Location; Tithby
Completion Date; Ongoing
The Holly Tree Farm redevelopment in Tithby represents a carefully considered and sensitively designed scheme that seeks to transform a redundant farmstead into a cohesive and high-quality rural residential environment. The project centres on the conversion of a group of traditional agricultural buildings—specifically, a threshing barn, cart shed, and stable building—alongside the construction of six new dwellings that complement the existing structures and landscape character. Planning permission was recently granted following extensive consultation, negotiation, and revision, with the final approved scheme reflecting both architectural ambition and respect for the site's rural setting.
HOLLY TREE FARM
Located within the Nottinghamshire Green Belt, the site lies at the heart of the small hamlet of Tithby. The historic farm buildings are of permanent and substantial construction, set within a compact and well-defined envelope of development. The new homes have been designed to work in harmony with the traditional character of the retained structures, adopting a layout that reinforces the existing courtyard form and referencing the agricultural vernacular through their scale, massing, and materiality. Throughout the design process, significant effort was made to ensure the proposal would not result in harm to the openness of the Green Belt or the wider landscape setting. This was achieved by minimising the footprint and volume of new development in comparison to the structures being removed, consolidating built form, and adopting a restrained and contextual design approach.
The design concept takes inspiration from the spatial hierarchy of historic farmsteads, arranging the dwellings to create a central courtyard reminiscent of traditional steadings. The layout was refined through discussions with local authority officers, with key changes made to ensure the new buildings follow the alignment and scale of those they replace. Larger or taller elements of the scheme were relocated to match the footprint and form of taller existing buildings, ensuring that the impact on openness is limited and that the development nestles comfortably within the established built envelope.
Each of the proposed new homes is designed with an individual identity, but together they form a coherent whole. The architectural language draws on the local agricultural tradition while maintaining a clear contemporary sensibility. Elevations are simple and robust, with a focus on proportion, rhythm, and material texture. Materials have been carefully selected to complement the existing barn structures, incorporating red brick, vertical timber cladding, and tiled roofs to echo the tones and textures of the historic farm buildings. Where appropriate, architectural detailing such as minimal eaves treatments and simple opening proportions reflect the utilitarian character of rural outbuildings, avoiding overtly domestic references.
The conversion of the traditional buildings has been handled with care and sensitivity. Structural reports confirmed that the barns and stable blocks are capable of conversion without substantial rebuilding, and the design retains as much of the existing fabric as possible. Openings have been reused or subtly adapted to suit new residential use, while retaining the character of the original forms. Modern interventions, such as glazed infill panels or lightweight connecting elements, are restrained in tone and deliberately subservient to the historic context. In the case of the threshing barn and cart shed, a contemporary link replaces a poor-quality lean-to, removing visual clutter and improving the boundary relationship with neighbouring properties.
Landscape treatment is an essential component of the scheme, reinforcing the rural character of the site and ensuring that the development integrates seamlessly into its surroundings. The design includes carefully considered planting strategies, with native hedgerows and specimen trees used to define private spaces while maintaining soft boundaries that support the site's rural aesthetic. A new layout of gardens and access routes replaces extensive areas of hardstanding and former agricultural enclosures, leading to a significant reduction in overall site coverage and visual impact. The provision of a shared courtyard reinforces a sense of community and shared identity, while individual garden spaces provide privacy and amenity for residents.
Environmental performance and long-term sustainability were central to the design approach. The homes are designed to be highly energy efficient, with improved insulation, airtight detailing, and the integration of energy-efficient systems and fittings. Water usage targets are in line with best practice standards, and each unit is equipped with electric vehicle charging infrastructure and dedicated work-from-home spaces to support flexible, future-facing lifestyles. The project also achieves a measurable biodiversity net gain, including new planting, ecological enhancements, and the careful stewardship of the existing landscape structure. Notably, the revised scheme retains the generous biodiversity targets previously proposed, even though they are no longer required to justify the development’s appropriateness in Green Belt terms, underscoring a commitment to environmental responsibility and community goodwill.
Access to the site remains via two existing vehicular entrances, now serving three homes each. These access routes are modest and in keeping with the rural lane character, and the overall traffic impact of the development is low. This is particularly important in a location where the historic use of the farm might otherwise have resulted in higher levels of movement and noise. The conversion to residential use brings with it a reduction in heavy vehicle traffic and presents an opportunity to improve the tranquillity and safety of the local area.
An earlier iteration of the scheme was refused permission due to concerns over Green Belt impact. However, the applicants and design team engaged proactively with the local planning authority, adapting and improving the proposals to align more closely with the site’s context, policy framework, and local expectations. The final scheme not only overcame the original objections but gained recognition for its architectural quality, contextual sensitivity, and deliverability. The revised proposals were shaped in part by local authority officers, who offered constructive input on layout, form, and integration—ensuring that the final submission was both policy-compliant and well-supported.
While the site lies within the Green Belt, a material change in circumstances allowed the new proposals to be judged as redevelopment of previously developed land, no longer requiring the demonstration of very special circumstances. This shift in planning status, alongside substantive design revisions and a commitment to environmental quality, provided the basis for planning permission to be granted. The conservation officer supported the scheme’s heritage approach, and the final design successfully safeguards the character and setting of the existing buildings and surrounding rural landscape.
In conclusion, the Holly Tree Farm redevelopment is a successful example of how thoughtful design can reconcile the challenges of building in the Green Belt with the ambition to create high-quality, sustainable rural housing. The project blends old and new, drawing on the architectural legacy of traditional farm buildings while introducing new dwellings that are clearly contemporary yet contextually appropriate. Through sensitive design, engagement, and a commitment to quality, the project has secured consent and laid the groundwork for a vibrant and enduring addition to the village of Tithby.
GALLERY
