Residential Development Site, Sheepcote Lane, Darley, Near Harrogate, North Yorkshire, HG3
- Land size
- 0.9 acres
Key Features
- For Sale by Informal Tender - best offers to be received by 12noon on Monday 11 May 2026
- A superb and increasingly rare residential development opportunity
- Planning permission in principle granted to develop two detached properties
- Site area extending to just under an acre
- Lovely open views, on the southern edge of Darley village
- Within the Nidderdale Area of Outstanding Natural Beauty
Description
FOR SALE BY INFORMAL TENDER - CLOSING DATE FOR RECEIPT OF OFFERS 12 noon ON MONDAY 11 MAY 2026
GENERAL COMMENTS
Development opportunities of this nature are few and far between.
This excellent residential development site is located on the southern edge of Darley village, opposite the memorial hall. The village offers a range of everyday amenities including a village shop, sports field, public house and primary school. Harrogate is within a 15/20 minute drive and offers a more extensive range of everyday facilities.
Planning in principle for the erection of two dwellings was granted in January 2026. A copy of the decision notice is included within these particulars. The decision notice number is 25/04632/PIP and more detailed information relating to the planning application is available to be viewed online on the North Yorkshire Council planning portal.
The attached plans and CGIs are for indicative purposes only and are subject to detailed planning permission being granted at the Technical Details Consent stage, following the Permission in Principle already granted.
SERVICES
A mains water supply and foul sewer is adjacent to the site in Sheepcote Lane. Full fibre broadband is already available to adjacent properties on Sheepcote Lane. There is an electricity supply available adjacent to the site in Sheepcote Lane and Northern Powergrid has provided a budget estimate for the new connection for two dwellings (£4.1k + VAT).
A surface water drainage strategy has not yet been agreed by the Council and no infiltration testing has taken place yet (soakaway tests). All developments should seek to dispose of surface water via infiltration before the use of connections to local watercourses or sewer can be established, as per the Drainage Hierarchy as set out in the Building Regulations Part H.
The neighbouring property to the north east (Prospect View Farm) is in the same ownership as this site and the option exists to agree any necessary services crossings across this property.
ADDITIONAL INFORMATION
Site area – 0.9 acres (0.36 hectares).
The remainder of the field area to the north and the field to the north west of this site (approx 1.2 hectares) was included in a submission in 2025 to the North Yorkshire Council Call for Sites for consideration for residential development in the new Local Plan (Site SR-DAR-0006). A new access from Sheepcote Lane is proposed through the Prospect View Farm property for this purpose. No assessment has yet been made by the Council of this submission in the Local Plan process. The landowners intend to reserve a right of way through this site for sale as shown on the indicative site plan.
Map Location
Property details
- Tenure
- Freehold
- Council Tax Band
- TBC
- Date Posted
- 2026-04-11
Utilities & Restrictions
Utilities
- Electricity
- Ask Agent
- Water
- Ask Agent
- Heating
- Ask Agent
- Broadband
- Ask Agent
- Sewerage
- Ask Agent
Rights & Restrictions
- Public Rights of Way
- Ask Agent
- Private Rights of Way
- Ask Agent
- Listed Property
- Ask Agent
- Restrictions
- Ask Agent
Listed status, conservation areas and planning constraints for this location are in the full report.
Property Features
- Accessibility
- Ask Agent
- Parking
- Ask Agent
- Garden
- Ask Agent
Beyond the particulars: planning activity, flood history, heritage and ground risks, checked for this exact spot.
Connectivity
Broadband
Fastest speed available at this postcode
1.8 Gbps
Gigabit full fibre · available to 88% of premises
Suitable for
- 4K streaming on every screen
- Full-time home working
- Online gaming & big downloads
Fixed wireless access may also be an option here.
Mobile signal
Outdoor predictions; indoor signal depends on building materials.
Ofcom Connected Nations postcode-level predictions. Speeds and signal are modelled, not measured, and vary between addresses and providers.
Signal is the easy part. Planning activity, flood history and protected designations here are in the full report.
Nearest Schools
Primary
- Darley Primary School199 metresNo Ofsted rating
- Ages
- 2 to 11
- Pupils
- 88
- Type
- Academy converter
- Kettlesing Felliscliffe Community Primary School1.9 milesOfsted: Good *
- Ages
- 4 to 11
- Pupils
- 37
- Type
- Community school
- Summerbridge Primary School2 milesOfsted: Good
- Ages
- 2 to 11
- Pupils
- 73
- Type
- Academy converter
- Birstwith Church of England Primary School2.3 milesNo Ofsted rating
- Ages
- 4 to 11
- Pupils
- 61
- Type
- Voluntary controlled school
- Faith
- Church of England
- Dacre Braithwaite Church of England Primary School3.1 milesOfsted: Good
- Ages
- 5 to 11
- Pupils
- 77
- Type
- Academy converter
- Faith
- Church of England
Secondary
- Nidderdale High School5.3 milesOfsted report card · Apr 2026
- Ages
- 11 to 16
- Pupils
- 404
- Type
- Academy converter
- Harrogate Grammar School6.7 milesOfsted report card · Apr 2026
- Ages
- 11 to 18
- Pupils
- 2,081
- Type
- Academy converter
- Rossett School6.7 milesOfsted: Good *
- Ages
- 11 to 18
- Pupils
- 785
- Type
- Academy converter
- Harrogate High School7.2 milesOfsted report card · Feb 2026
- Ages
- 11 to 16
- Pupils
- 579
- Type
- Academy converter
- St Aidan's Church of England High School7.3 milesOfsted: Good
- Ages
- 11 to 18
- Pupils
- 1,966
- Type
- Academy converter
- Faith
- Church of England
* Latest graded judgement covers quality of education only; no overall grade was issued under the 2024-25 inspection framework.
Distances are straight-line from the advertised location. Source: the national school registers (DfE, Welsh Government, Scottish Government) and Ofsted.
Schools are just the start: sold prices nearby, planning activity and any flood history are in the full report.
Amenities
Supermarket
GP surgery
Pharmacy
Hospital
Green space
Straight-line distances from the advertised location. Sources: NHS records, Geolytix supermarket locations, OS Open Greenspace and the national trails registers.
The area stacks up? Now check the location itself: planning nearby, protected designations and past flooding.
Getting Around
Nearest station
Nearest bus stop
Typical drive times
Straight-line distances from the advertised location; drive times are typical free-flow times over OpenStreetMap road data, so allow more at peak. Public transport locations from DfT NaPTAN.
Easy to reach matters. So do planning activity, flood history and ground risks: all in the full report.
Flood Risk
From Environment Agency flood map open data, checked around the advertised map pin and allowing for the listed acreage where known. This summary comes from LandSale, the advertising platform, not from the listing agent, and is not part of the agent's particulars. Risk can vary across a single holding, so verify anything critical through your own searches before committing.
Rivers and the sea
Surface water
The detail behind these bandings
The full report pinpoints where this location sits on the flood maps, and runs the deeper checks that usually only surface after an offer.
- Exact flood zones & annual chances (included in the full report)
- Any recorded past flooding (included in the full report)
- Planning activity nearby (included in the full report)
- Heritage & conservation (included in the full report)
- Protected nature designations (included in the full report)
- Ground risks (included in the full report)
- Sold prices nearby (included in the full report)
£14.99 · one-off purchase
By LandSale, the platform. Not provided by the listing agent. Ready in about a minute.
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1. Source of information
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- Automated tags & categorisation: Property type, land-use class, acreage bands and similar labels may be applied by machine-learning models. They are intended as a helpful guide only and may not reflect the property's legal status or permitted use.
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2. Verification required
Prospective purchasers must verify critical matters, including but not limited to planning permission, title boundaries, public rights of way, environmental constraints, acreage, services, access and VAT status, through their own inspections, specialist surveys, legal advisers and the selling agent before relying on the information or entering into any contract.
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© LandSale | Version 1.3 - August 2026
Listing agent
Carter Jonas, Harrogate
Regent House 13-15 Albert Street, Harrogate, HG1 1JX
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