A second life for old buildings
Many properties in and around Newcastle and Tynemouth have outbuildings, from brick outhouses and coal stores at the back of terraces to stone barns, stables and workshops. They may have been neglected for years, but with careful repair they can become home offices, studios, gyms, guest rooms or storage, or be restored to their original purpose.
Survey first
Before any plans, the building needs to be checked. We look at foundations, walls, roof, floors and openings, and the building's relationship to neighbouring property and drains. A building that is leaning, badly cracked or heavily decayed may need substantial rebuilding.
- Walls: cracks, bulges, failed pointing, damp, see bowing wall repairs and mortar joint restoration
- Roof: covering, timbers, gutters and flashings, see roof timber strengthening
- Floor: levels, damp, structure, see floor levelling and damp protection
- Openings: lintels, doors and windows, see opening alterations
- Services: electricity, water, drainage and heating
Restoration or conversion
Restoration focuses on making the building sound and weathertight using suitable traditional materials. Conversion goes further, adding insulation, damp proofing, ventilation, windows and services so that it can be occupied. A habitable building must meet Building Regulations, covering structure, fire safety, insulation, ventilation, drainage and access.
Planning the work in stages
Outbuildings are often best tackled in a sensible order: make the structure sound and the roof watertight first, then deal with floors and openings, and only then fit out the interior. Doing the work in this order protects the investment, and lets you stop at a useful point if you decide a full conversion is not for you.
Traditional materials
Old brick and stone outbuildings often use lime mortar and breathable construction. Using modern impervious materials can trap damp. We recommend sympathetic repairs, see lime repointing.
Permissions
An outbuilding used for incidental purposes can have permitted development rights, but turning it into a separate dwelling, or an annexe with its own living accommodation, usually needs planning permission. Listed buildings, curtilage structures and conservation areas have additional controls. Start with the Planning Portal, and see GOV.UK for Building Regulations. Larger ideas may be better handled as extensions.
Frequently asked questions
Can I convert an outbuilding without planning permission?
Sometimes, if it will be used as ancillary space such as an office or storage. A separate dwelling or annexe usually needs permission. Always check first.
Is it cheaper to repair or rebuild an old outbuilding?
It varies with condition. Repair is often more practical for sound walls and roofs, but heavily damaged structures may be better rebuilt. A survey will show which makes sense.
