National planning policies in England are mainly set out in the National Planning Policy Framework, which was last updated in August 2026. The NPPF sets out overarching planning guidance to assist local authorities when creating area specific plans and making planning permission decisions.

Policy HO11

If your site is in a truly isolated location in the countryside, Policy HO11 may be a good route to planning success for you.

• Policy HO11 is a national policy in the NPPF
• Homes must meet specific criteria to achieve planning through this policy
• Policy HO11 is known as an exception policy, and it can only be used when a site is in a location isolated from a settlement where development would usually be avoided in the open countryside
• Whilst is can be a standalone policy, Studio Bark like to work with other national and local policies to strengthen an application
• Approvals under Policy HO11 must meet specific criteria
• Sub-paragraph HO11(1)(e) requires proposals to be of the highest design quality with sensitivities to the surrounding area
• Endorsement from a Design Review can be critical in giving local authorities reassurance the design meets the requirements of the policy
• The 2026 NPPF also introduced Policy S5(3), which explicitly defines an isolated home as one "lying outside settlements or groups of houses" and routes such proposals directly to HO11. This clearer definition can be a useful additional anchor point in a supporting statement, helping to establish from the outset that a site genuinely qualifies for the policy route

Read more on our industry-leading Policy HO11 research and database.

Policy DP3(5)

If your site is in the countryside but does have nearby or neighbouring properties and may not be considered 'isolated', Policy DP3(5) may be more suitable. Since the changes to the meaning of isolation in planning terms over the years, Policy DP3(5) is being increasingly used to gain planning permission on these sites.

• The policy gives significant planning weight to an application and can be used to build a 'planning balance'
• Designs need to be outstanding or innovative in their approach (though we like to make sure they're both!)
• This policy is special because of its emphasis on sustainable and sensitive design
• Policy DP3(5) would be applied in the planning grey-area where a site may not be defined as 'isolated' for the purposes of Policy HO11 but is still outside of a settlement
• Unlike HO11 which is an exception policy, this route requires designs to be consistent with the overall form and layout of their surroundings: a test which notably, replaced the requirement to 'fit in with' surroundings in Paragraph 139 the previous NPPF, and which may offer slightly more design flexibility in practice
• Policy DP3(5) is a design-led policy and must be read alongside local design policies. Proposals should reflect the character and context of their setting rather than departing from it

Read more about our Policy DP3(5) analysis and Rural Site Policy Tool.

Class Q

Class Q is a permitted development right in England which allows conversions of agricultural buildings if certain rules apply. This is a simpler route to permission as the principle of development is already on site.

• There is a limit on floor space of 150m2, which might not be appropriate for everyone
• It relies on using the existing structure, so structural analysis will be required
• The aesthetic of the building can be more simple and agricultural in comparison to a new build route.

Read more about Class Q and R in our Permitted Development guide.

Policy HO11

A national exception policy for isolated homes in the open countryside, with the aim to create outstanding quality homes.

Policy DP3(5)

A national policy which supports development of highly sustainable, locally sensitive architecture.

Isolated

In planning terms, isolated is denoted as a dwelling 'physically separate from a settlement'.

Settlement

Many smaller villages and hamlets not officially recognised as settlements in local plans. What constitutes a settlement is the decision-maker's planning judgement (a planning officer or the appeals inspectorate).

What is a Sustainable Home?

Sustainable homes should reflect the highest standards of regenerative and whole life zero carbon design.

NPPF

The National Planning Policy Framework.

DRP

Design Review Panels are independent groups of built environment professionals who give impartial advice on designs to support local planning authorities make decisions on design quality.

Can I build a new house on my land in the countryside?

Yes, there are several routes landowners can take to build new countryside homes. Whilst most councils have a presumption of development against new homes in the open countryside to prevent urban sprawl, there are different routes open to you through both national and local policy.

Studio Bark assist with site finding and appraisals to help prospective applicants decide an appropriate planning route for your site.

What is Policy HO11 (formerly Para 84?)

Policy HO11 is a national exception policy and the 'gold standard' for bespoke architecture, demanding a design that is truly outstanding, site-specific, and sensitive to its immediate environment. For us, this represents a rare opportunity to push the boundaries of sustainable technology and vernacular materiality.