Land at Bolventor, Launceston, Cornwall

For Sale by Public Auction – 49 Acres Amenity Land, Bolventor, Bodmin Moor, Cornwall PL15
Property Overview
Palace Auctions London proudly presents a rare opportunity to acquire approximately 49 acres (19.83 hectares) of freehold amenity land, superbly positioned to the north-west of the A30 at Bolventor, within the heart of Bodmin Moor, Cornwall. This substantial parcel is offered as a single, contiguous lot (Title Number: CL328655), with vacant possession on completion. The land is classified as amenity land, suitable for agricultural, equestrian, or recreational use, and is not allocated for residential or commercial development. Its planning status reflects its location within the Bodmin Moor section of the Cornwall National Landscape (formerly AONB) and a Site of Special Scientific Interest (SSSI), ensuring the highest level of landscape and environmental protection. The property is offered for sale by public auction, with a guide price of £150,000–£160,000, and all legal and technical documentation available in the comprehensive legal pack.
Location and Setting
The land is situated at Bolventor, a small hamlet at the heart of Bodmin Moor, Cornwall, within the civil parish of Altarnun. It enjoys immediate proximity to the A30 trunk road, Cornwall’s principal east-west arterial route, providing rapid vehicular access to Bodmin (9 miles west), Launceston (12 miles east), and Liskeard (14 miles south-east). The A30 ensures excellent connectivity to the M5 at Exeter and the wider South West, while the dual carriageway bypasses Bolventor, preserving the tranquillity of the moorland setting.
The property is within walking distance of the iconic Jamaica Inn, an 18th-century coaching inn immortalised by Daphne du Maurier and now a major visitor attraction with a museum, restaurant, and accommodation. To the south lies Dozmary Pool, Cornwall’s only natural inland lake, steeped in Arthurian legend and designated as an SSSI. The headwaters of the River Fowey rise nearby, contributing to the area’s rich biodiversity and scenic appeal. The land is also close to Colliford Lake, Cornwall’s largest inland water body, and the celebrated Golitha Falls, a series of cascades in ancient woodland.
The landscape is defined by open moorland, granite tors, rough pasture, and a patchwork of heather, gorse, and bracken. The area is renowned for its free-roaming moorland ponies, sheep, and cattle, and is criss-crossed by public rights of way, bridleways, and open access land, offering exceptional opportunities for walking, riding, and outdoor recreation. The property lies within the Cornwall Dark Sky Reserve, making it ideal for stargazing and nature observation.
Landscape Character and Amenity Value
Bodmin Moor is Cornwall’s last great wilderness, covering approximately 80–100 square miles (207–260 sq km), with elevations rising to 420 metres at Brown Willy and 400 metres at Rough Tor, both visible from Bolventor. The moor’s undulating relief, granite outcrops, and open skies create a landscape of remarkable drama and solitude. The land itself is predominantly amenity land, suitable for grazing, haymaking, and low-intensity agricultural or equestrian activities, in keeping with the conservation objectives of the National Landscape and SSSI designations.
The area is rich in heritage, with prehistoric and medieval monuments including stone circles, hut circles, and cairns scattered across the moor. Notable sites within easy reach include the Nine Stones of Altarnun, King Arthur’s Hall, and the Hurlers stone circles at Minions. The presence of Jamaica Inn, Dozmary Pool, and the River Fowey headwaters further enhances the land’s amenity and cultural value.
Planning Policy and Designations
The land lies entirely within the Bodmin Moor section of the Cornwall National Landscape (formerly AONB), a statutory designation conferred in 1959 to protect the area’s exceptional natural beauty, ecological value, and cultural heritage. The AONB/National Landscape status is established under the National Parks and Access to the Countryside Act 1949 and reinforced by the Countryside and Rights of Way Act 2000 (CRoW Act), which places a legal duty on all public bodies to conserve and enhance the natural beauty of the area.
Much of Bodmin Moor, including this land, is also designated as a Site of Special Scientific Interest (SSSI), further restricting development to protect habitats, species, and geological features. The Cornwall National Landscape is managed by a partnership of 21 organizations, including Cornwall Council and Natural England, with the Cornwall AONB Management Plan (2022–2027) setting out the vision and policies for the area.
The planning context is governed by the National Planning Policy Framework (NPPF) and the Cornwall Local Plan. The NPPF requires that “great weight” be given to conserving and enhancing landscape and scenic beauty in National Landscapes and SSSIs, with major development permitted only in exceptional circumstances and where it can be demonstrated to be in the public interest. The Cornwall Local Plan incorporates these requirements and includes specific policies for development in rural areas, protected landscapes, and agricultural land. Supplementary Planning Documents and the Cornwall AONB Management Plan provide further guidance on landscape character, biodiversity, and sustainable land management.
Permitted Uses and Planning Constraints
The land’s primary permitted use is agricultural, as defined by Section 336 of the Town and Country Planning Act 1990. This includes grazing, crop cultivation, horticulture, and the keeping of livestock. Certain types of agricultural development are allowed without full planning permission under the General Permitted Development Order (GPDO) 2015 (as amended), such as the erection, extension, or alteration of agricultural buildings (subject to size and location limits), construction of hardstanding, and fencing or gates. However, these rights are more restricted within National Landscapes and SSSIs, with reduced maximum sizes for new buildings and requirements for prior approval from Cornwall Council. Article 4 Directions may further restrict permitted development rights in sensitive areas, requiring a full planning application for works that would otherwise be permitted.
Equestrian use is distinct from agricultural use in planning law. Land used for grazing horses as part of an agricultural operation may be considered agricultural, but recreational or commercial equestrian use (such as stables, riding schools, or livery) generally requires a change of use application and planning permission, with limited permitted development rights. Fencing for paddocks is generally permitted, subject to height and location restrictions. Any intensification of equestrian use would be assessed against the strict landscape protection policies of the National Landscape and SSSI.
The land may also be used for informal recreation, nature conservation, and low-impact activities compatible with its landscape designation. Public access may be available if the land is registered common land or open access land under the CRoW Act. Any proposal for change of use or new development would be subject to rigorous scrutiny, including landscape impact assessments, biodiversity net gain requirements, and public consultation. The likelihood of securing planning permission for residential or commercial development is extremely low, and any future uplift in value should be regarded as speculative.
Tenure and Legal Pack
The property is offered on a freehold basis, granting the purchaser absolute ownership of the land, subject only to the usual covenants and restrictions contained in the title. The land is offered with vacant possession on completion, with no existing tenancies, grazing agreements, or occupational licences in place. The legal pack, available for download from the Palace Auctions website, includes the official copy of the register of title (CL328655), title plan, special conditions of sale, local authority searches, access documentation, and any relevant planning correspondence. Prospective purchasers are strongly advised to review the legal pack with their solicitor prior to bidding.
Auction Terms and Buyer Fees
The sale is conducted under the RICS Common Auction Conditions. A 10% deposit is payable immediately upon the fall of the hammer, with a buyer’s premium of 2% (inclusive of VAT) and a £1,000 + VAT administration fee per lot. Completion is typically required within 28–56 days of the auction date. All bidders must register in advance and complete anti-money laundering (AML) checks, including provision of proof of identity and address. The legal pack contains full details of all liabilities and costs associated with the purchase, and buyers are advised to review it carefully.
Investment Context and Development Hope Value
The property is explicitly marketed as having limited long-term hope value for development. While there is no current prospect of planning consent for residential or commercial development, the land may offer speculative potential for future uplift in value, subject to changes in planning policy or local authority designations. However, the area’s protected status as a National Landscape and SSSI means that prospects for future development are extremely limited, and any hope value should be regarded as speculative. Purchasers are advised to treat the land as a secure, tangible asset for agricultural, equestrian, or amenity use, with the possibility of future appreciation should planning circumstances evolve.
The absence of overage or uplift clauses means that any future enhancement in value (subject to planning) would be retained by the purchaser, making the lot particularly attractive to investors seeking a straightforward acquisition with no hidden future liabilities.
Viewing Arrangements
Viewings are available by appointment through Palace Auctions London. Interested parties may also inspect the land at any reasonable time during daylight hours, provided they carry a copy of the sales particulars and adhere to the Countryside Code. The land’s open moorland setting and clear boundaries make it easy to inspect, but prospective purchasers are encouraged to arrange a formal viewing to discuss access, boundaries, and any site-specific considerations.
Local Area and Amenities
Bolventor’s central location on Bodmin Moor places it within easy reach of several market towns. Bodmin, the largest nearby town, offers a full range of amenities, including supermarkets, schools, healthcare, and leisure facilities. Launceston, known for its Norman castle and historic centre, provides additional services and shopping options. Liskeard is another important local centre with rail connections and a variety of shops and services.
The area is well-served by local bus routes, with regular services connecting Bolventor to Bodmin, Launceston, and other surrounding villages. The nearest mainline railway stations are Bodmin Parkway (approximately 10 miles/16 km to the south-west) and Liskeard (about 14 miles/22.5 km to the south-east), both providing direct links to London, Plymouth, and the wider South West. The A30 trunk road ensures rapid access to the M5 motorway and Exeter International Airport for national and international travel.
The land is surrounded by a vibrant agricultural and equestrian community, with approximately 1,000 horses and ponies grazing the moor and several established riding schools and livery yards in the vicinity. The moor supports around 10,000 beef cattle and 55,000 breeding ewes across approximately 500 holdings, reflecting the region’s strong agricultural heritage. The area’s farm shops and local produce markets, such as Trevallick’s Farm Shop at Pensilva and Bodmin Farmers’ Market, further enhance its rural appeal.
Utilities and Services
The land is sold as amenity/agricultural land and is not believed to benefit from mains services such as water, electricity, or drainage. Any prospective purchaser wishing to install services should make their own enquiries with the relevant utility providers and local authority. The absence of services is typical for moorland parcels and is reflected in the guide price and permitted uses.
Legal Disclaimer
All information is provided in good faith and is believed to be accurate at the time of publication. Prospective purchasers must rely on their own enquiries and the contents of the legal pack. The property is sold subject to the RICS Common Auction Conditions, special conditions of sale, and any addenda issued prior to the auction. The guide price is for guidance only and may be subject to change. Buyers are advised to satisfy themselves as to all aspects of the property prior to bidding.