A Residential Property Concealed Amidst the Lush Forestry of Wadebridge, Boasting 80 Rooms
In the picturesque setting of Wadebridge, Cornwall, a new house is being built under the strict regulations of Paragraph 80 of the National Planning Policy Framework (NPPF). This policy, which was previously known as Paragraph 79 and earlier as Paragraph 55, focuses on exceptional circumstances for constructing new isolated homes in the countryside.
The house, named Trehytte, is being built on 2 ½ acres of 'Heligan-style', quasi-tropical gardens that were previously part of the Lower Treneague estate at St Breock. The setting is private and idyllic, with sensational treetop views over the gardens, no near neighbours, and less than a mile from the centre of Wadebridge. The gardens are bordered by a stream with inter-connecting ponds, myriad native and imported plants, and abundant wildlife.
Duncan Ley, a selling agent for Trehytte, explained that the house is being built in accordance with the regulations of Paragraph 80 of the NPPF. To qualify for planning approval under Paragraph 80, the design must be 'of exceptional quality', reflect the highest architectural standards, help raise standards of design in rural areas, and significantly enhance its immediate setting.
The house, a net-zero-carbon, timber-framed structure, boasts four reception rooms, five bedrooms, four bathrooms, and a covered balcony on three floors. The construction is currently underway, with completion expected in a year. The house is being offered for sale through Humberts in Truro with a guide price of £3m.
The NPPF's Paragraph 80 allows for isolated homes only if they meet specific criteria that demonstrate an overriding need or benefit. These criteria include enabling a significant enhancement to the immediate setting through its design, providing clear substantial innovation or exceptional quality that justifies its isolated rural location. The home might also relate to an essential need for a rural worker to live permanently at or near their place of work in the countryside.
It might also apply if the home is of exceptional quality or innovative design that is truly outstanding or innovative, reflecting the highest standards in architecture and significantly enhancing its surroundings. Alternatively, the home might be allowed if it demonstrates clear environmental benefits, such as achieving net biodiversity gain or supporting renewable energy generation.
Applicants should also comply with other national and local policies, including flood risk, environmental impact, and sustainable drainage systems. Neighbourhood plans and local plans layer further specific criteria or restrictions around isolated rural homes. For a successful application under Paragraph 80, the development proposal typically needs to be justified against these strict criteria with detailed supporting evidence on the need for rural location, design quality, sustainability, and environmental impact.
If you want the exact wording and the official guidance, it is best to consult the latest version of the NPPF directly or seek advice from local planning authorities since local implementation can vary according to local plans and supplementary planning documents.
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