Paragraph 79 of the NPPF represents the latest reworking of a policy which first emerged in 1997. The then Environment Secretary, John Gummer, introduced PPG 7: Countryside. This policy opened up the opportunity to secure planning permission for new country houses to continue the centuries-old tradition of building stately homes in the English countryside. The roots of Para 79 are clearly visible from the origins of 'Gummers Law'.
New house building and other new development in the open countryside, away from established settlements or from areas allocated for development in development plans, should be strictly controlled. The fact that a single house on a particular site would be unobtrusive is not by itself a good argument; it could be repeated too often. Isolated new houses in the countryside require special justification - for example, where they are essential to enable farm or forestry workers to live at or near their place of work. An isolated new house in the countryside may also exceptionally be justified if it is clearly of the highest quality, is truly outstanding in terms of its architecture and landscape design, and would significantly enhance its immediate setting and wider surroundings. Proposals for such development would need to demonstrate that proper account had been taken of the defining characteristics of the local area, including local or regional building traditions and materials. This means that each generation would have the opportunity to add to the tradition of the Country House which has done so much to enhance the English countryside. — PPG7, paragraph 3.21 (1997)
NPPF 79 indicates that policies and decisions should avoid development of isolated dwellings in the countryside unless one or more of the sub-paragraphs apply. In the new NPPF, the sub-paragraphs represents the only circumstances in which national planning policy contemplates development of isolated dwellings in the countryside.
Planning policies and decisions should avoid the development of isolated homes in the countryside unless one or more of the following circumstances apply:
e) the design is of exceptional quality, in that it:
- is truly outstanding or innovative, 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.
Para 79 (Criterion 'e')
It should ne noted from the outset, there is no magic formula for securing a para 79 development, and one scheme cannot be used to help justify another. Each site and set of circumstances is entirely unique and requires an equality unique and bespoke solution. Satisfying the policy design points is extremely challenging and requires robust justification, strong evidence base but above all requires great communication through plans, visualisations, models, supporting text and a collaborative approach.
Para 79’s overarching aims is 'to encourage design excellence and raise the standards of design more generally in rural areas’ and this is something which the Council embraces and will continue to seek the highest standards of design through the para 79 process.