Can You Convert a Dutch Barn into a House?
Many people looking to live in the countryside dream of converting an agricultural building — and Dutch barns often catch the eye. But can you convert a Dutch barn into a house? The answer is… it depends. In this article, we explain what defines a Dutch barn, when you might get planning permission, and how to avoid common mistakes.
This guide builds on our main article: How to Get Planning for a Dutch Barn, which explores the national planning context and our approach as architects to help you understand… can you convert a Dutch Barn into a House?
What Is a Dutch Barn?
The above examples are the types of Dutch barns investigated by Thomas Studio that are suitable for conversion to residential or holiday-letting use. Dutch barns make great characterful homes and are often an overlooked development opportunity.
A Dutch barn is a curved-roof agricultural building, often built with an iron frame, riveted joints and lightweight corrugated tin cladding. They’re usually open-sided or partially enclosed, and were historically used for hay or grain storage from about 1890 to about 1940. These barns are visually distinctive in the rural landscape and structurally simple — and that’s both a help and a hindrance when it comes to planning.
Can You Get Planning Permission for a Dutch Barn?
Yes — but it’s not guaranteed. Dutch barns don’t typically qualify under Class Q permitted development because of their openness and skeletal structure. Instead, you’re more likely to pursue a full planning submission under change-of-use of an existing building, which allows for conversion of a built structure to an alternative use in a rural countryside location. (Source)
We’ve successfully used this route on several projects, including:
- Forest Farm Dutch Barn – For the Duchy of Lancaster in North East Staffordshire
- Kimbolton Dutch Barn – A Countryside Home and Holiday Let in North Herefordshire
- Richards Castle Dutch Barns – Multi-plot Rural Living and Holiday Let in Shropshire
What Do Planning Officers Look For?
Planning officers will want to see:
- That the site is suitably located (usually within easy access to existing services or a sustainable location)
- That the existing building has some ‘heritage value’ – which is where architects come in to define the architectural beauty
- That the proposal enhances the environmental setting (e.g. improves appearance, meets a local need, enhances the locality, enhances ecology and bio-diversity net gain)
- That the site has safe access, infrastructure, and ecological viability
We explain these in more detail in our “How to get planning permission a step by step guide”
Can I Do This Without an Architect?
Technically, yes — but very few Dutch barn conversions are granted without professional design and planning support. These applications rely on design quality and planning judgement. In our experience, planning consultants alone often struggle to achieve success without an architectural narrative that responds directly to the site to create a design that works with the Dutch barn structure.
If you’re unsure whether your barn might qualify, we offer an informal review service — just send us a photo, the location, and any planning history.
Is My Barn Too Far Gone to Convert?
Some Dutch barns are very dilapidated or incomplete, but that doesn’t always rule them out. We’ve achieved planning consent on sites with minimal cladding or missing walls, so long as the structural frame was intact and the context justified a new home. These cases depend on presentation, not just policy. (Source)
What Should I Do Before I Buy a Dutch Barn?
Our strong advice is: don’t buy without a planning strategy in place. The market is full of barns being marketed as ‘with potential’ — but not all barns are viable. We regularly help buyers appraise sites before purchase.
Read more in our guide: Rural Land: How to Assess a Site Before You Buy.
Key Takeaways
- Dutch barns can be converted – but usually require full planning, not Class Q
- Design quality, heritage value and site context are key to success under a Full Planning Submission
- Work with an architect early to assess design feasibility and avoid wasted effort
Get In Touch
If you’re thinking about converting a Dutch barn, or considering buying one, we’d be happy to provide an initial opinion. We’ve worked on a wide range of Dutch barn projects across England and bring expert insight to rural planning and architectural design.
Get in touch today to discuss your project or share a site for review.