oakbydesign
01423 593 794
The sun was slowly setting and with it, his motivation to do anything. He sighed and grabbed the crumpled newspaper off the edge of the leather chair.
He had already read the whole thing the day before, but what else was there to do on a Sunday afternoon? He carefully unfolded the paper, trying to get it back to its original state, and started skimming through it again, hoping he had missed something the first time.
He always loved the property section, daydreaming about the lives of others, and the pictures of kitchens and bedrooms.
On page 31, he stumbled upon a barn that needed converting. The photo showed an old, abandoned building from the 1800s, and he could not help but think what kind of magic he could work in there.
The description said the building was perfect as a barn conversion, with plenty of room for customization and improvement. He immediately started dreaming of the possibilities: a cosy living room with a wood-burning stove, a kitchen with beautiful oak countertops, and maybe a couple of bedrooms with mezzanine balconies overlooking the main living space.
The possibilities were endless, and he could not help but get excited about the prospect of creating my own little oasis in the countryside. He knew this would be an enormous project, but the thought of breathing new life into an old building was too exciting to ignore.
He wondered how he could convert it, what would it look like and evaluating the question, how hard could it be? The television was full of programs showing magnificent building projects, their challenges, and pitfalls. He stood from a matching leather chair, folded the well-used paper and laid it on the floor. That was nearly five years ago as he typed the first chapter of “The Barn Project.”
That person was me, Richard Penny. My wife, Sarah and I would like to offer our experiences and advice within this guide for you. We will cover the products we used as well as situations that, when looking back, we may have handled differently.
We’re ready to share our experiences, stories and products from our own barn conversion journey. From the initial planning to the final touches, we’ll share all the tips, tricks, and lessons we learned along the way. So, join us and let’s get started!
This guide is created to demonstrate the various possibilities and decisions that come into play when constructing a build. The photos within this guide illustrate the barn conversion we have created and the core products that our business offers.
The picture of the barn was carefully cut from the used newspaper and shortly afterwards, we arranged for a viewing with the agent. Trying to visualise a derelict building as your home required some out of the box thinking. We were use to a modern home and the surroundings it had to offer; the carpets, white painted doors, flat ceilings and painted MDF. The barn conversion would have to be different, we thought, very different.
What would it cost? Would it be worth it? Although very difficult to estimate all costs, so systematically we tried to visualise the entire build sped up over a few hours, writing down everything that popped into our heads, starting at creating the footings and finishing at painting the walls. Homework was needed to establish how many and how much of everything was needed. Although we were able to claim any VAT on most items, and this was a separate area that we needed to look at, we decided not to take this into consideration.
Its worth mentioning that at the time of writing, the barn conversion would be eligible to be free of VAT. Some items are charged at 5%, but this also be recovered.. Basically, if you are converting a ‘”building” into a “dwelling” and the building has been unoccupied for 10 years or more, the VAT rules will be in your favour. To be on the safe side, we also added a further 10% for a contingency fund as you will always forget something.
In our case, the scaffolding, all of it! A cost we could not get around.
Whilst running Oak By Design in Tockwith, it was decided to embark on the project wearing numerous hats including project manager, quantity surveyor, labourer and many more. Naivety about the whole building process was, looking back on the build, a blessing in disguise; if we knew what was coming up, we may never have started it.
The barn was purchased in the March and the initial consensus was to clear the site of rubble, debris and other materials we did not need. We approached the barn conversion with the opinion of, why pay someone, when we can lift, carry, and work for ourselves? Through experience, this is not always the case. Who else would hire a JCB/digger at a high day rate without a qualified driver? It was toys for the boys, sitting in the large yellow machine faced with various levers, switches, dials, and pedals, having no idea of their purpose or function.
Fortunately, we had some land where many practice manoeuvre was made, perfecting the pirouettes, scoops and what seemed to be a 3D robotic-like approach.
The learning process was high, it had to be. With a clear canvas and architect drawings to work from, we were ready to start the build of our lives; the barn conversion!
It all started with a crumpled newspaper and a vision of what could be.
The barn already came with planning permission and a set of drawings showing the footprint and internal layout. Fortunately, there were no real planning restrictions since it was not located in a conservation area. Any materials used had to be like the ones previously used, such as bricks, roof tiles, and windows; these had to be approved by the local council.
We also had to adhere to the local building regulations, especially regarding the insulation of the walls and flooring. This was to ensure that the barn conversion was energy-efficient and comfortable for its inhabitants. We also had to consider the electrical wiring, plumbing, and heating, as well as ventilation and lighting systems. Any necessary fire escape routes had to be considered too. Once all the necessary paperwork was completed and approved, we could finally begin the exciting process of transforming the barn into our dream home.
Unfortunately, we did not have an architect, structural engineer, or surveyor, and, at the time, lacked experience in the building trade, so we had to look for professional help. Fortunately, we found a local architectural technician who was willing to provide us with detailed drawings for building control, such as for installation, footings, and u-values. We also acquired a set of working drawings with dimensions, roof sections, and more detailed work for the trades.
The barn was approximately 20 meters long and 6 meters wide, with an additional ‘wheelhouse’ and small outbuilding. We negotiated with the original owener that we would need to join the outbuilding to the main barn. This would create a 35 metre building provides impressive views from one end to the other.
We decided on the internal layout based on the most used rooms, their distance from each other, and the direction of the sunlight. We had no long-term plans, but we kept the design in mind for any possible buyers in the future.
The barn conversion was to have three double bedrooms upstairs, two with en-suite facilities,. Downstairs a large hallway/dining area, a family kitchen, lounge, conservatory, downstairs toilet, and study. The study could also be used as an annexe/forth bedroom with its own en-suite. We decided to remove another bedroom that was planned in the centre of the barn. Instead we create an entrance containing an oak staircase and galleried landings and expose roof trussses.
The barn conversion would require plenty of oak trusses, an oak staircase and possible oak conservatory. We’ll see!!
The plans gave us an initial layout, but as the build progressed, it was hard to visualize on paper, so the internal walls changed. In the end, we were able to create a unique and enjoyable living space that catered to our needs.
We also took advantage of natural light by adding skylights and larger windows to the design. We were also able to incorporate features like a large inglenook brick fireplace, built-in shelves, and custom oak work to create a cosy atmosphere. All in all, the final design was much different than what we had originally planned, but we hoped our hard work and creative ideas would pay off.
Part two will outline how we starting the massive task of clearing the barn of all the rubbish it had accumliated over the years. We will then the slow but enjoyable starting of the building process.
Telephone: 01423 593 794
Locksley Park
Blind Lane
Tockwith
YORK YO26 7QJ
Opening Times:
Mon to Fri - 9.00am to 5.00pm
Bank Holidays - Closed
Christmas 2025- TBC
Oak By Design is the trading name of:
Oak By Design Ltd.
Reg Number: 04384416
VAT Number: 664 8012 33
Left us a star review
I could not recommend Oak By Design more highly. Joanne and the team worked tirelessly to resolve an issue that was the result of my mistake when I ordered the porch. Great customer service.
Oak by design were a fantastic company to deal with. They made us some treads for a bespoke stair case from large pieces of air dried oak. They were very thorough in making sure that they understood exactly what we wanted. They made excellent suggestions for small changes to our own design in order to produce a better finished product and to manage the cost. We were very happy with the treads when they were delivered. They look fantastic and fitted perfectly to the steel frame which was made by a third party. I could not recommend them more highly.
Excellent customer service. Very friendly. Explained in detail. Product is beautiful. Would recommend. Company sent photos of finished product prior to dispatch to confirm our happiness with their work.
When embarking on a large renovation project assembling the right team of skilled work people is vital. It involves the need for skill, imagination and trust. It was important to us to use a local company and Oak by Design seemed to tick the right boxes although we had not dealt with them or indeed heard of them before. We soon came to realise that the combination of Ben, Billy, Jamie, Matt and MIck ( listed strictly in alphabetical order ) was a great success. Skilled: highly, imaginative: an excellent creative talent, trustworthy: 100% but also such great team players that all the other trades on site benefitted from their cooperation and great good humour. I would endorse the other reviewers who have commented on the quality of the materials used, whether in the replacement windows, the light oak internal doors. the fantastic oak staircase, the secret bookcase and the pièce de résistance: the oak conservatory. It has been a great project and much of that I attribute to the work of Oak by Design. A big thank you to you all.
Outstanding customer service from a company that truly cares. I’ve only dealt with a small amount of companies where buying experience totally outstrips the monetary value & this is one of them.
We were delighted with our new porch. Right from our initial contact with Joanne at ObD, through the design and the installation by Jack and his team the service has been excellent. We would have no hesitation in recommending ObD and Jack to anyone thinking of a high quality oak porch. Thank you to all involved.
Great service by a friendly professional team, a pleasure to work with. The end result of our oak glazed leisure spa and outdoor kitchen looks fantastic. Great job
On behalf of Shears PHG Our customer was looking at having an oak porch built for their property in the West Midlands we got in contact with Joanne at Oak by Design and she was really helpful, always friendly on the phone and polite nothing was too much trouble. Joanne kept us up to date through every stage and our customer is really pleased with the results of the Porch it looks great and we wouldn’t hesitate to use them again in the future
Great personal service to ensure we got what we needed specific to our personal requirements. Quality is outstanding and there was a helping hand there all the way. The porch we ended up with was not cheap but having looked at others the quality of the Oak by design product shines through. Very pleased with the result and the complements from both neighbours and our builders keep coming.
Posting on behalf of my Mother in Law, Shirley Abbott "Having planned to shop around, Oak By Design was my first stop. I had no need to look any further. Joanne patiently and professionally guiding me through the confusion of choosing the right flooring. The service and support from the staff was exceptional, efficient and helpful. And - my floor looks amazing!"
Great company, always on the end of the phone to talk through design, measurements, fitting. The Oak is very high standard, looks amazing.
Great service from start to finish, Joanne was great help. Designs were spot on and so happy with the porch. 10/10. Fully recommend.
We were looking to have a bespoke oak and glass atrium for the front of our new house renovation. We wanted to find a company we trusted, who clearly understood our brief and could manufacture and install a high quality product at a competitive price. A big ask, but OakByDesign ticked all our boxes. Jamie and the team from the initial discovery meeting to completion of the installation were fantastic. The design, material quality and installation were first class and I would highly recommend you to include them within your project plans. Thank you all. Ben and Lindsay.
We purchased some engineered oak flooring and oak covers from Oak By Design and couldn't be happier with the finish and quality. They are spot on. Joanne was extremely helpful throughout the whole process and provided plenty of advice when necessary. Thank you
Fantastic service from start to finish, I would have no hesitation in recommending this company or using them again. Very professional and helpful. Joanne was great in assisting us with choosing both styles and colours of the beams and cladding.
Oak by design provided our engineered oak flooring. From our initial meeting and supply of samples to the final delivery we have been provided with excellent service. Carl has been in touch throughout the process and provided updates about the lead time and expected delivery dates. We are delighted with the flooring. Very happy to recommend Oak by design.
From the moment we visited the Oak Design showroom, we knew that we were dealing with a top quality local company. Richard the owner, showed us around his design works with real pride of his product and service offering. Jamie as sales executive has discussed and agreed the options & design with costs to us and we have now implemented the first phase of our home improvement, with more work to follow. We are highly delighted with the finished product and would strongly recommend Oak Design to other interested clients. I also suggest that you pay them a personal visit at the Home Building & Renovation exhibition in Harrogate, as well as their wonderful showroom of Oak Solutions in Tockwith to get a personal guided tour.
Oak by Design have made 2 oak framed rooms for us, sunroom at the front and and "moonroom" (photo) at the back which encompasses a shower room, work area and storage. They have been helpful at every stage and the outcome is simply brilliant. They make the whole house feel roomier and brighter and are beautiful places to be. GE North Yorkshire
What can I say, Oak By Design have been the most fantastic company to deal with. Joanne was so helpful, friendly and professional. She really seemed to care about our project, which made such a difference. We had 4 oak RSJ covers made and 2 fireplace mantles. The finish is outstanding. Everyone believes they are solid beams, which was just what we wanted. The care and attention this company will give you is 2nd to none and I would highly recommend them. Pictures will follow when we complete our project, thanks again Oak By Design. x
I was sourcing an oak RSJ cover (circa 5m length) for my extension and found Oak by Design on the internet. All of the reviews I could were glowing and so I contacted them......And I'm so glad that I did. Joanne Fisher answered my initial call and she looked after my order from beginning to end - in terms of ensuring that I got exactly what I wanted she/they provided a superb service - everything on time - delivery in to the Peak District to suit when I wanted. The quality of the the RSJ cover is fantastic thick solid oak that matches my oak floor - looks amazing. If you want anything oak I can thoroughly recommend Oak By Design.
A first rate service from start to finish. We've used this company in the past for our floor - 40 foot of solid oak! 2 beams and 2 RSJ covers. This time a beam for our new kitchen inglenook and another RSJ cover. More than impressed with the products which more than met our spec. A very friendly and helpful team who I'd recommend to anyone.
Great company. Awesome flooring, we are very, very happy with the outcome. And great price which is always a bonus. Staff knowledgable & efficient.
I firstly used oak by design a couple of years ago for an open oak porch. They were extremely helpful and everything was delivered on time to the highest quality. The porch went together with the oak dowels provided and looked great when it was all slated in. They have also supplied me with a oak beam for a fireplace natural random finish and it looks good.
We got a fantastic garden structure from Oak by Design. It is a very handsome building and the design process was very patient, to say the least. We didn’t really know what we wanted, so we had to be guided through it. And we are delighted.
Thank you Jo for your assistance and detailed guide every step of the way with my new porch. Very pleased with the finished product, I would highly recommend Jack and his team for installation
We worked with Jamie from Oak By Design on a super project near Wetherby. There was plenty of oak in this design for the team to really show their worth - and they did. The attention to detail was excellent. If anything was not quite how the client wanted it, they were straight back to attend to this. The customer care was superb. We look forward to working with Oak By Design on another project soon.
On behalf of John Docherty: Oak By Design were a great company to deal with; helpful, knowledgeable, professional. The quality of the oak supplied to us for our bespoke porch was first class. Nothing was too much trouble for this company, and we will definitely be using this wonderful company again in 2022.
My company has ordered 2 porches with Joanne from oak by design, and have more planned in the future. They've been brilliant from start to finnish. Great communication right through. And the quality of the product is exceptional. Do not hesitate to order.
From start to finish Oak By Design have been incredible, nothing was too much trouble. Our new Oak doors are beautifully made and have really been the icing on the cake to finish our house renovations off. We have also had a fabulous outdoor oak structure with heating and we are very much looking forward to making the most of it in the months ahead. Thank you to the whole team I would throughly recommend.
Very impressed with Oak By Design. Customer service is fantastic and they were very patient in helping me ensure what I needed was the right size. Photos sent of oak cover before it was sent to me and end product was great. It was also not the most expensive either. Would definitely recommend.
We are ‘over the moon’ with our beautiful oak porch made by Oakbydesign .From our initial enquiry to delivery and installation the service and attention to detail has been outstanding! A very big thank you to Joanne who was so helpful and friendly from start to finish which made the whole process such a pleasure. Highly recommend anyone looking for an oak porch to choose Oakbydesign . Yvonne Grant.
Exceptional service and beautiful flooring. Absolutely delighted with every aspect. Went above and beyond great customer service to meet our needs and timescales.
A fabulous service and supportive through the design and delivery process. Highly recommended
Amazing customer service from beginning to end . My builder was in awe at the quality of the oak porch components. Call them and ask for Joanne - what she doesn’t know isn’t worth knowing! It’s not every day you invest in a “proper” porch so do it right. You’ll definitely be delighted!
Spectacular service from start to finish! great design work and support from concept to installation. The builders were amazing! So pleased with the outcome! Thankyou so so much !
First class service and product . Our car port and steps look fantastic and blends in with the existing buildings beautifully. Would definitely recommend them.
Superb! Fantastic! I can’t recommend enough. If you want gorgeous oak use this company. Oak by design made a porch for us and we couldn’t be more happier with it! It’s beautiful! The quality is first rate. Throughout the build Jo kept us informed as to the process of having the oak cut to size and installed. Jo and the team even sent us a lovely oak chopping board! Jack and his team who built it are fabulous! They go the extra mile. We have decided to use oak by design for a kitchen extension project in the future. Thank you oak by design for giving me a gorgeous porch! Charlie x
As the owner of a local joinery business, Robert Davis Joinery, I have had the pleasure of using Oak by Design on several occasions over the last 8 years. They have produced bespoke interior products for me including Oak doors and timber moldings. The staff in the office and the workshop are always very helpful and friendly and the standard of the workmanship and materials are always of a very high quality.
Found Oak by Design searching for a new front porch to replace a canopy and knew immediately that this was company for the job and I was not disappointed. I already knew what I wanted and Richard, very patiently, developed my basic requirements, with a number of iterations, into a full detailed design. As I live outside their site working area I decided go for supply only and to install the porch myself. It was delivered as promised and it looked great even on the pallet! It took me a while to fit but it was very satisfying and the result is fantastic. The quality of the aged oak and carpentry of the timbers is excellent. I’m delighted with the porch supplied by Oak by Design - it looks superb.
Fantastic staff with fantastic craftsmanship. Great communication and always on the ball. I would highly recommend oak by design, I don’t think you could get a better quality oak porch anywhere. Extremely pleased with ours , always getting compliments from fellow villagers
Working with Oak By Design on our project was a pleasure and we were delighted with the results. Joanne was extremely helpful, quick to answer any questions and generally a great person to deal with! The quality and finish of the products - RSJ covers and Oak Windows & Doors were superb and look great. Would highly recommend working with Oak By Design and would not hesitate to use their services again for future projects!
We have been impressed from the first contact with Oak By Design, first class customer service and the product speaks for itself. We found it straight forward to install and the support was always there if we needed it. Brilliant, we could not recommend enough and will use them again.
Four years ago we took the decision to completely gut an old farmhouse and start again with it, we started looking for a supplier of oak to refit all of the internal doors, door casings, skirting and flooring. Our carpenter recommended Oak By Design. He wasn't wrong! All of the oak has been completely top notch. As the old house has settled into it's new skin it has moved and cracked in various places, the only thing that has been stable and unwavering is the oak. The customer service has been superb, with them continuing to supply exactly the same items, with the same quality over the course of 4 years. They even indulged our designs for furniture for our "boot room", with Shoe pigeon holes and a bench which we could store wellies under (as pictured). The doors supplied by them are reassuringly heavy and sturdy, with a proper "thunk" as you close them, cutting off sound from the rest of the house. There may be other, cheaper suppliers of oak out there, but none with the same level of quality, longevity and customer service as Oak By Design. If you want to do it right (& once!) use these guys.
Ordered an oak mantle beam from Oak by Design and they quickly called to check the finer details. Unfortunatly, the beam was slightly damaged on arrival by the courier company. Oak by Design immediately arranged to have it picked by DHL, transferred back to Yorkshire from Kent, repaired and sent back within 2 days, with no quibbles. The beam is beautiful, as is the high quality customer service by these people. Fully recommend using this company. Anthony Slater, Tonbridge. Tonbridge.
From the start of our enquiry, the service provided was excellent. Joanne was a great help and the oak porch structure looks fantastic on our new build. It completely changed the look of the house. Very quick delivery could not recommend enough.
Thank you Oak by Design for my gorgeous… Thank you Oak by Design for my gorgeous oak porch. From my first contact with your company and speaking with Amanda the service has been first class. The quality of the oak and the design of the porch was just what I wanted. Manufacture and delivery were well communicated and delivered to site for our builder on time and to fit in with the building works. Your finishing touches and added extras made our porch very unique to our home. I have had lots of compliments on the enhanced look it has made to our property and our builder is full of praise about the quality and the ease of construction on-site. Thank you so much Amanda & all the team at Oak by design.
