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by Sean Hill on Jun 4, 2025
An Interview with Planning Consultant Sally Arnold
Some policies are box-tickers. Paragraph 84 is not one of them.
It’s a high bar - a deliberate challenge. But for those bold enough to take it on, it offers the rare chance to create a legacy. A home that isn’t just built, but imagined, sculpted, and set into the land with intention. We spoke to planning consultant Sally Arnold, whose work with Paragraph 84 applications places her at the sharp end of design-led, landscape-sensitive planning strategy. She shared her insights into how this powerful clause works - and why most proposals don’t make the cut.
Early-stage visualisation of a proposed Paragraph 84 home in the Cotswolds, designed to integrate with the landscape while aiming for exceptional architectural and environmental standards.
What is a Paragraph 84 home?
At its heart, Paragraph 84 (previously 55, then 79, then 80) of the National Planning Policy Framework is about making exceptions. It allows for new homes to be built in isolated rural areas only if they meet a very specific set of criteria.
The most challenging - and exciting - of those criteria is design:
→ The home must be truly outstanding
→ It must significantly enhance its immediate setting
→ It must be sensitive to the defining characteristics of the local area
As Sally puts it: “When you think of a Paragraph 84 home, think Grand Designs. But with more ecology consultants and fewer polished concrete floors.”
So why is this policy still so compelling?
Because it breaks the rules - but only for the right reasons. Paragraph 84 gives architects and clients the opportunity to push boundaries, to imagine a home that is deeply connected to its setting, and to express something meaningful through architecture.
But it’s not a shortcut. It’s a test of purpose.
“People often call it a loophole,” Sally says. “But it’s not. It’s a statement of intent. The best proposals don’t exploit the policy - they rise to meet it.”
Why most Paragraph 84 applications fall short
Let’s be honest - most don’t succeed. According to Sally, only around 53% of applications are approved. And just 4% go through on delegated authority.
The biggest reason? Misunderstanding what “outstanding” really means.
“It’s not just about innovation or aesthetics. It’s about raising the standard. Being Passivhaus-certified is fantastic - but that alone isn’t enough. You need to show how your design leads. How it teaches. How it uplifts.”
And crucially, it’s not just about the house. It’s about the landscape. The ecology. The story.
What makes a strong Paragraph 84 proposal?
Sally doesn’t hesitate:
1. A strong site. One that has a story to tell.
2. A shared vision. Between the architect, client, and consultants.
3. A committed client. This is not a quick win.
4. Heavy consultation. With planning officers, design review panels, sustainability experts, councillors and locals.
5. A full team. Architecture, planning, ecology, landscape, sustainability, lighting, and trees - everyone needs a seat at the table.
“You need chemistry,” Sally adds. “In all planning work, but especially here. This is a battle - and you don’t want to go into battle with the wrong people beside you.”
Behind the scenes: a winning case study
Sally shares a standout project in the Cotswolds that received delegated approval in just eight weeks (virtually unheard of). The key? Strategy and collaboration from the very beginning.
The home was completely off-grid, powered by its own energy centre. Its form emerged from the land like a pair of leaves, made of quarry stone. There was a bird bath. An integrated greenhouse. A wildflower meadow. Domestic elements were carefully concealed. The building wasn’t just designed to sit within the landscape – it was shaped to restore and enrich it.
“What made it work,” Sally says, “was the evidence of improvement. That the site would be more ecologically rich because of the home. Not despite it.”
Final thoughts - What advice would you give to someone considering a Paragraph 84 home?
How do you know you’re ready?
You don’t. But if you feel the pull, that’s enough to start the conversation.
What mindset do you need?
Patience. Resilience. And a willingness to challenge your own ideas over and over again.
What should you absolutely not do?
Treat it like a normal planning application.
Treat it like a shortcut.
Ignore the second half of the policy.
Because if the design doesn’t significantly enhance the immediate setting, you’re missing the point.
Building for the future
At RISE, we believe that building a Paragraph 84 home isn’t just about securing permission. It’s about crafting legacy - a building that sets a new benchmark. That answers to both nature and imagination. That is bold enough to be different and humble enough to belong.
Thinking of applying under Paragraph 84?
Let’s talk about how your home could rise from the land - and give something back in return.
→ Email us at architects@risedesignstudio.co.uk
→ Or call the studio on 020 3947 5886
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