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Paragraph 139 / Paragraph 84 Support

The 2023 National Planning Policy Framework (NPPF) sets out policies for sustainable development across England, including guidance on building homes in rural areas where development is typically restricted. Two key policies—Paragraph 84 and Paragraph 139—offer distinct opportunities for exceptional countryside projects.


Paragraph 139 was first introduced in the 2018 NPPF update (previously referred to as Paragraph 131 and later Paragraph 134), focusing on outstanding or innovative design that promotes high levels of sustainability. The 2023 revision strengthened its emphasis on local design policies and increased the weight of outstanding or innovative design to ‘significant.’ Unlike Paragraph 84, Paragraph 139 is not an exception policy, meaning proposals must still align with broader national and local planning considerations. However, it now carries substantial weight in planning decisions, particularly where sites are in areas that don’t clearly meet Paragraph 84’s definition of isolation.

Paragraph 84, originally introduced in 1997 (formerly known as Paragraph 80, 79, 55, and PPS 7), remains the primary policy for permitting isolated homes in the open countryside. It sets a high bar, requiring homes to demonstrate truly exceptional architectural quality, significantly enhance their setting, and incorporate innovative sustainability measures.

At Ecospheric, we bring extensive experience in navigating these policies, having worked on multiple successful Paragraph 84 projects. We collaborate with leading architectural practices and planning consultancies to develop sustainability strategies that align with both policies, ensuring that each project achieves the highest environmental and design standards.


Our expertise in low-energy building design and heritage estates allows us to take a whole-site approach, integrating energy efficiency, landscape considerations, and estate-wide sustainability measures. Whether creating an architectural landmark under Paragraph 84 or unlocking new opportunities through Paragraph 139, we ensure that each proposal not only meets planning requirements but also enhances its rural setting.

Case Studies

Paragraph 80 Zero Carbon House

Paragraph 55 Zero Energy Home

A new build country house designed to zero energy standard granted planning permission in line with the stringent requirements of Paragraph 55 under the NPPF.

Paragraph 79 Great Gate Rein Passivhaus

A new build Passivhaus family home proposed under the NPPF's country house exemption clause

Paragraph 80e Arts & Crafts House

A new build classically designed Cotswold house aiming for Passivhaus Premium certification

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