Planning & Development News
Barn Conversions - Some lessons from Cheffins
Owning a character property in a beautiful rural location is the dream of many, but planning policies allow few new houses to be built in such areas. Cheffins discusses the problems faced by prospective rural converters.
Owning a character property in a beautiful rural location is the dream of many, but planning policies allow few new houses to be built in such areas. Changes to agricultural practices also mean that there are a lot of barns and other farm buildings which have become surplus to requirements. These can date back for centuries and, while redolent of local building styles, will generally be unique. While some may be within villages, others will be in remote locations and may benefit from their setting deep in the countryside or from stunning views over fields and woods. Where buildings have historic value, they may be listed and their retention and enhancement encouraged by the local planning authority. So surely it should be easy to match supply and demand, enabling us to realise our dreams and at the same time finding new uses for unwanted buildings, thus securing the retention? Unfortunately, securing consent to change the use of a farm building to a dwelling can prove to be a challenging experience.
What are the secrets of success? Cheffins has achieved planning consents for numerous clients over the years and has learned important lessons.
First, find the right property – think about how you are going to use the property. Is it miles from anywhere and difficult to reach in winter? Are there services available e.g. water, electricity? Is it next to an active farm yard and subject to rural smells or the roar of a grain dryer? Is there enough land attached to provide a decent garden and space for parking?
What are the restrictions? Speak to your local planning department and find out what the policy is towards such conversions. This can vary from one authority to another – some can be quite sympathetic while others set criteria which must be met. If your chosen property is in the Green Belt, permission for a residential conversion will be much more difficult to secure. Does the site have any planning history? If planning permission has been refused in the past, what were the reasons? Can you overcome these? Is the building listed? If so, means you will need to take extra care when proposing changes to its structure and appearance. You will also need to apply for listed building consent in addition to planning permission.
Do you understand what you will have to do to secure the necessary permission? These days it is not just a question of filling in some forms and preparing a few drawings. Appoint a planning consultant to act as a project manager and liaise with the planning authority. He/she can also advise on the need for specialist surveys. Protected species such as bats and barn owls have often set up home in these buildings and special measures will have to be taken to ensure their interests are taken into account before permission can be granted or works commence. Ponds may contain the protected great crested newt which can only be surveyed at certain times of year. You may need to undertake a flood risk assessment if the property is near a river or on low lying land. Some authorities will also require you to undertake a marketing exercise to prove there is no demand for commercial use – this could delay you by six months or more!
Find yourself an architect in the local area who has experience of barn conversions and understands old buildings. Ask to see examples of their work. A good architect will work with the buildings existing characteristics and individual features and respect its setting. He will also be able to advise on the need for structural surveys and bring in specialist trades as appropriate. Timber framed structures and listed buildings will invariably need detailed surveys and structural reports to demonstrate that the building is capable of conversion. The findings of these surveys will influence the design including the location of windows and door openings. The planners will be looking for a design which retains the general appearance of the barn.
Speak to the planning and conservation officers as the design develops to make sure you are meeting their requirements. This will save time and money in the long run. They will be able to advise on the level of detail required (it will have to be a full application) and supporting documentation. Conversion work which involves changing the external appearance of the building means that a design and access statement must also me provided withy the application.
Work out your budget carefully. Don’t underestimate the length of time and expense involved in securing permission and remember that barn conversions are invariably more expensive to build than new houses. They will almost always require major structural interventions and improvements to insulation standards to meet building regulations.
So is it worth all the effort? We at Cheffins have seen many stunning conversions over the years. They go on to command premium prices at resale, but once the owners have moved in it is often remarkably difficult to get them to move out, such is the quality of the experience that a good barn conversion can deliver.