Paragraph 84(c) House, Bedfordshire

A former water pumping station transformed into a contemporary home of exceptional quality under Paragraph 84(c).

In the open Bedfordshire countryside, two small utilitarian buildings once formed part of a former water pumping station. For years, our client passed the site and was drawn to its quiet character and sense of place. When the opportunity arose to purchase it, he sought to realise its potential as a one-off home that would celebrate the industrial legacy of the site.

Working alongside planning consultant Daniel Gender-Sherry, GHA developed a design approach under Paragraph 84(c) of the National Planning Policy Framework — allowing new homes in isolated rural locations where the design is of exceptional quality.

The proposal respects the scale, massing and materiality of the original structures, introducing a slender linking corridor to form a new entrance and connection between the two. The existing buildings were insulated and over-clad to improve thermal performance while retaining their distinctive character and proportions.

At the eastern end of the site, a new cylindrical room recalls the form of the former water tank once located there. This element now houses a living room and study, creating a strong focal point and completing the composition of the group.

The resulting dwelling combines sensitivity to context with environmental responsibility — balancing preservation of industrial heritage with the performance and comfort of a contemporary home.

Planning permission was granted in 2024.