In the idyllic countryside of Gloucestershire, a little-known loophole in planning laws, known as the ‘Grand Designs’ clause, is enabling the affluent to construct modern, lavish mansions. This exemption, detailed in Paragraph 84 of the National Planning Policy Framework (NPPF), allows for the creation of unique builds in rural zones, provided they showcase “exceptional quality”.
While initially intended for traditional country estates, this clause is now increasingly utilized for building sleek, high-spec properties with substantial price tags, reminiscent of those often featured on Channel 4’s Grand Designs. These residences are emerging within Areas of Outstanding Natural Beauty, typically subject to strict development restrictions.
Notable among these exclusive homes is Headlands, located in the Cotswold Area of Outstanding Natural Beauty near Prestbury, Cheltenham. This striking property boasts a distinctive leaf-shaped zinc roof and cutting-edge interiors, and gained widespread acclaim upon its completion in 2018 for its exceptional design quality.
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Swinhay House is another success story, situated near Wotton-under-Edge, Gloucestershire, and achieved fame after appearing in the series three finale of the BBC’s Sherlock. Its bold curved structure and imposing observatory tower made it a fitting residence for the influential character, Charles Augustus Magnussen.
Hawkes Architecture, led by Richard Hawkes, a prominent expert in Paragraph 84 homes, has spearheaded 36 such projects, including the remarkable Headlands—more than any other firm. Richard, who gained recognition after discussing his eco-friendly house built in Kent on Grand Designs, highlighted the evolution of the policy from emphasizing classic country estates to endorsing a more contemporary interpretation.
The planning process for these rural dwellings is rigorous, as stipulated in Paragraph 84 of the NPPF, demanding that they must be “truly outstanding, reflecting the highest standards in architecture” and “significantly enhance their immediate setting”. This process can entail substantial costs, with projects often reaching millions, depending on factors such as size and architectural design.
Despite the allure of creating a dream home in the countryside, the identification of a suitable location and local residents' attitudes remain challenging aspects of the process. The expertise of professionals, including planning consultants, architects, and sustainability specialists, is essential for navigating the complexities of these projects.
Recognition by the local community varies, with some supporting the forward-thinking nature of these developments while others express opposition. However, proponents of such projects emphasize the careful consideration of the sensitivities of the local area in the planning process to address potential concerns.