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Hi all. I'd appreciate your thoughts and advice. In our garden we have an old (definitely at least 130 years) barn - we own half of it as it was divided in the 1930s. It's mainly stone (we're in the Cotswolds), but the long east-facing side is now all brick (it looks like some of that is quite old, and other bits have been patched in recent times). Our half is about 17 feet long and 7.5 feet wide. More specifically:
West wall - all stone, at least 40cm thick; faces the garden of the neighbour who owns the other half; inside has some remnants of plaster on it (mostly greenish - is that just old paint? dunno) North wall - stone, 40cm thick, some plaster left East wall - mixture of brick and some ugly patching with breeze blocks; timber double door; two windows South wall - our half is partitioned just by thin timber planks Floor - concrete Roof - slate directly on rafters (there appears to be a bit of felt or rubber in one area but I haven't looked closely yet)
The floor level is about a foot below ground level on our side (east wall), though probably more like 2 feet at the north end as there's a bank behind that, which presumably explains why that looks pretty damp. Overall the place smells 'loamy', but we kept boxes of books in it for a few months after we moved here, on top of tarp, and there were no problems with mould or anything.
I'd like to make this into my office, and clearly both damp and insulation need attending to - at the moment it's not really warmer than the outside temperature (cooler on a hot day). Presumably the stone walls have decent thermal mass, although don't get much sun. What I wonder is whether they could be plastered eg with lime hemp so it's breathable (I've been reading the Ty-Mawr website) and I suppose the brick/block and timber sides could be battened and then insulated, as long as a ventilation gap is allowed for. But would all that be warm enough? (How long is a piece of string...) And presumably a new floor should be suspended above the old one. Should the latter be damp-proofed in some way first?
As a joke my wife suggested I could just build a garden shed inside this building and use that - actually, it does seem like that would be the cheapest (but dark) solution by a long way - could still get a 6' x 8' shed in there probably.
Sorry for the long post. Just looking for the thoughts of experienced folk. The whole thing seems a tantalising mix of opportunity and liability. I'd love to do it all properly (and sensitively) - but of course don't have unlimited cash. (Maybe the shed-within-a-shed could be a useful interim while doing it up bit by bit.)
Can you dig the ground away outside to lower it? then if possible put in a french drain around the perimeter (but not right next to the foundations) should ease the damp situation.
How often will you use it? this might help you decide how much to do or to spend on it, and how much insulation you think you will need.
Thanks Dominic - interesting. I'm not sure a French drain would help - the only side I have access to (east) isn't really where the main damp problem is (well, apart from one corner maybe) - but I'll look into it.
If it becomes my office I'll be using it every working day, so it's important to be comfortable - but not at any price as I don't want to throw good money after bad! As for the insulation - I'm working on some back-of-an-envelope heat loss calculations...
Even if you don't own it they might let you have access to dig out, insulate, french drain, and back-fill? I had a look at the pictures and EWI didn't look like it would be a problem. Then you might not have to do anything with the floor. Obviously the dividing wall would have to be internal insulation, but that should be nice and easy. Maybe think about sound deadening here as well. (in case your neighbour takes up wood turning next door or playing the drums).
Are you prepared to re-do the roof? (or would this be a problem at the join with the neighbours half?) if so you could warm roof above the rafters which is also good if headroom is a problem.
Thanks again. External insulation would technically be possible on the east (window) side - but we only own half of the building, so it would look pretty weird to insulate half of what to the eye is all one wall... Loads of headroom, so cold roof the preferable easier option I guess.
On studying this building in more detail the worst damp is on that north wall - and it all appears to be below a certain level, very clearly indicated by efflorescence. And lo and behold... On the other side between that wall and an outside wall less than a foot away is a gap filled with stone and rubble to exactly the same height. So I think if I can possible clear that (though access pretty tricky) it would make a huge difference, and maybe a French drain there too would lick most of the damp problem.
Then maybe hemp lime plaster on the internal stone walls and insulation on the timber and brick/block ones...
I write this sitting in my 10' by 8' shed in my stone barn. Big enough for a desk,two computers an A1 plotter, architectural books and plan chest and a Welsh Bardic throne.
Shed off internet cost 400; Insulation 200 grunt assistance 100. I ran Orcalc (energy software) on it in 2009 and managed to get an A rating. Last years heating bill was £27.
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