Dreaming of a new life in the country? You just made the right 1st step...

• Clear advice on whether a building qualifies for Class Q, including structural considerations, fallback positions and how to present a robust case for residential conversion.
• Site finding - with an in-depth knowledge of sites in Cornwall I’m well placed to spot opportunities for Paragraph 84 or Class Q and match to clients. 
• Feasibility - early, objective assessments to identify whether a site has real potential under Paragraph 84 or Class Q. This includes landscape character analysis, policy screening and identifying the strongest planning arguments.
• One‑stop‑shop with architect partners - matching clients with architects who specialise in exceptional rural design and/or Class Q designs, ensuring planning strategy and design development move together from day one.
• Paragraph 84 planning strategy - Paragraph 84 sets the highest design bar in the UK. I help shape a planning strategy that aligns design ambition with policy tests, landscape character, local context, ecological enhancement and local authority expectations.
• Pre-apps - I recommend early engagement and a collaborative approach with planning officers as being essential and this is something I can lead on.
• Design Review Panel representations - Paragraph 84 homes often require numerous iterations and scrutiny by a local Design Review Panel which is something I can co-ordinate and make representations in, in collaboration with the architects. 
• Planning applications - end‑to‑end management of planning applications, including planning statements, design justification, coordination of technical reports and navigation of AONB/National Landscape sensitivities. Providing a robust and locally informed narrative for the design and justification for the exception to policy is key to having success with Paragraph 84 projects. 
• Landscape, design and policy coordination - exceptional rural homes succeed when landscape, architecture and policy are aligned. I coordinate these elements to create a coherent, defensible planning case.

Why choose Roseland Planning

• Deep Cornwall knowledge — policy, landscape, politics and precedent  
• 18 years’ experience across planning policy, Development Management, design and housing delivery  
• Honest, strategic advice — clarity on whether a site has real potential  
• Strong relationships with architects and landscape specialists  
• A clear, confident route through complex rural planning  

Thinking about a Paragraph 84 or Class Q project in Cornwall?

If you’re exploring a site, considering a barn conversion or want to understand whether a Paragraph 84 home is possible, or if you just have the seed of an idea, I offer fast, objective advice and a clear strategy to help you move forward. Drop me a message now.

Why Paragraph 84 and Class Q Matter in Cornwall

Cornwall’s rural planning policies are some of the most complex in the country. AONBs, National Landscapes, heritage settings and strict countryside protection policies mean most new homes in the open countryside are refused.

Paragraph 84 and Class Q are the exceptions — but only when used correctly.

What “truly outstanding” means under Paragraph 84

Paragraph 84 homes must be landscape‑led, architecturally exceptional, demonstrate contextual sensitivity and demonstrate significant enhancement to their setting. This is achievable, but only with a clear planning strategy and the right design team.

Why Class Q is powerful

Class Q allows the conversion of agricultural buildings into homes without a full planning application — but only if the building meets strict criteria. Many applications fail because the fundamentals weren’t assessed early enough.

Cornwall‑specific interpretation

Understanding local precedent, local landscape character and political context is essential.

Unlocking personal ambition

For many clients, these policies unlock something bigger than a planning consent:  the chance to build a life in the countryside, create a legacy home, or realise a long‑held dream.

Stop dreaming and take the next step...