If you’re someone who bought a barn conversion thinking it was big enough, you may have discovered life has since had other ideas. Growing families and working from home can make what was once a spacious residence suddenly feel a bit tight.
Or, perhaps you’re considering converting a barn and extending it at the same time. Knowing if it’s feasible or not will certainly influence your purchasing decision.
While the short answer to the question is yes, you can add a barn conversion extension, the longer, more considered answer is that it’s rarely straightforward. Whether it’s sensible, achievable, or affordable, depends on a set of factors that are worth understanding before you get too far down the road.
Is my barn suitable for an extension?
When it comes to extensions, barn conversions are slightly awkward. They’re no longer agricultural buildings, but they’re not quite the same as conventional houses either.
Planning authorities tend to be protective of them, partly because of their rural setting, but also to stop them slowly turning into sprawling country houses by stealth. This doesn’t mean barn conversion extensions are out of the question, but it does mean that they need careful thought, good design and realistic expectations.
Before kicking off the design process, it’s worth considering what you’re actually dealing with. Not all barns are equal, and some barn conversion ideas lend themselves to extension far more than others.
In general, you need to assess the following three areas before you forge ahead with your plans.
1. What did the original conversion have approval for?
One of the first things to consider is the scope of the original conversion. Some barns were converted under planning permissions that were very tightly controlled, sometimes with conditions that explicitly limited further development or extension.
This is common where permission was granted on the basis that the conversion would have minimal impact on the openness of the countryside. In those cases, any future extension will be restricted by the original consent issued by the planning authority.
Other barns, particularly those converted more recently or under more flexible local policies, may not carry the same baggage. Whatever the circumstances, it’s always worth digging out the original planning permission and reading the planning conditions to see what was agreed at the time.
2. What are the site conditions?
The site itself is another big factor and even if planning is broadly supportive, there must be physical space to extend into. Some barn conversions sit neatly within tight plots, hemmed in by boundaries, access tracks or neighbouring buildings.
Others enjoy generous curtilages with lots of space. Topography also plays a part and a sloping site can make extensions far more complex and expensive to build.
Proximity to neighbours is also critical, as the planners will look closely at the impact of any new structure. They’ll check that the proposal will follow the established pattern of development and that it won’t cause harm.
3. Structural factors
Then there’s structural considerations, which are often underestimated. Many old barns were never designed to have their structures adapted to make space for an extension. Some conversions may have required significant new steelwork to make sure that everything stands up, whilst others rely on the existing masonry that may be centuries old.
Extending off a complex structure may require structural interventions such as underpinning, or even new structural framework. A structural engineer’s advice is therefore invaluable to understand whether the building can sensibly accept an extension.
Planning and regulatory considerations
From a planning perspective, it’s important to understand which boxes need to be ticked. Barn conversion extensions almost always require full planning permission as barns rarely benefit from permitted development rights.
Local authorities generally want to retain control over how these buildings are developed. Permitted development rights are therefore often removed when the original conversion consent was granted.
If a barn is listed or sits within the curtilage of a listed building, the planning restrictions are much tighter. Listed building consent will be required, and permission will only be granted if the proposal preserves the special architectural or historic interest of the building.
Conservation areas have their own complications too, with a strong emphasis on materials, proportions and the impact the extension will have. The principle here being that any proposal must preserve and enhance the immediate area.
It’s therefore no surprise that design and appearance carry a lot of weight, and the planners will generally be less concerned about the size of the extension, and more concerned with how it looks and feels.
An extension that looks like a natural evolution of the original barn and clearly a subordinate addition, will usually be well received. Materials matter enormously as well, and a poorly detailed extension, even if modest in size, can do more harm to a barn’s character than a larger, better-considered one.
Whilst building regulations are strictly a separate issue, it’s worth remembering that any new extension must also comply with current standards, which are likely to be significantly more demanding than those that applied to the original conversion.
Insulation levels, airtightness, ventilation and fire safety will all need to meet minimum standards and careful detailing, particularly where the new and old fabric meet, will be needed.
In terms of the impact on neighbours, issues like overlooking or changes to the sense of openness will be talking points that often attract objections. A well-designed barn conversion extension that sits low, respects boundary distances and is carefully orientated can address these concerns.
Design approaches for barn conversion extensions
When it comes to designing your barn extension, there are two schools of thought. The first is sympathetic integration, where the extension blends in so well that it feels as though it has always been there.
This usually requires matching or closely complementing the existing materials and architectural features, along with well-considered proportions to ensure the extension remains subservient to the main building.
This approach is best for sensitive landscapes or conservation areas, however, if the design is poorly executed a pastiche can feel dishonest, or dilute the clarity of the original building.
The alternative is the contrasting modern extension, which has become increasingly popular. The thinking is that glass link extensions, contemporary timber frame extensions and external cladding ideas such as using zinc, contrast against the existing traditional brick or random stone walls. The idea is to clearly distinguish old from new, allowing each part of the build to stand out.
Whilst not universally popular, planners can be surprisingly receptive, provided the contrast is elegant and well considered.
Getting the scale right will also be important
Scale is an important consideration as well when extending a barn, and single-storey extensions are often easier to justify, as they have limited visual impact. Multi-storey extensions are more challenging and are often resisted unless there is a strong design rationale.
It’s worth remembering that extensions that extend above the eaves line, will also have further complications that inevitably add cost and require careful design and detailing.
Managing light and optimising views
Light and views are often a key driver for extending a barn conversion. Many original barns have limited openings, and while this is part of their charm, it’s not always ideal for modern living. Extensions provide an opportunity to introduce larger areas of glazing, or new barn conversion windows that frame views and improve the relationship between inside and out.
The trick is to do this without undermining the character that makes a barn a barn, and thoughtful placement of glazing, avoidance of “light blight” and attention to solar gain will all be needed.
Design a layout that flows
And finally, internal flow is a key part of any new design and a well-designed barn extension should feel like a natural continuation of the existing home, and not an awkward add-on. Aligning floor levels, maintaining clear sightlines and ensuring circulation spaces make sense all contribute to a sense of cohesion and a successful barn conversion layout.
Practical considerations and cost
From a practical point of view, given the peculiarities that barns come with, extending a barn can be every bit as complex as building a new home. Working with an existing structure always has unknowns, hidden defects and often requires non-standard construction methods that only reveal themselves once work starts. These uncertainties carry risk, and risk usually increases cost.
It’s not uncommon for barn conversion extensions to cost at least as much, per square metre, as your original barn conversion costs. Structural alterations, bespoke detailing and the need to tread carefully around existing fabric all adds up. There’s also the question of which build systems should be used to build the extension.
In my opinion, where possible, it often makes sense to keep the structure of the extension consistent with the original barn, whether that’s masonry, timber frame or steel. Mixing systems can work, but it increases the need for careful detailing, can complicate the construction process and confuses the finished product.
Access arrangements also have a surprisingly big influence on cost, as well as methodology. Many barn conversions are accessed via narrow lanes or tracks that limit the size of vehicles and materials that can be delivered. This can rule out certain construction techniques or require more labour-intensive approaches, both of which add cost. It’s something that’s easy to overlook at the design stage, but becomes very real once the quotations start to land.
Extending a barn conversion is as much about judgement as it is about rules. It requires a clear understanding of the planning context, a realistic appraisal of the building’s physical limitations and a design approach that respects what makes the barn special in the first place.
Done well, an extension can transform a barn conversion, but done badly, it can undermine the very qualities that the barn offered in the first place. If you’re still in the early stages of finding a barn to convert, and potentially extend, make sure you also familiarise yourself with the main barn conversion red flags and the worst barn conversion mistakes you can make, once you start.
View the original article and our Inspiration here
Leave a Reply