Guide price
£300,000
Land for saleDevelopment Site Stokes Avenue, Watton, Thetford, Norfolk IP25
Just added
Auction
Freehold
About this property
For sale by auction on Wednesday, 25 Mar 2026 at 10:00
Venue: Livestream Auction
A substantial level building site with lapsed planning approval for 9 two storey dwellings
This 1.3 acre residential development site benefited from detailed planning approval for 9 residential units. The current design is for 3 pairs of semi detached houses and a terrace of three 2 bedroom town houses. The site is well screened from the adjoining properties and is to the end of a culdesac of residential properties. A recent application for 9 dwellings was refused, not on the principle of housing, but due to technical matters relating from a nearby commercial use, and the need for an affordable housing contribution. Highways, flood risk, ecology and access were all found to be acceptable.
The refusal is considered addressable through revised design, layout, mitigation and policy compliance, and the site remains a very sustainable and attractive residential development opportunity for a future purchaser.
Stokes Avenue is on the fringe of the Market Town of Watton which is well served by a comprehensive range of amenities, schools, community facilities and shops.
The Site
The plot is broadly rectangular with a frontage of 51m and depth of 110m. Approximately 1.3 acres (subject to measured survey).
Planning Consent
Breckland District Council Planning Ref. 3PL/2021/0493/var and 3PL/2017/1087/F
This was subsequently extended in 2022.
There are currently three designs:
Plots 1,2,6&7 - 3 Bedroom semi detached house 105sqm
Plots 8&9 - 3 Bedroom detached houses 112sqm
Plots 3,4&5 - 2 Bedroom town houses 105sqm
Viewing
Any reasonable time during daylight hours. Prospective purchasers should note that no liability can be held against either the vendor or the Agents, Auction House East Anglia as Auctioneers, in respect of any viewing of the land. All persons viewing should be aware that they enter the site entirely at their own risk.
Additional Fees
Buyers Premium: £600 inc VAT payable on exchange of contracts.
Administration Charge - £1200 inc VAT payable on exchange of contracts.
Please see the legal pack for any disbursements listed that may become payable by the purchaser on completion.
Price Information
* Guides are provided as an indication of each seller's minimum expectation. They are not necessarily figures which a property will sell for and may change at any time prior to the auction. Each property will be offered subject to a Reserve (a figure below which the Auctioneer cannot sell the property during the auction) which we expect will be set within the Guide Range or no more than 10% above a single figure Guide.
Additional Fees Information
Please be aware there may be additional fees payable on top of the final sale price. This includes and are not limited to administration charges and buyer's premium fees payable on exchange, and disbursements payable on completion. Please ensure you check the property information page for a list of any relevant additional fees as well as reading the legal pack for any disbursements.
Venue: Livestream Auction
A substantial level building site with lapsed planning approval for 9 two storey dwellings
This 1.3 acre residential development site benefited from detailed planning approval for 9 residential units. The current design is for 3 pairs of semi detached houses and a terrace of three 2 bedroom town houses. The site is well screened from the adjoining properties and is to the end of a culdesac of residential properties. A recent application for 9 dwellings was refused, not on the principle of housing, but due to technical matters relating from a nearby commercial use, and the need for an affordable housing contribution. Highways, flood risk, ecology and access were all found to be acceptable.
The refusal is considered addressable through revised design, layout, mitigation and policy compliance, and the site remains a very sustainable and attractive residential development opportunity for a future purchaser.
Stokes Avenue is on the fringe of the Market Town of Watton which is well served by a comprehensive range of amenities, schools, community facilities and shops.
The Site
The plot is broadly rectangular with a frontage of 51m and depth of 110m. Approximately 1.3 acres (subject to measured survey).
Planning Consent
Breckland District Council Planning Ref. 3PL/2021/0493/var and 3PL/2017/1087/F
This was subsequently extended in 2022.
There are currently three designs:
Plots 1,2,6&7 - 3 Bedroom semi detached house 105sqm
Plots 8&9 - 3 Bedroom detached houses 112sqm
Plots 3,4&5 - 2 Bedroom town houses 105sqm
Viewing
Any reasonable time during daylight hours. Prospective purchasers should note that no liability can be held against either the vendor or the Agents, Auction House East Anglia as Auctioneers, in respect of any viewing of the land. All persons viewing should be aware that they enter the site entirely at their own risk.
Additional Fees
Buyers Premium: £600 inc VAT payable on exchange of contracts.
Administration Charge - £1200 inc VAT payable on exchange of contracts.
Please see the legal pack for any disbursements listed that may become payable by the purchaser on completion.
Price Information
* Guides are provided as an indication of each seller's minimum expectation. They are not necessarily figures which a property will sell for and may change at any time prior to the auction. Each property will be offered subject to a Reserve (a figure below which the Auctioneer cannot sell the property during the auction) which we expect will be set within the Guide Range or no more than 10% above a single figure Guide.
Additional Fees Information
Please be aware there may be additional fees payable on top of the final sale price. This includes and are not limited to administration charges and buyer's premium fees payable on exchange, and disbursements payable on completion. Please ensure you check the property information page for a list of any relevant additional fees as well as reading the legal pack for any disbursements.
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