From architecture and interiors, through to construction, landscaping and fit-out, we replaced three former cottages in Huddersfield with a new country manor – Royd House, designed and delivered entirely in-house, by ONE17 Design.
The house is constructed from tumbled local sandstone, combined with reclaimed ashlar from the original cottages, which was carefully dismantled, cleaned, and rebuilt as the entrance elevation of the new home, carrying its history forward into a larger, more refined dwelling.
The house is arranged around an open-plan living area, with a formal lounge, study, with all fitted furniture designed in-house. Off the main living space sits the oak-framed Party Barn, inspired by agricultural structures and created for entertaining, complete with a bespoke bar and full-height sliding doors that open the corner of the building into an outdoor relaxation space.
With architecture, interiors, structural design and project management handled by One 17, this five-bedroom family home was designed and built to support modern life.
Constructed entirely in Yorkshire sandstone, the house brings a strong sense of permanence and regional character, while maintaining a clean, modern form. Ashlar and traditional walling stone give depth and texture to the exterior, grounding the home within its landscape.
Inside, vaulted ceilings, exposed timber beams, and large areas of glazing create generous, light-filled living spaces. The main living room centres around a statement fireplace, while sliding doors open up to the garden, allowing front and rear spaces to feel connected throughout the day. As the days grow longer and warmer, those openings turn the ground floor into an easy indoor-outdoor space – morning coffee whilst relaxing on the terrace, evenings stretching out with doors left open to the garden air.
Photography: John Britton
Working with the site’s natural slope in Holmfirth, ONE17 designed this new private residence across two levels so the house settles naturally into the landscape. Acting as architects, interior designers, structural designers, and project managers, the team developed the home as one coordinated project from the outset.
Built from traditional Yorkshire sandstone, the main house centres around an open-plan kitchen, living, and dining space, alongside a separate living and games room and five bedrooms. Large openings connect the interior to an outdoor kitchen and dining area, allowing the home to extend easily into the surrounding gardens.
Linked to the main house via the zinc-roofed outdoor kitchen is a dedicated spa annexe, clad in burnt larch and designed as a quieter retreat. Inside, a sauna, steam room, cold shower, and relaxation space create a place to unwind while remaining closely connected to the rest of the home.
Landscape design - @barneswalkerlandscapearchitects
The way this home is used isn’t just about the main living space; it’s in the quieter moments too.
In Holmfirth, ONE17 designed this house to move naturally from one space to the next. From the entrance, where levels shift and the layout opens up, through to bedrooms that frame views out to the trees, and into the spa spaces set up for slowing things down at the end of the day.
Each part has its own pace. The hallway draws you in, the bedrooms give you somewhere to switch off, and the sauna becomes a place to step away completely.
Warm materials and simple details tie it all together, so the house feels consistent and works well for the quieter parts of the day, and when everything’s in use.
Sometimes, you just need a space to step out of the house and focus. This garden room in Holmfirth was designed by ONE17 as a home office with everything in one place, so it works just as well on a cold morning as it does on a warm afternoon with the doors open to the garden. Built in brick and oak to sit naturally alongside the house, with glazing that keeps the outside in view, it’s a space that fits around daily life but comes into its own when the weather turns.
At Vermont in Huddersfield, ONE17 reworked this detached home through a rear extension and full internal refurbishment, reshaping the layout to focus on the landscape to the south.
The main living space now sits at the centre of the home, with oak-lined windows drawing light in and framing the view, while a coffered ceiling, fluted oak joinery, and a travertine hearth give the room a clear sense of structure.
From there, the house moves into a series of spaces designed for different moments, including a leisure suite with a sauna, gym, and bar, and a private master suite with its own dressing area and ensuite, all tied together through a consistent material palette.
Two bespoke staircases connect the levels, combining blackened steel with solid oak treads, adding contrast as you move through the home.
A layout that now flows naturally, shaped around light, views and everyday living.
@bangolufsen@ctolighting@toccominerale@setco_design@solusceramics@axor_design
Every project starts the same way - with a conversation. At ONE17, time is spent early on understanding the site, the brief, and how the space will actually be used before anything is fixed. From there, ideas are tested through sketches, developed into detailed drawings, and carried through into construction with the same level of care. Because everything is planned properly from the beginning, decisions aren’t rushed later on. Materials, layout, and structure are all resolved ahead of time, so what’s built on site follows a clear, well-thought-through process. A straightforward approach, but it’s what allows each project to come together without compromise.
When the weather shifts, this house shifts with it. At Royd House in Huddersfield, ONE17 designed the home around how it’s used throughout the year. In colder months, everything centres around the main living spaces. As summer comes in, the house opens out.
The oak-framed party barn sits alongside the main living area, with sliding doors opening the full corner to the patio. Inside and outside start to feel like one space, with the bar, dining area, and seating all set up for long evenings with friends. Stone flooring runs straight through, making the transition effortless, whether it’s a quiet evening or a full house.
What if your home worked with the land instead of fighting against it?
In Holmfirth, ONE17 designed this new build to step with the slope, splitting the layout across two levels so it feels settled into its surroundings. Open-plan living sits at the centre, with an outdoor kitchen linking through to a separate spa annex with a sauna, steam room and space to unwind. Built in Yorkshire sandstone with a burnt larch-clad annex, it’s a home that feels connected, inside and out.
Vermont in Huddersfield was reworked by ONE17 Design to open up to the views beyond. We reshaped the layout through a rear extension and full refurbishment, with new oak-lined windows drawing light and landscape into the main living spaces. From the central living area through to a private leisure suite and master spaces, each part of the house is designed to flow easily from one to the next.
The shape of this home comes directly from the land it sits on. In Holmfirth, ONE17 designed the house to step with the slope, splitting it across two levels so it feels settled into the site rather than forced onto it.
The main living space is open and central, with the kitchen, dining, and living areas flowing together, while a separate living and games room and five bedrooms sit around it. Outside, the house continues into an outdoor kitchen and dining area, linking through to a spa annex with a sauna, steam room, and space to unwind.
Yorkshire sandstone forms the main house, with burnt larch used for the annex, tied together with a simple zinc-roofed link. A home shaped by its setting and by how it’s used every day.
