For many self-builders, barns offer a world of exciting possibilities with wide open spaces and huge windows framing countryside views. Plus, there's the satisfaction of learning how to convert a barn, and transforming something that’s old into a home full of character.
But before you get carried away, there’s the inevitable question: is it better to demolish or convert a barn? There isn’t a standard answer, and in many cases the right decision only becomes clear once you start peeling back the building's skin to understand what it really has to offer.
Retaining the original features can give a home a sense of history and its owner a unique place to live, however, chasing that dream when your barn is in no fit state to be converted, can be a costly mistake. Here, our expert explains how to assess your barn's conversion potential.
1. Pay attention to environmental factors
When making a decision on whether to demolish or convert a barn, there’s environmental considerations to take into account, and repurposing an existing structure is almost always more sustainable than demolishing it and starting again. Even if large parts of the building need replacing, keeping the basic shell avoids the carbon implications associated with manufacturing and transporting new materials.
At first glance, converting a barn can even appear to be the cheaper option, as its usually more economical to adapt something rather than build from scratch. If the walls are sound, and the roof still usable, its easy to feel that you’re halfway there before you’ve even started calculating your barn conversion costs. In some situations, this is absolutely true, and a well maintained barn with reliable cladding and a strong structural frame can be transformed at a relatively low cost.
2. Consider your planning permission options
Another major argument in favour of conversion is planning. Class Q permitted development rights have opened the door for many agricultural buildings to become homes without needing to take the full planning permission route. This doesn’t apply to every barn, and the rules for barn conversions and permitted development have their own quirks. But, if your building does qualify, the planning process can be considerably more straightforward than it would be for an entirely new-build dwelling.
That said, even when a conversion does fall within these rights, the design constraints that can come with permitted development will limit what’s possible. For instance, if the building is listed, in a conservation area or an area designated as having outstanding beauty, the balance shifts towards retaining it in order to preserve the architectural value and agricultural character of the landscape.
3. Don't forget the unique layout of a barn conversion
Then there’s the architectural opportunity to consider. Most people lean towards conversion because barns offer so much character. With exposed timber trusses and light-filled vaulted spaces, there’s an authenticity that simply can’t be replicated with a new build.
Existing barns often inspire design elements and barn conversion ideas that wouldn’t be on the drawing board when starting with a blank sheet of paper. Feature glazing, striking barn conversion windows, split levels, and double-height living spaces with exposed trusses and beams, all help to create a home with character (and value) that new builds struggle to replicate.
4. Look at the condition of your barn's structure
However, as attractive as conversion sounds, it’s not always the sensible option and there are some barn conversion red flags that signal where starting again is better. The biggest factor by far is the structural condition of the barn.
Not all agricultural buildings were designed with the long-term or habitation in mind. Some were intended to last only a few decades, or were never meant to be lived in. If the structure is suffering from extensive rot, movement, corroded steelwork or foundation problems, repairing it may prove unviable. Demolition and rebuilding then becomes the best option.
5. Remember starting from scratch gives you flexibility
Instead of trying to shoehorn the layout into an awkward footprint, if knocking down and starting again is on the cards, the advantage is that you can create exactly what you want. Modern homes require features that older barns weren’t built to accommodate. For example, properly-sized bedrooms, logical circulation spaces, generous storage and accessibility and energy-efficiency expectations.
Whilst it’s absolutely possible to convert a barn and make it energy efficient, it usually requires complex detailing and a lot of effort. New builds can incorporate high performance insulation, airtightness strategies, renewable technologies and modern heating systems that meet, or even exceeding current building regulations. By building new, you’re also less likely to suffer clashes between the new services and the existing structure.
6. Conversions can be unpredictable and complex
Not to be forgotten are the hidden problems associated with dilapidated buildings. Conversions are unpredictable because you often only discover the full picture once work begins. By contrast, a new build is far more predictable and easier to work on. Once the ground is prepared and construction begins, progress usually follows a clear path, without unpleasant surprises imposed by the existing building.
Not to be forgotten is the matter of compliance. New builds are designed from day one to meet or exceed building regulations. This means, fewer compromises and awkward conversations with building control. That’s not to say that conversions cant meet the standards, but the building process is just more complex.
In summary, when deciding the best development route for your barn, it’s worth stepping back and looking at the bigger picture. The condition of the structure is usually the most important factor and if a barn is in a terrible state, it might not be economically viable to renovate. Equally, knocking down a building that is fundamentally sound may not be necessary, or even allowable. This is where the professional team can help and planners, designers and surveyors will be able to weigh up the issues, put together a realistic budget and recommend the best option.
Whilst conversion might look the cheaper option, it carries the greatest uncertainty, and in comparison, new builds offer better cost control. You'll also need to account for demolition and dealing with any hazardous materials or contamination you uncover.
And then there’s the practicalities – access, drainage systems, the availability of services, flood risk, the presence of bats or other protected species and even the orientation of the building that will all influence what’s possible, and the final design.
In some situations, a hybrid approach might make perfect sense by offering the best of both worlds. In retaining key structural elements and facades, whilst rebuilding the interior to modern standards, a high-performance home can still be created.
The important thing is to approach the decision with an open mind, and seek reliable advice about what’s viable, and even possible. Whatever you do, don't make the barn conversion mistake of simply diving in on a whim and hoping for the best.
