Grade 2 listed Barn Conversion

[William01]

Hi All


I am new to the forum and am really looking for some advice. I have the opportunity to purchase a grade 2 listed barn for conversion. I would really appreciate any answers to some of my multitude ofquestions.

I have no expeirience of period property, although am very capable DIY wise. I would therefore be looking for an expeireinced consservation builder to complete the works with the excpetion of the finish, ie kitchen bathroom etc.

The barn is a mess, one wall is coming down, the roof is missing, although 70% of the tiles are complete on the floor. My questions are below:

1: It has listed building consent and full planning permission. What are my next stages prior to engaging the builders for quotes. i would asume I will need an architect to manage the project. Should I use the one that developed the plans or is this not always the best optiion.

2: When a works schedule has been drawn up, what issues will i have getting it approved, ie coul the project fail at this stage. Also will this schedule be a complete schedule for the whole of the project?.

3: The building was left to rot with the owners living next door. WHy wasnt some kind of preservation enforced? .

4: If I have conflicts between building regs and conservation who overrules ie if conservation says bare walls and build regs say no, then what happens?

5: Has anyone ballpark figures for the renovation cost. Its a total of 140m2 over both floors.

Also, AM I craxy to consider this, Its been a lifelong dream and financially im in the position to do it, has anyone any regrets etc?

Thanks in advance for any replies.

 

[biffvernon]

AM I craxy to consider this.

Welcome. We're all crazy here. You'll find the 'z' just to the left of the 'x'.

An informal chat with the Conservation Officer (if you live in an area that still has one) is probably wise before spending too much money. You need to know whether it's just the exterior appearance that will need to be retained or whether there is any significant historic fabric inside that needs to be worked round.

 

[Nemesis]

I assume as it has LBC then most issues such as this will already have been addressed, and there should be paperwork available.

Yes do it - sound in real need of rescue... but before you do I suggest a hard look at the plans as passed, and see how sympathetic they are to the building and if it's what you want. It may prove difficult to change them.

If you like them - certainly ask the architect, but make sure he or she is really expert in work of this sort and not just someone drafted in to draw up plans to get the permissions and then flog.

I'd also consider going on a SPAB homeowner's course, and reading up as much as you can about how to treat historic buildings with TLC.


http://www.spab.co.uk

http://www.helm.org.uk/server.php?show=nav.10600&PHPSESSID=448fcdee5356dc0b268488cf27bdd458

The last is required reading really!

Why wasn't there any enforcement? Good question!

Hoever, letting it rot may also have meant the local authority has passed plans to have it rescued. It might have been reluctant if it was a good unspoilt example...



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Is it on any Buildings at Risk Register - national or local?

 

[Anys]

and I can tell you that your contingencies sum needs to be massive because all sorts of problems crop up right to the finish - nearing the end of our unlisted barn conversion, would we do it again - never ...

 

[Nemesis]

But many do and go on to do it again...

 

[William01]

Thanks all for the replies. Really useful, especially the English heritage Link.

With regards to the Listed building consent, it merely states several rules that should be observed. The two major ones relate to wooden windows and iron guttering.

It also states that a work schedule must be agreed to agree the rentention of historical features.

Im confused. Surely wooden windows, etc would form part of the historic features, why list seperately?

As an aside any reccomendations of surveyors or builders with expierience of his in the vicinity of lancashire much appreciated.

 

[Moo]

You'll find the 'z' just to the left of the 'x'.

Tut.