Barn conversion advice please

TamsinC

Hello there from a newbie - we are looking at buying a house with a barn on site - very close to the house - the barn is small 34 ft x 16 ft approx; 50m2 downstairs and apparently has 2x 2nd story (mezzanine levels I'm assuming) - one at each end. We haven't seen it yet (Friday). It is grade 2 listed, black shiplap and a slate? roof, and roof beams. It has had a garage put in at one end. The roof definitely needs work - probably needs coming off completely and redoing and the shiplap definitely needs a lot of work too - and it seems silly to not do as much work as possible at the same. Assuming we get planning to turn it into something - a summer room, or a grand annex, or a holiday let - could this work be done on £80K? I do realise I am asking how long a piece of string is but could it be possible? We will have to repair it anyway - I'm thinking £10K for the roof and another £10K for redoing the shiplap if nothing else. Many thanks in advance for trying to answer the impossible.

lincroft1710

Grade 2 listed?? See if you can even get listed building consent for alterations before you even think about development costs. Virtually any work on the barn will require LBC.

TamsinC

Many thanks for the reply. Yes, I know planning is needed (and will be talking to the planning officer before we buy) but it still needs repairing regardless; would hate for it to fall down - I've lived in grade 2 listed before some have experience of houses but not barns - I would intend very little in the way of changes. All for keeping as much original as possible.

Robin9

Talk to the Conseration Officer at your local council and have a preapplication meeting with Historic England.

What does the actual listing say ?

Doozergirl

You haven’t said how big it is in total. £80k might be okay if it’s mezzanine level, but really it depends on the spec required in general (pretty high if listed) and what has to be done.

It could be reasonable, it could be optimistic, but the pay off for gaining planning for a dwelling is pretty high on a barn anyway, usually.

TamsinC

Doozergirl wrote: »

You haven’t said how big it is in total. £80k might be okay if it’s mezzanine level, but really it depends on the spec required in general (pretty high if listed) and what has to be done.

It could be reasonable, it could be optimistic, but the pay off for gaining planning for a dwelling is pretty high on a barn anyway, usually.

It is about 50 square meters downstairs - maybe another 20 'upstairs' - mezzanine
it is 34ft x 16ft

TamsinC

Robin9 wrote: »

Talk to the Conseration Officer at your local council and have a preapplication meeting with Historic England.

What does the actual listing say ?

"Barn. Late C17. Weatherboarded timber frame on rubblestone and brick plinth; plain tile roof. 2 framed bays. Framing: square panels, 2 from sole- plate to wall-plate. South-west front: pair of large 2-leaf boarded doors o - centre to right and 2-leaf boarded door o -centre to le ; inserted metal- framed window to right. Interior: central tie-beam truss with raking struts, and collar and tie-beam end truss with queen struts and v-struts; single purlins with wind braces. Inserted floors at each end." that's all - it's basically listed due to curtilage (the house is also listed)

Doozergirl

Even if the same question is aksed more than once, you only have to answer once

Robin9

Thank you. An interesting project together with the house. As you have had similar experience you will know you will need deep pockets.

TamsinC

Doozergirl wrote: »

Even if the same question is aksed more than once, you only have to answer once

Yes, I was struggling with the quotes thing and then tried to delete the non quoted one and then my computer froze so I gave up - I think I have it sussed now - maybe :rotfl:

TamsinC

Robin9 wrote: »

Thank you. An interesting project together with the house. As you have had similar experience you will know you will need deep pockets.

indeed - we shall see