Hopton Yard
Yoxford, Suffolk


Architect: HAT Projects

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"The rooves and flank walls are clad in beautiful tiles hand made from natural alluvial clay by William Blyth, one of the country’s oldest roof tile manufacturers who still employ traditional methods."

One of a remarkable family of four houses in the village of Yoxford, Suffolk, Hopton Yard was recently completed to the designs of the celebrated young architecture practice HAT Projects.

Arranged over two floors, with four bedrooms on the ground floor, it has an incredible open plan space with soaring ceilings and rural views occupying the entire first floor. This kitchen / living / dining room has large picture windows overlooking the picturesque valley of the River Yox. The master bedroom downstairs has an en suite shower room, with the other three bedrooms being served by a family bathroom and WC. There is also a utility room and entrance hall.

There is a private lawned garden at the front of the house and a dedicated off street parking space on Hopton Yard.

All of the four houses have oak and limestone flooring with underfloor heating supplied by an individual air source heat pump. Other features include energy efficient woodburning stoves with Clearburn technology, honed natural granite worktops in the kitchens and Bosch appliances. Throughout the houses there are also numerous details designed by HAT Projects, such as bespoke bannisters and window seats.

Externally the houses are designed with simple, elegant forms and materials that echo the area’s historic architecture. The rooves and flank walls are clad in beautiful tiles hand made from natural alluvial clay by William Blyth, one of the country’s oldest roof tile manufacturers who still employ traditional methods. White painted weatherboarding bookends the buildings. Internal guttering allows for purity of shape that give Hopton Yard a strong sense of place.

Hopton Yard is so called as it stands on the site of a lost hamlet by the name of Hopton (or Opton) that was documented in the Domesday Book. Dwellings have not occupied the site for centuries until this latest development by Nest, a small locally-based, design-led firm.

The sites on the edge of Yoxford, a charming, historic and well situated village just a few miles inland from Dunwich on Suffolk’s Heritage Coast, sitting between Southwold and Aldeburgh. The village benefits from two pubs, a restaurant, a post office, a primary school and several well-regarded antique shops.

The area has an abundance of great pubs (such as The Crown Inn at Westleton), good restaurants (such as The Darsham Nursuries Café) and wonderful local food suppliers (such as Emmett’s Deli and Creasey’s butchers in the next village of Peasenhall). More extensive facilities are available in the nearby towns of Saxmundham (Waitrose & Tescos) and Framlingham (recently included in The Times’ list of the‘10 Best Places in The UK To Live For Families’).

The railway station at Darsham is a three minute drive where trains into Ipswich link up with the Intercity London connection.


Please note that all areas, measurements and distances given in these particulars are approximate and rounded. The text, photographs and floor plans are for general guidance only. The Modern House has not tested any services, appliances or specific fittings — prospective purchasers are advised to inspect the property themselves. All fixtures, fittings and furniture not specifically itemised within these particulars are deemed removable by the vendor.


HAT Projects are one the UK’s most celebrated young architecture practices. Founded in 2007 by Tom Grieve and Hana Loftus, the pair studied at the University of Cambridge before working at places including Haworth Tompkins, Tony Fretton and the renowned Rural Studio in Alabama.

Perhaps best known for their design of the Jerwood Gallery in Hastings (pictured left), they have also recently completed a project for the V&A and are about to embark on a major commission for the Science Museum. They have won, or been shortlisted, for numerous Emerging Architect awards worldwide.

Hopton Yard is their first large residential project. Below is description of the project by Loftus and Grieve:

“In approaching this project, our design ambition has been to create characterful dwellings that reflect the distinctive nature of east Suffolk but that showcase our own approach and response to contemporary demands, from lifestyle trends to energy to parking.

We have created a family of houses where the site layout and the form of the dwellings responds to the site’s topography and setting. The houses form a close where layers of privacy are created by native planting enclosing sheltered south-facing gardens. This intimacy contrasts with the expansive north-facing views out from the houses over the water-meadows of the river Yox. The house forms are simple, recalling vernacular typologies, while their material palette combines traditional East Anglian textures of tile and painted timber boarding, with a refined contemporary approach to detail. Internally house layouts are varied, from more traditional formats to an ‘upside-down’ house with a dramatic, almost loft-like first floor living space, and intimate ground floor bedrooms.”

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