Yes – either full planning or partial planning, through Class Q.
Most barn conversions can proceed under Class Q permitted development rights, which allows agricultural buildings to be transformed into a home without full planning permission.
There are some exceptions to this though – if the barn is listed, located in an Area of Outstanding Natural Beauty (AONB), or within a conservation area, full planning permission is typically required – Class Q can’t be used.
We work across the south east and are familiar with local authority requirements, holding good relationships with planning officers, who are keen to see barns brought back to life with sympathetic restoration.
Read more in our blog about Class Q
Each barn is different – size, location and condition are the most influencing factors to price.
Roughly speaking, average costs typically fall between £2,700 and £3,250 per square metre, but can reach or exceed this upper limit depending on finish, materials and spec.
Again, each barn is different, but the minimum is 9 months, but will depend on many things – designs and planning (although we only ever submit plans that we know will have a high chance of being accepted), material availability, weather, structural work, or restoration – a barn that needs a new roof for example, will be a longer build.
Realistically, allow 11-13 months.
Yes, they can, and we have worked on many steel-frame conversions, incorporating the original frame into the design and where possible, leaving the steel frame exposed.
Take a look at two of our projects here:
Steel reinforced concrete portal framed building – now a luxury holiday let
https://www.vernacularhomes.com/our-work/barn-conversion-south-east-kent/
A corrugated and timber-clad steel framed outbuilding is now a comfortable home
https://www.vernacularhomes.com/our-work/barn-conversion-west-kent/
Each build comes with its own challenges – and it doesn’t automatically mean they add time or require more budget.
We’re used to a few bumps in the road and can usually predict most of them, but can also deal with them as they arise.
Some of the challenges we have faced have included making the barn structurally sound – and sometimes, not much of the original timber or steel is left, but we preserve what we can and weave it into design where we can, keeping it visible.
Bats, asbestos, the discovery of a stream and hold-ups with suppliers providing bespoke windows, glazing or other elements have all cropped up in the past, but we know how to deal with them and also know how to re-jig the schedule to keep us moving towards the completion date.
Here are a few more:
Client dreams versus restrictions – sometimes, not everything is possible due to budget, what will be passed by planning or what will work in terms of structure. We always end up finding a way through to a design our clients are happy with.
This client wanted a separate driveway – which was initially turned down by the local authority planning officers, but with a revision and a chat with them, it went ahead.
https://www.vernacularhomes.com/our-work/barn-conversion-east-sussex/
To help with a future sale, we split this barn from the neighbour’s property.
https://www.vernacularhomes.com/our-work/barn-conversion-west-kent-2/
Matching materials can sometimes be tricky, if we’re looking for specific roof tiles or bricks, for example.
Take a look at this project where we rebuilt the walls with the existing bricks, in the same Flemish garden wall bond brickwork.
https://www.vernacularhomes.com/our-work/five-property-farmstead-conversion-planning-west-kent/
Flooding – sometimes, we need to level or raise floors to change the barn into for cattle to fit for humans! Here’s one project where we did this:
https://www.vernacularhomes.com/our-work/barn-conversion-surrey-2/
Preserving a barn’s historical features is often a priority in conversions. Vernacular Homes specialises in designs that retain original elements like timber frames and brickwork, blending them with our clients’ lifestyle and layout ideas.
Yes – they can be lived in or let out to tenants or guests.
Take a look at this luxury holiday let, or at the 5 properties we converted on the Linton Park Estate for rental to tenants.
Traditional timber-framed barns, oast houses, granaries, and even modern agricultural buildings can be suitable for conversion, depending on their condition and location. Vernacular Homes assesses each structure’s potential and advises on the best approach, budget, considerations and timescales.
Get in touch – let us know about a barn that you are thinking of converting, renovating or refurbishing, or show us one that you are thinking of buying.
We offer a site feasibility study to assess planning potential, access, services, and local planning policy. We’ll give you honest advice on what’s possible within budget, timescale, and local planning authority expectations.
Yes – we regularly support speculative buyers before they buy, reviewing planning risks, development potential, and likely costs. We will help you to assess viability before you buy.
Yes – we can help you to decide which is the best route to take, depending on what your goals are with the development.
Read our blog for more information:
https://www.vernacularhomes.com/blog/7-reasons-to-knock-your-house-down-and-start-again/
Yes, we can look at the plans, revise and re-submit, working carefully to achieve a viable scheme.
Planning permission may have been inherited, or granted a while ago and if you’d like to update it or do something different, such as increase the number of units, we can work with you to re-design and re-submit.
We can build what we can get approved from the local planning authority, but will work with you to find out what you’d like, and advise what is realistically possible.
We can work on new builds, renovations, restorations, extensions or conversions, whether for sale or rent in the future.
You may not know what is best for the plot you have or are considering buying – we can help you to decide, by providing project information.
Take a look at Linton Park Estate, where we worked on several restoration and conservation projects at the listed site.
https://www.vernacularhomes.com/our-works/linton-park-estate/
We prepare and submit planning applications, liaise with planning officers, and can handle appeals if needed.
For some clients, we take care of the designs and planning for them to take on the development and for others, we undertake the whole project on their behalf.
Take a look at this development which we have planned and will be building:
https://www.vernacularhomes.com/our-work/two-new-builds-west-kent/
Yes – we work with clients of varying experience and can guide you through anything you need to know, or aren’t familiar with.
We work collaboratively to support our clients to achieve the development or home(s) they want.
Works are generally quoted on a fixed cost basis. Changes in cost are generally only due to scope of works changing or a change in either provisional sum or prime costs sum items. We always inform our clients of any changes up or down in costs, as we’re in touch with them frequently throughout the build.
We manage all technical design and ensure compliance with building regulations, structural requirements, and warranty provider standards.
We can work with you as much as you need us for, which will be agreed before we start. If you need more help as the project gets under way, we can look at more input into the project with you.
We offer full project management from start to finish, including cost control, scheduling, contractor oversight and on-site quality assurance.
We can act as your principal contractor or collaborate with other professionals you have working on the project.
Yes – we can deliver fully finished, move-in ready homes, including landscaping, services, and compliance certificates.
Take a look at this 5-property farmstead conversion:
https://www.vernacularhomes.com/our-work/five-property-farmstead-conversion-planning-west-kent/
Yes – we can work with you to design the property to suit holiday-makers rather than homeowners, taking into account, the anticipated desired rental income, guests and their needs.
Take a look at this holiday rental – originally built for the client to live in;
https://www.vernacularhomes.com/our-work/barn-conversion-south-east-kent/
We can arrange for all work to be completed for services to be installed and will liaise with the relevant providers and suppliers.
Costs vary depending on size, access, site conditions and design, but we’ll provide accurate estimates early on and a full quote before construction begins.
Typically, 6–18 months depending on planning complexity and build scale. We provide detailed timelines at the outset.
Yes – we provide transparent cost tracking and value engineering to make sure your project stays financially viable. If re-considerations happen along the way, these can be costed in real time before a decision is made to proceed.
Yes – we can work on designs that meet these requirements or goals, suggesting the best solutions for the development and potential buyers.
Yes – we can incorporate this into the design, technology and materials we use. This might be high spec, Smart technology or other materials.
We have our own employed team but will sub-contract for specialist skills or crafts.
When required we can offer third party structural defects insurance.
No – but we can recommend some local estate agents if we have relationships with any in that area, to help you with this aspect.
Yes – we encourage clients to come to us at the earliest stage, so that we can design what they want, within the local authority’s restrictions. We can create a number of designs to create some options to work with.
Yes, we will discuss the project with you and make a site visit if required. After this we will provide a fee quote for the required design work.
Yes – we will help you to submit a successful planning application that meets your design and lifestyle needs, whilst also being acceptable to the local authority.
Yes you do – we can work with you to design a planning application to suit what you want in your home, how you live, budget and local authority.
Yes, we can – and we have done before. Take a look at this previous project to find out how we did it with design and materials.
https://www.vernacularhomes.com/our-work/new-build-home-east-sussex/
We can use various technologies to offer a range of levels of sustainability required by our clients, which are carefully costed ahead of the build, in terms of upfront costs and potential savings.
Yes – we always squeeze out the maximum from a design, to meet the client brief, design to how the house will be used, satisfy the local authority and avoid compromise.
Take a look at the home we built where we changed existing designs to better match how the client wanted to live.
https://www.vernacularhomes.com/our-work/barn-conversion-west-kent/
New homes typically range from £2,800-£3,500 per square metre. Being a new build, the majority of the works would be zero rated for VAT, including detailed design under our Design and Build approach.
Take a look at some examples of our recent projects here:
https://www.vernacularhomes.com/our-works/new-home-design-build/
Vernacular Homes manages every aspect of the project, co-ordinating the site deliveries, workflow, trades and communication with everyone involved, including our clients, who hear from us regularly with updates.
Initial quote
Works are generally quoted on a fixed cost basis. Any change in cost will only be due to scope of works changing or a change in either provisional sum or prime costs sum items. We always inform our clients of any changes up or down in costs, as we’re in touch with them a lot throughout the build.
We would typically provide a fully costed specification document breaking the jobs costs down into the various sections of work. It varies for each project but is generally around 15-25 sections. In addition to this where specification is unknown, we will either exclude an item or include a provisional sum or prime cost.
Projects are typically invoiced every 2 weeks, or monthly as agreed with the client before works start. We include with every invoice, a full breakdown against our specification of what has been carried out against each item. This means that clients know exactly what has been completed and where we are with progress.
No – we provide a payment schedule and agree this before we start.
Provisional sums are used when the scope of work cannot be accurately determined due to lack of detail, uncertainties, or potential for future changes. The sum includes contractor overheads and profit.
PC Sums are used to specify the cost of items that are yet to be specified. These typically include bricks, roof tiles, internal doors/ironmongery, kitchens, sanitary ware or floor tiles – any items that a customer has yet to decide what they would like. The sum given in our estimate is the actual cost to purchase and deliver the item.
No, but we provide cash flow forecasts /payment schedule which will assist project finance planning.
All projects have changes – some can be predicted and others can’t, but every change involves a discussion to keep moving forward. Every change is discussed, to consider time and financial implications, and we work towards a solution that suits everyone – sometimes, this could include a neighbour or local authority planner.
For a number of projects where a client required advice on internal finishes, we have worked alongside interior designers to jointly achieve the clients’ desired finish.
Our website is full of our previous projects with words from our clients on why they came to us, what they briefed us with, how we worked together and how they feel about their new home.
Vernacular Homes was founded in 2000 – read about who we are and how we started on our About page.
https://www.vernacularhomes.com/meet-the-team/
Yes – Vernacular Homes was founded in 2000 and since then, we have worked on numerous projects – some complex, some fairly straightforward, within different budgets.
Take a look at our work on barns, new builds, renovations, restorations, extensions, plus how we’ve helped with securing planning permission for tricky or previously rejected designs.
https://www.vernacularhomes.com/our-work/
When required (typically by a customer’s lender) we can offer third party structural defects insurance.
JCT Design and Build 2016.
We have a number of standard terms and conditions which we send out with our quotations.
We handle the entire planning process, starting with the initial consultation with our client to find out what they want from the project, their budget and needs. Once plans have been designed, we submit them to the local authority on behalf of the client, aware of some of the local planning requirements, preferences, guidance and restrictions, to ensure the design meets all regulations.
Yes, we have a lot of experience revising previously rejected applications and seeing them approved. We offer creative and imaginative solutions that align with local authority requirements while ensuring the client’s vision is achieved.
We specialise in planning and designing new builds, extensions, renovations, restorations, and barn conversions. Our experience includes working in heritage, conservation, and Areas of Outstanding Natural Beauty (AONB), balancing preservation with modern living.
Yes, Vernacular Homes provides both design and build services. We take care of everything from initial planning to the final build, so you only have one point of contact throughout the entire project. We organise everything – initial site clearance, utilities, and final testing, inspection and certifications.
Absolutely. If you have existing planning permission, whether it’s your own or inherited with a property, we can help revise the designs to better meet your needs without compromising the approval.
Replacement dwellings often offer a more efficient and cost-effective solution than refurbishing an older building. It allows for better design, increased space, improved energy efficiency, and a more reliable, modern home.
Read more information in our blog.
Because we are both designers and builders, we know what is feasible within timescales and budgets. This ensures that what we create can be efficiently and effectively turned into reality without compromise on budget or design.
Yes, we use 3D design and Matterport scanning technology. These tools allow us to provide accurate measurements, design options, and even virtual walk-throughs of a future home before construction begins. Our clients like this process, as it gives them the opportunity to step into their home, experience the space, make changes, and get a clear idea of how the final build will look and feel.
Take a look at a recent project to see how it works.
Yes, barn conversions are one of our specialities. We’ve transformed disused barns and neglected buildings into beautiful, efficient homes, often overcoming unique challenges like structural limitations and conservation requirements.
Take a look at some of our barn conversions.
We work with clients to revise and improve existing planning applications. This may include reworking designs to better meet their needs or local authority requirements, ensuring a smoother process and higher chances of approval.
Yes, we have experience with rejected planning permissions. We work to understand the reasons for rejection, then offer innovative solutions that can meet local planning policies without compromising your vision.
We are experienced in working within conservation and heritage projects, carefully balancing preservation with modern design. We work closely with local authorities to ensure all guidelines are followed while creating a home that meets your needs.
Take a look at our work on the Grade I listed Linton Park Estate, set in a conservation area.
The timeline depends on the complexity of the project, from planning permissions to the scope of the build. We ensure that every step, from design to completion, is carefully managed to stay on schedule and within budget.
Yes, we can cost projects so that you know before you buy land, or a property for conversion or seek to convert something you already own, what the costs, timescales and planning challenges might be.
Read our blog for more details of what you might need to consider.
We mainly work with private clients on homes, but we also work with small developers who are building up to 5 properties on a plot, or restoration organisations looking to restore old buildings like churches or schools.
You may already have designs or a planning application that we can look at and take inspiration from, revise or start again with. This plan might be what you’d like but has been rejected by the local authority or isn’t achievable in your budget, or you might have inherited it with the property and it’s not what suits you.
We will work with you to create a design you like and suits your way of living, which we are confident will be passed by the local planning officers.
Inside works won’t usually need planning permission – but we will advise once we know the scope of the project.
Yes, we have a lot of experience revising previously rejected applications and seeing these new ones approved.
Sometimes, there are major changes sometimes there are minor tweaks to be done – we balance what our clients want with budget and local planning authority requirements.
Yes. If you have existing planning permission, whether it’s your own or inherited with a property, we can help revise the designs to better meet your needs without compromising the approval
Yes – we can work with you to find out what’s not working and how you imagine living in your home, so that the designs meet your needs.
The technology we use allows us to give clients a 3d walk-through, to get a feel of layout and flow – it’s at this stage when changes are made if they realise a room isn’t big enough, or the layout still needs a tweak.
Generally not – internal work often falls under permitted development, but we can confirm based on your project. If you need planning, we can take care of it, submitting it on your behalf to the local authority.
Yes – we can advise on insulation, glazing, renewable heating options and other upgrades that work with older buildings. We’ll always look at this as part of the overall plans.
If you are thinking of buying a property or have one that you are considering renovating, restoring or extending, we can work with you to look at designs, costs and timescales that will help you to make a decision whether to take on a project or whether a demolition and new build would be a better idea.
See more on our blog:
https://www.vernacularhomes.com/blog/7-reasons-to-knock-your-house-down-and-start-again/
We like to preserve as many old buildings as we can, and although some may seem beyond saving, there might be elements that can be saved if not the whole lot.
If a property hasn’t been lived in for a long time, there will be modernisation and structural work to carry out, but it won’t stop us from updating it and transforming it into the home you want to live in.
We will also always work with clients to look at what’s needed, costs and timescales before work starts.
We balance restoration with modern standards, preserving character where it matters.
Any extension can be designed by us – one-storey, two-storey, adding a floor, conservatory, orangery, for example.
We can advise – some extensions fall under permitted development and others require full planning permission. We’ll advise when we know the project scope.
Yes – we’ll design the extension to blend seamlessly or contrast intentionally, depending on your preference. Materials can be used that will weather, like we used on this new build:
https://www.vernacularhomes.com/our-work/new-build-home-east-sussex/
Yes – we have vast experience working with heritage buildings and are knowledgeable in the requirements of local planning authorities.
Yes, Vernacular Homes provides both design and build services offering a full project management service.
We take care of everything from initial planning to the final build, so you only have one point of contact throughout the entire project. We organise everything needed for a renovation, restoration or extension.
We specialise in planning and designing new builds, extensions, renovations, restorations, and barn conversions. Our experience includes working in heritage, conservation, and Areas of Outstanding Natural Beauty (AONB), balancing preservation with modern living.
We’ve worked on old stables, disused agricultural buildings, former granaries and oasts, and barns.
We use 3D design and Matterport scanning technology. These tools allow us to provide accurate measurements, design options, and even virtual walk-throughs of a future home before construction begins.
It means that our clients have the opportunity to step into their home, experience the space, make changes, and get a clear idea of how the final build will look and feel as they walk around inside and outside.
Take a look at a recent project to see how it works.
We are experienced in working within conservation and heritage projects, carefully balancing preservation with modern design. We work closely with local authorities to ensure all guidelines are followed while creating a home that meets your needs.
Take a look at our work on the listed Linton Park Estate, set in a conservation area.
The timeline depends on the complexity of the project, from planning permissions to the scope of the build. We ensure that every step, from design to completion, is carefully managed to stay on schedule and within budget.
We communicate regularly with our clients to let them know where we are in the process.
Sometimes – it depends on the scope of the work. We’ll help you plan around it and minimise disruption. For some projects, we have gained planning permission for temporary accommodation on the site during the project, but we will find the best solution with you.
Yes – we work with clients on the property regardless of future plans. We may approach things a little differently, but this will be discussed.
For example, the spec might be higher for sale, or the landscaping will be completed in the first build phase rather than later.
When required (typically by a customer’s lender) we can offer third party structural defects insurance.
Contact us for an initial consultation – we’ll discuss your goals, visit the property if needed, and outline your options.
For an informal conversation about your project please call us on 01233 861177 or E-mail us using the form. Your data is not used for marketing – only to contact you.
