Newbie seeks advice on Grade 2 Barn Conversion

[roger101]

Hi All

I am fairly new to here and am looking for some advice. I am in the process of closing on a grade 2 listed barn that is in need of conversion. It has the listed building consent for conversion. I intend to have the project managed but am after some advice with regards to the following:

1: The barn is dilapidated. Why was this allowed to happen, I thought listed buildings had to be conserved?.

2: There has been some shocking work carried out to it in the form of reinforcment with concrete plinths. Obviously these are coming out but I assume these must have been put in place before it was listed?.

3: Given that it has listed building consent for conversion, will this detail what features should be preserved?. Has anyone any examples of this as I have two wait a couple of weeks prior to the council being ready for me to see the application?

4: Costs. - This isn't the be all and end all as I intend to own it for a long time, but I at least want some figures for financial arrangements. Effectively a grade 2 listed barn that has 1 crumbling wall and no roof. Does anyone have any ball park figures per m2. I appreciate these are really ball park but any help…

Thanks again for any advice. Evelyn - Have read your posts with interest. How often are SABE weekends held?

Regards and Thanks

 

[middi]

HI .

It is imperative that you get the project managed by a conservation architect and to use builders with a pedigree in conservation work .

This does not come cheap and very difficult to quantify as all costs hingie on materials, state of repair/convertion and personal choise , if you intend to use contractors as indicated above an immediate figure of approximately £2000.00 per sq meter springs to mind as a rough guide.

A good conservation architect will not destroy anything which is sound on the existing and will compliment this with good quality repairs and additions.

Your main objective should be to conserve the barn as it should be and then adapt it to you own needs with judicious additions an partitioning.
It may mean making some compromises from your part, but a good architect will guide you on this. It is also very important to get the local conservation officer involved at an early stage to discuss what you intend to do , they can be a mine of information ,not an " explosive mine" as some people believe.

Why was it allowed to fall in such a state and bad repairs ?.

For the similar reason why drivers constantly break the speed limits and only a few pay the price.

You are lucky you have found one which is still standing and make a good job of it.

Good luck.

 

[roger101]

Thanks for the advice. The more i dig I am basically figuring that althougth laws exist to protect these buildings the reallty is that they are rarely enforced, a crying shame. I have I can assure you, no intention of cutting corners.

I have a meeting with the CO next week so will engage and see!!

 

[GK]

Are you saying the barn has listed building consent but you can't see the approved plans for two weeks? I don't understand this. The application in its entirety should be available to see and the vendor or your LA shouldn't have any qualms about disclosing it.

The approved plans should give sufficient level of detail for the work to be carried out, otherwise it would not have got consent, or possibly, there are onerous conditions awaiting more detailed plans.

Make sure that it has planning approval as well as lbc.

You also say the concrete plinths will "obviously" be removed - is this because they were installed post-listing, or is their removal part of the approved scheme?

Do check all this.

 

[roger101]

Your right, I can see with estate agent or with LA, the latter suggested I amke an apponintment which could be upto two weeks, The estate agent is generaly useless and I am attempting to have as little contact as possilbe.

I appreciate I could have done this due dilligence prior to making offer, But they didnt have the plans at this point and I wanted to move. All of this was explained to the EA at the time.

Concrete. These were put in it lloks like years ago. They are coming out either way as they are horrific and wall will have to be re-built due to its condition (its falling down). the plinthes are no longer structurally doing anything.

 

[NT]

Does this mean you dont know just what it has pp for?

NT

 

[stickybeak]

Hello Roger101
Sound like you've got a mighty project on your hands there.

Planning Permission and LBC: you could try going to http://www.ukplanning.comwhich is a central repository of all planning and listed buildings applications, searchable by local authority and address. This should not only tell you what permissions have been granted, but what applications (passed or refused) have been made in the past. Some LAs even have links to electronic copies of the applications and permissions documents, to print off (free).

You should, without any further ado, get hold of a copy of your barn's listed building description (LBD), which is available from your local authority, English Heritage or online at http://www.imagesofengland.org.ukYou need to register to use the database but it's free. Not all listed properties are on there yet, so you may need to ask your local LA Conservation Officer (if there is one) or planning department to let you have a photocopy. There may be a nominal charge.

Once you have the LBD, you will know the date of listing, and with your digest of planning permissions from ukplanning.com you should be able to work out the different phases of building and the alterations from the date of listing to the present day. Beware. 1- the planning record may not be complete. Earlier records for your building may have to be retrieved from microfiche or paper stores. 2- previous owners may have made 'unconsented' (illegal) alterations. Check with your LA Conservation Officer.

Conservation architects: RIBA http://www.architecture.com has something called the AABC Register (Architects Accredited in Building Conservation). You can also search through the main register, which has options for different skillsets, including conservation.

Good luck![/url]