The 21st-century country house: an insider’s guide

The Victorian polymath John Ruskin wrote: “The greatest glory of a building is not in its stones, or in its gold. Its glory is in its age.” And this historic appeal is certainly a great deal of the charm for buyers who fall for country houses. Yet how can the age of these homes be respected while making the layout and facilities fit for 21st-century life?

Nick Cox, palace architect at Blenheim Palace whose eponymous architecture firm Nick Cox Architects, specialises in the repair and conservation of historic buildings, says: “When I first look at a house, I think: what are the spaces that are just perfect and you don’t need to touch them? And what are the ones that have been altered and how do you make them lovely again? This is the key to making a house sing and creating alterations to suit modern living.”

Buyers today seek generous living spaces that connect logically, says Phillippa Dalby-Welsh, head of Savills Country Department. “The kitchen is typically the most used room but historically it was ‘back of house’ – a smaller functional space occupied by staff. Now, people desire large kitchens in a central or dominant position on the ground floor, with formal and informal reception spaces leading off it.”

Practical ‘back of house’ spaces are de rigueur, encompassing utility rooms, boot rooms, larders, pet rooms and storage for sports kit. “I’ve witnessed buyers’ delight at huge, well-organised storage rooms for housing Christmas decorations, seasonal furniture, crockery and linen for hosting on a grand scale,” Dalby-Welsh says. Principal suites with twin bathrooms and twin dressing rooms, plus one or two additional guest suites, are a popular arrangement, she adds, explaining that the level of luxury to which most people aspire has risen considerably over the past 10 years. It means detached guest houses are highly sought after, as are leisure facilities, hobby spaces and, at the higher end of the prime country market, a prep kitchen for staff. 

Yet making alterations to an historic property isn’t straightforward, especially if it is listed – recognised for its architectural or historic interest and has legal protection. Permission for changes, even in some cases to paint colours, must be granted. In England, Grade II listing denotes special interest and includes 92% of listed buildings; 5.5% are Grade II*, of more than special interest, while 2.5% are Grade I, of exceptional interest. Nevertheless, the total number of listed buildings in England is only some 370,000, representing a small fraction of the total, meaning that some incredible country homes aren’t listed, giving more scope for alterations. 

“One of the most important things when communicating with local authorities and Historic England is understanding what’s significant about the property as, if you preserve and enhance this, it will smooth the pathway for your permissions,” Cox says. 

Indeed, while the listing covers modern additions and non-historic elements as well as outbuildings and garden structures, there’s often scope to replace unsympathetic changes, says Ian Adam-Smith, whose eponymous architecture firm Ian Adam-Smith Architects specialises in English country houses.

“The most likely alterations to receive consent are those that would return the building to an earlier and preferred form, such as the demolition of a 1970s addition or the replacement of modern plastic or aluminium windows with traditional hardwood sashes,” he explains. “Modern lighting, kitchens and bathrooms are usually achievable and these alone can dramatically improve the quality of space. Conversely, knocking two historic rooms into one is mostly unlikely to win favour if the wall is considered to be historic fabric.”

Chances of success are significantly increased by seeking early, pre-application advice from the likes of English Heritage and SPAB (the Society For The Protection Of Ancient Buildings)  as well as experienced architects, who are experts at creating innovative solutions. “Converting an adjoining barn into a modern-day family kitchen is the sort of win that allows for space of a much better scale than is likely to be allowable within the envelope of a historic property,” Adam-Smith says, adding that many possibilities may also exist under permitted development rules. “It can be quite surprising that a number of significant changes to outbuildings may be achievable within the grounds without the need for traditional planning consents.”

Planning authorities are becoming increasingly sympathetic to more energy-efficient solutions such as slimline double glazing and, while buyers can be nervous about properties listed Grade II* and above, the fear factor can often be far worse than reality. “Each building is looked at on its own merit and in some cases significant changes can be made to even Grade I listed buildings, though usually there would have to be extenuating circumstances,” Adam-Smith explains.

Ultimately, sympathetic alterations that preserve the character of period country houses while encompassing a more contemporary layout or purpose prove that these properties don’t need to be preserved in aspic to become wonderful homes for modern life – and, says Dalby-Welsh, also become highly desired by buyers. “Prices have softened and buyers have to take into account the cost of work and time it takes to carry out alterations,” she explains. “For those with the means, vision and patience, there is great opportunity to adapt an historic home and in doing so create both a delightful place to live and a lasting architectural legacy.”

PHILLIPPA DALBY-WESH, HEAD OF COUNTRY DEPARTMENT
PDWelsh@savills.com