Merrion, Nr Pembroke, Pembrokeshire, SA71

Exciting potential development site.

Description

Merrion Court is an exciting opportunity to acquire an old grade II listed house and surrounding grade II listed courtyard of character farm outbuildings including a granary range and mill, with a view to exploring ways to preserve and restore them and bring them back into use (stp: subject to planning). The listing description says that

‘Fenton in 1811 describes Merrion Court as a manor belonging to Lord Cawdor, in ruins. The new house and farm may date from about the time when leased to Lieut. Brown in 1820… Outbuildings: A small courtyard at rear with dairy at N. Barred windows to the dairy. At the angle where the rear wing of the house meets the dairy block there is a corn drying kiln with a drying floor and a granary with hopper above. Stable and pigeon-loft to N. Good quality house of an important tenant holding on the Stackpole Estate, with interesting outbuildings.’

The whole site extends to about 6.5 acres (stms: subject to measured survey) and includes a large courtyard, some more modern general purposes farm outbuildings, woodland and an overgrown field.

The below information are parts of the Summary of Pre-application advice for a proposal to convert buildings at Merrion Court Castlemartin for residential use. For a full copy please contact the selling agents.

Savills was instructed to seek pre-application planning advice from Pembrokeshire Coast National Park Authority in respect of proposals to convert redundant buildings at Merrion Court for residential use. Advice was sought in May 2021 through the formal pre-application advice service. The aim of the enquiry was to determine some in principle feedback on the land use proposed and to understand the supporting information that the authority would require in support of planning and listed buildings applications.

Indicative plans were provided showing the existing and proposed layout, along with floorplans for the converted units and some typical elevations to illustrate the materials and openings that can be created. These were provided for context. The intention being that, subject to positive feedback on the principle of the land use and other supporting documents required, detailed plans can be worked up for further discussions on design and the listed buildings.

The Site
The site consists of the land and buildings associated with Merrion Court at Castlemartin. The site is currently accessed through a courtyard gate to the un-named lane that runs north from the B4319 Merrion Cross. The existing house is to be retained as a single dwelling. Various outbuildings exist within the rear farmyard which are considered to be suitable for conversion. The site includes two portal frame sheds which are proposed for removal. The buildings proposed for retention and conversion are statutory listed (Grade II) as part of the listings for Merrion Court, Outbuildings to Merrion Court and the Merrion Court Granary Range and Mill designations. The buildings are considered to hold significant potential for a sensitive conversion to provide a high quality development to deliver new homes.

The Pembrokeshire Coast Local Development Plan 2 identifies the site as being within the South West Coast housing sub-market area. It lies outside of any settlement boundary and within a broad designation as a minerals safeguarding zone. The constraints map does not identify any site specific constraints. It lies outside of the hazard zone associated with the Castlemartin MOD site (circa 230m distant) and circa 500m from the Castlemartin Cliffs and Dunes SSSI. The Merrion Camp Scheduled Monument lies circa 200m to the north east. There is a Tree Preservation Order along the southern boundary of the site.

The Proposal
The proposed on which advice was sought is for demolition of modern portal farmed buildings and the conversion of the existing listed structures that form the farmyard/courtyard to the north and east of the main Merrion Court residence. An indicative scheme of 11 dwellings was shown along with a new access to be formed, creation of private and communal garden areas, car parking and conversion of building to provide car ports. The scheme shown was indicative at this stage. A site layout demonstrated how the development can be accessed, how vehicles can circulate and how the site can be subdivided to create private amenity space for each of the proposed units.

Additional information below Local information summary.

Location

Merrion Court is old traditional farmyard that is located in the hamlet of Merrion in the famous Pembrokeshire Coast National Park.

It is conveniently located for access to the stunning sandy beaches and miles of breath-taking coastal walks that this county offers.

Good road connections provide fast access to local towns including Pembroke to the north east (about 6 miles), Pembroke Dock, (about 8 miles) with rail and ferry services).

The nearby coastal resorts of Tenby and Saundersfoot are also accessible being only 16 miles and 17 miles away respectively.

Charter flights are also available at Haverfordwest airport (about 20 miles to the north).

Carmarthen and the A48 M4 link road is about 36 miles to the north east providing quick access to south Wales (Swansea about 63 miles and Cardiff about 106 miles) the Severn bridge and beyond to England.




Acreage: 6.5 Acres

Additional Info

Pre-application feedback 8th August 2021.
Acceptability of residential use - The policy position supports the conversion of appropriate buildings to a range of uses, with priority being given to market housing in residential conversions. The principle of residential conversion is therefore acceptable.

Capability of conversion - Both local development plan policy and national policy, seek to ensure that development which seeks to re-use and adapt existing rural buildings require that the buildings should be capable of accommodating the proposed use without significant alteration or extension. Whilst the enquiry was not supported by a structural appraisal of the barns the advice refers to a previous application at the site which was supported by structural appraisal of the barns. The Authority at the time accepted that the barns remained in good condition and capable of conversion. However, these structural appraisals date from 2005 and are now over 15 years old. Subject to an updated structural survey being provided which demonstrates that the barns are capable of conversion without significant alteration or extension it is considered that the proposal is in principle acceptable.

Affordable Housing - The site is located within the “South West Coast” Housing Submarket Area where affordable housing is required on site where 4 or more dwellings are proposed. As this proposal is over this threshold, policy indicates that an on site contribution to affordable housing will be required, however, the Authority does acknowledge that on site provision maybe challenging within a scheme for the conversion of an extensive range of listed barns. An affordable housing contribution to offsite provision would be calculated at a rate of £125 per square metre of internal floor space (see affordable housing supplementary planning guidance, as updated for LDP2). If this approach is taken to contributing to affordable housing then it should be justified in a supporting statement to the application. The existing dwelling should be excluded from any affordable housing contribution calculations as it does not add a new dwelling.

Conclusion and the Way Forward
Subject to demonstrating that the buildings are capable of conversion without substantial alteration and rebuilding the pre-application advice provided indicates that a conversion of the buildings (as indicated on the plans provided) is acceptable in principle.

Further information will need to be provided to demonstrate that the proposal will have an acceptable impact and the advice is clear in setting out what will need to be addressed in any future planning application.

The advice to any prospective developer is that essential survey work will be required in the form of ecological and structural surveys. A scheme should be designed around the findings of the reports, taking on board the comments set out about minimising any impacts upon protected trees, the landscape setting and the heritage significance of the listed structures. Detailed access and drainage proposals will also need to be devised. The advice provided to date should provide confidence that the survey work can deliver a scheme that, if sensitively designed, can be supported in principle for market housing, with an appropriate contribution towards affordable housing. Further pre-application engagement with the Authority is advisable following survey work and a preliminary scheme being devised.

Further information about the property is available from the selling agents.

General Remarks and Stipulations
Method of Sale
Offered for sale by private treaty on an unconditional basis.

Wayleaves, Easements and Rights of Way
The property is sold subject to and with the benefit of all rights, including rights of way, whether public or private, light, support, drainage, water, and electricity supplies and any other rights and obligations, easements and proposed wayleaves for masts, pylons, stays, cables, drains and water, gas and other pipes, whether referred to in the Conditions of Sale or not. Please check with the Highways Department at the local County Council for the exact location of public footpaths/bridleways.

Plans, Areas and Schedules
Plans are for identification and reference purposes only. The purchaser(s) shall be deemed to have satisfied himself as to the description of the property. Any error or mis-statement shall not annul a sale or entitle any party to compensation in respect thereof.

Viewings
Strictly by appointment with Savills. All viewings need to be accompanied by the selling agents.

Health & Safety
Given the hazards of old derelict buildings viewers should take care and precaution with regard to their personal safety when viewing the property.

Photographs taken spring 2022.