We had a very enjoyable trip to West Cornwall last week, visiting a new project to explore the potential for an exceptional rural home under Policy HO11(e) (formerly Paragraph 84(e)) of the National Planning Policy Framework (NPPF) The site sits within the beautiful West Cornwall agricultural landscape, close to an area of traditional tin mining heritage.
Policy HO11(e) (formerly Paragraph 84(e)) is a planning policy exception that allows for new, isolated homes in the open countryside, provided the design is of truly outstanding quality.
The policy requires that “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.”
Our client approached us due to our experience and track record in achieving planning permission for exceptional homes via the NAC ‘Single House in the Countryside’ policy, which is similar in ambition to Policy HO11(e) (Formerly Paragraph 84(e)) in England. We have secured five planning approvals for exceptional rural homes on challenging rural and island sites through this policy, all of which have either been completed or are currently under construction. Our first project, Newhouse of Auchengree, was completed in 2025 and has since received a series of awards, including being shortlisted for RIBA House of the Year, and featured on Grand Designs: House of the Year.
As well as appraising the site, we undertook research into the local materials, Cornish vernacular buildings, landscape character and tin mining heritage, all of which will help inform the future architectural proposals and ensure the new home responds sensitively to the West Cornwall landscape, local characteristics and its unique setting.
We love Cornwall and are already looking forward to our next visit.
Planning policy update: The exceptional-quality countryside homes provision previously known as Paragraph 84(e) is now contained in Policy HO11(e) of the National Planning Policy Framework. (up-dated August 2026)
