Summary - COTTON SPRING HOUSE FRIENDLESS LANE MARKYATE ST ALBANS AL3 8AF
1 bed 1 bath Land
Large arable estate with strategic development potential subject to planning.
- Approximately 231.80 acres (93.805 hectares) of Grade 3 arable land
- Ring‑fenced block with mature hedges and internal access tracks
- Enrolled in Countryside Stewardship Mid‑Tier and SFI agreements
- Mains water connected; well suited to cereal cropping
- Two principal access points: A5183 and Friendless Lane
- Entirely within Green Belt; part within Chilterns AONB
- Overage provision: vendor 20% uplift on development value (25 years)
- Retrospective planning application for agricultural building (decision 19 Jun 2025)
Cotton Spring Farm is a substantial ring‑fenced block of productive Grade 3 arable land extending to approximately 231.80 acres (93.805 ha). Set in west Hertfordshire with two principal access points (A5183 and Friendless Lane), the land is in arable rotation, with mature hedges, internal tracks and soil suited to a range of cereal crops. Mains water is connected and the site benefits from existing Countryside Stewardship Mid‑Tier and Sustainable Farming Incentive agreements.
The holding offers clear commercial and environmental potential: useful additional commercial land, regenerative farming opportunities, Biodiversity Net Gain or SANG prospects, and proximity to Luton, Dunstable and Hemel Hempstead. Around 12.41 hectares (32.57 acres) nearest Markyate has been promoted for residential development (Site No. Mark008R) with an illustrative capacity of 309 dwellings, though any change of use would be subject to planning and Green Belt/AONB policy constraints.
Buyers should note material constraints. The entirety of the land lies within Green Belt and part within the Chilterns AONB, which will heavily influence development prospects. There is an overage clause reserving the vendor 20% of any uplift in value from development over 25 years. An agricultural building on site is the subject of a retrospective planning application (ref: 25/00624/RET) with a target decision date of 19 June 2025. A small section of allotment land remains subject to tenancy.
This lot suits agricultural operators, investors seeking strategic landholdings, or parties exploring environmental or future development opportunities (subject to planning). Viewings and due diligence are recommended to confirm stewardship commitments, tenancy boundaries, planning history and broadband constraints before offer.
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