Lot 1 Planning approval to convert a B listed steading into 6 new dwellings, with 14.5 acres (5.9ha)
Offers over £1
Lot 2 Planning approval as enabling development for 15 new dwellings on a tranquil greenfield part woodland site, in about 20.3 acres (8.2ha) on White Hill
Offers over £450,000
Lot 3 Castlefields, about 38.9 acres (15.77ha)
Offers over £170,000
Lot 4 Smiddy land, about 29 acres (11.7ha)
Offers over £100,000
Lot 5 Roadside fields, about 56 acres (22.6ha)
Offers over £240,000
Description
An unusual opportunity to purchase a farm with planning approval for 21 houses.
The property forms three distinct parts and prior to offers being considered for Lots 2, 3 and 4 a buyer will have had to commit to the restoration of Mains of Carnousie Steading on Lot 1, unless a party wishes to purchase the whole.
Background
The seller wishes to find a new use for the B listed Mains of Carnousie Steading so that it can be removed from the Buildings at Risk Register.
The steading was built by General Patrick ‘Tiger’ Duff in 1797; he was the son of a tenant farmer who bought the 3,000 acre Carnousie Estate in 1788, perhaps with prize money from battles or with proceeds from shipping Madeira wine. General Duff undertook improvements to the Estate and, as was typical of many agricultural improvers, he erected a substantial home farm steading; Carnousie being one of the most grand in the northeast.
However the Estate only stayed in the family until 1828 when it was disponed following the death of General Duff’s son Patrick.
The 250 year old steading comprises a quadrangular steading in an exact square with the corners 48m apart. The main architectural element is a two storey arch with serlian window to a classical spirelet.
The building is mostly of granite under a slate roof with the finest architecture to the north and south facades; those previously visible from the castle drive.
The steadings formerly provided accommodation, cart sheds under 7 arches, stabling and a byre.
There have been some alterations to the original complex to include the smiddy, various storage sheds, piggery and a more modern cattle court.
Lot 1 Mains of Carnousie Steading
14.5 acres (5.89ha)
The B listed steading in a symmetric quadrangle sits on the northern slopes of the Deveron valley, with a southerly aspect over the valley and distant views over the Aberdeenshire countryside towards the Hill of Foudland.
The steading dates from the 18th century and was built as a showpiece Home Farm close to the Chateau of Carnousie (1577) which was owned by a branch of the Ogilvie family who probably built the original parts of the Home Farm.
The steading is approached from the north along a straight private drive axial with the north arch which continues through the main southern arch. The architecture is of fine quality for a steading block.
Planning permission has been granted to convert the quadrangle into 5 residential units as follows:
Unit A NW Corner (331m²)
Living, Kitchen/Dining, Study, 4 Bedrooms
Unit B NE Corner (223m²)
Living, Kitchen, 4 Bedrooms
Unit C E Façade (188m²)
Kitchen/Living/Dining, 3 Bedrooms
Unit D E&S Façade (286m²)
Living/Dining, Kitchen, Study, 3 Bedrooms
Unit E S&W Façade (318m²)
Living, Kitchen, 5 Bedrooms with the master in the tower
A separate house is to be created in the old smiddy to comprise on one level:
Living room, Kitchen, Sun room, 2 Bedrooms (About 104m²)
It is proposed that three separate garage blocks are built; in the NE corner a 5 car shared block for Units A, B and C and private garages for Units D and E. There is to be a central internal landscaped garden.
The more modern farm buildings are all to be demolished by the buyer of Lot 1.
Services to be installed by buyer
Private or mains water.
5 septic tanks to individual soakaways.
Mains electricity.
Access
The access is to be from the north to Units A, B and C with maintenance according to use and a right for Lot 4 to use this access road. Access to Units D and E is to be along the Carnousie Chateau beech tree lined drive with an approach from the south; maintenance will be according to use.
Lot 2 Proposal 20.3 acres (8.21ha)
Planning permission has been granted to build 15 houses in a variety of styles (Ref:BB/APP/20102256) as enabling development in connection with the conversion of Mains of Carnousie.
There are a range of indicative house types which reflect the Scottish vernacular styles, using natural materials to recreate a Scots Estate village, but sited well away from the listed steading (Lot 1) so as not to impact on the setting and historic context.
The dwellings are generally to be one and a half storeys and single room depth with traditional pitched roofs and stone tabling. A mixture of finishes will be used from wet cast render to timber cladding.
The actual build site is circa 2ha but a further 6.2ha is to be included in the lot with the existing trees being retained where practical. The designs vary in size from 2 – 5 bedrooms from affordable dwellings in courtyard homes to fine detached houses.
It is hoped that there will be a consistency of environmentally friendly design between the proposed houses with energy efficiency. A draft design code has been prepared but all the houses have a very distinctive style.
The proposed houses are:
Plot 1 Detached 307m²
5 Bedrooms, Open plan kitchen/Dining/Living
Plot 2 Detached 304m²
5 Bedrooms, Open plan Kitchen/Dining/Living, Sun room
Plot 3 Detached 284m²
4 Bedrooms, Living/Dining/Kitchen, Double garage
Plot 4 Detached 256m²
4 Bedrooms, Open plan Living/Dining/Kitchen
Plot 5 – 7 Courtyard Housing
Plot 5 Dining/Living/Kitchen, 3 Bedrooms
Plot 6 Kitchen/Dining, Living, 2 Bedrooms
Plot 7 Open plan Kitchen/Dining/Living,
3 Bedrooms
Plot 8 Detached 167m²
3 Bedrooms, Kitchen/Living room, Double garage
Plot 9 Detached 290m²
5 Bedrooms, Open plan Kitchen/Dining, Living
Plots 10 – 12 Courtyard Housing
Plot 10 Living room, Kitchen/Diner, 3 Bedrooms
Plot 11 Kitchen/Dining, Living, 2 Bedrooms
Plot 12 Living room, Kitchen/Dining,
3 Bedrooms, Double garage
Plot 13 Detached 167m²
3 Bedrooms, Kitchen/Living room, Double garage
Plot 14 Detached 167m²
3 Bedrooms, Kitchen/Living room, Double garage
Plot 15 Detached 256m²
4 Bedrooms, Kitchen/Dining/Living
Some of the houses could have separate detached double garages.
The site sits at about 110 – 120m above sea-level. The land is currently a grass field/former woodland with an easterly aspect.
Planning
Consent was granted (Ref:BB/APP/2010/2256) on 08/03/2011. Full details are available on the Aberdeenshire Council website. A Section 75 agreement has been signed in January 2012 which stipulates phasing of the plot completions dependent on the restoration/conversion of the steading.
Developer contributions have been agreed to be paid once a Certificate of Practical Completion has been issued for each house; at a rate of £3810 plus any RPI increase post January 2012.
A new access road is required from close to the garden centre. The developer will have to obtain a Roads Construction Consent.
Services to be installed by buyer
A new access road is required off the public road from close to the garden centre.
Mains water 70mm pipe is 250m from the site.
Individual septic tank for each house.
Central waste recycling facility to be provided.
Mains electricity quote of £45,000 to put on site.
Lot 3 Castlefields 38.9 acres (15.77ha)
A group of fields to both the east and west of Carnousie Castle drive, with access onto the drive.
The fields are currently all in grass and available with vacant possession. They have private water from a well in Field 6 and are reasonably well fenced. The purchaser of Fields 6, 7 and 14 in Lot 3 will be responsible for erecting a stock proof fence where the fields are to be divided.
Lot 4 Smiddy Land 29 acres (11.7ha)
The main farm fields to the southwest of Carnousie Steading.
The fields are currently a mixture of grass leys and stubble and are available with vacant possession.
The fields have a westerly aspect and lie between 105 – 125m above sea-level. The land is all classified as 3(2) on the Macaulay Institute Land Capability maps.
Lot 5 Roadside Fields 56 acres (22.69ha)
Three south facing fields rising from 110m – 135m above sea-level.
Situation
Carnousie is situated 40 miles north of Aberdeen and about 5 miles west of Turriff. The property is in the parish of Forglen which is itself one of the most attractive parts of the Deveron Valley. The area combines an excellent variety of sport, varied leisure pursuits and productive farms and woodlands.
The range of amenities available in the area is considerable. For sportsmen the River Deveron is one of the most popular rivers in Scotland. Exciting roe stalking is in the doorstep. A number of golf courses, hill-walking and sailing are available nearby.
Aberdeen is an educational centre boasting two universities, further educational colleges and research institutes. There are a number of private schools in Aberdeen including Robert Gordon’s, Albyn, St Margaret’s and Hamilton’s. The theatre, music hall and art galleries are renowned.
Turriff, the local town, has a population of around 5,700. There is a selection of shops, primary and secondary schools, hotels, garages, supermarkets, hospital and sports centre.
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