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Oak tree view across the meadow at Flybarn farm, a Para 84 energy efficient passive house. Another grand design by Hawkes Architecture.
Render of the bridge arrival at Flybarn farm, a Para 84 energy efficient passive house. Another grand design by Hawkes Architecture.

Paragraph 84 (Para 84)

Flybarn Farm

A Paragraph 84 isolated new dwelling designed within an enhanced landscape, replacing derelict farm sheds and respecting the site’s rural heritage.

New Build

Transforming a historic farmstead into a contemporary home.

This exceptional new Paragraph 84 development replaces a cluster of disused and derelict farm sheds with a thoughtfully designed scheme that celebrates both heritage and landscape. Central to the project is the regeneration of two historic ponds, which inspired an extensive wet-led landscape strategy. The contextual building design draws on the traditional agricultural building hierarchy of this long-established, isolated rural farmstead, ensuring a sensitive and site-specific response. Developed in close collaboration with Axiom Planning and PAD (Phil Allen Design) landscape architects, the project showcases a strong team effort and a shared commitment to delivering architecture that enhances its rural setting.

On Tuesday 12th March 2024, Breckland Council Approved our proposals for a Paragraph 84 exceptional isolated house and enhanced landscape in rural Norfolk.

Landscape

Architecture in Harmony with Nature

The design narrative for this project has developed around a response to the established architectural hierarchy of the buildings which form this isolated rural farmstead, which already has a principal dwelling. In situations such as this it feels inappropriate for any new Paragraph 84 (Para 84) dwelling to seek to dominate and become the new principal dwelling. As we’re guided by local & national planning policies, what we should be demonstrating is that our proposals “fit in with the form & layout of the surroundings” (NPPF paragraph 139b) and be “sensitive to the defining characteristics of the local area” Paragraph 84.


What feels more appropriate is that a new dwelling respect the existing hierarchy of buildings; from the principal dwelling to higher quality outbuildings generally close to the principal dwelling to the more ad hoc structures which tend to proliferate as a 3rd tier of building structures, generally constructed since the mid 20th Century.

Our proposals adopt a building form & architectural language which, when viewed from a distance. feels very much at home in this rural landscape. A simple form which may allude to an agricultural barn or one which may have been converted to residential as so many such buildings have in recent years.

Upon arrival to the new Paragraph 84 dwelling and upon closer inspection, the exceptional quality of the architecture, the arrangement of massing, the entrance sequence, articulation of building elements and detailing of materials would immediately be evident.

The scheme was presented to The Design Review Panel on two occasions, ultimately resulting in obtaining their full endorsement of the proposals.

The scheme had been recommended refusal by Breckland with the sole reason being that the LPA felt that the site was not sufficiently isolated to trigger Paragraph 84. They held this view despite the team’s efforts pointing out that, consistent with the Braintree and Bramshill Park court of appeal decisions, this site would absolutely 100% qualify as being remote from a settlement (the nearest settlement being 1 mile away). Fortunately the planning committee saw sense and voted to approve the scheme contrary to officer’s recommendation.

As with all of our Paragraph 84 projects, the technical performance of the building will be delivered to the very highest passive standards and the building will benefit from HAWKES extensive experience designing and building some of the most advanced sustainable low energy homes in the country.

We’re looking to progress swiftly with the technical design with a view to starting work on site later in 2024.

Aerial view of the site at Flybarn farm, a Para 84 energy efficient passive house. Another grand design by Hawkes Architecture.

The design narrative for this project has developed around a response to the established architectural hierarchy of the buildings which form this isolated rural farmstead, which already has a principal dwelling. In situations such as this it feels inappropriate for any new Paragraph 84 (Para 84) dwelling to seek to dominate and become the new principal dwelling. As we’re guided by local & national planning policies, what we should be demonstrating is that our proposals “fit in with the form & layout of the surroundings” (NPPF paragraph 139b) and be “sensitive to the defining characteristics of the local area” Paragraph 84.


What feels more appropriate is that a new dwelling respect the existing hierarchy of buildings; from the principal dwelling to higher quality outbuildings generally close to the principal dwelling to the more ad hoc structures which tend to proliferate as a 3rd tier of building structures, generally constructed since the mid 20th Century.

Our proposals adopt a building form & architectural language which, when viewed from a distance. feels very much at home in this rural landscape. A simple form which may allude to an agricultural barn or one which may have been converted to residential as so many such buildings have in recent years.

Upon arrival to the new Paragraph 84 dwelling and upon closer inspection, the exceptional quality of the architecture, the arrangement of massing, the entrance sequence, articulation of building elements and detailing of materials would immediately be evident.

The scheme was presented to The Design Review Panel on two occasions, ultimately resulting in obtaining their full endorsement of the proposals.

The scheme had been recommended refusal by Breckland with the sole reason being that the LPA felt that the site was not sufficiently isolated to trigger Paragraph 84. They held this view despite the team’s efforts pointing out that, consistent with the Braintree and Bramshill Park court of appeal decisions, this site would absolutely 100% qualify as being remote from a settlement (the nearest settlement being 1 mile away). Fortunately the planning committee saw sense and voted to approve the scheme contrary to officer’s recommendation.

As with all of our Paragraph 84 projects, the technical performance of the building will be delivered to the very highest passive standards and the building will benefit from HAWKES extensive experience designing and building some of the most advanced sustainable low energy homes in the country.

We’re looking to progress swiftly with the technical design with a view to starting work on site later in 2024.

The Construction

A sneak peek into how its going as of the 21st August … more updates to come!