Pontrilas, Herefordshire

Little Pen-Y-Lan Barns, Pontrilas offers a fantastic opportunity to acquire a barn complex with a range of traditional barns with planning consent for conversion to residential use, in the heart of the Herefordshire countryside, with views over Pontrilas and the Black Mountains.

Location & Situation
The barns at Little Pen-y-Lan Farm are located approximately 1 mile east of the villages of Pontrilas & Ewyas Harold within the Golden Valley of south west Herefordshire, near the Welsh border. The villages of Pontrilas and Ewyas Harold are well connected and accessible to the city of Hereford and the principal border towns of Monmouth, Ross-on-Wye and Abergavenny, all of which are highly regarded for their range of local facilities, amenities, employment and educational establishments. The A465 at Pontrilas provides a direct connection to the city of Hereford to the north-east and the A438/A49 to the M50 and Abergavenny to the south-west and the A40/A4042 to the M4.

The Barns are well positioned in an elevated countryside location and are accessed via approximately 0.5 miles of third party track which connects to the north side of the Pontrilas to Orcop road and
enjoy far reaching views over open countryside and the Black Mountains.

The development is close to the village of Pontrilas with village shop and post office and the village of Ewyas Harold, a thriving village with Primary School, Village Hall, St Michaels and All Angels Church, Public House (The Temple Bar Inn), Fish and Chip Shop, Butchers, Village Stores and Post Office. The property is situated to the east of the Black Mountains and the Brecon Beacons National Park. The surrounding area is noted for its outstanding natural beauty and splendid countryside with a wide range of country walks nearby including Offa’s Dyke National Trail, riding and outdoor pursuits.

The larger regional centres of the Cathedral City of Hereford (12.1 miles) and Abergavenny (12.9 miles) provide access to the National Rail Network, supermarkets and a host of social, shopping and leisure facilities. The wider area is well served with schools including The Elms School, Herefordshire Cathedral, Malvern as well as the highly regarded Hereford Sixth Form College.

Description

Little Pen-y-Lan Barns comprise a range of traditional and modern agricultural buildings with planning consents for conversion to residential use.

The traditional buildings comprise a courtyard of traditional farm buildings built in the vernacular style with Herefordshire sandstone elevations. The barns, of timber frame construction and period features, lend themselves to conversion to alternative uses and have full planning permission for residential conversion.

The stone barns currently have planning permission for conversion of up to approximately 5800 square feet (539 sq. m.) and would make a fabulous, spacious and contemporary family home (subject to changes to the existing planning permissions).

There is a further set of Dutch Barns with lean-to, and red brick barn. The buildings have Class Q permission for residential conversion but could lend themselves to conversion to ancillary uses such as pool, gym, office spaces or further living accommodation (subject to changes to planning permission).

The site extends as a whole to approximately 1.97 acres (0.80 ha).

Planning

The current approved Planning Application References for the developments are as follows 

P233707/F consented on 20th March 2024, which permits for the ‘Change of use of rural buildings as well as physical alterations to the buildings and adjacent land to create three individual new dwellings’. The barns could also provide a spectacular single dwelling subject to gaining the necessary planning consent.

P231033/PA4 consented on 22nd May 2023, which permits for the ‘Prior notification for proposed change of use of an agricultural building to two larger dwelling houses (Use Class C3), and for building operations reasonably necessary for the conversion'. The consent has now been extended until 2028.

Key Information

Services: All new electric and mains water connections will be made at cost to the Purchaser and may involve significant costs in upgrading these services. Buyers are advised to make their own enquiries with the relevant service provider and to take these costs into account when making offers. If connections are required over land that is owned by the Kentchurch Estate then easements will be granted by the Kentchurch Estate to facilitate this. Whilst no charge will be made for the easement, compensation will be payable for any damage or loss of income incurred by the Estate or their agents during the process of installing these services.
Electric - Purchasers will be liable to install their own electric supplies and meter/s.
Water - The current supply provides water to both the barns and the third party owned cottage. The ownership of this supply will be transferred to the purchaser who will be liable to upgrade this supply to provide sufficient quality of supply to both the barns and the cottage. The cottage will be on a sub-supply and the cottage will be obliged to pay for their usage at a mean average of cost per unit.
Planning has been granted for the installation of a sewerage treatment plant.

Wayleaves, Easements & Rights of Way: The property is sold subject to and with 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 any other pipes, whether referred to in the Conditions of Sale or not.

Local Authority: Herefordshire District Council:

Sporting, Timber & Mineral Rights: In so far as they are owned the sporting, timber and mineral rights are included in the sale of the property.

Title Deeds: HE44595

Tenure and Possession: The property is sold Freehold with vacant possession on completion.

Access: Kentchurch Estate will retain the freehold of the access. The purchasers of Little Pen-y-Lan Barns will be granted a right of way over the access track for all purposes at all times. A schedule of condition of the track will be made at the point of completion and Kentchurch Estate and the owners of Little Pen-y-Lan Barns will be liable for the maintenance of the track as at the condition of the schedule on a 25:75 split basis. The owner of Little Pen-y-Lan Barns will be granted the right to upgrade the surface of the access track however the Kentchurch Estate will not be liable for any of the costs of the upgrade of this track. Once the track is upgraded then the Kentchurch Estate and the owners of Little Pen-y-Lan Barns will be liable for the maintenance of the track on a 20:80 split basis.
Purchasers should understand that rights of way to all lots may have a material affect on the purchase.

Restrictive Covenant: There will be a restrictive covenant imposed on the barns preventing their use as let holiday accommodation. The restriction will be in favour of the Kentchurch Estate.

VAT: Any guide prices quoted or discussed are exclusive of VAT. In the event of a sale of the property or any part of it, or any right attached to it becoming a chargeable event for purposes of VAT, such tax would be payable in addition to the purchase price.

Method of sale: For sale as a whole by private treaty.

Directions: HR2 0BH: From the centre of Pontrilas take the road signposted towards Orcop/Garway Hill and proceed up the hill for about 1 mile and take the left-hand turn to Hill Farm. Past Hill Farm, continue on the track to the left and Pen-y-Lan barns are located at the bottom of the hill.

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Health and Safety: Given the potential hazards of a farm, we would ask you be as vigilant as possible when visiting the farm for your own personal safety, in particular around the farm buildings.

Viewing: Strictly by appointment with Powells or Savills. Prior to making an appointment to view, we strongly recommend that you discuss any particular points which are likely to affect your interest in the property with a member of staff who has seen the property, in order that you do not make a wasted journey.

Disputes : Any disputes arising as to the boundaries or any point arising in the General Remarks or particulars, schedule, plan or interpretation of any questions, shall be referred to the Arbitration of the selling agents whose decision acting as experts shall be final. The Purchaser(s) shall be deemed to have full knowledge of all boundaries and neither the Vendor nor the Vendor’s agent will be responsible for defining the boundaries or ownership thereof