newbie question about a Grade II* property.

[slim40]

Hi

I'm thinking about buying a Grade II* 17th C stone barn. At the moment it is pretty run down with a corrugated roof and timber supporting one wall. It's being sold with planning permission to turn into a 3 bed residence, but I'd prefer to do my own thing, particularly as I may only have about 100k. I'm guessing It'll mean I'll have to do a phased renovation. Fortunately though I do have the free services of my architect Father.

To be quite honest I'm more interested in it's 4 acres of land and would be quite happy to renovate just one section of it in the short term.

I'm just wondering what the initial thoughts are from people here who will be quite experienced with this sort of thing, particularly regarding how 'finikity' the powers that be might be. If it's currently just a shell, will I get more freedom in terms of interior e.g. layout,plastering of stonewalls etc? Is a phased development worth it? Am I setting myself up for a nightmare? Any insights would be welcome?


Slim

 

[DaveBrigg]

A couple of quick thoughts:
Speak to your local conservation officer. Explain that you are interested in the barn, and ask what you will be able to do. Even better, ask if he/she has any suggestions. I'm guessing that there will be no problems with wiring, plumbing, roof repairs using like for like, but you will need to discuss such things as window and door openings and materials. It's the CO's decision, and they will balance the need to preserve the building with your need to have somewhere habitable.

The budget of £100 000 may not be close to enough, depending on what you can do yourself, and what sort of finish you are looking for. If one wall is being propped by timber, it sounds like there will be major structural work required, before you have even started on the services. Electrics and central heating could easily take £10 000 each, the roof maybe more. Most of us have discovered that when working with old buildings, everything costs more than we thought. I can see the attraction of the land, but if you buy a listed property you become legally responsible for ensuring its preservation, so leaving part of the barn to decay would not be an option. The best bet would be to get a couple of builders with relevant experience to give an estimate, before you have to fork out on full surveys.
Good luck.

 

[slim40]

I like the idea about phoning the conservation officer to see what reduced options might be possible, becasue the current plans are in my view completely over the top. A bit 'pre-recession/property boom/grand designs' orientated, whereas I just want to use land and have a habitable home on site (bit of a hippy).

 

[Flyfisher]

It sounds like you have the advantage of the property already having planning permission for more than what you want to do with it. There is no reason why you have to implement the plans that have been approved but you will have to get consent to change them. I guess you could implement part of the existing approved plans but not all.

I would formulate your own plans for the property - no need for formal plans or drawings, sketches and notes will be fine at this stage - and then discuss them with the CO, preferably on the actual site if possible. This should give you a good idea of what will, or will not, be likely to be acceptable.

Bear in mind that the CO's main responsibility is to ensure the building itself is adequately protected, particularly as the property is GII*. I don't know what state it's currently in but if you decide not to convert part of it (which shouldn't be a problem as such) you may still have to do some work to ensure it remains in decent condition, e.g. fix a leaking roof etc. It's also probably worth finding out which features make it worthy of the "star" grade so you can be sure that your plans are sympathetic.

You should be able to find the listing description of the property here: http://www.imagesofengland.org.uk/

Good luck!

 

[Stephen]

From your last response I assume that your interest in the land is to use it as a small-holding?
If it is for development that is a completely different matter and opens a can of worms (development in the curtilage of a Grade II* listed building).

If you simply want a home that is not OTT the most useful, cost effective and appropriate work from a conservation viewpoint is to make sure the exterior is properly repaired and put in good order. This will then create a secure and weathertight shell in which you can live. Of course to this you need to add the cost of services and form some basic areas as a kitchen and bathroom/WC. Such works need not cost too much and coulkd well fall within your budget.

The CO would probably be happiest if you simply repaired the building as found with very few alterations, etc. The thing that causes most concern with 'barn conversions' is the insertion of windows - needed for residential use, but destroy the character of a farm building. It can be a delicate balance.

The listed status means that it is in the top 5% of buildings in the country and is important. The CO will probably (and correctly) be very picky over what you do to it regardless of the fact that it is presently neglected and run down. The best advice, as already given, is to start with a walk-round and chat with the CO.