Hill View Farm makes full use of the Class Q permitted development rights to convert an existing concrete and steel portal framed agricultural barn into five private dwellings. The project is located in the Green Belt just outside the village of Tickhill, Doncaster.
At Peak, we’re about challenging what’s possible. Designing beautiful, functional homes within the constraints of complex planning regulations is one of the most common challenges we encounter. Hill View Farm, located on the edge of Tickhill in rural Yorkshire, is a prime example. How do we stay creative and strategic whilst dealing with Class Q permitted development rules?
From agricultural barn to rural mews
The 4.2-hectare site came with a bungalow/former farmhouse, outbuildings, and a large, 929m² disused concrete framed agricultural barn. Our client, a commercial and industrial property developer, initially envisioned demolishing the barn to make way for a large family home, alongside converting the farmhouse into a separate annexe. However, the site’s green belt designation meant planning guidance wouldn’t permit this. Working closely with the client, we reimagined the project, exploring Class Q as a viable route to create value from the existing building. This approach allowed us to convert the barn into five smaller dwellings (each under 100m²) provided the entire conversion remained within the original building envelope.
Meeting and embracing Class Q challenges
The Class Q - agricultural buildings to dwellinghouses legislation comes with strict parameters: the building must be structurally capable of conversion; new dwellings must sit fully within the existing footprint; and in this case, the local authority also required private gardens to be contained within the building envelope. The original barn comprised eight clear-span precast concrete portal frames, concrete blockwork walls with timber infill panels, and a corrugated roof. Along the front elevation, a lean-to structure with pitched steel beams provided additional covered space. Our approach celebrated this robust agricultural character, retaining and revealing as much of the existing structure as possible.
Two key design moves
Our design centred on two strategic interventions that transformed the scheme:
1. Retaining the lean-to as covered parking Instead of demolishing the lean-to, we reimagined it as sheltered parking for 10 vehicles (two per home), complete with electric charging points. This retained the barn’s original scale and form when viewed from the road while keeping the iconic sliding barn doors which now frame the homes within.
2. Creating a central open-air courtyard Between the parking and the houses we introduced a lateral courtyard by removing the lean-to’s rear cladding and roof. This space became a communal mews-style arrival point, with zigzagging paved paths, generous planting, and louvres for shading. The result is a welcoming shared space that feels both rural and contemporary, enhancing the sense of community
Design language and materials
Externally, we referenced the barn’s agricultural heritage through a palette of grey-rendered blockwork, vertical timber cladding with feature fins, and an aluminium standing-seam roof. This combination balances rural character with crisp modern detailing. Internally, the barn’s tall central section allowed us to create two-storey homes, making the most of vertical volume while respecting the existing structure. The gardens, positioned within the building’s envelope, ensure compliance with Class Q while offering private outdoor space. The result, five new family homes set in a rural mews fit for modern life.
