'Grand Designs' clause helping super rich build high-spec new homes (2025)

A little-known exemption in planning laws, dubbed the 'Grand Designs' clause, is enabling the wealthiest to construct stunning modern mansions amidst the Gloucestershire countryside. Under Paragraph 84 of the National Planning Policy Framework (NPPF), unique builds are permitted in rural zones on the condition that they exhibit "exceptional quality".

While traditionally enacted for classic country estates, industry insiders report a surge in its application for creating sleek, contemporary properties with hefty price tags, as frequently showcased on Channel 4's Grand Designs. Such residences are emerging within Areas of Outstanding Natural Beauty that typically bear the brunt of stringent development restrictions.

Among these exclusive dwellings is the remarkable Headlands, situated in the Cotswold Area of Outstanding Natural Beauty by Prestbury, Cheltenham. This home features a distinctively leaf-shaped zinc roof and cutting-edge interiors.

Finalised in 2018, this property has garnered acclaim as one of the most extraordinary UK homes, fulfilling the benchmark of exceptional design quality.

Another instance of a Paragraph 84 success story is Swinhay House, nestled near Wotton-under-Edge, Gloucestershire. This gained fame after appearing in the series three finale of the BBC sensation Sherlock.

Its bold curved structure and striking observatory tower made it an apt residence for the formidable Charles Augustus Magnussen, the influential businessman-cum-blackmailer character.

Richard Hawkes, the director and founder of Hawkes Architecture, renowned as the country's top specialists in Paragraph 84 homes, has successfully managed 36 such projects, including the notable Headlands – more than any other firm. Following his appearance on Grand Designs where he discussed his own eco-friendly, exceptional house built in Kent under PPS 7, the precursor to the Paragraph 84 exemption, he established Hawkes Architecture.

Richard commented: "The policy is 28 years old. It was all about continuing the tradition of the English country house, because it's quintessentially English to have these types of home.

"But in the early noughties it shifted to a more contemporary interpretation of this rather than the classic country estate. Since then, the wording has changed several times and they are now called 'Paragraph 84' homes."

He also mentioned: "Grand Designs has become a bit of a flag bearer for the policy – it's almost a symbiotic relationship with the programme."

Richard takes pride in the track record of Hawkes Architecture with Para 84 homes – out of the 16 designed by the company, every owner still resides in their property. However, despite the allure of creating a dream home in the countryside, the journey to erect an isolated dwelling in rural England involves a stringent planning process.

According to Paragraph 84 (e) of the NPPF, these dwellings must be "truly outstanding, reflecting the highest standards in architecture". They should also "raise standards of design more generally in rural areas".

A Para 84 home is required to "significantly enhance its immediate setting, and be sensitive to the defining characteristics of the local area." Entering the planning phase can set one back a minimum of £100,000, with entire projects often amounting to millions dependent on variables like house size and architectural design.

Richard remarked: "Any paragraph 84 has to be, by definition, high quality and meet the defining criteria. These homes shouldn't need to hide – or apologise for being there – because they are outstanding and exceptional."

He also conveyed the complexity of identifying a suitable location, commenting: "It's really difficult to put into words what makes a good site because it's so complex – there are numerous surveys and reports that need to be filed."

However, Richard clarified the objective behind the policy, saying: "But ultimately, Paragraph 84 is a policy that was created by the government to be achieved. It was designed to be a hurdle that could be jumped, but also one that was set high enough that the homes have to be a statement of intent."

An exemplary dwelling that fulfilled all criteria is Bigbury Hollow, nestled near Kent's Bigbury Camp Iron Age hill fort. Featuring two expansive terraced courtyards that bask in natural light, these are bordered by the rest of the residence arranged within subterranean wings flanking either side.

The property's costs were reported to be around £1.5million, and Bigbury Hollow had its moment in the spotlight on September 14, 2022, during the 23rd series of Grand Designs. The episode highlighting this unique build was aptly named "Canterbury 2022".

Kevin McCloud, the host, likened the property to "like a concrete submarine which has breached the surface of a wildflower meadow and come up for air".

Another notable property is the Lake House, nestled within 40 acres of the High Weald National Landscape in East Sussex. It's situated next to a former fishing lake and the abandoned 'Cuckoo' railway line.

The design features three striking "carriages" tucked amongst the trees, drawing on the historical link to the railway line.

Rob Hughes, director of planning consultants Hughes Planning, who has collaborated with Hawkes Architecture on Para 84 homes, emphasised the significance of choosing the right plot for such a project.

He stated: "Not every site will be able to accommodate a Para 84 home so it's important that people seek out professional advice, someone with the right expertise, as it really is a niche.

"We assemble a team of planning consultants, architects, landscape architects, ecologists who advise on biodiversity, arboricultural consultants, flood and draining experts, engineers – depending on the complexity of the build – sustainability consultants and more.

"It's not something you can do half-heartedly, you have to have a lot of money to do it, but equally it's not billionaire territory – it's really a mix of clients we get."

Rob also pointed out some common mistakes with applications. He added: "You usually find the reasons schemes don't get through are because of three main issues.

"First, it does not significantly enhance the area, second, it is not within the defining characteristics of the area, and finally it's simply not outstanding enough."

Richard and Rob believe there's a slight misinterpretation of the planning framework among the local community. Richard expressed: "We get some communities who are very supportive and the parish councils saying it's forward-thinking, but more often than not there is nimbyism to the proposals.

"But if we've done our job properly we should have covered all those planning aspects related to the sensitivities of the area."

Rob commented: "Some members of the public don't like the idea but really there's a requirement for the homes to be isolated so it's not really going to affect them."