Land Adjacent To The Coffee Pot Inn, High Street, Yardley Gobion, Towcester, NN12
- Land size
- 3.7 acres
Key Features
- Large parcel of land located adjacent to the Coffee Pot Inn in Towcester
- Site area of c. 3.7 acres
- Freehold unconditional offers invited
- Subject to a 5 year tenancy with the Parish Council at £175 per annum
- May suit local investors or developers seeking BNG offset locations
Description
Location
Yardley Gobion is a picturesque village positioned within a short drive of the market town of Towcester, and enjoys close proximity to the Grand Union Canal. The surrounding region benefits from strong transport links via the A5 and A508, with Milton Keynes Central mainline railway station offering regular services to London Euston and Birmingham New Street. The world famous Silverstone race track also lies within a 20 minute drive of the site.
Property Description
Large parcel of land measuring c. 3.7 acres.
The land occupies a prominent position on the High Street, situated adjacent to the Coffee Pot Inn and adjacent to the village hall, with further boundaries to residential properties and open agricultural land. The plot is grassed and enclosed by established hedgerows, currently used as a sports and leisure area.
Tenure Comments
Freehold. The site forms part of the pub's title and will be separated at the point of sale. The demise of the site is shown for guidance purposes on page 1 and outlined in blue.
The sale is subject to a tenancy agreement with the Parish Council held for a 5 year term(Expiring in 2030) on an annual rent of £175 per annum.
Planning and Development
Planning & Development
We have been advised that the site is not located within a flood zone, and the adjoining properties are not listed, nor does the site fall within the conservation area or settlement boundary, although is adjacent to both. All interested parties must rely on their own enquiries to verify this information.
West Northamptonshire Council -
Highways
The land is accessible via the pub car park and on foot via a public footpath off the High Street.
Prospective purchasers should undertake their own investigations to ensure the access arrangements are suitable for any proposed uses.
Overage
A 50% overage clause will be applied to the land for a period of 50 years which would be payable on the granting of planning permission for any non-agricultural use.
Services
It is understood that all the main services are available in the adjacent highways but prospective purchasers should undertake their own investigations with the relevant utility companies to ensure all services are available and adequate for the proposed development.
VAT
VAT is applicable on the sale of the land.
Map Location
Property details
- Tenure
- Freehold
- Council Tax Band
- Ask Agent
- Date Posted
- 2026-07-24
Market Value Analysis
Compared with 59 Bare & Undeveloped Land listings in East Midlands (1+ acres).
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 Gbps
Gigabit full fibre · available to 87% of premises
Suitable for
- 4K streaming on every screen
- Full-time home working
- Online gaming & big downloads
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
- Yardley Gobion Church of England Primary School537 metresNo Ofsted rating
- Ages
- 4 to 11
- Pupils
- 87
- Type
- Voluntary controlled school
- Faith
- Church of England
- John Hellins Primary School1.1 milesOfsted: Outstanding *
- Ages
- 4 to 11
- Pupils
- 202
- Type
- Community school
- Cosgrove Village Primary School1.9 milesNo Ofsted rating
- Ages
- 4 to 11
- Pupils
- 39
- Type
- Community school
- Castlethorpe First School2 milesOfsted: Outstanding *
- Ages
- 4 to 7
- Pupils
- 39
- Type
- Community school
- Old Stratford Primary School2.3 milesNo Ofsted rating
- Ages
- 4 to 11
- Pupils
- 162
- Type
- Academy converter
Secondary
- The Radcliffe School3.4 milesOfsted: Requires improvement *
- Ages
- 11 to 19
- Pupils
- 1,192
- Type
- Foundation school
- Elizabeth Woodville School4.2 milesOfsted: Good *
- Ages
- 11 to 18
- Pupils
- 1,124
- Type
- Academy converter
- Watling Academy4.9 milesOfsted: Outstanding
- Ages
- 11 to 18
- Pupils
- 1,767
- Type
- Free schools
- Stantonbury School5.2 milesOfsted report card · Mar 2026
- Ages
- 11 to 19
- Pupils
- 1,409
- Type
- Academy sponsor led
- Sponne School5.5 milesOfsted: Good *
- Ages
- 11 to 18
- Pupils
- 1,410
- Type
- Academy converter
* 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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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
WTS Property Consultants, Birmingham
6 Bennetts Hill, Birmingham, B2 5ST