Holmeland Farm, Stoneygate, Houghton le Spring, Co Durham, DH4

The site benefits from detailed planning permission for the conversion of existing agricultural buildings into one self-build residential dwelling. Situated within the Green Belt, this development opportunity offers a distinctive farmstead conversion with uninterrupted views across open countryside.


The Area
The Site is located in the countryside close to Houghton-le-Spring, Tyne and Wear, which is a well-established town offering a variety of local amenities including supermarkets, independent retailers, cafés, and healthcare services. The area is also served by several schools, making it a practical and family-friendly location.

Houghton-le-Spring benefits from strong transport links, with regular bus services connecting to Sunderland, Durham, and surrounding areas. The nearby A690 and A1(M) provide convenient access for travel across the North East, both northbound and southbound.

Planning
Full planning permission was granted by Sunderland City Council on 2 May 2025 under application reference 24/02584/FUL for the conversion of agricultural buildings at Holmeland Farm, Stoneygate, Houghton-le-Spring, to create 2 no. self-build residential dwellings (Use Class C3).

The approved scheme includes the demolition of an existing building, extension of another, and the provision of landscaping and associated development. The dwellings must be delivered as self-build or custom-build homes, in accordance with the Self-build and Custom Housebuilding Act 2015 (as amended).

Services
There is provision for electricity, water and foul drainage on site.

Purchasers are recommended to seek independent advice as to the availability, suitability of existing and cost of connection of services to meet their requirements.

If any services require upgrading or installed, the first party will cover the initial cost. This cost will then be split 50% with any future subsequent plot.

Access
A new access road will be constructed from Stoneygate, providing direct entry to the Site, as indicated by the blue line on the insert plan. Each unit will have the necessary rights of access with any installation or maintenance cost to be apportioned on a per user basis.

UNIT 1: THE HAYBARN

This impressive property offers generous living space across two floors, with a ground floor area of 203 sqm (2,185 sqft) and a first floor area of 117 sqm (1,259 sqft), giving a total floor area of 320 sqm (3,444 sqft). Designed for modern family living, the layout combines open-plan spaces with practical features, creating a perfect balance of style and functionality.

Ground Floor
The ground floor offers an open-plan kitchen/dining area with direct access to outdoor space, a spacious living room designed for comfort, and a utility room with WC for convenience. A dedicated office/study provides an ideal space for home working, complemented by a welcoming entrance hall.

First Floor
The first floor comprises three bedrooms, including a master suite with en-suite, alongside a family bathroom and central landing for easy circulation.

Design Features
The Haybarn showcases a striking modern barn-style design, characterized by dramatic pitched roofs, clean lines, and expansive glazed sections that flood the interiors with natural light. The architecture blends contemporary aesthetics with rural charm, creating a unique and stylish living environment. High-quality materials and thoughtful detailing ensure durability and elegance, while the layout maximizes space and functionality.

Set within the Green Belt in a semi-rural location, the development offers privacy and countryside views while remaining close to Houghton-le-Spring for easy access to local amenities, perfect for those seeking modern design in a tranquil setting.

UNIT 2: THE GRANARY

The Granary is a traditional conversion with living space across two floors, offering a ground floor area of 163 sqm (1,754 sqft) and a first floor area of 65 sqm (700 sqft), giving a total floor area of 228 sqm (2,454 sqft).Thoughtfully designed for modern family life, the layout combines a spacious open-plan kitchen and living area with practical features such as a snug, utility room, and multiple en-suite bedrooms. The design seamlessly blends the character of the original granary with contemporary architecture, creating a home that is both stylish and functional.

Ground Floor
The ground floor offers a large open-plan kitchen and living space, designed for modern family living and entertaining. This area is complemented by a snug/study, utility room, and the link building acting as a welcoming entrance hub.

First Floor
The first floor of the granary conversion provides two bedrooms and a bathroom, while the extension adds two further bedrooms, each with en-suite facilities, creating a total of four bedrooms. The layout ensures privacy and functionality, with a central circulation area connecting all spaces seamlessly.

Design Features
The Granary combines traditional agricultural architecture with contemporary design elements. The retained granary structure preserves the rural character, while the extension introduces modern proportions and glazing for natural light. The flat-roofed link offers a subtle transition between old and new, ensuring the development sits harmoniously within its Green Belt setting. Positioned in a semi-rural location, the property enjoys countryside views while remaining close to Houghton-le-Spring.

Local Authority
Sunderland City Council

EPC Rating
Any new build dwelling is required to have an EPC assessment once the development is complete, using the SAP methodology approved within Building Regulations Document L, Volume 1.

Tenure & Possession
The site is offered for sale as freehold with vacant possession upon completion.

What3words
The location of the property can be found here ///

noon.dome.lease

Method of Sale
The property is for sale by private treaty. Interested parties are encouraged to register their interest via the agent in order that they can be kept informed as to how the sale will be concluded.

Viewings
Viewings are strictly by prior appointment with GFW

Data Room
Access to an electronic data room, containing information on technical reports and planning information is available by request or by using the link in the further information section.

Anti-Money Laundering
In accordance with anti-money laundering regulations, two forms of identification and confirmation of the source of funding will be required from the successful bidder.

Important Notice
Every care has been taken with the preparation of these particulars, but they are for general guidance only and complete accuracy cannot be guaranteed. If there is any point, which is of particular importance  professional verification should be sought.  All dimensions/boundaries are approximate. The mention of fixtures, fittings &/or appliances does not imply they are in full efficient working order. Photographs are provided for general information and you may not republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website. These particulars do not constitute a contract or part of a contract.