Land at Manor Close, Ingleton, North Yorkshire

Lot 49 | Guide Price: £40,000 | Claridge's Live and Online Auction | 12th August 2026
Key Takeaway:
Secure a rare freehold development site in Ingleton, Yorkshire Dales, with robust planning consent for a contemporary three-bedroom home. Lot 49 is guided at just £40,000 and will be sold at Claridge's Live and Online Auction on 12th August 2026 by Palace Auctions London. Bid live in the room or online at palaceauctions.com.
________________________________________
INTRODUCTION: INGLETON BUILDING PLOT AUCTION – A UNIQUE OPPORTUNITY
The Ingleton building plot auction presents a rare chance to acquire a freehold development site in one of the Yorkshire Dales' most desirable villages. Lot 49, guided at £40,000, will be sold at Claridge's Live and Online Auction on 12th August 2026 by Palace Auctions London — with bidding available both in the room and online at palaceauctions.com.

This prime Yorkshire Dales freehold development site comes with robust, fully battle-tested planning consent for a contemporary three-bedroom, split-level detached house. The site is ready for immediate development, making it an exceptional opportunity for self-builders, developers, and investors alike. With its rare blend of outstanding location, inspired design, and cast-iron planning certainty, Lot 49 stands out as one of the most attractive consented plots to come to auction in the Yorkshire Dales in recent years.
________________________________________
PLANNING CONSENT: SECURE AND BATTLE-TESTED
What truly sets this Ingleton building plot auction apart is its exceptional planning history. Consent was granted on appeal by the Planning Inspectorate (Appeal Ref: APP/C2708/W/23/3317854; Craven District Council Ref: 2021/23571/FUL). Inspector C Livingstone's landmark decision, dated 1 December 2023, overturned the original refusal and provides a three-year commencement window, expiring 1 December 2026.This planning consent with Yorkshire Dales credentials has been scrutinised and upheld at the very highest level — giving buyers extraordinary confidence in what they are acquiring. The approved scheme permits a new two-storey, split-level, three-bedroom detached house with a private garden, patio, and two off-street parking spaces. This is a rare and compelling opportunity to acquire a plot with such a strong, defensible planning position. Act now — this consent is live and the clock is ticking.
________________________________________
INSPECTOR'S REASONING: DESIGN AND SETTING
The Planning Inspector's decision centred on the effect of the proposed dwelling on the street scene along Low Demesne. The Inspector found that the split-level design, set back from the road, would cause no harm to the character or appearance of the area. Low Demesne, sitting on the softer edge of Ingleton, is defined by open spaces, mature trees, and a verdant, spacious quality that lends the location a distinctly rural charm.

The Inspector concluded that the proposed house — with its contemporary yet sympathetic design — would integrate naturally with its surroundings and respect the edge-of-settlement setting. The appeal was allowed in full and planning permission granted, providing definitive confirmation of this site's suitability for high-quality residential development.
________________________________________
PLANNING CONDITIONS: WHAT BUYERS NEED TO KNOW
The planning permission for this Ingleton building plot auction is clear and straightforward. Key conditions buyers should note:
• Development must commence by 1 December 2026.
• A detailed surface water drainage scheme must be submitted and approved before works begin.
• Access and parking must be constructed in accordance with approved plans prior to first occupation, with visibility splays maintained thereafter.
• A comprehensive landscaping scheme is required, including a minimum of two trees and a low stone wall to the Low Demesne boundary; all planting maintained for five years.
• If unexpected contamination is encountered, works must pause and a remediation strategy agreed with the local authority before recommencing.

Importantly, the site is NOT in a conservation area and NOT within the Yorkshire Dales National Park. It is classified as Flood Zone 1 — the very lowest risk category. These are standard, proportionate conditions for a site of this quality, offering buyers a smooth, certain pathway to development.
________________________________________
ARCHITECTURE: AOC ARCHITECTURE LTD'S CONTEMPORARY VISION
AOC Architecture Ltd, a highly regarded London-based practice, has crafted a contemporary home that draws intelligently from the local vernacular. The approved scheme features a striking two-storey frontage and a single-storey rear — making full use of the site's natural split-level topography. This approach minimises visual impact from Low Demesne while maximising internal volume, natural light, and livability.

The design is unambiguously modern, yet it sits comfortably within its rural context through careful material selection and considered detailing. Architectural plans (Ground Floor Plan 269_GA_120; First Floor Plan 269_GA_121; East Elevation 269_GA_141) are available for review at palaceauctions.com, offering a vivid picture of the finished home. The layout creates a seamless connection between indoor and outdoor spaces, with direct access to garden and patio from the principal living areas.
________________________________________
GROUND FLOOR LAYOUT: DESIGNED FOR MODERN LIVING
The ground floor is thoughtfully arranged for the demands of contemporary life:
• Bedroom 1 (11 sqm) with ensuite (3.3 sqm) — ideal as a master suite, accessible bedroom, or flexible guest accommodation.
• Kitchen (10.5 sqm) — efficiently positioned for day-to-day convenience.
• Open-plan living/dining area (29.5 sqm) — the heart of the home.
• Large sliding doors open directly onto a 20.1 sqm patio, providing a seamless transition to the private garden (74.5 sqm).
• WC (2.2 sqm), study (3.8 sqm, ideal for remote working), and welcoming hall (2.8 sqm).
• Two dedicated off-street parking spaces externally.

This versatile layout caters to families, professionals, downsizers, and retirees in equal measure.
________________________________________
FIRST FLOOR LAYOUT: FLEXIBLE FAMILY SPACE
The first floor delivers further comfort and adaptability:
• Bedroom 2 (13.2 sqm) with its own ensuite (3.4 sqm).
• Bedroom 3 (13.9 sqm) served by a family bathroom (3.6 sqm).
• Loft storage area (4.1 sqm) — invaluable for seasonal items or hobbies.

Total gross internal area across both floors is approximately 115 sqm — a generous footprint by any rural village standard. The arrangement of bedrooms and bathrooms across two floors ensures privacy and flexibility for families, guests, or multi-generational living. The ground-floor bedroom-with-ensuite is especially attractive for buyers seeking accessible living or a dual-purpose home-office/guest suite.
________________________________________
MATERIALS SPECIFICATION: QUALITY AND DURABILITY
The approved materials palette is both premium and built to endure:
• External walls: Forticrete Shearstone Walling Stone (Light Ham, Random Bonding Pattern) and pebbledash render (Ashtone cream), with 100mm stone returns and dry stone wall to match the local vernacular.
• Roof: Marley Thrutone slate — a premium, natural-look tile of proven longevity.
• Windows and rooflights: double-glazed PPC aluminium (RAL 9001) for energy efficiency and a clean contemporary finish.
• Front door: hardwood (RAL 5023); sliding doors: PPC aluminium (RAL 9001).
• Rainwater goods: Lindab Rainline Steel; 227-litre water butt for rainwater harvesting.
• Precast concrete sills and elements: Forticrete colour Portland.
• Fencing: 1,800mm timber post fence; galvanised metal balustrade with obscured glazing (RAL 5023).

Every element has been specified for longevity, sustainability, and visual appeal. The finished home will be as durable as it is beautiful.
________________________________________
SUSTAINABLE DESIGN AND ECO-FEATURES
Sustainability is embedded throughout the approved scheme for this Yorkshire Dales freehold development site:
• Bradstone Panache courtyard pavers (Silver Fleck) and Driveline Priora permeable paving (charcoal) support sustainable drainage and reduce runoff.
• Drought-resistant soft landscaping minimises maintenance and water consumption.
• External bike store and dedicated storage for general and recycling bins encourage active, low-carbon lifestyles.
• Space allocated on the ground floor for an Air Source Heat Pump (ASHP), future-proofing the property for current and emerging energy standards.
• 227-litre water butt specified for rainwater harvesting.
• Mandatory planting of at least two trees enhances ecological value.
• Flood Zone 1 classification and a required surface water drainage scheme provide complete peace of mind for buyers and their lenders.
________________________________________
INGLETON: THE BEAUTY SPOT OF THE NORTH
Ingleton is widely celebrated as one of the most desirable villages in the Yorkshire Dales — and for very good reason. Known as "The Beauty Spot of the North," it sits at the dramatic confluence of the Rivers Greta and Twiss, on the western edge of the National Park.

The Ingleton Waterfalls Trail — a breathtaking 4.5-mile (7.2 km) circular walk through ancient woodland and spectacular limestone gorges — draws over 200,000 visitors every year. White Scar Cave, Britain's longest show cave, lies just minutes from the village. The iconic Three Peaks — Ingleborough, Whernside, and Pen-y-ghent — are on the doorstep, making Ingleton a magnet for outdoor enthusiasts of every stripe.

Crucially, the site sits on the edge of (but outside) the National Park — meaning residents enjoy immediate access to world-class landscapes without the more restrictive planning policies that apply within the Park itself. This unique combination of natural beauty and development flexibility makes Ingleton an outstanding place to live and invest.
________________________________________
LOCAL AMENITIES AND TRANSPORT LINKS
Ingleton punches well above its weight in amenities. The village centre offers independent shops, a bakery, butcher, pharmacy, post office, and a small supermarket. The Craven Heifer, The Wheatsheaf, and a selection of cafés and restaurants sustain a lively social scene. The Ingleborough Community Centre houses the Tourist Information Centre, library, and hosts a year-round events calendar. A heated open-air swimming pool is a much-loved local amenity.

Healthcare is provided by Bentham Medical Practice (Ingleton branch), with dental services available in nearby High Bentham. Ingleton Primary School serves local families, with secondary education at Settle and Bentham.

Transport connections are excellent:
• A65: direct road access to Settle (9 miles), Lancaster (17 miles), Skipton (25 miles), and Leeds (~55 miles).
• Bentham railway station (3.5 miles): regular services to Leeds, Lancaster, and Morecambe.
• Bus routes link Ingleton to surrounding towns and villages.
________________________________________
DEVELOPMENT POTENTIAL, INVESTMENT CASE, AND AUCTION DETAILS
The Ingleton building plot auction presents a compelling, numbers-backed investment case. The Palace Auctions London vendor report (Ref: PAL-INGLETON-0526, dated 20 May 2026) recommends a guide price of £40,000, with an expected hammer price range of £125,000–£145,000 — reflecting strong and sustained demand for consented plots across the region.

Market context (ONS data, February 2026):
• Average house price in North Yorkshire: £271,000
• Average detached property: £433,000

A new-build, three-bedroom detached house of this specification in Ingleton would command a meaningful premium, underpinning a strong residual land value case. Whether you are a self-builder seeking a bespoke rural retreat, a small developer looking for a clean, well-documented project, or an investor targeting a high-quality asset in a thriving village, Lot 49 delivers on every measure.All plans, drawings, the legal pack, and the full vendor report are available to download now at palaceauctions.com. Lot 49 will be sold at Claridge's Live and Online Auction on 12th August 2026. Bid in the room at Claridge's or online via palaceauctions.com. A 10% deposit is payable on the fall of the hammer. Completion is required within 28 days of exchange.
________________________________________
PLANNING REFERENCE SUMMARY
Reference Type Details
Appeal Reference APP/C2708/W/23/3317854
Craven DC Ref 2021/23571/FUL
Application Date 19 October 2021
Refused by Council 6 September 2022
Appeal Decision Date 1 December 2023
Planning Expiry 1 December 2026
Inspector C Livingstone MA(SocSci)(hons) MSc MRTPI
Appeal Type Section 78, Town and Country Planning Act 1990
Appellant Dr Ansari, AA Homes and Housing Ltd
________________________________________
INTERNAL AND OUTBOUND LINKS
• View all Palace Auctions London upcoming auction lots — palaceauctions.com
• Pre-register to bid live or online for Lot 49 — palaceauctions.com
• Request a free auction valuation for your land or property — palaceauctions.com
• Planning Inspectorate appeal decisions — GOV.UK
• Yorkshire Dales National Park — Visit the Dales
________________________________________
SUMMARY AND CALL TO ACTION
Lot 49 in the Palace Auctions London Claridge's Live and Online Auction on 12th August 2026 represents a genuinely rare opportunity: a freehold Yorkshire Dales development site with battle-tested planning consent, designed by a respected London practice, in one of the North's most sought-after villages — all guided at £40,000.

Remember:
Opportunities like this do not linger. Download the legal pack today at palaceauctions.com, pre-register to bid (live at Claridge's or online), and instruct your solicitor and/or RICS-registered surveyor without delay.

Don't let Lot 49 be the one that got away.
________________________________________
CONTACT PALACE AUCTIONS LONDON
Palace Auctions London
11 Old Bond Street, Mayfair, London W1S 4PN
Tel: +44
Email: (enquiries via palaceauctions.com)
Web: palaceauctions.com
________________________________________
DISCLAIMER
All measurements are approximate. Plans and drawings are for identification purposes only. Prospective buyers must satisfy themselves as to all matters relating to the property, including but not limited to title, planning, ground conditions, services, and boundaries. Standard Palace Auctions London conditions of sale apply. Guided and reserve prices are subject to change. Independent legal and surveying advice is strongly recommended prior to bidding.
________________________________________
Summary Box:
• Lot 49, Ingleton building plot auction
• Guide Price: £40,000
• Auction: Claridge's Live and Online, 12th August 2026
• palaceauctions.com
• Freehold, robust planning, ready to build
• Outstanding investment and Yorkshire Dales