Designing a Modern Barn Conversion

What do you need to consider?

Vardo Architecture have gained planning permission, provided detailed designs and overseen construction on numerous barn conversions and other similar buildings in the past, many with listed building protection.

Our latest planning approval is for the conversion and extension of a dis-used barn in North Cornwall, near Launceston and Bodmin Moor. For this barn conversion we designed a sensitive conversion of a dis-used threshing barn creating a 3 bedroomed dwelling, with ample living space.

Whilst quite long in profile, the width of the building was a little restricted. Along with the change in level across the site, we saw an opportunity to design and upside-down house with an expansive open living area (and separate snug) that takes full advantage of the exposed double height volume to the roof void, with rooflights for added natural daylight. 

We also proposed a minimally detailed extension to the rear to create a garden room dining space and new main entrance to the dwelling, connecting the barn to the garden and landscape beyond.

Whilst this particular barn was not listed, we always design our barn conversions with careful consideration of the existing character of the building, with interventions that are not afraid to be modern, but are still grounded in the vernacular of the area.

More detail on this project here.

Finding a Barn

Barn conversion opportunities can be found via national property websites such as zoopla and rightmove as well as more specialist national listing sites for land / buildings without planning permission. It is also worth checking regional and local estate agents for potential barn conversion properties for sale in the area you are looking to move to.

Some barn conversions will come with planning permission already obtained, this could be for outline planning (where all the detail of the proposal still needs to be approved via another application) or full planning (where all the details at planning level have been approved / conditioned). There may also be barn conversion opportunities with Class Q approval (more detail further on).

We can provide appraisals for potential suitability of buildings for conversion to help with your decision making on purchasing land. We would also recommend studying the existing permission to convert carefully, checking that the design suits your requirements. It is always possible to amend an approved design (exact details dependent on the changes), but any changes will still need approval, and may ultimately require a new application.

Vardo Architecture are well placed to provide advice on suitability of existing designs and we can amend existing permissions for you in order to get the design that suits your requirements. Get in touch with us to see how we might be able to help.

Design & Layout

The design and layout of your barn conversion is one of the most important considerations of the conversion. You will have an existing defined footprint to work within (unless extending), and so will need to make the most of this space. Vardo Architecture are skilled at distilling clients thoughts and ideas into a coherent brief, then designing proposals that answer this brief.

Flow of the space in important, as well as the location of key spaces such as kitchens and bathrooms. Barns generally have less openings than a typical building, so special care should be taken with introducing new openings to make the most of their outlook and position. 

Generally speaking, planning authorities do not support the introduction of lots of new openings, which changes the character of the dwelling - in planning terms - encouraging ‘the domestication’ of the building.

Working With The Structure

The most successful barn conversions work with, rather than against the existing structure. Barns create a unique opportunity to create a very bespoke space, however working working with old and unique buildings requires an in-depth understanding of traditional building techniques, processes and craft.

Listed Buildings

Barn structures are commonly listed. If your barn is listed there will be significant restrictions on what you can do to the building as part of any conversion. For example: creating new openings for windows or adding an extension to the existing barn.

As Architects, Vardo Architecture are skilled professionals at making the most out of spaces, we can design to your brief in a creative manner to overcome restrictions imposed by listed building status in a creative and characterful way.

Planning Permission

Before you can undertake any work on your barn conversion project, you will need to obtain the relevant planning permissions (this could include listed building consent). The process can sometimes be complex and time-consuming, so it is important to work with an experienced Architect, such as Vardo Architecture to navigate the planning process.

A planning application is likely to require the involvement of other consultants such as the following: 

Structural Engineer - for a structural appraisal of the barn, 

Ecologist - to provide mitigation measures for the development of the barn for wildlife and biodiversity

Heritage Consultant (for listed building consent) - to provide evidence and justification for the proposed conversion and its impact on the listed building.

Consider Class Q Conversion

In certain circumstances it is possible to convert a barn to a dwelling under ‘Class Q’ Permitted Development Rights. There is a set of criteria which the local planning authority will assess a Class Q application. One very limiting factor is that only minimal changes to the external appearance will be allowed. This means that any potential internal layout (including a first floor) may be compromised, and you may not be able to have large openings to take advantage of the great countryside view.

A robust planning statement is the best way to clearly demonstrate that your barn meets the strict criteria for Class Q. This process is generally quicker than a full planning application, the criteria can be limiting in scope and may not provide the best outcome for your new home. We recommend that you talk to us to discuss any Class Q possibilities with your barn conversion, and we can provide the necessary planning statements to support any application.

Class Q Betterment

We often see Class Q obtained on a barn conversion as a way of establishing residential use on the building / site. This is then used to leverage a new design, which could include a completely new building, designed to suit the clients requirements, and designed in a way that works well on the site, particularly when considering environmental impact, sustainability and passive design solutions.

Costs

Barn Conversions usually come with some additional works, such as works required to provide structural integrity, typically this can include works to underpin and new roof structures - covered in more detail in the structural integrity section. This usually means that there will be additional costs to consider as part of the overall budget. 

Construction costs can vary greatly according to type of construction and level of finish internally, as well as the procurement route chosen. A typical new build in the South West may cost from £2000.00 per square metre for a standard finish (at time of writing), however this is a starting point, and prices can quickly increase when adding in more bespoke detailing and expensive finishes internally.

At the moment we are seeing barn conversion projects ranging from the baseline cost through to £3,500.00 typically, and for the higher-end finishes - £4,000 m2 and above.

Energy Efficiency

Historically barns have been used for storage and keeping items dry, as well as providing protection to livestock. Given these initial parameters, little thought was put into thermal efficiency of the building. Converting the building involves a change of use and major renovation of the structure, both of which mean that the building will need to attain relevant building regulations requirements with regard to thermal efficiency.

You may also want to consider renewable energy sources such as solar panels, ground source heat pumps, all of which can help to reduce your energy bills and carbon footprint. With many local authorities adopting planning policies related to the climate emergency, it is becoming more of a planning requirement to consider the impact of any proposed conversion on the local environment and global climate.

Contractors

When undertaking a barn conversion, it is important to work with a contractor that has experience in working with existing buildings, and is on board with the design approach required.

As with all construction, it is important to ensure that any builder is fully insured for the work they are undertaking, and to speak to previous clients and ask for references / examples of completed work.

Other Uses

This post has focused on residential uses for barn conversions, however barns can be suitable to be converted for all manner of uses including: offices / studio spaces, wedding venues, holiday lets, restaurants and commercial premises, community spaces and uses.

Summary

By considering the factors outlined above, working with an experienced builder you are well on your way to create a great home to live in. As Architects, Vardo Architecture can help you de-risk the project, add design flair and cost effective solutions to your design ideas, secure planning permission and help you get the most thermally efficient barn conversion as possible.

Barn Conversions can provide a great opportunity to create a truly unique home within the context of the charm and character of an old building.

More Information

Vardo Architecture is a young, experienced, creative chartered architecture studio. Our home is in Plymouth, but our work takes us all over the South West and further afield.

We specialise in transforming existing buildings with dynamic and characterful solutions. Our projects range in scale and budget, all solving our clients needs by focusing on innovative design solutions and collaboration through the design journey.

Take a look at some of our recent projects here, our services and our process here.

If you have a barn conversion project in mind, then contact us to see how we can help.