Unlocking Rural Development with Paragraph 139: A New Path for London Architects and Self-Builders
Building your dream home in the countryside may seem impossible—especially if your land is designated as rural or Green Belt. For years, Paragraph 84 of the National Planning Policy Framework (NPPF) has been the focus for rural development, but its restrictive criteria have left many aspiring homeowners and architects in London and beyond feeling defeated. However, a lesser-known but powerful alternative is emerging: Paragraph 139.
Paragraph 139 of the NPPF is transforming how London architects and rural developers approach planning permission. Often overlooked, this policy offers a more flexible and innovative framework for gaining approval on one-off homes in rural areas. Whether you’re an architect, a landowner, or a self-builder, understanding this paragraph could unlock opportunities you didn’t think possible.
What Is Paragraph 139 and Why Should You Care?
Formerly known as Paragraph 134, Paragraph 139 was updated in the July 2021 version of the NPPF. It provides a framework for granting planning permission in cases where design quality is so outstanding or innovative that it significantly enhances its surroundings—even in protected areas like the Green Belt.
This paragraph offers hope to those stuck in planning limbo. It empowers architects in London and across the UK to push boundaries and present visionary designs that integrate seamlessly with the rural landscape.
But this freedom comes with responsibility: the design must be exceptional. It must go beyond standard architecture and demonstrate qualities that set a new benchmark for rural homes.
How Does Paragraph 139 Differ from Paragraph 84?
Many developers and homeowners have attempted to use Paragraph 84—which relates to “isolated homes in the countryside”—only to face lengthy delays and refusals. This paragraph focuses heavily on functional needs like agricultural ties, business necessity, or reusing redundant buildings. Creativity, in most cases, takes a backseat.
In contrast, Paragraph 139 shifts the conversation to design-led innovation. It asks:
Does your proposed home raise the bar for rural architecture?
Will it enhance the natural beauty and character of the location?
Can it act as a future model of sustainable rural living?
For London-based architects used to operating under stricter urban guidelines, this shift opens exciting doors—especially for clients with rural or semi-rural landholdings just outside the city.
How to Maximise Your Chances Under Paragraph 139
Success under Paragraph 139 isn’t guaranteed—it demands strategic planning and high-calibre design. Here are the key steps to improving your odds:
1. Engage an Architect with Rural and Green Belt Expertise
Working with experienced London architects who understand both urban design and rural planning frameworks is critical. Their portfolio should include innovative rural projects and strong design statements.
2. Emphasise Design Innovation and Sustainability
A successful application hinges on being “truly outstanding or innovative.” This means incorporating cutting-edge materials, energy-efficient systems, and a layout that integrates beautifully with the landscape.
3. Consult Early with the Local Planning Authority (LPA)
Engage with the LPA at the pre-application stage. This demonstrates transparency and allows feedback to shape your proposal before formal submission.
4. Use Visuals, Models, and Impact Assessments
3D visuals, physical models, and in-depth assessments of visual impact and environmental integration are all essential to strengthen your application.
5. Highlight How Your Design Sets a New Benchmark
A crucial success factor is proving that your home will serve as an exemplar for future rural development. Can it influence policy? Will it inspire others?
Why Paragraph 139 Matters for London Architects
Although most associate London architects with dense cityscapes and tight urban infill sites, more and more clients are seeking second homes or permanent residences in the countryside. Paragraph 139 allows London-based architectural firms to expand their reach and experiment with bespoke, high-end designs far from the capital’s crowded skyline.
Whether it’s a woodland retreat in Surrey, a modern farmhouse in Kent, or a sustainable hideaway on the fringes of the Green Belt, Paragraph 139 enables architects to shape the future of rural living—without compromising design quality.
Conclusion: Is Paragraph 139 Right for You?
If you own or are considering buying rural land—and have been discouraged by the complexity of Paragraph 84—Paragraph 139 may offer a viable and exciting alternative. With the right design team, careful strategy, and a strong architectural vision, you could achieve planning permission where others have failed.
Frequently Asked Questions: Paragraph 139 and Rural Planning
1. What is Paragraph 139 of the NPPF?
Paragraph 139 allows planning permission for rural homes if the design is truly outstanding or innovative and enhances its surroundings.
2. How is it different from Paragraph 84?
Paragraph 84 is more focused on functional rural needs like agriculture, while Paragraph 139 prioritises design excellence and innovation.
3. Can you build in the Green Belt under Paragraph 139?
Yes, if the proposal meets the high design standards and proves it enhances the Green Belt rather than harming it.
4. What makes a design “truly outstanding”?
Innovative materials, environmental performance, architectural quality, and contextual sensitivity are all essential.
5. Do London architects have experience with Paragraph 139?
Many top London architects are increasingly involved in rural and Green Belt projects, blending urban expertise with countryside sensitivity.
6. Is planning approval guaranteed with Paragraph 139?
No—approval depends on the quality of your proposal and how well it aligns with the paragraph’s intent.
7. What documents strengthen a Paragraph 139 application?
Design and Access Statements, Visual Impact Assessments, and Sustainability Reports are vital components.
8. How long does it take to get permission under Paragraph 139?
Timelines vary, but early engagement with planning officers and a solid submission package can streamline the process.
9. Can self-builders use Paragraph 139?
Absolutely—but you’ll need a talented architect and a compelling design to be successful.
10. Is Paragraph 139 suitable for extensions or only new builds?
It’s primarily aimed at new builds but could apply to significant redevelopments if the design merits it.
