Land at Manor Close, Ingleton, North Yorkshire

Introduction: Ingleton Building Plot Auction – A Rare Opportunity
The Ingleton building plot auction presents a rare and compelling opportunity to acquire a freehold development site with robust, fully tested planning consent in one of the Yorkshire Dales’ most desirable villages. Offered with a guide price of £75,000 Plus, this prime plot will be sold by Palace Auctions London on 24 June 2026. The site is ready for immediate development, with full planning permission for a contemporary three-bedroom, split-level detached house. For full details,

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This is one of the most attractive consented plots to come to auction in the Yorkshire Dales in recent years, offering a unique blend of location, design, and development certainty.
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The Planning Consent: A Robust, Battle-Tested Permission
This Ingleton building plot auction stands out for its robust planning consent, granted on appeal by the Planning Inspectorate (Appeal Ref: APP/C2708/W/23/3317854; Craven District Council Ref: 2021/23571/FUL). The Inspector’s decision, dated 1 December 2023, overturned the original refusal and provides a three-year window for commencement, expiring 1 December 2026. This “battle-tested” consent means the planning permission has been scrutinized and upheld at the highest level, giving buyers exceptional confidence. The approved scheme allows for the erection of a new two-storey, split-level, three-bedroom detached house with a private garden, patio, and two off-street parking spaces. This is a rare chance to acquire a plot with such a strong and defensible planning position, ready for immediate action.
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The Inspector’s Reasoning: Design and Setting
The Planning Inspector’s decision focused on the effect of the proposed dwelling on the street scene along Low Demesne. The Inspector found that the split-level design, set back from the road, would not harm the character or appearance of the area. Low Demesne, on the edge of Ingleton, is characterized by open spaces, mature trees, and a verdant, spacious quality. The Inspector concluded that the proposed house, with its contemporary yet sympathetic design, would blend well with its surroundings and respect the edge-of-settlement location. The appeal was allowed, and full planning permission was granted, confirming the site’s suitability for high-quality residential development.
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Planning Conditions: What the Buyer Needs to Know
The planning permission for this Ingleton building plot auction comes with clear, standard conditions. Development must commence by 1 December 2026. Before starting, a detailed surface water drainage scheme must be submitted and approved. Access and parking arrangements must be constructed as per the approved plans before first occupation, with visibility splays maintained. A comprehensive landscaping scheme, including the planting of at least two trees and a low stone wall to the Low Demesne boundary, is required. All new planting must be maintained for five years. If unexpected contamination is found during development, work must stop and a remediation strategy agreed with the local authority. The site is not in a conservation area or the Yorkshire Dales National Park and is classified as Flood Zone 1, indicating a very low risk of flooding. These conditions are straightforward and typical for a site of this nature, ensuring a smooth path to development.
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The Architecture: AOC Architecture Ltd’s Contemporary Vision
AOC Architecture Ltd, a respected London-based practice, has designed a contemporary home that draws inspiration from local vernacular architecture. The approved scheme features a two-storey frontage and a single-storey rear, making the most of the site’s natural split-level topography. This approach minimizes the visual impact from Low Demesne while maximizing internal space and natural light. The design is both modern and sympathetic to its rural context, with careful attention to materials and detailing. The architectural plans (Ground Floor Plan 269_GA_120, First Floor Plan 269_GA_121, East Elevation 269_GA_141) are available for review, providing a clear vision for the finished home. The layout ensures a seamless connection between indoor and outdoor spaces, with direct access to the garden and patio from the main living areas.
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Ground Floor Layout: Room by Room
The ground floor of the approved scheme is thoughtfully arranged for modern living. Bedroom 1 (11 sqm) includes an ensuite (3.3 sqm), offering flexibility as a master suite, guest room, or accessible bedroom. The kitchen (10.5 sqm) is positioned for convenience and efficiency, while the open-plan living/dining area (29.5 sqm) forms the heart of the home. Large sliding doors open directly onto a 20.1 sqm patio, creating a seamless transition to the private garden (74.5 sqm). Additional ground floor spaces include a WC (2.2 sqm), a study (3.8 sqm) ideal for remote work, and a welcoming hall (2.8 sqm). Externally, two dedicated off-street parking spaces provide practical convenience. This layout is designed to suit a wide range of buyers, from families to professionals and retirees.
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First Floor Layout: Flexible Family Space
Upstairs, the first floor offers further flexibility and comfort. Bedroom 2 (13.2 sqm) features its own ensuite (3.4 sqm), while Bedroom 3 (13.9 sqm) is served by a family bathroom (3.6 sqm). A loft storage area (4.1 sqm) adds valuable space for seasonal items or hobbies. The total gross internal area across both floors is approximately 115 sqm, making this a generously sized three-bedroom home by rural village standards. The arrangement of bedrooms and bathrooms across two floors provides privacy and convenience for families, guests, or multi-generational living. The ground-floor bedroom-with-ensuite is particularly attractive for those seeking accessible accommodation or flexible use as a home office or guest suite.
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Materials Specification: Built to Last, Designed to Impress
The approved materials palette is both durable and visually appealing. External walls are finished in Forticrete Shearstone Walling Stone (Light Ham, Random Bonding Pattern) and pebbledash render (Ashtone cream), with 100mm stone returns and a dry stone wall to match the local context. The roof is covered in Marley Thrutone slate, a premium, natural-look tile known for its longevity. Windows and rooflights are double-glazed PPC aluminium (RAL 9001), ensuring energy efficiency and a contemporary finish. The front door is hardwood (RAL 5023), and sliding doors are PPC aluminium (RAL 9001). Rainwater goods are Lindab Rainline Steel, with a 227-litre water butt for rainwater harvesting. Precast concrete sills and elements (Forticrete colour Portland) add further quality. Fencing includes a 1800mm timber post fence and a galvanised metal balustrade with obscured glazing (RAL 5023). This specification ensures the finished home will be both attractive and built to last.
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Sustainable Design and Eco-Features
Sustainability is at the heart of the approved scheme. The landscaping plan includes Bradstone Panache courtyard pavers (Silver Fleck) and Driveline Priora permeable paving (charcoal), supporting sustainable drainage and reducing surface water runoff. Drought-resistant soft landscaping minimizes maintenance and water use. Provision is made for an external bike store and separate storage for general and recycling bins, supporting active and sustainable lifestyles. The ground floor plan includes space for an Air Source Heat Pump (ASHP), aligning with current energy efficiency standards. A 227-litre water butt is specified for rainwater harvesting. The planning conditions require the planting of at least two trees, further enhancing the site’s ecological value. The site’s Flood Zone 1 status (very low risk) and the requirement for a surface water drainage scheme provide additional peace of mind for buyers.
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Ingleton: The Beauty Spot of the North
Ingleton is widely regarded as one of the most desirable villages in the Yorkshire Dales. Known as “The Beauty Spot of the North,” it sits at the confluence of the Rivers Greta and Twiss, on the western edge of the National Park. The Ingleton Waterfalls Trail, a 4.5-mile (7.2 km) circular walk through ancient woodland and dramatic limestone gorges, is a major attraction, drawing over 200,000 visitors annually. White Scar Cave, Britain’s longest show cave, is just outside the village. The iconic Three Peaks — Ingleborough, Whernside, and Pen-y-ghent — are on the doorstep, making Ingleton a hub for outdoor enthusiasts. The village’s location on the edge of the National Park means residents enjoy immediate access to world-class landscapes, without the planning restrictions that apply within the Park itself. This unique combination of natural beauty and development flexibility makes Ingleton an exceptional place to live and invest.
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Local Amenities and Transport Links
Ingleton offers a vibrant community with a full range of amenities. The village centre features independent shops, a bakery, butcher, pharmacy, post office, and a small supermarket. Pubs such as The Craven Heifer and The Wheatsheaf, along with several cafés and restaurants, provide a lively social scene. The Ingleborough Community Centre houses the Tourist Information Centre, library, and hosts regular events. A heated open-air swimming pool adds to the village’s appeal. Medical care is provided by Bentham Medical Practice (with a branch in Ingleton), and dental services are available in nearby High Bentham. Ingleton Primary School serves local families, with secondary schools in Settle and Bentham. Transport links are excellent: the A65 provides direct road access to Settle (9 miles), Lancaster (17 miles), Skipton (25 miles), and Leeds (~55 miles). Bentham railway station (3.5 miles) offers regular services to Leeds, Lancaster, and Morecambe. Bus routes connect Ingleton to surrounding towns and villages, making it easy to access the wider region.
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Development Potential, Investment Case, and Auction Details
The Ingleton building plot auction represents a compelling investment opportunity. The Palace Auctions vendor report (PAL-INGLETON-0526, 20 May 2026) recommends a guide price of £75,000, with an expected hammer price range of £125,000–£145,000, reflecting strong demand for consented plots in the area. As of February 2026, the average house price in North Yorkshire is £271,000, with detached properties averaging £433,000 (ONS data). A new-build, three-bedroom detached house of this specification in Ingleton would command a premium, supporting a strong residual land value case. The site is ideal for self-builders seeking a bespoke rural home, small developers looking for a straightforward project, or investors seeking a high-quality asset in a thriving village. All plans, drawings, the legal pack, and the full vendor report are available to download from the Palace Auctions London website. Completion is required within 28 days of exchange, with a 10% deposit payable on the fall of the hammer.
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Planning Reference Summary
• Appeal Reference: APP/C2708/W/23/3317854
• Craven District Council Ref: 2021/23571/FUL
• Application Date: 19 October 2021
• Refused by Council: 6 September 2022
• Appeal Decision Date: 1 December 2023
• Planning Expiry: 1 December 2026
• Inspector: C Livingstone MA(SocSci)(hons) MSc MRTPI
• Appeal Type: Section 78, Town and Country Planning Act 1990
• Appellant: Dr Ansari, AA Homes and Housing Ltd
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Image Suggestions
1. Alt text: "Ingleton building plot auction – aerial view of the freehold land adjacent to 1 Manor Close, showing the split-level site, Low Demesne road frontage and Yorkshire Dales setting"
2. Alt text: "AOC Architecture Ltd proposed elevation for Ingleton building plot – contemporary three-bedroom detached house with Forticrete Shearstone walling and Marley Thrutone slate roof"
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Internal Links
• View all Palace Auctions London upcoming auction lots
• Request a free auction valuation for your land or property
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Outbound Links
• Planning Inspectorate appeal decisions – GOV.UK
• Yorkshire Dales National Park – Visit the Dales
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Summary and Call to Action
This Ingleton building plot auction offers a rare chance to secure a prime freehold site with robust planning consent for a contemporary three-bedroom home in one of the Yorkshire Dales’ most sought-after villages. With a guide price of £75,000 Plus and auction on 24 June 2026, this is an exceptional opportunity for self-builders, developers, and investors. Download the legal pack from palaceauctions.com, pre-register for the auction, and seek independent legal and professional advice from a solicitor and/or RICS-registered surveyor before bidding.Contact Palace Auctions London:
11 Old Bond Street, Mayfair, London W1S 4PN
Tel: +44
Email:
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Disclaimer
All measurements are approximate; plans are for identification only; buyers must satisfy themselves on all matters; guide price is not a valuation; reserve may differ from guide;ns of sale.