Hampshire Home



Southern aspect of the house fully lit for an evening photograph. The light cascading out shows the warmth of the home within.


Following a discussion after an open day that Jennifer kindly allowed us to hold at her home she put some words together regarding the barn style frame that we built for her.


The large southern gable with its overhanging eaves fully lit showing the family sitting area inside and the kitchen beyond. Flemish bond hand made brick work linking into the main oak frame. Note the large kick at the base of each roof elevation with it’s enlarged tilting fillet.

Here in her own words is Jennifer’s story.


I walked past my current plot of land for eight years when I lived in the same village and walked my dog down the gravel lane where the plot is most days. I used to pass an old (1930's) run down bungalow, lived in by a nice old man, known as a "bit of a character" locally. On his death the plot lay untouched for two years and got pretty overgrown and the bungalow even more run down. The plot was put up for "sealed bid" tender.


Entrance to the barn house created by using what would have been the old threshing door. The oak frame on the face of the entrance is enhanced with the jettied gable truss standing out from the frame on its oak brackets. Oak arcade posts sitting on staddle stones create a shaded sitting area to the side of the main family sitting room.

You had to be "pre-approved" to make a sealed bid (to ensure you had the funds) and it was like nothing I have ever done before. I presented my sealed bid and heard that day that I had been successful;- I was nearly sick- wondering why I had thought to pay more than anyone else (subsequently learnt that it was quite close),I paid £370k. I had been looking for a period property for renovation but none in my price range arose so I thought "why not build new??". It was not a long term aim of mine to self build - it came about more by opportunities that presented themselves.


The classic barn look that blends in so well with the country side. What would have been the old threshing door makes a fantastic hall entrance.
Whose oak frame is at the end of your rainbow? In fact not one rainbow but two rainbows. An amazing picture across the expanse of lawns leading to the house from the rear.

The plot did not have planning permission. I knew that I was entitled to build on the existing footprint but the bungalow was tiny so I hoped to achieve much larger planning permission. I engaged a local sensitive structural engineer to draw up some plans, I invited neighbours and the Parish Council to view them and comment before submission ( to reduce any objections). and apart from some delay over a historical land title issue with very little trouble I secured planning permission for a Green Oak Barn.


Here you can see how well the sunken patio area works to create an outside family dining area. The patio is created using large natural slate slabs and has easy access to the sitting room hall and family room.
The clearview wood burning stove to give warmth and a focal point to the family space with its comfortable soft sofas. The vaulted family space leads to the covered kitchen beyond. Note the glazed gable above.

We made very few changes to our original plans- which were well thought through first time! I got everything I wanted from the planning- position of the new dwelling allowed us to live in the bungalow (after jet washing the inside and removing all the rats that had taken up residence) whilst the new barn was being built- it was demolished after we moved in the barn.


Rainbow falling on the rear gable. The kick at the base of the gabled roof creates the oak arcade to the side of the family room. Open but covered space creates interesting areas which can also give protection from the weather. For any oak frame to work well you need to give it space. Here we have the large vaulted family area that extends out from the kitchen. Note how the painted joinery glazed gable works well in definition against the oak frame. A wonderful space for the family to relax.

Total process was: bought plot in June, planning permission gained in November same year and build started early following year.


This southern aspect picture shows well how the overhanging gable creates a shadow cooling effect in the summer sunshine. In the winter when the sun is lower it can cascade into the family room warming all within.
Open plan sitting room with oak floor beam over. The large slate floor slabs run throughout the house with under floor heating below. Full glazing to the southern side of the sitting room gives a light and airy feel.

Site preparation(lots of old cars and machinery on the site) and preparing to build- getting tenders for the oak frame etc, and groundwork’s - all took about four months. From breaking ground to moving in (with bits still to finish but pretty much done) took just a year, then further six months for subsequent planning for garage with bedroom/en suite above and general landscaping. So, two years from start to "finish" - although you never ever "finish" an oak barn.......


4 foot x 3 foot slate paving slabs create patio outside of arcade and extended gable to family room. The arcade and overhanging gable which extends by eight foot from the house create a fantastic covered space. Front entrance hall with contemporary glass steel and oak staircase. With threshing doors front and rear fully glazed the whole core of the house has natural light pouring in.

I went to three oak framers- found names through H&R magazine. Prices were fairly similar to be honest. However in subsequent discussion and visits from two of the three companies I found I felt the Oakwrights staff were a better "fit" for me. Oak frames (in my experience) are not an exact science and you need to feel that the oak frame supplier will be working with you to ensure you get a good product at the end.


The large barn roof gently falling hipped and gabled levels from left to right. The movement of the hand made plain tiles with their mellow colour create a warm look to the barn house. Family bathroom with travertine tiles to walls. Note how the careful use of a mirror creates the feeling of additional space.

I know contracts have to be signed but you want to feel that they won't be waved at you the first time something goes wrong! Very little went wrong actually, frame sat quite nicely on the brick plinth (which given the build tolerances is amazing), Oakwrights had to re cut one piece of oak which they did over a weekend and the frame was completed in under a week. The team of carpenters on site were friendly- it went well enough for me to book another oak frame with Oakwrights - I am Project Managing the build of a similar barn for clients in a nearby village.


Wire chairs sitting just outside the French doors of the family room. In the rear of the picture is an oak arcade post sitting on a large and distinctive staddle stone. Vaulted bedroom with central feature tied oak truss. Vaulted bedrooms always give a great feeling of space.

The best bit about the barn, for me, is the way the large amount of windows/doors on ground floor allows you to see the outside world form every point. The Barn sits in the middle of the plot and so these nice views wrap all around it. In the summer, all the doors are open and in the winter, with doors shut and wood burner on you feel as if you are surrounded by all the leaves blowing about or the garden covered in snow- whilst remaining all warm and toasty inside. It is an uplifting space in the darker winter months. The most used room is the kitchen family room, where everyone crowds into- despite having a large lounge and entrance hall. There are seven sofas in the house but everyone sits on the low window cills in the kitchen/family room- something to remember for the next design!


Room in the roof bedroom with glazed gable looking down into the vaulted family room below. Note the dragon ties in each corner supporting the hip rafters above.
At the top of the landing the rear threshing door gable creates a tranquil glazed reading space to while away sunny afternoons.

I love the hard working slate floor, with a muddy Labrador and many visitors we can just mop it over and away we go again. The conservation grade windows over each lavatory in each en suite/bathroom please me and work well too, you don't need any curtains or patterned glass for privacy and you can lie in the bath and see the stars at night. I can honestly say that there is little I would change on this design in this plot.

On the other hand a green oak barn is based on natural materials that move - over time- so there is a maintenance regime that still applies to my barn after three years and, I suspect, for a few more years to come whilst everything settles down.


The vaulted entrance hall gives a feeling of space to the core of the house. The modern units giving a splash of colour to the kitchen. Beyond you can see the beam over that leads through to the dining hall. The Labrador looks a little bemused by the whole situation.

Top Tips:

  • Plan, plan, plan, make sure you know what is to happen when
  • Check lead times on key materials- before you need them
  • Make sure you ring around for all prices for raw materials - I found huge variations- make sure you consider the Internet
  • Don't go just for cheapest quotes on labour- you will need top quality "trades" for a bespoke oak frame house
  • Ask the "trades" to prepare quantities materials required for their work- saves on QS
  • Keep accurate VAT records as you go along- don't wait until the end

Master en-suite with his and her basins. Large shower cubicle beyond.



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Hampshire Home

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Fact file

Area : Hampshire
House Type : Barn style Post & Beam
House Size : 3,456 ft2
Construction : Oak frame with softwood stud outer skin and weather boarding
Build Route : Self managed with individual sub contractors
Architect/Designer : CMF Property Consultants
Finance : Private
Warranty NHBC : £2,000
Plot : £370,000


Professional fees		 :
Architect : £4,000
Building regs : £4,000
Building Regulation inspection : £2,100
Oak Frame : £92,200
General Build cost
(including oak frame)		 : £450,000
Cost per foot2 : £130.20


Items Included within build cost
Kitchen (IKEA) Units only : £1,523
Neff ovens 2No Hob and extractor : £2,710
Oak Worktops : £1,645
Electrics including all wiring and light fittings : £13,000
Plumbing. Gas fired boiler with under floor heating on ground and first floor. 4 showers, 2 water tanks, 1 bath, 6 loos.
This price does not include white goods. : £23,000


Additional costs
Landscaping
Mostly carried out by client with help of ground worker : £8,000
Bricks : Michelmersh hand made Downs Blend (rough)
Roof tiles : Ashbury Multis


Click here to download Floor Plans, Fram Diagram and Elevation Views