Download Planning Application to Convert Coach House at Nannerch Hall

Planning Application to Convert Coach House at Nannerch Hall Farm to a Holiday Let
Supporting Statement by the owners, Alexander and Pam Cowen-Wright
Nannerch Hall Farm dates back to 1645. In front of the main house (to the Eastern elevation) stands
a Victorian two-story coach house which is now in a state of decay.
We would love to restore the building before it’s too late, but the costs will be extensive. It is an
attractive building (or would be when restored) which sits well in its surroundings.
We are seeking permission to restore the building and extend it so it would be suitable as a high
quality holiday let. The best market to appeal to for this area (as many will already know) is walkers,
mountain-bikers, golfers and fishermen (there being two fly-fishing businesses within walking
distance).
We are being advised by Adrian Bardsby of Bardsby Associates who believes the project to be
worthy of five stars as a premium holiday let. As a precaution (as it’s my wife and my first venture
into this market) we intend to market it as a four star with five star capability.
Our marketing plan will seek to bring in tourists from across the UK, but will explore avenues to
increase the appeal further afield.
A low yield let is out of the question as this will not bring in enough to pay back the money we will
have to borrow to fund the restoration.
We believe our Architects have fulfilled our brief of a highly sympathetic conversion, minimising the
impact on the building, preserving its features and ensuring the maximum aesthetic nature of the
coach house. Our home looks out onto the building and we insisted that the character was not to be
altered.
Information about the building:
Currently the building has two coach bays, a single stable and an upstairs area divided into two. The
upstairs is reached by an external staircase.
The conversion plans seek to convert the stable area into a kitchen, small utility and small loo, one
coach bay will be largely taken up by a new internal staircase, the other with a dining area. A single
story extension will create a living room with glass external walls. The views from this room however
do not extend above hedge-height so sadly the occupants cannot see the stunning views of the Area
of Outstanding Natural Beauty around Nannerch.
The plans also include an external porch which is partially enclosed to allow guests to remove muddy
gear before entering the kitchen – this is an essential feature and the building is not big enough to
allow an internal porch. The new porch has been designed to have minimal impact and to mirror
those which are commonly found in the vicinity.
The upper floor will be divided into two bedrooms, each with small en-suite bath/shower rooms.
The plans also show a door to give access onto the green roof above the extension to form a roof
terrace (there are no railings to the balcony, the safety barrier is designed as glass to minimise any
visual impact. This terrace is (in our view) essential as it is the primary way of ensuring guests can
enjoy the stunning views which have earned the area Outstanding Natural Beauty status – there is
also a breeding pair of buzzards which fly from the coppice atop the southern hill immediately
adjacent to the coach house, it would be difficult to view these magnificent creatures from within
the building, but from the roof terrace this would be a close encounter guests would never forget.
This is key to helping ensure guests return and separates the development (in clients’ eyes) from just
a small rural conversion. It also gives the scheme far greater marketability.
We are both proud of this wonderful part of the country and want to show it off at its best. We also
believe in the fundamental principles of keeping investment local. As part of that ethos, we have
instructed our Architects only to seek contract bids from local suppliers, there will be three contract
bids (we have applied for matched grant assistance for this tourism project so that is the number we
must have), two companies have been confirmed as bidders, one from Mold, the other from Lixwm
– we are in the process of finding a third which is capable of this project and they will also be local
(North Wales, preferably Flintshire). Owing to the extensive refurbishment of the fabric of the
building, as well as the need for high-quality internal finish, the project will be an estimated
construction cost of above £40,000.
Fixtures and fittings will be sourced locally wherever possible.
There is also an acre of land to the East of the coach house – the elevation which the predominant
windows look out on – this will need a grounds contractor to landscape and maintain to the four/five
star level required. We will also need to employ a cleaner and a professional laundry company to
maintain the sheets and towels at hotel standard.
It is also our intention to provide a welcome hamper containing local produce as well as a guide to
the local attractions from craft centres, restaurants, market towns, castles etc.
We will also employ a local business to produce and maintain the website.
We have just been notified that the grant deadline for matched funding is the end of September – it
would not be possible for us to complete this project without grant assistance owing to the cost,
therefore time is of the essence.
We have the support of Cllr Matt Wright, Executive Member for Economic Development on
Flintshire County Council.
His comments were: “It looks exemplary in its approach and fits well with tourism objectives
in the county so I would be supportive of the application.”