Building Under Paragraph 84: Facit's Complete Approach
- Bruce Bell
- Jul 1
- 5 min read
Exceptional homes for exceptional places.
What is Paragraph 84?
Building a new home in the countryside has long been one of Britain’s most cherished aspirations — and one of its most complex planning challenges. National planning policy generally restricts new residential development in open countryside. However, a unique clause within the National Planning Policy Framework (NPPF) offers an important exception: Paragraph 84 (formerly Paragraph 80, 79, 55, and PPS7).
This policy allows for the development of isolated homes in rural areas, but only under very specific conditions. Most notably, Paragraph 84(e) permits new homes “of exceptional quality”, provided they meet stringent criteria around architectural merit, environmental performance, and integration with the surrounding landscape.
In short, Paragraph 84 exists to elevate the quality of design in the countryside. It encourages homes that are not only beautifully designed and technically outstanding, but that also make a positive contribution to their setting — homes that couldn’t be built anywhere else, and which add something meaningful to the rural landscape.
These homes must be:
Truly outstanding, reflecting the highest standards of architecture
Sensitive to local character, materials, and ecological conditions
A significant enhancement to the immediate setting
Genuinely innovative or exceptional in their approach to sustainability and construction
Planning approval under Paragraph 84 is hard-won, and rightly so. It is not a shortcut to rural development — but for those with the ambition to build something exceptional, it is a real and achievable route to creating a one-of-a-kind home in a remarkable setting.
How Architects Approach Paragraph 84
Paragraph 84 places a heavy burden on design quality — and that means not every architect is equipped to take it on. A successful Paragraph 84 proposal is about far more than producing attractive drawings. It requires a strategic, narrative-led process that combines architecture, planning, environmental science, and technical delivery.
Leading firms in this space often develop deeply contextual designs, shaped by local materials, traditional forms, and a clear design story that justifies every move. Many also draw on experience with planning policy, sustainability standards, and pre-application consultations.
One of the key tools in the process is the Design Review Panel — an independent group of architects, planners, and sustainability experts who assess the proposal’s merit before it reaches the planning committee. A positive report from the panel is not a guarantee of approval, but it carries significant weight and often proves decisive. Presenting to the panel requires clarity, technical depth, and a compelling argument for why the design is truly exceptional.
Ultimately, the architect’s role in a Paragraph 84 project is part visionary, part strategist. It’s not just about designing a beautiful home — it’s about crafting a proposal that satisfies complex policy tests, inspires planners and communities, and delivers something genuinely special.
The Pitfalls of Paragraph 84 Projects
While Paragraph 84 presents a compelling opportunity, it also comes with real risks — especially for those new to the process. One of the most striking issues is how many projects that win planning permission never get built. This often comes down to one or more of the following pitfalls:
Overly conceptual or impractical designs that pass policy tests but prove difficult or expensive to deliver
Disjointed teams, where the design, planning, and build functions aren’t integrated, leading to compromises or delays
Budget mismatches, where clients commit to the planning process without a clear sense of the total cost or buildability of the proposal
Lack of continuity, where the design evolves after planning in ways that undermine what was approved
Because Paragraph 84 projects tend to be ambitious, rural, and technically complex, the gap between paper and reality can be significant. That’s why it’s essential to work with a team that not only understands the policy, but can deliver on the vision all the way through to completion.
Facit Homes’ Approach
At Facit Homes, we see Paragraph 84 not just as a planning challenge, but as a chance to create homes that are both visionary and real — homes that are as thoughtful as they are buildable.
Our approach is led by Bruce Bell, founder and creative force behind Facit. With a background that spans fine art and advanced product design — including a Master’s from the Royal College of Art — Bruce brings a unique combination of creative imagination and technical intelligence. His early collaborations with world-class architects like Lord Norman Foster and artists such as Sir Antony Gormley have shaped Facit’s approach: visionary design grounded in real-world delivery.
The Digital Craftsman
Central to our work is what we call the Digital Craftsman philosophy — a modern take on making that combines the values of traditional craftsmanship with the power of digital design and fabrication.
While many practices still rely on third-party contractors and unpredictable build processes, we do things differently. We use advanced digital tools and in-house CNC fabrication to precisely manufacture the components of our homes. This isn’t off-the-shelf automation — it’s a bespoke, craft-led process where each building is shaped by its site, its story, and its purpose.
This allows us to work with a level of control, precision, and creativity rarely seen in housebuilding. It also means we can respond to each Paragraph 84 site with sensitivity to landscape, views, orientation, and materials, while still maintaining the quality, consistency, and rigour typically only available in factory-based systems. It allows for architectural ambition without sacrificing buildability.
Pushing What We Do Further
For Facit, Paragraph 84 projects represent the opportunity to push the limits of what we already do every day. We stretch our design system to its full potential: creating more ambitious forms, more expressive detailing, and more technically complex structures. These projects become a platform for exploring how our technology can express itself through architecture — and how buildings can better serve the landscape, the community, and the climate.
We develop homes that express their method of construction, celebrate their materials, and quietly teach through design. Our approach to sustainability is embedded, not superficial — from reducing embodied carbon to minimising waste and designing for performance in use.
We work collaboratively with expert landscape architects, planning consultants, and local authorities — and we present our schemes to Design Review Panels with the confidence that comes from detailed, well-resolved, and clearly articulated designs.
And most importantly, we don’t just win planning — we build. Our projects are not paper exercises or planning trophies. They’re homes that get delivered, lived in, and loved.
Building Your Paragraph 84 Home with Facit
If you’re considering a Paragraph 84 home, you’re likely already aware that this is not a typical route. It’s a journey that requires vision, rigour, and trust. At Facit, we bring these qualities together — combining award-winning design with proven delivery and a deep understanding of the policy landscape.
We’d love to talk to you about your site, your ambitions, and how we might help you bring them to life — not just as an idea, but as a real, lasting, and exceptional home.
Get in touch to start the conversation.
Let’s create something extraordinary — not just on paper, but in reality.
