The wonderful world of barn conversions

Converting a barn is an exciting prospect for client and architect alike, but the planning hurdles need to be addressed and overcome first, says Tom Easdown…

I would imagine that at some point in the past 10 years you have found yourself dreaming of living a simple relaxed life in the French countryside. I can say from personal experience that that dream is often accompanied by the idea of living that life in a wonderfully converted French barn. What could be better than creating a dream home in a beautiful rural location, combining the history and architectural delights of an existing agricultural building with all the benefits of contemporary living?

The architectural character and inherent charm of the existing structure is one of the main reasons people fall in love with the idea of a barn conversion. Whether it’s a grand stone building or a rustic shed, each barn has its own personality and offers a unique canvas to make your mark on. As an architect, there is always a tingle of excitement when speaking to new clients about the potential of a barn structure; the challenge of preserving the historical essence of the building and balancing that with modern comfort and lifestyle. The flexibility that barn spaces offer from a design point of view is almost endless due to the open nature of the existing structure. It is this openness that lends itself so well to light contemporary design, mixing and blending the old and new into one harmonious home.

Barn conversions often align with concepts of sustainable construction and lifestyle. By its nature, repurposing an existing building can reduce the environmental impact compared with building a new home. As long as the majority of the fabric of the existing building can be retained, the energy in creating the structure, walls and roof is saved. Stone structures also provide a great amount of thermal mass and if combined correctly, with the right insulation and heating systems, can help reduce the requirements for both heating in the winter and cooling in the summer. Getting the fabric of a building to work for you rather than against you in relation to thermal comfort is a key factor in creating a comfortable home, and if the qualities of an existing building can be harnessed, it can be a real step in the right direction.

Due to their size and the amount of land they generally sit on, barns also offer an advantage when developing sustainable systems. Being able to have a dedicated plant room means that large solar thermal stores or battery systems can be easily accommodated internally; externally, rainwater collection systems and solar arrays are often possible. Despite the beauty and appeal of converting a French barn, the process does come with its own unique set of challenges – most notably, the navigation through the French planning system.

Not all barns in France can be converted, and over the past few years there has been a shift in France to limit development in rural areas and to promote, through planning regulation, the development of sites and buildings in existing towns and villages.

All barn conversions, no matter how big or small, require planning permission. It might seem obvious that a barn standing alone in a field would need planning consent, but the conversion of a barn attached to a house is sometimes overlooked. In such a case, the conversion of the space still requires consent. Without the correct permission. any changes could be deemed illegal resulting in fines or orders to return the building to its original state and purpose.

Barns were originally intended for agricultural use, so converting them into residential properties means changing the building’s use class. This requires the approval of the local planning authority and, in some cases, it may be refused if the area plan does not allow for such a change. The local authorities will assess factors such as the impact of the conversion on the surrounding area, including whether it is in keeping with the local landscape, whether it preserves the barn’s original character, and if there’s demand for local agricultural activity.

Local planning rules often require that the architectural integrity of the barn is preserved during the conversion process. This could mean keeping certain aspects of the facade or roof intact; maintaining traditional materials; or restricting the use of modern design features that would alter the barn’s appearance too drastically. For example, adding large windows or removing structural elements such as wooden beams may not be permitted if they significantly change the original look of the building.

In protected areas, such as those designated as national or local heritage sites, or zones de protection du patrimoine, the planning restrictions can be even tighter. Any changes to the exterior or the landscape must be meticulously planned and approved by the relevant authorities, and it is necessary to work with the Architecte des Bâtiments de France (ABF), which looks after France’s architectural heritage, to get designs approved.

Another aspect of the French planning system that often impacts barn conversions is that the planning application must be submitted by a French registered architect if the project creates over 150m² of habitable space.

A barn conversion almost always falls into this category due to the size of existing agricultural buildings and clients’ aspirations for large homes. Even for smaller barns, it can be worth appointing an architect to help with the design of the conversion and the management of the planning application. An architect can often offer help in subtle ways, through having an in-depth knowledge It is important to have a clear and realistic budget for the works. What should be considered from the start is how to balance the character of the existing building and its potential to create a unique home against the budget.

Obtaining a structural survey and trying to understand as much about the building and land as possible is a great way to mitigate the risk of escalating costs.
All construction projects come with risk and it is important to understand and balance that risk with the reward once the project is completed. The dream of the French barn conversion is still French-alive and kicking, and this type of project can be a truly rewarding endeavour. A barn home that combines the best of old-world charm with contemporary living can be yours with careful planning, the right professional support, and a clear understanding of the legal requirements.

Tom Easdown is an architect and managing director at French Plans, English-speaking architects and planning consultants

Tel: 0033 (0)6 75 05 36 86

frenchplans.com

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