How to Avoid 7 Costly Mistakes When Planning a Barn Conversion Project How to Avoid 7 Costly Mistakes When Planning a Barn Conversion Project

HOW TO AVOID 7 COSTLY MISTAKES WHEN PLANNING A BARN CONVERSION PROJECT HOW TO AVOID 7 COSTLY MISTAKES WHEN PLANNING A BARN CONVERSION PROJECT

Welcome to our free guide to avoiding costly mistakes when planning a barn conversion project. CONTENTS We hope you find it useful and that it helps you with your own project, whatever type of barn that might be. 1. Assuming You Won’t Need Planning Permission Click here for the 2020 version of this eBook, including a bonus barn costings eBook. 2. Over Budget

3. Not Being Green

4. Missing Details

5. Forgetting Landscaping

6. Not Letting the Building Breathe

7. Not Finding the Right Designer 01280 706250 [email protected]

HOW TO AVOID 7 COSTLY MISTAKES WHEN PLANNING A BARN CONVERSION PROJECT

ASSUMING YOU WON’T NEED A Existing trees and hedge to be PLANNING APPLICATION cut back to the red line to enable better vision Though the permitted development rules have changed to

allow conversion of existing farm buildings into dwellings, line of hedgerow line of hedgerow there are so many other factors that will need to be Grass verge considered by the local authority such as215000 bat surveys, on site 215278 contamination, traffic visibility when leaving the site, materials used in the conversion to name just a few. It would therefore = vision splay 2400mm wide be prudent to submit an application anyway. This will give you full opportunity to iron things out with the planners and ensure there are no hiccups once building work starts. Existing Vision Splay 1 1:1250

New hedge and tree line further back

Proposed Vision Splay 2 1:500

Notes: The contractor is to verify sizes and details on Client: Miss Tims and Mr Birchall Do not scale off this drawing. Drawings to be site including existing services. All schedules New metal flue read in conjunction with Structural Engineer's to be checked against manufacturer's details. drawings and Architect's specification. For all All work to comply New insulated slate tile roof Job Title: Jackson's Farm structural information refer to structural Newwith rooflights Statutory RegulationsNew metal, Britishflue StandardsNew roof to be insulated slate New conservation rooflights Drawing Title: engineer's drawings. and Codes of Practice which are or may betile Vision Splays All dimensions and levels to be checked on relevant. For soil investigation and site and any discrepancies reported structural calculations refer to Engineers Drawing No.: CNA-D-VS-TJF Rev: immediately to the Architect. details. All materials to comply with latest Copyright relating to all drawn information relevant British Standards. All workmanship Scale: various Job Code: TJF Drawn: CN resides with the Architect. to be in accordance with BS 8000

22 Station Road, Helmdon, Northants, NN13 5QT [email protected] www.clarenasharchitecture.co.uk 07790943803 01295 768359 Existing opening Existing area in need of rebuilding Existing entrance New double glazed Clare Nash Architecture to become a and an existing opening converted converted into timber casement timber glazed into a new combined double glazed glazed doors and windows and brick sill to door timber window Larch cladding sidelights match existing

Proposed West Elevation 1 1:100

Notes: The contractor is to verify sizes and details on RevA - 010514 - changes post pre-app meeting Client: Miss Tims and Mr Birchall Do not scale off this drawing. Drawings to be site including existing services. All schedules read in conjunction with Structural Engineer's to be checked against manufacturer's details. RevB - 020514 - revised to show different door Job Title: Jackson's Farm drawings and Architect's speciﬁcation. For all All work to comply conﬁguration structural information refer to structural with Statutory Regulations, British Standards engineer's drawings. and Codes of Practice which are or may be Drawing Title: Proposed West Elevation All dimensions and levels to be checked on relevant. For soil investigation and RevC - 130514 - roof raised to accomodate site and any discrepancies reported structural calculations refer to Engineers more insulation and allow head room Drawing No.: CNA-D-102-TJF Rev: C immediately to the Architect. details. All materials to comply with latest Copyright relating to all drawn information relevant British Standards. All workmanship Scale: 1:100 @A3 Job Code: TJF Drawn: CN resides with the Architect. to be in accordance with BS 8000

22 Station Road, Helmdon, Northants, NN13 5QT [email protected] www.clarenasharchitecture.co.uk 07790943803 01295 768359 Clare Nash Architecture 01280 706250 [email protected]

HOW TO AVOID 7 COSTLY MISTAKES WHEN PLANNING A BARN CONVERSION PROJECT

OVER BUDGET

Barns are not cheap to convert. Surprisingly, considering they already have 4 walls and sometimes a roof, it can cost almost as much as starting from scratch and building a new build home on the same site. But, then you wouldn’t be living in a lovely old barn, with wonderful features and potentially a lovely site with views. If you budget for building a new-build house of similar size, you should fall comfortably under that figure. Of course there are many ways to save money when converting a barn. Quite often carpenter made windows can work out cheaper than off the shelf ones - it seems unlikely but it’s often true. Omitting glazing bars or mullions is much cheaper and is more in keeping with the original simple barn openings. There are also many menial but time consuming jobs such as lime pointing that can be done yourself to save money. Using natural, local materials are in keeping with the area and can also save money. The cedar cladding shown below weathers to a silver grey not requiring any treatment as it’s natural oils prevent it from rotting. Escape roof light

UP Bedroom UP flue En-suite

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Section First Floor Plan 1 2 Scale: 1:100 1:100

HOW TO AVOID 7 COSTLY MISTAKES WHEN PLANNING A BARN CONVERSION PROJECT

NOT BEING GREEN

BathroomA friend with a renovation project was advised that the Internal insulation he put in ‘would comply with building control’ and breathable would be ‘nice and warm’. She has found that in practice insulation this has not been the case which is because just complying Living with buildingstove control is not enough! To really save money stove Office Dining on running costs of a sizeable barn conversion, you need to Kitchen insulate far beyond building control levels and potentially also UP install underfloor heating combined with renewables. This especially applies if you are living in an area using oil as the main fuel. There are many possibilities for using renewable technologies such as photovoltaics or an air source heat pump, but it’s important to get the whole scheme right. Don’t just bolt on renewables to any old design. It needs careful thought and consideration to work well.

Ground Floor Plan 3 1:100

Notes: The contractor is to verify sizes and details on Client: Miss Tims and Mr Birchall Do not scale off this drawing. Drawings to be site including existing services. All schedules RevF - 031014 - rooflights altered RevA - 010514 - changes post pre-app meeting read in conjunction with Structural Engineer's to be checked against manufacturer's details. drawings and Architect's specification. For all All work to comply RevB - 020514 - revised to show utility and Job Title: Jackson's Farm structural information refer to structural with Statutory Regulations, British Standards lose kitchen wall engineer's drawings. and Codes of Practice which are or may be Drawing Title: Proposed Plans All dimensions and levels to be checked on relevant. For soil investigation and RevC - 080514 - layout alterations site and any discrepancies reported structural calculations refer to Engineers Drawing No.: CNA-D-100-TJF Rev: F immediately to the Architect. details. All materials to comply with latest RevD - 130514 - roof raised to accomodate Copyright relating to all drawn information relevant British Standards. All workmanship 0 1 2 3 4 5 M more insulation and allow head room Scale: 1:100 Job Code: TJF Drawn: CN resides with the Architect. to be in accordance with BS 8000 RevE - 011014 - escape roof light shown

22 Station Road, Helmdon, Northants, NN13 5QT clare@clarenasharchitecture .co.uk www.clarenasharchitecture .co.uk 07790943803 01295 768359 Clare Nash Architecture 01280 706250 [email protected]

HOW TO AVOID 7 COSTLY MISTAKES WHEN PLANNING A BARN CONVERSION PROJECT

MISSING DETAILS

Barn conversion design requires quite a different set of rules to general house design. Usually there is a very large space in the middle dominated by a large glazed area where the original barn doors were. How you deal with this space is important, this will most likely be where you enter and you will pass it every day on your way to other rooms. A feature stair and a view always works well, as do half landing/gallery areas. The function of this room could be a grand hall or an even grander dining room.

Think about ventilation on hot days. Installing roof lights and low level windows will ensure you get a good flow of air using the passive stack effect (where cool air enters and rises as it warms creating air movement).

Hardwood windows require no maintenance and look beautiful on an old farm building. With such a large glazed area, the choice of windows is important.

Below: Vaulted kitchen space leading to double height hall; right from top: hardwood windows, a timber gable window in a bedroom, spiral stair under construction 01280 706250 [email protected]

HOW TO AVOID 7 COSTLY MISTAKES WHEN PLANNING A BARN CONVERSION PROJECT

FORGETTING LANDSCAPING

It’s easy to concentrate so much on getting the conversion of the building right that you forget all about the outside. Landscaping is a key part to selling your scheme to the planners. They will see that you have really thought about the project and have given consideration to the environment and setting. In addition from a practical point of view, it is wise to think about how you are going to approach the barn, is it on a slope, where will the best views be, where will you want

New native hedgerow and to sit on a sunny day? Also consider shade, a large expanse standard trees of glazing such as those common in barn conversions, may Plant nursery Tree nursery require a pergola that will provide shade in the summer but Chicken/ Wildlife duck run pond New native let light through in the winter when the sun is lower. copper Orchard beech Vegetable plot hedge Existing dutch barn to be replaced with a workshop Existing hard and standing polytunnels (former cow sheds)

Wildlife garden with wildflower meadow Compost area Existing farm track to maintain the appearance of a farm track

Proposed Site Plan 1 1:200

Notes: The contractor is to verify sizes and details on Client: Miss Tims and Mr Birchall Do not scale off this drawing. Drawings to be site including existing services. All schedules RevA - 160414- Workshop building altered read in conjunction with Structural Engineer's to be checked against manufacturer's details. drawings and Architect's specification. For all All work to comply RevB - 071014- roof lights altered Job Title: Jackson's Farm structural information refer to structural with Statutory Regulations, British Standards engineer's drawings. and Codes of Practice which are or may be RevC - 271114- roof lights to single Drawing Title: Proposed Site Plan All dimensions and levels to be checked on relevant. For soil investigation and storey barn reduced in size site and any discrepancies reported structural calculations refer to Engineers Drawing No.: CNA-D-101-TJF Rev: C immediately to the Architect. details. All materials to comply with latest Copyright relating to all drawn information relevant British Standards. All workmanship Scale: 1:200 Job Code: TJF Drawn: CN resides with the Architect. to be in accordance with BS 8000

22 Station Road, Helmdon, Northants, NN13 5QT clare@clarenasharchitecture .co.uk www.clarenasharchitecture .co.uk 07790943803 01295 768359 Clare Nash Architecture 01280 706250 [email protected]

HOW TO AVOID 7 COSTLY MISTAKES WHEN PLANNING A BARN CONVERSION PROJECT

NOT LETTING IT BREATHE

Old barns generally have stone or brick solid walls. When renovating it is important to ensure the wall can still breathe otherwise you may experience damp problems and the wall fabric may start to decay. Breathability is achieved by ensuring that lime and not cement mortar is used and using breathable insulation materials such as hemp, sheeps wool, cellulose or wood fibre board. Escape roof light

When rain hits the stone wall a breathable lime mortar lets the water leave the wall as vapour. UPUP Cement mortar is impervious En-suite Bedroom which will cause damage to the flue stone over time

The breathable insulation lets warm water vapour in the air pass back and forth, ensuring it stays dry and warm on the inside

From top: Thermafleece; Hemp; Cellulose; Wood Fibre Board Section First Floor Plan 1 2 Scale: 1:100 1:100

Bathroom

Living stove stove Dining Office Kitchen UP

Ground Floor Plan 3 1:100

Notes: The contractor is to verify sizes and details on Client: Miss Tims and Mr Birchall Do not scale off this drawing. Drawings to be site including existing services. All schedules RevF - 031014 - rooflights altered RevA - 010514 - changes post pre-app meeting read in conjunction with Structural Engineer's to be checked against manufacturer's details. drawings and Architect's specification. For all All work to comply RevB - 020514 - revised to show utility and Job Title: Jackson's Farm structural information refer to structural with Statutory Regulations, British Standards lose kitchen wall engineer's drawings. and Codes of Practice which are or may be Drawing Title: Proposed Plans All dimensions and levels to be checked on relevant. For soil investigation and RevC - 080514 - layout alterations site and any discrepancies reported structural calculations refer to Engineers Drawing No.: CNA-D-100-TJF Rev: F immediately to the Architect. details. All materials to comply with latest RevD - 130514 - roof raised to accomodate Copyright relating to all drawn information relevant British Standards. All workmanship 0 1 2 3 4 5 M more insulation and allow head room Scale: 1:100 Job Code: TJF Drawn: CN resides with the Architect. to be in accordance with BS 8000 RevE - 011014 - escape roof light shown

22 Station Road, Helmdon, Northants, NN13 5QT clare@clarenasharchitecture .co.uk www.clarenasharchitecture .co.uk 07790943803 01295 768359 Clare Nash Architecture 01280 706250 [email protected]

HOW TO AVOID 7 COSTLY MISTAKES WHEN PLANNING A BARN CONVERSION PROJECT

NOT FINDING THE RIGHT DESIGNER

Converting a barn is an exciting but challenging process. It is possibly one of the most stressful things you will do, but the outcome is potentially priceless. There are ways to reduce the stress, one of those is by choosing the right architect to work with. It is important that they really understand how you live, how you want to live, as well as your aesthetic preferences. If you are interested in eco-design, ensure that they are as passionate as you are about it. If you love timber and green roofs, probably best to choose an architect familiar with both rather than one who prefers steel and glass minimalism.

Decision making can be a daunting and energy-sapping aspect of the design process. An architect can guide and inform you, as well as providing specialist services such as visualisations of your design options. These can help you to decide what you really want, and persuade planners and investors of the merits of your proposal. You can discuss all aspects of the project with your architect before you embark on it. This will give you the time, fore-planning, information and expert insight to put your mind more at rest than if you had to make important decisions alone. Even just an hour discussing your plans with a professional can make a marked difference to your approach and peace of mind.

Building is a risky business. With so many things to think about, juggle, and schedule, having an architect to manage the process for you can greatly reduce your risk of going over budget and over time, and hopefully preserve some of your sanity during what will be an incredibly busy time! When it comes to your home you are considerably emotionally invested, and having somebody who can take an objective

Above right: Hand sketch of a traditional stone barn conversion by Clare Nash at CNA, artist’s impression of a modern barn conversion by Sally Dunkley, hand sketches for a modern barn conversion by Julia Healey at CNA. 01280 706250 [email protected]

HOW TO AVOID 7 COSTLY MISTAKES WHEN PLANNING A BARN CONVERSION PROJECT

NEED MORE INFORMATION?

If you have a project in mind or are considering converting a barn, shed, workshop, stable or any other type of conversion project, please get in touch and we will do our very best to help you!

We have worked on and gained planning permission for several barn conversions over the years. Not just traditional barns either, we have worked on concrete and steel, more modern barns too!

Personally, the director has lived in three barn conversions, all were converted in slightly different ways and she finds that this experience is very useful when working on projects. She understands how to live in barn conversions, what works and what doesn’t and knows many of the common pitfalls.

ABOUT

Clare Nash Architecture Ltd is based in Brackley and Oxford covering South Northamptonshire, Oxfordshire, Warwickshire and Buckinghamshire.

We like making Inspiring Places, Smarter Spaces, Happier Faces...

CNA design focus takes inspiration from the vernacular. Focusing on people, site, climate, location, context, sustainable and beautiful materials to produce buildings that sit well in their surroundings and suit the people who reside in them.

We listen to you in order to understand how to achieve what you want within your budget. We have many clever, value adding ideas and we love it when our clients don’t need to spend as much as they thought they would. We have a specialism in eco design and will use that to your advantage, saving you money on energy bills as well as thinking holistically about daylighting vs overheating.

Our focus is on making happy homes, in whatever form that might be. We believe in a strong environmental approach including landscaping and garden design.

We are a young and friendly team and enjoy working closely with you on your dream home, without the drama and within your budget.