This FAQ is intended as a guide for significant items that is likely to be encountered as part of the process of converting a redundant agricultural building that is also of a traditional and vernacular nature. If the building is also listed, further information is available on our FAQ on listed buildings.
A vernacular building is one that has been built by local people, for local people in a style that reflects local customs and traditions and using locally available materials; like earth, stone or wood. Vernacular buildings were built by craftsmen with knowledge of the local construction systems and styles and these buildings were not architect designed.
Not all traditional buildings are listed. Even though the building may, for example, be an oak-framed structure with weatherboard cladding and clay tiled roof, it may not meet the criteria to be listed as a designated heritage asset. Whilst these buildings may not need listed building consent, the local authority’s heritage officer will have the opportunity to comment on the design of the conversion and give advice to the planning officers to ensure the character of the building is not adversely affected as a result of the conversion proposals.
The building, its location and its (former)use, must meet certain criteria in order to qualify for Class Q PD rights. In broad terms, for Class Q to apply, the following must be true:
If your building does meet the criteria, you will still need to make a Prior Notification application to the local authority, which will include drawings and other site-specific documents. We would advise that with applications of this type, a planning consultant is employed to collate all necessary documents and make the application with a statement that addresses all the necessary planning requirements and policies.
If the barn (or outbuilding) met the criteria of being curtilage listed⎯ existed within the curtilage of the principal listed building prior to the 1st of July 1948, was in the same ownership as the principal listed building at the time that building was listed, was ancillary to the principal listed building at the time that building was listed⎯but has subsequently been separated from the principal listed building and sold off…it remains curtilage listed and retains its legal protection and the need for listed building consent.
Firstly, if the building is listed, both planning permission and listed building consent will need to be applied for. If the building is not listed, the conservation officer will still give advice to the planning officers with regards to the proposed alterations to the external appearance.
Surveys and documents most likely to be needed in applying for planning permission and listed building consent for a conversion of a traditional, redundant agricultural barn or outbuilding:
There are other conditions that can be attached to an approval and will depend on the site, the building and the proposed use.
Building regulations are a separate set of requirements than planning permissions and will be needed in order to convert your building to a dwellinghouse or additional accommodation in the form of an annexe.
The answer is yes, you can. Typically, with timber-framed barn conversions the insulation gets fitted to the outside of the framed walls and roof structure. This approach has additional benefits to the framed structure by reducing the risk of trapped condensation and increasing air tightness to the insulated envelope of the building.
You will not normally be permitted to add any dormer structures when you convert a traditional barn, even though it is proposed to become a dwelling. Features such as dormers and brick chimneys will significantly alter the character of the former agricultural building and is likely to be considered as overly domestic and not appropriate for a barn conversion.
Any significant alterations to a barn would be strongly resisted by the local authority and is likely to be unacceptable. However, smaller subordinate additions such as an out-shot (lean-to) to one bay may be acceptable, particularly if one previously existed on the barn.
There is some justification in a small, but in-keeping, addition if it is proposed to contain essential installations such as a cloakroom, utility room, boiler room or other auxiliary room. A result of an addition with this type of use would limit further subdivision of the original, open space.
There is always an option to submit planning application(s) for extending the barn at a later date following its conversion.
The local authorities generally find double glazing acceptable when converting redundant farm buildings to a dwelling.
If your barn is listed (and to some degree, traditional but non-listed) there will be restrictions on creating new openings. The majority of barn conversions are of former ‘threshing barns’ which tend to have large openings to both long walls through at least one of the bays where the large barn doors are located. Glazing these for their full height and creating a double-height, vaulted ceiling gives a tremendous amount of light and open space. Making an open plan living area from these bays help let all that natural light be shared by other areas. Where additional windows can be created, these can be done sensitively and often without the need to remove any of the original timber-frame. Adding conservation rooflights are a good solution to increase light to bedrooms with vaulted ceilings as they allow twice as much natural light in than a vertical window of the same size would. A successful barn conversion will be the result of a sensitive scheme that preserves the character and fabric of the traditional barn.
If you would like to discuss your project and book a free consultation please contact us.
01797 366895