Barns with Q Class planning, Stoke Lane, Rodney Stoke, Cheddar, BS27

Description - A rare opportunity to purchase two barns with Class Q Prior Approval for the change of use to four residential dwellings and an opportunity to create a bespoke development in a popular location. It may alternatively offer scope for an alternative development scheme subject to the necessary consents. Additional land also available by separate negotiation.

Prior Approval was given by Somerset Council 27th April 2026 under reference - 2026/0441/PAA which allowed for the change of use to create four qty. single storey two bedroom dwellings. Comprised of a terrace of three within ‘Barn A’ providing a floor space of 389sqm and a separate detached dwelling within ‘Barn B’ providing floor space of 82sqm. The prior approval includes curtilage garden space and parking. The total site being offered for sale extends to just over 1 acre as identified edged red on the sales plan overleaf.

The site currently comprises of two individual steel frame barns with concrete and compact hardcore yard. Land outside of the Class Q site area included within the sale will be sold ‘as is’ with respect of its existing use in planning terms. Exact boundaries are to be agreed and marked prior to sale, purchaser will be responsible for erecting and upkeep of the shared boundary. Additional land is available by separate negotiation. Parties interested in any additional agricultural land should discuss the same with the selling agents. To note, the additional land will not be sold separately to the barns.

Situated in a superb, rural yet accessible, position in the charming village of Rodney Stoke. The barns border a free-flowing freshwater stream, which originates from the Mendips Hills. Rodney Stoke is situated in the foothills of Mendips Hills ANOB and is ideally placed, within proximity of the City of Wells and market town of Cheddar. The village benefits from the local village pub and the strawberry line which has just been voted top 8 best walks in the country by the Ramblers Association.

Energy Performance & Council Tax - Not yet applicable.

Planning - Situated in the area covered by Somerset Council (former Mendip area). Parties should satisfy themselves regarding planning history and potential opportunities.

Tenure - Freehold, vacant possession upon completion. To note, the vendor will remove the cattle feeders and any implements and hay bales prior to completion.

Method of Sale - For sale by Private Treaty. All parties will be expected to have satisfied their due diligence in advance of submitting their interest.

Services - Parties must rely upon their own investigations in relation to the location and capacity of any services. We are informed that there is a mains water and electricity supply nearby, but the location or capacity has not been tested or verified by the selling agents.

VAT - We are advised the property is not elected for VAT.

Disclaimer - Important Notice: Our particulars are set out as a general outline only for the guidance of intended purchasers and do not constitute, nor constitute part of, an offer or contract. All descriptions, dimensions, reference to condition and necessary permissions for use and occupation, warranties and other details are given without responsibility, and any intending purchasers should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them.

Location - Situated off Stoke Street, which leads off A371 Wells Road which runs between Wells and Cheddar.

W3W Location: ///piled.foiled.amid

Viewings -  “Drive by” appointments permitted. Walk over viewings strictly by prior appointment with the selling agents. To note, former agricultural use so care should be taken when on site and suitable footwear worn.

Development-Property