Cotton Spring Farm, Markyate, Hertfordshire, AL3 8AF

Cotton Spring Farm comprises a productive ring fenced block of Grade 3 arable land located in west Hertfordshire, extending in all to approximately 231.80 acres (93.805 hectares).The land is in arable rotation, with temporary grass and stewardship options, and has the potential to provide useful additional commercial land, regenerative opportunities and other environmental enhancement in close proximity to Luton, Dunstable and Hemel Hempstead.

The Land is arranged in five field parcels enclosed with mature hedges. It is well served by field margins and internal access tracks. The soil type and quality support a wide range of cereal cropping.

The land is offered for sale with vacant possession and subject to tenancy for a small section of allotment land. The land is positioned for efficient arable operations and is entered into Countryside Stewardship Mid-Tier and Sustainable Farming Incentive (SFI) Agreements.

There are two principal points of access, to the east from the A5183 (London Road) from the east corner of the land, and direct highway access onto Friendless Lane to the west.

- Potential for significant future development (STP)
- Agricultural building and hardstanding yard
- Road frontage
- Excellent communication links
- Versatile arable land subject to CS Mid-Tier and SFI Agreements

Cotton Spring Farm lies within the Jurisdiction of Dacorum Borough Council. There are widespread residential and employment development proposals nearby in the major conurbations. Approximately 12.41 hectares (32.57 acres) of the land lying closest to the existing built form of Markyate has been promoted with neighbouring land for potential residential
development (Site No. Mark008R), with an estimated development capacity of 309 dwellings.

The land may also present Biodiversity Net Gain (BNG) or Suitable Alternative Natural Greenspace (SANG) opportunities and other alternative uses given its proximity to Luton, Hemel
Hempstead and Dunstable.

The entirety of the Land is within the Green Belt, and part of the land is also subject to the Chilterns Area of Outstanding Natural Beauty (AONB). The Land is within Flood Zone 1 and at
very low risk of surface water flooding.

The agricultural building is subject to a retrospective planning application (planning reference: 25/00624/RET) with a target decision date of 19th June 2025.

Other diversification opportunities may also be available, subject to the necessary planning permission. Buyers are advised to satisfy themselves as to potential alternative uses. Copies of the previous call for sites submissions and planning history are available on request.

The land will be subject to an overage provision reserving the vendor 20% of any increase in value accruing over 25 years due to any development over and above the existing use value of the land and excluding any agricultural use, triggered by either implementation or sale with the benefit of planning permission, whichever is the sooner. Further information is in the data room.