Barn Conversions: Your Questions Answered

ABOVE: An unlisted barn is usually far simpler to convert.

What planning issues am I likely to face?

Planning permission for barns can be very tricky to get. Because of this, a lot of architects will devise a design that they know will get through planning, but that is so uncontroversial that the layout for actually living there can be completely impractical. You need to have a good look at the plans and ask yourself if it’s really liveable — you may have to submit a new application.

Can I insert new openings?

During planning, you work out the total area of openings, so if the barn isn’t listed they could be transferred somewhere else. Rooflights tend to have to face away from neighbouring properties. If the barn is listed, then you are highly unlikely to be able to add openings, so you may be left with unusual glazed areas. They can be quirky but difficult to work with. Inside, look for ways to share light around, such as glass above doors.

What changes can I make internally?

If the barn isn’t listed there is usually flexibility to add extra storeys, but in a listed barn, you may face problems trying to add in a floor under trusses as you need to meet Building Regulations for head heights.

Mezzanine levels are a good way to add extra living space. Conservation officers are keen to leave barns exposed as much as possible, so you may end up with a huge open space with just a couple of small bedrooms.

ABOVE: Queen trusses such as these are common in old barns; BELOW: A barn stripped back to its bare bones before being rebuilt.

What are the likely ‘hidden’ costs?

The ground is an unknown, so we always advise clients to spend £7-800 surveying the foundations and digging trial holes before anything else. If you neglect to do this, you might find that underpinning can add as much as £6-700/m². The condition of timbers is also important. If the barn is listed, the conservation officer will insist on localised repairs, using traditional carpentry methods, which is very expensive.

What about an overall cost?

We tell our clients to expect that taking it to the second-fix shell costs around £1,300-1,400/m² for the whole space. Do calculate the cost of utilities beforehand, as many barns are far away from the mains. One of our clients recently paid £35,000 for an electricity connection.

Do I need a specialist builder?

Yes, the contractor must know what they’re doing so hire a specialist builder with experience in barn conversions. Other contractors may quote cheaper, but the prices will go up when they start discovering hidden structural problems.

Matthew Denyer is the Managing Director of conversion specialist MASIA Building & Construction (masia.co.uk, 01494 677887), who carried out the projects on this page.

Find out more about conversions...

Read case studies of converted properties...

Barn Conversion Case Studies:

• Converting a Cow Barn
• Converting a Listed Stone Barn
• A Traditional Barn Conversion

Further reading:

• Design Masterclass: Barn Conversions
• A Guide to Reclaiming VAT: Conversions, Renovations and Extensions
• Everything You Need to Know About Conversions

Barn Conversions - Brand new selections of barn conversions in one of our most popular books.