Hobbs Parker - Controversial isolated dwelling policy remains

Controversial isolated dwelling policy remains

Central government planning policy supports, as an exception, the construction of isolated new dwellings in the countryside where the buildings are of exceptional quality and design. The policy states "Very occasionally the exceptional quality and innovative nature of the design of a proposed, isolated new house may provide the special justification for granting planning permission. Such a design should be truly outstanding and ground-breaking, for example, in its use of materials, methods of construction or its contribution to protecting and enhancing the environment, so helping to raise standards of design more generally in rural areas. The value of a building will be found in its reflection of

The policy appears to fly in the face of planning guidance in general which aims to restrict new dwellings in the open countryside, unless they can be justified for agricultural purposes. The theory behind this controversial policy, hated by some but much loved by the architectural profession, is that the character of the English countryside is partly a result of the establishment of Country Houses developed over time, and that if planning policy were to completely restrict development in the countryside this would limit the further development of this character. Others saw the policy as being an exception for the very rich allowing the construction of large isolated houses in unsustainable locations.

Originally known as the `Country House policy' it appeared in the 1997 version of the Planning Policy Guidance 7. The policy allowed an isolated new Country House to be built in the countryside (where normally residential development would not be permitted), provided it was "clearly of the highest quality, truly outstanding in terms of its architecture and landscape design, and would significantly enhance its immediate setting and wider surroundings" The draft version of the replacement planning guidance Planning Policy Statement 7, removed all mention of this policy. However after an intensive campaign backed by architectural heavyweights such as Norman Foster this policy in an amended

The policy is a direct reaction to the tradition of the Country House which is arguably one of Britain's most significant architectural and landscape movements and which has had a definite legacy within the landscape. It is considered that this policy if legislated properly can have very positive outcomes. It would be a tragedy if all new dwellings approved on greenfield sites were small boxes of limited character. Local Councils should ensure that only those dwellings that are the highest quality should be approved and that buildings are designed to excel in terms of limiting their impact on the environment and energy use.

The number of dwellings approved under this policy has been very small (estimated as approximately 35 dwellings).The interpretation of the policy involves subjective judgments which has resulted in some variation in interpretation, but by looking at those applications that have been successful and those that have not been successful we can see a pattern emerging as to the characteristics of an acceptable scheme. They key points are summarised below;
- The buildings must be of the very highest architectural quality. While this does not necessary mean the employing of a well known architect, most successful applications have involved a high profile architectural firm.
- The new building must fit very well with its setting. As a response to the Country House legacy new dwellings approved under this policy generally are located within large grounds.
- The policy requires that buildings must protect and enhance the environment. Approved dwellings have typically incorporated a large number of sustainable technologies. It is likely that future approvals would need to focus more and more on this issue. Examples of technologies such as such as ground source heat pumps, photo voltaic cells and green roofs can all be found in successful schemes.
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For further information contact: John Carter