oak framed extension

[CPA]

Good afternoon all, I have a Grade 2 listed house in Hampshire with a lovely old barn that is used as a garage in the garden. I eould like to put an oak framed extension on to the side of the barn to create a 20ft x 20ft 2 storey annexe for an elderly relative. I attach a photo of the barn. I would like the extension to go where the pile of soil and stone is in the photo. I have had a preliminary conversation with my local conservation officer who asked for more detail but was neither positive or negative.
Acouple of questions:
1) do people think it is a feasible idea
2) Does anyone have any idea as to the potential cost involved
3) Can I have any recommendations for oak-framed specialists as searching the internet gives an enormous choice?

http://s210.photobucket.com/albums/bb131/charles61_photos/?action=view&current=malthouse3.jpg

http://s210.photobucket.com/albums/bb131/charles61_photos/?action=view&current=malthouse4.jpg

Many thanks
Charles[/url]

 

[MdB]

 

[Nemesis]

Is this a wind up?

A 20 by 20 double height extension would a tad overwhelm that lovely group of outbuildings, which are listed Grade II as curtilage I think.

Out of interest - how will you get anything in through those doors if a building is added in front?

 

[CPA]

the outbuildings belong to my neighbour and form the boundary to our properties. The height would be the same as the existing barn. The barn has doors at both ends.The ones in the photos are never used. No it is not a wind up.

 

[Nemesis]

Ok - practical considerations.

Have you considered that you may get permission (only after a great deal of consultation has taken place, and quite lot of expense) but there could be restrictions placed on future resale? The building may not be allowed to be sold as a separate dwelling in future. It seems overly large too, as an extension, and it may be considered too large for the existing building.

How near are you proposing to build near the neghbour's property?

How does the neighbour feel about this?

 

[Penners]

There are so many imponderables to this that I don't really think anyone is going to be able to give you an informed opinion on its feasability.

I suggest that your best plan is to produce some preliminary sketches - plan and elevation - and go back to your CO for a further informal discussion. That will give you a clearer idea of (a) whether the proposal stands any chance of being permitted, and (b) if so, what the CO would/would not support.

There's really not much point in going to any trouble finding oak specialists or anything else until you've got at least preliminary answers to these points.

Make sure your proposed siting of the building is at least 1 metre from your boundary.

 

[Nemesis]

I can't see. either, how any double height living space can be the same height as the existing building.

As Penners say - too many imponderables, and it's planning legalities which need to be investigated before considering how to build.

 

[biffvernon]

Try these:

http://www.carpenteroakandwoodland.com/ of Chippenham

http://www.timber-routes.co.uk/ of Bristol

http://www.greenoakstructures.co.uk/ of Glastonbury

http://www.greenoakcarpentry.co.uk/ of Petersfield

http://www.radnortimbercompany.co.uk/ of Presteigne

I can't see why the idea might not be feasable. Just beacause something is listed doesn't mean that it can't be extended. It's just a matter of respecting the historic fabric and the environment and coming up with a design that adds something positive to the landscape.

Want some oak windows?

 

[Penners]

Wow!! :shock:

From Biff's Green Oak Carpentry link.

 

[biffvernon]

Yeah, that's the one. Reckon it would go a treat on your lawn, Charles. Think Gran would like it?

 

[Nemesis]

Well - Biff, that's not actually the full planning story.


It's just a matter of respecting the historic fabric and the environment and coming up with a design that adds something positive to the landscape.

There's a spot more to it in fact. Maybe you should do a little more investigation.

Lots of cash can be spent though, before permission is refused. Lots.

Maybe, too, it's not Gran.

 

[CPA]

Thanks all. I entirely agree that any new extension will need to blend in to the existing property and garden. Nemesis I think you are absolutely correct about there not being enough height for a 2 storey building but I thought that what they term 1.5 storeys might work.
I am going to get some preliminary drawings done and go from there. I haven't spoken to the neighbours yet but the extension should not be visible to them as there is a large tree in the way.
Biff if I need oak windows you will be the first call!
Best wishes
Charles

 

[Nemesis]

Well - you may find your local authority thinks that any new build should be of this century. Read the current Holburne Museum fuss!

Have you asked your local authority (or looked on its website) for policies which it will have which will apply?

There's Annexe C of PPG 15 too.

It might be worth talking to a planning officer not just the CO, as there may be other adopted policies for the area which come into play, before spending any money. Then consider building regs too, re room sizes and ceiling heights.

And a large extension might be deemed too large for a small barn.

 

[stickybeak]

.

 

[Penners]

Well - you may find your local authority thinks that any new build should be of this century.

From that do we infer that oak framed buildings are not of this century?

If so, I find that a strange assertion.

 

[Nemesis]

No - I mean it can at times be argued that modern design and materials is what is required... see the Holburne...

I really do urge, though, that some groundwork (metaphorically) research is done before spending any money on plans etc. I think this is not going to be an easy one for many reasons.

 

[Penners]

I think that's good advice.

 

[Nemesis]

This may prove a useful starting point - it's a refusal of LBC and gives some of the Hampshire policies as well as national policies which apply.

http://www.winchester.gov.uk/Documents/Committees/PDC/600-699/PDC0668-Item04.pdf


Even if not listed in its own right, the barn is sure to be regarded as curtilage listed.

There is its setting, as well as the setting of the adjacent buildings which may also be listed to consider, even if they belong to next door, and how much alteration of the character will be required in order to extend. Size, and height, and all manner of things may be of concern.

That's apart from other planning policies for the area. I'm not saying it can't be done but best to be aware now of problems which might be encountered.

http://www.newforestnpa.gov.uk/ownersoccupiers-2.pdf

 

[CPA]

I entirely agree with you Nemesis. I wouldn't dream of putting any structure up that clashed with what is already there either in terms of size or style. The planning process does seem a complete lottery though. In my last house, a thatched cottage in Upton Grey Hampshire, Carpenter Oak and Woodland put in a detailed application to extend using an oak framed structure. It was turned down so I sold up and bought another house. The people who bought off me put in an application for a similar extension but not oak framed and immediately got permission. I wouldn't have moved if I had been allowed to do it.
Anyway I am going to get the Planning officer and Conservation officer round before I spend any money to ask if anything at all is feasible and then go from there.

 

[Nemesis]

I think I can see possibly why an oak frmed extension may have been refused, while something more simple was given permission... they aren't right for everywhere.

I think it will not be a simple matter to extend that lovely barn without damage to its character frankly, it may be possible to link via a corridor, but I think it's going to be difficult.