Summary - 4, LAMBDEN COTTAGES TD10 6UN
1 bed 1 bath Land
Semi-rural self-build plot with outline consent and conversion opportunity.
Outline planning consent for one dwelling (ref 16/00797/PPP)
Developers' contribution already paid by the vendors
Plot extends to just under 0.25 acre with Lammermuir views
Unused stone stable/garage on site — conversion potential
Mains water and electricity nearby; private shared septic required
Located on edge of working farm — occasional noise/activity
Semi-rural, remoter community location; within driving distance to Kelso
Area classed as very deprived — consider services and local economy
Set just under 0.25 acre on the edge of a working farm, Plot 4 at Hardacres Farm offers a semi-rural setting with open outlooks to the Lammermuir Hills. Outline planning permission (ref 16/00797/PPP) for one dwelling has been granted and the developer contribution has already been paid, removing a common pre-construction hurdle for a self-build. Mains water and electricity are available nearby; drainage will be to a shared septic tank.
An unused stone-built stable/garage sits in one corner of the plot and is preferred to be retained under the planning consent. That building provides immediate scope for conversion to a garage, studio or home office, reducing initial build footprint and cost for ancillary accommodation. The plot sits within a small cluster of conversions and new builds, creating a discreet community while retaining countryside privacy.
Practical considerations are clear and factual: the permission is outline rather than full, so detailed design and approvals will be required before construction. The site is adjacent to an active farm, which can mean occasional noise, vehicle movements and farming activity. Broadband speeds are reported as fast and mobile signal average, but drainage is private and will require septic arrangements.
For buyers seeking a rural self-build with strong landscape views and fewer upfront developer levies, this plot is a straightforward opportunity. Its semi-remote location gives good road links to Kelso and Coldstream, but prospective purchasers should budget for detailed planning submissions, septic provision and the ongoing realities of living beside a working farm.
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