Description
A rare opportunity to acquire a prime, self-contained freehold building plot with full planning permission for a high-quality, architect-designed three-bedroom detached house in the heart of Ingleton, North Yorkshire—renowned as “The Beauty Spot of the North.” The site, adjacent to 1 Manor Close and fronting onto Low Demesne, is offered with the benefit of robust planning consent (Appeal Ref: APP/C2708/W/23/3317854, Craven District Council Ref: 2021/23571/FUL, decision date 01 December 2023, expiry 01 December 2026) for a contemporary two-storey split-level dwelling of approximately 115 sqm GIA, with private garden, patio, and two off-street parking spaces. The property is to be sold in the Palace Auctions London Auction on 24 June 2026, with a guide price of £75,000 Plus. This is an exceptional opportunity for self-builders, developers, and investors seeking a consented plot in a thriving Dales village with outstanding amenities, transport links, and access to world-class natural attractions.Property Description
Site Overview
The property comprises a well-proportioned, grassed building plot situated on the edge of Ingleton, North Yorkshire, LA6 3BF. The site is distinctly bounded by roads on three sides, providing excellent access and a clear sense of privacy and separation from neighbouring properties. Its position at the edge of the settlement, fronting onto Low Demesne and aligned with 1 Manor Close, ensures a tranquil setting with open aspects and mature landscaping in the immediate vicinity. The plot’s split-level topography has been expertly utilized in the approved design, maximizing both internal space and external amenity. The freehold site measures approximately 297 Sqm (STMS)Planning Status
Full planning permission was granted on appeal by the Planning Inspectorate (Appeal Ref: APP/C2708/W/23/3317854; Craven District Council Ref: 2021/23571/FUL). The Inspector’s decision, dated 01 December 2023, overturned the original refusal and provides a three-year window for commencement, expiring 01 December 2026. The permission is for the erection of a new two-storey, split-level, three-bedroom detached house with associated landscaping, patio, and two off-street parking spaces. The planning consent is robust, with clear and enforceable conditions relating to drainage, access, landscaping, and contamination, ensuring a high-quality and sustainable development.Approved Development Description
The approved scheme, designed by AOC Architecture Ltd, is a contemporary interpretation of local vernacular architecture, specified to a high standard throughout. The proposed dwelling offers a gross internal area of approximately 115 sqm, with a private garden of 74.5 sqm and a patio of 20.1 sqm. The design features Forticrete Shearstone walling stone, a Marley Thrutone slate roof, powder-coated aluminium (PPC) windows and doors, and Lindab Rainline steel rainwater goods. The driveway and hardstanding areas are to be finished in permeable paving, supporting sustainable drainage and enhancing the site’s environmental credentials.Floor Plan Breakdown
Ground Floor:- Bedroom 1: 11 sqm
- Kitchen: 10.5 sqm
- Living/Dining Area: 29.5 sqm
- WC: 2.2 sqm
- Ensuite (to Bedroom 1): 3.3 sqm
- Study: 3.8 sqm
- Hall: 2.8 sqm
- Patio: 20.1 sqm (direct access from living/dining area)
- Private Garden: 74.5 sqm
- Two off-street parking spaces
- Bedroom 2: 13.2 sqm (with Ensuite: 3.4 sqm)
- Bedroom 3: 13.9 sqm
- Bathroom: 3.6 sqm
- Loft Storage: 4.1 sqm
Architectural Design and Materials
The dwelling is to be constructed using Forticrete Shearstone walling stone and pebbledash render, with 100mm stone returns and a low dry stone wall to the Low Demesne boundary, ensuring visual harmony with the surrounding built environment. The roof is specified as Marley Thrutone slate, and all windows and doors are to be double-glazed PPC aluminium in specified RAL colours. Rainwater goods are Lindab Rainline steel, with provision for a 227-litre water butt. The landscaping scheme includes courtyard pavers, permeable paving for the driveway, drought-resistant planting, an external bike store, and dedicated storage for waste and recycling bins.Location
Ingleton: “The Beauty Spot of the North”
Ingleton is a picturesque and vibrant village on the western edge of the Yorkshire Dales National Park, celebrated for its outstanding natural beauty, thriving community, and exceptional quality of life. Known as “The Beauty Spot of the North,” Ingleton is a magnet for outdoor enthusiasts, families, and those seeking a rural lifestyle with modern amenities.Key Attractions
- Ingleton Waterfalls Trail: One of the UK’s premier natural attractions, the 4.5-mile (7.2 km) circular Ingleton Waterfalls Trail draws over 200,000 visitors annually. The route, designated as a Site of Special Scientific Interest (SSSI), meanders through ancient woodland and dramatic limestone gorges, passing a series of spectacular waterfalls including Thornton Force and Pecca Falls.
- White Scar Cave: Located just outside the village, White Scar Cave is the longest show cave in Britain, offering guided tours through a subterranean landscape of waterfalls, stalactites, and unique geological formations.
- Yorkshire Dales National Park and Three Peaks: Ingleton sits at the gateway to the Yorkshire Dales National Park, home to the iconic Three Peaks—Pen-y-ghent, Ingleborough, and Whernside. The area is renowned for hiking, cycling, and the celebrated Three Peaks Challenge.
Local Amenities
- Shops and Services: Ingleton boasts over 100 shops in 39 categories, including independent retailers, farm shops, convenience stores, and specialty outlets. The village centre is lively and well-served, ensuring residents have access to essentials and unique local products.
- Pubs and Restaurants: There are 29 pubs and 29 restaurants in and around Ingleton, catering to a wide range of tastes. Notable establishments include The Craven Heifer, a traditional village pub, and The Coach House (dating to 1625), renowned for its historic setting and home-cooked food.
- Community Facilities: The Ingleborough Community Centre houses the Tourist Information Centre, library, and hosts a variety of educational and cultural activities. The village also features a heated open-air swimming pool, pharmacy, post office, and eleven community defibrillators.
- Medical and Educational Services: Medical care is provided by Bentham Medical Practice (with a branch in Ingleton), and dental services are available in nearby High Bentham. The village is served by local primary schools and is within reach of secondary schools in Settle and Bentham.
Transport Links
- Road: Ingleton is just off the A65, the main arterial route connecting Skipton to Kendal, providing direct access to the wider region. The B6255 and A687 offer scenic routes to Ribblehead, Hawes, and Lancaster.
- Rail: The nearest railway station is Bentham (3.5 miles), with services on the Leeds–Morecambe and Lancaster line. Additional rail options are available at Clapham and Giggleswick, both within a short drive, providing connections to Leeds, Skipton, and the scenic Settle–Carlisle line.
- Bus: Regular bus routes (Craven Connection 580/581/81/82) link Ingleton to Skipton, Settle, Clapham, Kirkby Lonsdale, and Lancaster. DalesBus 80 and Stagecoach 567 provide additional services to Ribblehead, Hawes, and Kendal.
- Settle: 9 miles (14 km) east via the A65
- Lancaster: 17 miles (27 km) southwest via the A687 and A683
- Skipton: 25 miles (40 km) southeast via the A65
- Leeds: Approximately 55 miles (89 km) southeast, accessible via the A65 and onward rail or road connections.
The Planning and Development
Planning Permission Details- Appeal Reference: APP/C2708/W/23/3317854
- Craven District Council Ref: 2021/23571/FUL
- Decision Date: 01 December 2023
- Expiry Date: 01 December 2026
- Commencement: Development must begin by 01 December 2026.
- Surface Water Drainage: No development shall commence until a detailed scheme for the disposal of surface water has been submitted to and approved by the local planning authority. The approved scheme must be implemented prior to occupation and maintained thereafter.
- Access and Parking: Visibility splays must be provided and maintained at the site access. Access and parking arrangements must be constructed in accordance with the approved plans before the dwelling is first occupied.
- Landscaping: A comprehensive landscaping scheme must be submitted and approved prior to commencement, including the planting of at least two fruit trees and the construction of a low stone wall to the Low Demesne boundary. All planting, seeding, or turfing must be carried out in the first planting season following completion and maintained for a minimum of five years.
- Contamination: If unexpected contamination is found at any stage during development, work must cease and a remediation strategy must be agreed with the local authority before development resumes.
- Pre-commencement Surveys: The purchaser is responsible for undertaking all necessary pre-commencement surveys, including surface water drainage and contamination assessments, as required by the planning conditions.
- Materials and Design: The external materials, finishes, and architectural details must be implemented as specified in the approved plans, ensuring the dwelling is sympathetic to the local character and context.
Site Details
The plot is a grassed, self-contained parcel of land, distinctly bounded by roads on three sides and situated at the edge of the settlement on Low Demesne. The site fronts onto Low Demesne and is aligned with 1 Manor Close, providing a clear and accessible development parcel with a strong sense of privacy. The split-level topography has been fully integrated into the approved design, allowing for a stepped internal layout and maximizing both internal and external amenity. Boundary treatments include a low dry stone wall to the Low Demesne frontage, in keeping with local character, and mature landscaping to the remaining boundaries. The site’s orientation and setting ensure excellent natural light and open aspects, while the proximity to established residential development provides a secure and welcoming environment.- Legal Information
- Title register and title plan
- Planning permission documents and Inspector’s decision notice
- OS location plan
- Full suite of architectural drawings and elevations
- Evidence of access and any rights of way
- Details of third-party rights, covenants, or easements affecting the land
- Special conditions of sale
- Any relevant searches or reports (e.g., environmental, drainage, contamination).
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Special Conditions of Sale
- The purchaser will take the property subject to the existing planning permission and will be responsible for satisfying all planning conditions at their own expense.
- The purchaser is responsible for all pre-commencement surveys, including those relating to surface water drainage and contamination, as required by the planning conditions.
- Completion is to take place within 28 days of exchange of contracts.
- A 10% deposit is payable on exchange at auction.
- The property is sold as seen, with no warranties as to ground conditions or services. Purchasers are advised to make their own enquiries and investigations prior to bidding.
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Auction Details and Bidding Process
- Auction Date: 24 June 2026
- Auctioneer: Palace Auctions London
- Venue: In-room at Palace Auctions London, 11 Old Bond Street, Mayfair, London W1S 4PN, and online via www.palaceauctions.com
- Bidding Options: In-room, online, telephone, and proxy bidding available
- Registration: Pre-registration required for all bidders, including completion of anti-money laundering (AML) checks
- Deposit: 10% deposit payable immediately upon the fall of the hammer
- Contracts: Legally binding contracts are formed at the fall of the hammer
- Conditions: All sales are subject to the RICS Common Auction Conditions and the special conditions of sale
- Fees and Additional Costs
- Buyer’s Premium: 2% of the purchase price (inclusive of VAT), subject to a minimum of £2,000 plus VAT
- Administration Fee: £1,000 plus VAT per lot
- Other Costs: The guide price excludes Stamp Duty Land Tax (SDLT), VAT, and any other government taxes or levies. Buyers are advised to check the special conditions of sale for any additional costs or charges that may apply.
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Please note
- The guide price is provided as an indication only and the reserve price may be higher. The final sale price may exceed the guide price.
- The property is sold as seen, with no warranties or representations as to condition, ground conditions, or the availability of services.
- Buyers must satisfy themselves as to the accuracy of all information, measurements, planning status, and legal matters prior to bidding.
- The auctioneer reserves the right to withdraw or sell the lot prior to auction.
- All plans, photographs, and maps are for identification purposes only and are not to scale.
- All sales are subject to the RICS Common Auction Conditions and the special conditions of sale.
- Buyer Guidance and Contact Information
