few) – these policies are designed to prevent the building of isolated homes, often limiting rural development to agricultural uses.
However – as many Grand Designs alumni will attest – there is a section of planning policy that allows for the opportunity to build an exceptional piece of architecture on land which would otherwise be deemed unsuitable…
Paragraph 84
Paragraph 84 of the National Planning Policy Framework (NPPF) 2023 outlines five key circumstances where an exemption from normal planning policy may be granted (i.e. provision for rural workers, use of heritage assets etc). Whilst one or more of these circumstances can apply, most ‘Grand Designs’ projects fall under the following precept:
“The design is of exceptional quality, in that it: - is truly outstanding, reflecting the highest standards in architecture, and would help to raise standards of design more generally in rural areas; and - would significantly enhance its immediate setting, and be sensitive to the defining characteristics of the local area."
Excellent. But while Paragraph 84 may describe the ends, it does not state the means of how one might get there. And there is a good reason for this.
By definition, Paragraph 84 demands exceptional design that acknowledges/enhances its site and context. Coupled with a client’s specific requirements and budgetary constraints, it follows that every project is unique.
That being said, there are several actions you can take to inform the direction of your project – with breakpoints at each stage to mitigate financial risk…
How to Build in Open Countryside
Here are eight things you can do to get started:
1) Have a Clear Vision
A clear brief is the bedrock of any design. You and your architect must be aligned on the project’s defining principles.
This is especially true for Paragraph 84, where the bar for success is set high. These principles will inform every important decision and serve as a barometer for measuring the outcome against the tenets of Paragraph 84.
Have this conversation as early as possible. Without clarity or consensus, you risk deviation or dilution of your original vision – which can jeopardise the success of a project.
2) Set the Budget
Nothing brings dreamers crashing back to earth quite like budgetary reality. However, if the numbers aren’t realistic, you risk designing something unaffordable. The good news is there are a few ways you can gauge costs from the outset…
Allowing £3k+ per square metre provides a sensible benchmark for build cost. Add another 10% to cover professional fees (architects, design review panel, engineers, survey consultants). Plus, it’s relatively easy to obtain estimates for ‘off-the-shelf’ expensive items such as kitchens, bathrooms and even bi-fold doors.
Remember, not all ‘Grand Designs’ require a multi-million-pound budget… as proved with architect Patrick Bradley’s Grillagh Water House featured in 2014.
3) Identify the Site
Paragraph 84 projects are defined by their sites. A design cannot be simply parachuted in with no regard to its context. Identifying the site is a crucial early step that will inform every facet of the project, which brings us neatly on to the next point…
4) Viability Assessment
Most clients engage an architect early on to assess the viability of their project – usually taking the form of a pre-application submission. The selection/purchase of a site hinges entirely on its viability. The more sensitive or isolated the site, the bigger the challenge.
Typically, a couple of weeks’ work is sufficient to obtain insight from the planning authority – establishing the risks and opportunities early on without committing to a full planning fee upfront.
5) Eco-Friendly Design
From 2024, a requirement for a 10% net gain in biodiversity became mandatory – ensuring habitats for wildlife are left in a measurably better state than they were before development.
Innovative eco-friendly technologies have long been a crutch for projects seeking similar exemptions. However, it is important to remember that Paragraph 84 has evolved to ensure that isolated homes are not simply granted permission based on innovation alone. You’ll need to delve deeper…
6) Storytelling
Cultivating a compelling narrative is often instrumental to gaining approval. Whether it’s the applicants’ relationship with the site; the community’s associations with the land; or how the design forms the latest chapter in its history – effective storytelling is a powerful tool of persuasion.
If a project is perceived to be an overtly commercial or profit-driven venture, it may be less likely to succeed. An emotive narrative is not a justification on its own… instead, it is the means by which the architecture is expressed.
By positioning yourself as a patron of exceptional architecture – or custodian of the site – it’s possible to avail yourself of support from the community.
7) Community Engagement
Applications on rural sites are renowned for attracting rumour, speculation and local opposition – often a consequence of the prospective developer’s failure to communicate with the community.
Allied to a carefully crafted narrative, it pays to engage with your Parish Council at an early stage. Their influence should not be underestimated. A physical model is often an effective means of presenting your vision.
Ensure local people have an opportunity to have their voices heard and to make suggestions. Their contributions can feed directly back into the design; add to your narrative; and may even garner letters in support – all of which will pay dividends at Planning Committee.
8) Peer Review
The high bar set by Paragraph 84 means that an endorsement from a Design Review Panel can be instrumental – with approximately 4/5 of supported projects approved.
Design Review Panels provide independent, impartial advice to applicants and local authorities. Their feedback constitutes a material consideration for planners and appeal inspectors when determining applications – reassuring decision makers that the design meets the stringent requirements of Paragraph 84.
Your Questions Answered
These are just some of the insights we were able to offer to visitors of our stand. But not all. As Paragraph 84 shows, there are no ‘one-size-fits-all’ solutions. That’s where we come in…
With Ashman Architects, our team of specialists will help you navigate the complicated design and planning process to realise your dream project.
If you’re ready to get started, speak with us today:
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