Thinking of Building in the Countryside?

Many people dream of building a one-off home in the countryside: open landscapes, quiet surroundings, and a chance to create something unique. But planning policy in England is strict. Local authorities are cautious about allowing new houses in rural areas unless there are exceptional circumstances.

That’s where Paragraph 139 of the National Planning Policy Framework (NPPF) (formerly Paragraph 134) comes in. Alongside other rural planning routes, it offers carefully controlled opportunities for bespoke rural housing.

Paragraph 139: The Exceptional Homes Route

Paragraph 139 creates a rare exception that allows planning permission for isolated homes in the countryside, but only where proposals are of the highest design quality.

To succeed under Paragraph 139, your home must:

  • Be truly outstanding or innovative — the design must be remarkable and set new architectural standards.

  • Enhance its landscape setting — the home should improve the countryside, not just blend in.

  • Raise rural design standards — serving as an example of what rural housing can achieve.

  • Be environmentally sustainable — minimising carbon impact, supporting biodiversity, and building climate resilience.

In short: it’s not enough to design a “nice” house. It must be visionary, sustainable, and landscape-led.

Which Sites Can Be Paragraph 139 Sites?

Not every plot of land will succeed under Paragraph 139. The policy is narrowly applied, and success depends heavily on the site context.

🔹 Potentially Suitable Sites

  • Isolated countryside plots that would normally be refused planning.

  • Edge-of-village sites, where a landmark design could enhance the rural transition.

  • Land with natural screening (trees, hedgerows, topography) that allows a sensitive design.

  • Plots with redundant barns or sheds, where replacement could be easier to justify.

  • Locations with potential for a “landmark home” — raising local design standards or showcasing sustainability.

🔹 Riskier / Less Suitable Sites

  • National Parks, AONBs, SSSIs → Strict protections make success unlikely.

  • Visually exposed ridgelines or hilltops → Hard to argue the design enhances the setting.

  • Green Belt land → Requires separate, even stricter justification.

  • Ecologically sensitive land (ancient woodland, habitats) → Likely to be refused outright.

🔹 Success Factors

  • The scheme must be landscape-led and rooted in place.

  • Sustainability must be exceptional (net zero energy, biodiversity net gain, passive strategies).

  • The design must be genuinely innovative — not generic pastiche.

  • A strong evidence base (landscape and ecology studies, detailed design statement) is essential.

Other Rural Planning Routes

While Paragraph 139 is the most high-profile, it’s not the only way to create rural homes.

🔹 Agricultural Land & Rural Worker Housing

Councils may allow homes linked to farming, forestry, or other rural businesses if they are essential for workers to live on site. These are often granted with occupancy restrictions, meaning they cannot be sold on the open market without conditions.

🔹 Barn Conversions (Class Q)

Farmers can now take advantage of updated Class Q permitted development rights to convert unused agricultural buildings into homes.

Recent changes doubled the allowance, enabling conversions into up to 10 homes (previously 5), with the total floor space limit increased from 865 sqm to 1,000 sqm. Each new dwelling is capped at 150 sqm.

However, prior approval from the local planning authority is still required. Councils will check:

  • National space standards are met.

  • Homes receive adequate natural light.

  • Structural integrity and transport impacts are addressed.

🔹 Farm Structures & Outbuildings

Stables, storage sheds, or other rural buildings may be eligible for adaptation or replacement. Success depends on evidence of need, scale, and whether the new design supports local character.

🔹 Permitted Development Rights (PDRs)

Beyond Class Q, permitted development rights (PDRs) allow certain changes without a full planning application. These include:

  • Some extensions to homes and farm buildings.

  • Converting agricultural buildings to flexible commercial use.

  • Temporary structures for agricultural activity.

Restrictions apply in Conservation Areas, National Parks, and Areas of Outstanding Natural Beauty (AONBs), where PDRs are more limited.

What Does This Mean for You?

  • For landowners: You may have more opportunities than you think, whether through barn conversions, rural worker housing, or a Paragraph 139 application.

  • For self-builders: Paragraph 139 is your chance to create a one-off, exceptional home — but you’ll need a strong design and planning case.

  • For farmers: Updated Class Q rights could unlock new value from redundant barns or buildings, supporting diversification.

  • For communities: These policies aim to ensure new rural homes are sustainable, high-quality, and beneficial to the local environment.

Studio AVC’s Perspective

At Studio AVC, we see rural planning as an opportunity to bring creativity, sustainability, and sensitivity to the countryside.

With our in-house town planner and design team, we:

  • Advise on the best route to permission (Paragraph 139, barn conversion, or PDR).

  • Develop designs that respond to landscape and context.

  • Provide the evidence needed on sustainability, daylight, and viability.

  • Guide applications through the prior approval or full planning process.

From contemporary countryside homes to barn conversions and agricultural housing, we design projects that respect rural heritage while embracing modern sustainability.

Final Thoughts

The planning system for the countryside may be strict, but opportunities do exist — from exceptional design under Paragraph 139, to new Class Q barn conversions, to agricultural worker housing and permitted development rights.

At Studio AVC, we integrate design excellence with planning expertise to deliver rural projects that are visionary, viable, and environmentally responsible.

📩 Contact us to explore how we can help unlock the potential of your rural site — whether through an outstanding one-off home, a barn conversion, or farm-based housing.