Barn Conversions Need To Know

Barn conversions are a popular choice for self-builders – and it’s not hard to see why. Managing Director, Simon Orrells answers all your pressing questions about this option for building a spectacular home.

I want to build my own home, should I consider a barn conversion?

The simple answer to this question, is yes. While a sensitive approach to both design and construction is needed for a project of this kind, the results can be incredible.

What are the benefits of a barn conversion?

Old farm buildings can offer unique features, such as double-height space, old beams, beautiful stonework, timber cladding and rustic charm. By protecting and working around the original character of the barn, you can create a really striking home. Plus, as these buildings are usually situated amongst idyllic countryside, they provide a wonderful plot.

Barn conversions can also allow you to build a home on sites you might ordinarily struggle to gain planning through conventional means – such as in the Green Belt. Developing in the Green Belt is notoriously difficult with tough planning hurdles, but you can sometimes convert a barn under what’s known as “Permitted Development Rights”. This means you don’t have to apply for full planning permission if certain conditions are met.

What is Class Q?

Class Q allows for the conversion of buildings on or around agricultural units to houses without the need to apply for planning permission.

There are a number of conditions to Class Q, so as with all builds, it’s best to check with the council’s planning department. They can advise on the types of permission you need, as well as any local rules and regulations.

What are the recent changes to Class Q?

Class Q was refreshed on 30th April 2024, with the changes taking effect from 21st May 2024. Any applications on or after this date, are subject to the new rule.

The main difference is that the number of homes you can build under Class Q has increased, but the maximum square footage of a single property has reduced. You can now build up to ten dwellings, but with a maximum floorspace of 150 sqm each (down from 465m2). They can, however, have a maximum cumulative floorspace of 1000 sqm (up from 865sqm).

Good news is that you can now add extensions to the rear of the building. These are restricted to single-storey additions and only if there is existing hard surface, with limitations on height and distance from the existing structure. The external envelope can now also be extended to included necessary operations e.g. cladding.

There has been an extension of Class Q to cover former agricultural buildings which are no longer part of an established agricultural unit. The requirement for buildings to have been used solely for agricultural use has also been removed in instances where that building is part of an established agricultural unit.

It is worth noting that Class Q is not permitted on listed buildings, conservation areas, Areas of Outstanding Natural Beauty (AONB), National Parks, the Broads, World Heritage Sites, sites of special scientific interest (SSSI), safety hazard areas or a military explosive storage area, or sites that contain a scheduled monument.

And finally, the barn being converted must now have a suitable existing access to a public highway.

What additional challenges should I be aware of when converting a barn?

There are design limitations under Class Q that need to be taken into consideration. Class Q does not permit the complete demolition and rebuilding of agricultural buildings – only partial demolition; development needs to be within the existing footprint of the building; and building operations are limited to the installation or replacement of windows, doors, roofs, or exterior walls, or the introduction of water, drainage, electricity, gas or other services, that are reasonably necessary for the building to function as a dwelling.

Most of the time, this involves building around an original steel structure on a concrete yard. This can be tricky – especially as it wasn’t originally built to be a dwelling. Most farm buildings are uninsulated, so significant work needs to be done to upgrade the thermal performance of the finished home.

This is where timber frame comes into its own for barn conversions. Timber frame is one of the most flexible building materials when it comes to design – we can create bespoke timber solutions to overcome all kinds of challenges. Plus, adopting a fabric first timber frame approach ensures optimum energy-efficiency to turn a building never intended for residential dwelling into a cosy, warm, modern home.

What timber system suits this type of build?

One of the things that sets Frame Technologies apart is that we offer different technology options, to suit individual requirements. Our TechVantage™ Systems are at the forefront of structurally insulated panel technology, delivering exceptional energy-efficient building envelopes – ideal for barn conversions.

Many recent conversion projects have opted for TechVantage™ E, our super insulated panel system. TechVantage™ E consists of a 140mm panel containing 100mm Rigid Polyurethane Insulation centrally fitted in the panel. The panel has a 9mm OSB outer sheathing with a choice of breathable membranes. Internally, it has a liner of Rigid Polyurethane Insulation – the thickness can vary from 20mm to 120mm, depending on the U-value required.

TechVantage™ E is a fantastic solution to deliver high energy-efficiency in buildings with features that normally cause heat loss, such as tall ceilings, while reducing the ongoing energy costs during the lifetime of the building. It’s a firm favourite for barn conversions as it delivers brilliant U-values from 0.23 to 0.09 W/ m²K with minimal wall thickness, to allow for maximum floor area in the finished home.

TechVantage™ E breathes new life into pre-existing structures and meets the needs of self-builders who want to create cosy long-lasting homes.

What else should I consider?

Navigating this kind of project requires a specialist, sensitive approach. Make sure you seek advice on planning, design and construction from suppliers who have worked on barn conversions in the past.

At Frame Technologies, we have years of experience converting these types of properties. With early engagement, we can help you to protect the barn’s features while delivering maximum energy-efficiency and a modern touch.

If you have further questions and would like advice about a specific project, get in touch with us today.

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