Why are barn conversions so popular?
Barn conversions are a great way of creating desirable new properties in rural locations, which otherwise would not be possible because of planning or conservation restrictions. As they re-use an existing structure, barn conversions are considered ‘permitted developments’, and they offer significant investment potential for their owners.
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What is a barn conversion?
Converting barns or former agricultural buildings into homes, offices or commercial spaces has become increasingly common in the last 30-40 years in the UK.
More and more barns became derelict as farming methods changed. Sometimes it was cheaper to let a barn stand empty rather than demolish it. But during the 1980s and 90s farmers and landowners realised the opportunity barns presented to increase their income, by converting these large structures into bespoke properties for sale, rent or holiday let. The barn conversion craze really took off after 2014, when the Class Q permitted development planning laws were introduced, which meant planning permission was not required to convert former agricultural buildings into residential properties.
Rural Locations
One of the great benefits of barn conversions is their rural location. Planning laws are very strict when it comes to the countryside, so it is difficult for landowners to develop properties in rural locations in new buildings. But conversion of an existing structure like a barn is permitted, and sub-division means that multiple properties can be created within the same building (although there are limits to how many). Buyers love barn conversions because they provide a quiet country lifestyle without the threat of nearby over-development in the future.
Space and Size
Barns are large buildings with tall ceilings, and usually consist of a single open plan space, so are very much a blank canvas for a designer. These kind of buildings make such good offices, because they are already open plan and give workers immediate access to green space. Large living spaces are also popular with families. One of the rules about barn conversions is that windows can only be fitted where there was already an opening in the existing structure. So that is why so many barn conversions have floor to ceiling windows, allowing light to flood into these large spaces and making them even more attractive and unique to buyers.
Contemporary Style
Another aspect of barn conversions that appeals is the opportunity they provide to create a modern property within an old building. There are none of the restrictions of period properties, which while having character can often limit what can be done to the interior, with their low ceilings, small windows and tight, listed features and sub-divided spaces. A barn can maintain its traditional exterior while fully expressing a modern interior style, with large windows, open plan rooms, mezzanine levels and contemporary finish and furnishings.
Investment Potential
Barn conversions make great investments, especially if the property was converted to a high standard and is well maintained. As nearby development is likely to be restricted, barn conversions usually hold their value well.
Planning Laws
The introduction of the Class Q permitted development regulations in 2014 made it possible for barns to be converted without requiring planning permission. There were strict guidelines, however, such as the following:
- The building must have been in continuous agricultural use for 10 years prior to conversion
- There should be suitable access to a public highway
- The number of individual dwellings in any conversion could not exceed five
The Class Q regulations have been most recently updated in 2024, with the major changes being an increase in the number of individual dwellings permissible in any one building conversion to 10, and a rise in the maximum floorspace of a barn conversion from 865m2 to 1000m2.
While no planning application has to be made, the local authority will get notified of a change of use, and can intervene if required.
How much does it cost to convert a barn?
It really will depend on the scope of your plans for a barn conversion, and the size and the condition of the barn. A UK barn conversion can cost anywhere between £100,000-£500,000.
However, it is important to remember that only ‘reasonably necessary’ works are considered acceptable when adapting a building’s structure for its new use. If too many changes are made to the barn’s structure and original features, then the works can be judged to be equivalent to a new building and rejected by the local authority. Repairs and some strengthening and structural reinforcement works are acceptable, and new external walls can be built if a barn is open to the elements on one side.
Are you ready to buy a barn to convert?
If you are interested in buying a barn conversion, our property experts can give you the best advice. Get in touch with your local branch and they will be happy to help.