Trying to imagine how your barn conversion layout will work can be tricky when you first consider choosing an agricultural building for your future home.
Much like traditional homes, barns come in a variety of shapes and sizes, but unlike an existing home, they often have very few (if any) internal walls, the openings and windows don't conform to standard sizes and the roof height can be too low to add in another floor.
Getting your barn conversion right means designing a barn conversion layout that makes the most of the space you have, while still providing you with the rooms you need to make life functional. In this article two barn conversion architects explain how to work with what you have.
Why designing a barn conversion layout can be tricky
While renovating a house can often involve stripping back to basics and starting again with a new layout, the challenge is far greater with barns. But why? Four walls are four walls surely?
Not so, say David Nossiter, founder of David Nossiter Architects and Rob Elkins, chairman and creative director of Artel31. Both architects specialise in barn conversions and have been responsible for creating some stunning homes.
The reason it's so different is three-fold they explain, and it comes down to the original purpose of the building, the construction method and the size.
"Unlike building a new house, the existing walls, beams, roof pitch, and openings determine most of what is possible," says David Nossiter. "Although architects always work within constraints, in a barn these constraints come from the building itself, rather than just the site context."
"In any conversion, you begin with a strong existing identity. Each barn is unique, although its form and history will be of huge value to the finished home if they are used well," says Rob Elkins. "Every barn is specific in its layout and setting, and successful designs respond directly to these characteristics."
Although it may sound obvious, it's also vital you bear in mind the original purpose of the space says David.
"Barn conversions involve adapting existing buildings that were originally constructed for agricultural use. This means their scale, construction methods, and maintenance differ significantly from domestic buildings. Construction is not always to a standard that would be acceptable for a home, and repairs have often been carried out in an ad hoc manner. It is not unusual for example, to find structural beams cut in half to widen an existing opening," he explains.
Subsequently, your starting point with any barn conversion layout needs to take all this into account when trying to match your needs with the available space.
David is a chartered RIBA architect, a RIBA Conservation Registrant and a Fellow of the Royal Society of Arts. With expertise in residential architecture, David received acclaim for the conversion of a vast dilapidated listed barn into a contemporary dwelling. He is also a member of the London Borough of Merton’s Design Review Panel, a multi-disciplinary team of independent professionals which advises on design quality within the built environment. David teaches at the University of Brighton and the RIBA Studio post-graduate architecture Masters Degree programmes.
Rob Elkins is the Creative Director and Chairman of Artel31, an architect-led design and build firm dedicated to contemporary and sustainable design. His work focuses on balancing material and craft, with social and environmental responsibility. Several of his projects have been featured in Homebuilding & Renovating.
Where to start when designing your barn conversion layout
If you are considering a barn conversion, it pays to start early with researching your ideas, says David Nossiter. "Keep a scrapbook for inspiration," he suggests. "But be prepared to adapt your plans from your initial ideas. Write down your brief, prioritise your needs, and distinguish essential requirements from nice to have items."
The main reason for this is that any successful conversion needs to marry your needs with the constraints of the building. Plus, understanding the parameters you have to work within will help keep a lid on your barn conversion costs.
"For us, the process always begins with a clear understanding of the client’s requirements for their home. From there, we look for opportunities within the existing structure," agrees Rob Elkins.
With your architect on board, they will then start to think about elements such as views, sun paths and the orientation which will determine which facades are private or public.
"With these established, we can then start by exploring whether you can use the existing walls and spaces as they are," expands David. "Don’t think rooms, instead think spaces in terms of public and private spaces, It means you can then consider how freestanding elements, such as storage can create these areas rather than walls."
"One of the most difficult decisions can be the location of the entrance," adds David. "I recommend clients avoid entering through the large gabled barn doors. Visualise the sequence of spaces as an unfolding theatrical set and use classic design techniques such as changes in scale, framed views, contrasts of light and shade, and varied routes that encourage movement to help define your layout," he suggests.
It's not just about constant flow though, adds Rob. "A well-designed home should also offer moments of pause and reflection, this may be a large opening that draws the garden into the house, or the way morning light falls across a bedroom door."
And, as daylighting can also be an issue when designing a barn conversion layout, you'll also need to understand if there are any restrictions on adding or moving window openings, before you start working on your floorplan.
Practical considerations to be aware of in a barn conversion layout
As it is likely your barn conversion layout will require the addition of walls, a second floor if there is sufficient head height, and maybe even a new roof, your new barn conversion layout will also be dependent on the results of a structural survey.
"This is essential to assess the stability of the steel frame or timber structure and to identify any corrosion or necessary strengthening," says David Nossiter. "The structural engineer should also assess any existing floor slab to determine its suitability for insulation, damp proofing and load bearing requirements.
"Many of the best barns are also listed buildings," adds David, "while others may be locally listed or situated on protected land, such as National Parks and Areas of Outstanding Natural Beauty or within conservation areas.
"This restricts material alterations, including changes to the structure, fenestration, or external appearance, so be aware of these constraints before committing to your final designs and layout," he warns.
Dos and don'ts for your barn conversion layout
So what do our experts say are the most important dos and don'ts when working on your barn conversion layout?
Don't worry of you can't keep all of the details, kicks off Rob Elkins. "Barn conversions do not need to display every historic detail to be interesting or successful. Choose what the building does best and strike a balance between expressive forms or details, and the need for calm, clean, and comfortable living spaces."
That said, if reserving them is your goal, ones to look out for include, "beams, trusses, tally marks on structural members, grooves worn into brick corners, pockets where stalls were once fixed, and large planked doors," says David Nossiter.
"New interventions should be clearly legible and should contrast with the existing building rather than mimic it. Avoid overly domestic finishes and embrace the utilitarian nature of barns and work with the building’s proportions," he suggests.
"Also avoid the temptation to add too many enclosed spaces. A barn conversion is often an opportunity to create contrasts in scale that are not usually possible in a domestic project."
"Open-plan, vaulted, or multi-storey living spaces often work particularly well in barn conversion layouts," agrees Rob. "They allow you to celebrate the scale and structural qualities of the building. Working with an architect and a strong professional team who are excited to help you create your home, should ensure your layout is designed in exactly the right way for you."
Potential problems with your barn conversion layout
But what about the negatives? What can be the potential problems you'll need to find solutions for when designing a barn conversion layout?
It all starts with the structure, reiterates David Nossiter, as this will usually define your opportunities, and limitations when designing a barn conversion layout.
"Some walls may be load bearing, the roof may require reinforcement, timbers may be rotten, foundations may be inadequate, and load bearing walls can be unstable.
"Original loft spaces may also not meet modern standards for habitable rooms," he adds. "So although barns appear lofty, steep roof pitches and truss locations often limit the ability to add intermediate floors and restrict headroom."
And then there's the matter of insulation and services, all of which can contribute to reducing the floorplan you thought you had to work with.
"Old fabric can be difficult to insulate. Sealing around existing timber can be challenging, and it is often more practical to add a new insulated layer as a first line of defence, with breathable insulation internally," suggests David.
"Junctions between elements need to be sealed, insulated and airtight. Recycled and sustainable insulation solutions are readily available, but often require greater thicknesses than less sustainable products."
Throw into the mix the need for services ranging from electricity through to heating and potential options such as mechanical heat recovery and ventilation (MVHR), and it fast becomes obvious that how and where you run pipework, ducts and heat emitters will all dictate your barn conversion layout too.
And don't forget the outside influences, adds Rob Elkins.
"In modern portal barns, the planning process is often the biggest challenge in creating an exceptional home layout. In older barns, planning can be more straightforward, but the historic nature of the walls, structure, and concrete slab requires careful and sensitive consideration."
Why light will influence your barn conversion layout
Designing a barn conversion layout will naturally be dictated by the natural lighting that's available in your building. A common barn conversion mistake is to not understand that you need to think outside the box for bringing light into the building.
"Maximise daylight by clustering windows where possible," advises David Nossiter. "Use existing openings as a priority, including those within the roof and create borrowed internal light using internal window ideas such as glazed partitions, along with high level clerestory windows."
"Rooflights, lightwells, reflection pools, and borrowed light can all be effective," agrees Rob Elkins. "Anything that gives internal spaces a visual connection to the sky will dramatically improve the quality of the interior."
"Likewise retaining existing doors but glazing behind them can help win over planners," adds David Nossiter. "It can also be effective to glaze in front of timber frames to reveal the structure of a barn.
"Typically, introducing openings on the more private facade of a barn, such as within an enclosed courtyard can be more amendable, but it depends on context and often the more desirable views are across open countryside," he says.
This will again all influence your layout, as you will want to enjoy the views from living rooms or potentially master bedrooms.
Adding extra floors
As part of your barn conversion layout, you may be keen to add another floor. Looking at the height of barns it can be easy to assume it will be simple to add one, essentially doubling the floorspace.
However, again, the barn will likely dictate what you can and can't do.
"Original loft spaces may not meet modern standards for habitable rooms," warns David Nossiter. "Although barns appear lofty, steep roof pitches and truss locations often limit the ability to add intermediate floors and restrict headroom."
"Adding another floor depends on the depth of the floor plan and the roof pitch," expands Rob Elkins. "But, even in a conventional byre with a depth of 4 to 5 metres, if you can't add an entire floor, it is often possible to create mezzanine-style spaces for guest bedrooms, small secondary staircases, or raised sleeping platforms in children’s rooms."
"A clear internal height of at least 2.3 to 2.4 metres per floor is typically needed for comfortable living," says David, "but be mindful of eaves spaces and consider where furniture and circulation will be located.
"Pay attention to the height and configuration of existing timber trusses. Horizontal members are often positioned at precisely the wrong height for inserting a new floor. If you plan to add an intermediate floor, do not extend it across the entire footprint," he suggests. "Instead, retain some double height spaces to maintain the character of the barn."
Of course, there's also the option to consider a barn extension if you feel the current building won't give you the barn conversion layout you want. However, Rob Elkins advises you, "try to stage applications for significant alterations. We often rely on later applications to extend into the garden rather than including these as part of the original conversion," he shares.
"Designing a barn conversion layout that works for you starts with choosing a barn that supports the lifestyle you wish to achieve," advises Rob. "For example, historic cow byres forming farmyards often relate closely to shared or public spaces, while remote barns can feel surprisingly enclosed, despite an urge to fully open them up.
"The most successful barn conversions come from working with what already exists," finishes Rob. "When the building’s character, setting, and structure are respected, the design becomes clearer, the planning process smoother, and the final home far more rewarding."
Considering a more specific type of barn? Take a look at our guide to dutch barn conversions, and find some inspiring ideas in this barn conversion and extension.
