Residential Planning Permission in the Countryside: Paragraph 80 and Class Q
February 15, 2022
Over the years we have worked on a number of houses in the countryside and have gained a great deal of experience in navigating this difficult planning context. While building new houses is generally restricted in the countryside, there are various routes that can be taken, here we discuss a few that we have experience of.
Paragraph 80
We have successfully gained Planning permission Under Paragraph 80 (formerly Para 79 & Para 55) which enables the construction of isolated dwellings in the countryside if they are ‘truly outstanding’ with 'exceptional quality' of design. The aim is for the house to enhance its immediate setting, raise standards of design in rural areas, and to continue the tradition of excellent and innovative houses in the countryside. Our Home Made House Project in Sussex met these stringent requirements and is currently being self-built by our clients.
There have only been around 100 houses built using this planning mechanism since the policy was introduced in 1997 so it is a challenging process and requires a great deal of time and investment with respect to design, energy, ecology and landscaping so generally represents significant financial risk. But it can be a extremely exciting way to build something truly special which might push the boundaries of low carbon construction, passive design, regenerative use of land and materials, ecological design or many other things which excite us here at Barefoot! We are currently working on another Paragraph 80 House in the Surrey Hills, where we are exploring the use of rammed chalk and timber construction in a ‘terraced’ housed that steps down a wooded hill.
Barn Conversion / Class Q
We have also worked on various conversions of agricultural buildings, including the Charlton Down Barn in Dorset which has been self-built by our clients over a number of years. Class Q is a permitted development right which allows for conversion of agricultural buildings without planning permission under certain circumstances;
The building must no longer be needed for agricultural purposes and must have been in use for agricultural purposes for more than 10 years
The building must be structurally suitable for conversion without new or reinforcing structure.
The building must not be listed, curtilage listed, within a conservation area, or area of outstanding natural beauty.
If the building does not comply with the above then planning permission will be needed. It is only possible to gain planning permission to convert buildings of ’substantial construction’ which are ‘capable of conversion without major or complete reconstruction’ so if the buildings cannot be converted without significant additional structural elements being introduced then the proposals will be considered as a new build rather than conversion which is generally restricted within the countryside.