Land known as The Orchard, Snailswell Lane, Ickleford, Hitchin, SG5 3TS

EXECUTIVE SUMMARY

A self-build development opportunity which comes with the benefit of Full Planning Permission:

A 438 sqm (approx.) parcel of land situated on the northern side of Snailswell Lane, between existing residential properties, with vehicular access via a new crossover from Snailswell Lane.

The site has Full Planning Permission for the construction of a detached 1.5 storey, three bedroom self-build dwelling with driveway parking for 3 cars, generous front and rear gardens, and associated hard and soft landscaping.

The proposed dwelling would have a Gross Internal Area of approximately 1,636 sqft (152 sqm) (as advised). The dwelling has been designed to sit comfortably within the existing streetscene, with its ridge height positioned between that of the neighbouring properties, The Milders to the west and Glendale to the east.

The proposed materials are red brick with a clay tile roof, complementing the character of surrounding built form. The dwelling would include EV charging, an air source heat pump, solar PV panels, and rainwater butts.

Located approximately 1.5 miles north of Hitchin town centre, with Hitchin Train Station providing regular services to London Kings Cross in approximately 33 minutes.

For sale Freehold.

LOCATION

Ickleford is a charming village situated to the north of Hitchin on the west bank of the River Hiz, in North Hertfordshire. The village benefits from a strong sense of community and offers a peaceful rural setting whilst remaining well-connected to the nearby market town of Hitchin, which provides an extensive range of shops, restaurants, schools and leisure facilities.

Hitchin Train Station is approximately 1.5 miles to the south, offering regular direct services to London Kings Cross in around 33 minutes, making Ickleford an attractive location for commuters. The A1(M) motorway is also readily accessible, providing convenient road connections to London and the wider region.

Ickleford is identified in the North Hertfordshire Local Plan as one of five villages where a greater level of growth is supported, sitting above Category A villages in the settlement hierarchy, reflecting the village's accessibility and range of services.

The village benefits from a primary school, a village hall, a church, and local pub, with the wider amenities of Hitchin — including supermarkets, independent shops, and secondary schools — within easy reach.

DESCRIPTION

This is a freehold sale of land which has the benefit of full planning permission for a new detached 1.5 storey, three bedroom self-build dwelling. The site is an infill plot on Snailswell Lane, positioned between two existing residential properties.

The proposed dwelling would comprise accommodation over one and a half storeys, with three bedrooms and a first floor study. The ground floor and first floor layouts provide well-proportioned family accommodation with a Gross Internal Area of approximately 152 sqm (1,636 sqft), which exceeds the National Minimum Space Standards.

Externally, the dwelling would benefit from driveway parking for 3 cars, dedicated bin storage and secure cycle parking. The plot allows for generous front and rear gardens, with the rear garden having a northerly aspect. The dwelling is intended to be constructed in red brick with a clay tile roof, in keeping with the prevailing character of surrounding properties. The plot benefits from a rear boundary adjoining open land, providing an attractive semi-rural backdrop.

As a self-build dwelling, the proposal is exempt from the statutory requirement to provide a 10% Biodiversity Net Gain.

*All site boundaries on the images are illustrative only.

PLANNING

An information pack is available from the agent. The approved planning reference number is: 25/01790/FP. The Decision Notice is dated 19th February 2026 and was granted by North Hertfordshire District Council.

Key pre-commencement conditions include the submission and approval of: an Ecological Enhancement Plan, details of the connection to Snailswell Lane, a Construction Method Statement, hard and soft landscaping details, external materials details, tree protection measures, finished floor/ridge/eaves levels, and a surface water drainage scheme.

ACCESS

Purchasers should note that Snailswell Lane is believed to be classified as a Byway Open to All Traffic (BOAT). Purchasers are advised to satisfy themselves as to the status and implications of the access arrangements as part of their own due diligence.

SELF-BUILD BENEFITS

This opportunity enables the purchaser to build and specify their new home to their own individual requirements and preferences — a rare prospect given the limited availability of single plots with the benefit of full planning permission in sought-after Hertfordshire villages.

Self-build projects can offer a number of significant financial advantages over purchasing a completed new build property, including:

Stamp Duty Land Tax (SDLT) is payable on the land purchase price only, rather than on the value of the completed dwelling.

Self-builders may reclaim VAT on the majority of building materials used in the construction of a new dwelling under HMRC's DIY Housebuilders Scheme.

Self-build dwellings are exempt from the Community Infrastructure Levy (CIL), subject to meeting the relevant conditions and applying for the exemption prior to commencement of development.

As confirmed by the Decision Notice, this development is exempt from the statutory Biodiversity Net Gain requirements applicable to self-build schemes.

Purchasers interested in exploring self-build mortgage options are welcome to contact the agent, who can provide introductions to specialist self-build lenders.

Purchasers are advised to take their own independent financial and tax advice to confirm their eligibility for any of the above benefits.

LOCAL AUTHORITY

The site falls under the planning jurisdiction of North Hertfordshire District Council.

DISCLAIMER

eXp Commercial, it's consultants and the vendors give notice that: (i) these particulars are produced in good faith and are set out as a general guide only. They do not constitute any part of an offer or contract and should not be relied upon as statements or representations of fact. Any intending purchaser must satisfy themselves by inspection or otherwise as to the correctness of each of them; (ii) no person in the employment of the agent or the vendors has any authority to make or give any representation or warranty whatsoever in relation to this property; (iii) any intending purchaser seeking to rely upon any survey, report, assessment, statement or other document produced for the vendors by any third party must make their own independent arrangements with the relevant third party; (iv) all images, photographs and drone imagery are for illustrative purposes only. Any site boundary illustrations are indicative and should not be relied upon as definitive; (v) all measurements and areas quoted are approximate and should be verified independently by any purchaser prior to purchase; (vi) the planning information contained within these particulars is provided as a summary only — purchasers must review the full planning documentation and satisfy themselves as to all conditions, obligations and requirements; and (vii) all information provided is subject to the purchaser's own due diligence. Neither the agent nor the vendors accept any liability for any loss or damage arising from the use of these particulars.