Is there any project more quiescently British than a barn conversion? With their high ceilings, rustic beams, and general country-ness, who wouldn’t want to spend their days in one?
So if you’re thinking of purchasing your own barn or putting to good use that old outbuilding round back, here’s everything you’ll need to know about this conversion classic…
Planning permission
Changes to planning laws in 2014 mean you can convert a barn under permitted development rights. This government scheme allows certain projects to go through without the need for full planning permission, and in the case of a barn conversion, can be utilised to create up to five new residential dwellings.
However, like with many planning laws, the rules around permitted development can be a little complex. Barn conversions fall under a Class known as ‘MB’, found in Part 3 of the Second Schedule of the General Permitted Development Order.
You’re able to convert your barn into a dwelling if the following conditions are met…
- The site must have only been used for agricultural use.
- The barn in question must have been standing by 20th March 2013. If you wish to convert a new barn, it’ll need to have existed solely as an agricultural building for at least 10 years.
- The total floorspace of your barn to be converted must be no more than 465m².
- The 465m² can be divided into five separate dwellings.
- If the site is subject to an agricultural tenancy, landowners must have the express consent of their tenants.
It’s also worth noting that under this Class, permitted development allows reasonable construction operations, but only within the existing structure. New internal walls? Fine. New doors and windows? You’re good to go. But if you want to simply knock down flimsy elements and essentially build a residence from scratch, then this won’t be covered.
What's more, you’re barn conversion will also be excluded from the scheme should you reside in a conservation area or national park.
Lawful Development Certificate
Think you’re out of the planning woods? Think again.
While you might not need a full planning application, you will need to obtain a lawful development certificate. This is vital for a barn conversion, and failure to do so could result in heavy fines or even the demolition of your project.
To prove your build is legal, you’ll need to give Prior Notification to your local authority. This will involve submitting your proposed designs and having them reviewed in order to make sure you’re within your permitted development rights.
Other considerations will be…
- Transport
- Noise impact
- Contamination
- Flood risk
- And ‘whether the location or siting of the building makes it otherwise impractical or undesirable for the building to change from agricultural use to residential use.’
Including the wait for your project to be validated and assigned a planning officer, this stage can take anywhere between 8-13 weeks. To give yourself the best chance of first-time approval, we recommend getting an architect to handle the process on your behalf.
Building regulations
Building regulations are a set of statutory requirements that all buildings must meet in order to create a safe and healthy environment to inhabit.
They cover everything from the structure, thermal performance, sound-proofing, drainage, all the way to fire safety - to name just a few!
To ensure your project is in line with UK building regulations, you must commission a set of technical drawings of your proposed build, demonstrating all legal requirements have been met, before submitting this to either your local building control or by hiring a private approved inspector.
The scope of work covered by this stage means you’ll need more than one professional on board to prepare your application. For a barn conversion, this will typically include…
- A structural engineer
- An architect
- A CCTV surveyor
- A party wall surveyor
- An approved inspector
Learn more about building regulations.
Budget
Your budget will depend on a lot of different factors, such as…
- State of the existing structure
- Complexity of design
- Project size
- Professionals hired
- Location of your project
- Quality of materials
For smaller barns, you’ll likely need a budget of £80 - 100,000. For large scale projects, this could go up to £250,000.
Learn more about your finance options.
Looking to create a barn conversion of your own? Resi offers free consultations, giving you expert advice on everything from budget, timelines, to design. Book yours today - did we mention they’re free?
FAQs
While you might not need a full planning application, you will need to obtain a lawful development certificate. This is vital for a barn conversion, and failure to do so could result in heavy fines or even the demolition of your project.
Do I need an architect for a barn conversion? ›
One of the first and most crucial steps to take before you start a barn conversion project is to find a reputable architect who is familiar with residential and commercial projects.
Is it expensive to convert a barn? ›
On average, a comprehensive barn conversion can cost between £200,000 to £350,000. Location: Barn conversions in urban or highly sought-after rural areas can command higher prices due to increased labour and material costs.
What are the disadvantages of barn conversion? ›
Floors may require to be lowered for headroom, damp proofing and insulation. Then there's the barn itself. Stone built walls may be unstable. Worse case scenario, they may need to be rebuilt but best case they'll require to be cleaned (if on display) and repointed and a damp proof course may be required.
Do I need planning permission to convert an existing outbuilding? ›
If you plan to convert an existing residential outbuilding to living accommodation and you plan to do anything to change the way the building looks externally, then this will probably need planning permission, even if the use of the building for living accommodation doesn't.
Is it cheaper to turn a barn into a house? ›
Barn Conversion
Converting a barn into a barn house is also possible, though it can be more complicated and expensive than building one. This is because the barn might have to be retrofitted to meet residential building codes. This type of remodeling costs an average $30,000, or about $10 to $50 per square foot.
How long does it take to do a barn conversion? ›
Most barn conversions take around a year to complete – however, this will again depend on the barn in question and the amount of work you would like done.
Where do I start when converting a barn? ›
Where to Start With a Barn Conversion?
- Find a Barn you Want to Convert. To begin the process of converting a barn, you must first locate a suitable building. ...
- Have a Building Survey Conducted Before Purchasing. ...
- Obtain Planning Approval For Barn Conversions. ...
- Cost Estimation of Barn Renovation. ...
- Hire Barn Conversion Contractors.
Expand existing openings to let in more light using new, more efficient windows that complement your barn's historical look. Consider adding skylights or light tubes on roof slopes that aren't visible from the front view. Integrate frameless glazing to maintain the rustic feel of your barn.
What is a Class Q barn conversion? ›
Class Q allows for the creation of up to 3 no. separate larger dwellings provided that the cumulative floor space of the existing building or buildings changing use to a larger dwellinghouse does not exceed 465 square metres. Smaller dwellings - For Class Q, a small dwelling is defined as 100 sqm of smaller.
Heat pumps are often the most suitable option for a barn conversion. There are two main types of heat pump to choose from: air source heat pumps and ground source heat pumps. The ground source heat pump is ideal for converting a barn, as there is often reasonable space around the property itself.
Are barn conversions a good idea? ›
Barn conversions are more likely to hold their value if: The works completed to renovate the barn were carried out to a high quality. The property is well-maintained. No major changes have been introduced to the surroundings, such as new housing developments.
Does a barn conversion need a sap? ›
If you are converting a building or changing it's use, you will need to produce SAP Calculations to demonstrate the energy performance of the new dwellings.
Can you convert a barn to a dwelling? ›
A barn conversion is a popular type of scheme where an existing agricultural building that is disused is converted into either a home, an office or a holiday home. The external appearance and internal of the existing structure is usually significantly improved.
How to design a barn conversion? ›
10 steps for creating a stunning barn conversion.
- Understand your financial options. ...
- Talk to surveyors and structural engineers. ...
- Know what planning permission you need. ...
- Remember building regulations. ...
- Research your heating options and energy costs. ...
- Prioritise good design from the start.
Does a barn conversion need planning permission? Planning permission is the elephant in the room when you talk about any new development. Fortunately, barn conversions may be classed as a Class Q permitted development as they are using an existing building.
Is it hard to turn a barn into a house? ›
Shoring It Up, Sealing It Tightly
Of course, the layout isn't the only hurdle to overcome in converting a barn. Many are in poor shape because busy farmers of limited means struggled to maintain these massive structures. The biggest problems tend to be in foundations, typically made of loose-laid dry stone.
Can you convert a metal barn into a home? ›
Having a metal building, such as a barn, carport, garage, shed, or other outbuilding, on your property means you may have the option to convert it into a house. Before you embark on this hefty job, speak with an official from your municipality to learn the local rules and regulations of such a project.
