Sands Road, Hunmanby Gap, Filey

A rare clifftop development opportunity on the Yorkshire coast. Moor Farm comprises two farmhouses and a range of traditional brick and pantile barns, set within approximately 2.02 acres with far-reaching sea views over Hunmanby Gap.

Full planning permission (ZF24/01085/FL) has been granted for the conversion of the barns into 7no. individual dwellings, sitting alongside the two existing farmhouses to give 9 dwellings in total. All properties require full renovation throughout.

Together the 7 approved barn conversions provide 21 bedrooms across roughly 8,560 sq ft GIA, ranging from a 2-bedroom cottage to a 4-bedroom home. The two existing farmhouses each offer 3 bedrooms with two reception rooms, a kitchen and a study/craft room, currently unmodernised.

This is a genuine one-off opportunity to acquire a substantial coastal farmstead with consent already in place, in a position on this stretch of coast that simply cannot be replicated. A further detached barn on site is not included in the sale.

Prospective purchasers should note that a Biodiversity Gain Plan condition must be discharged before works can commence on the barns, however, this has been submitted. Further pre-occupation conditions apply relating to site access, ecology and approved materials. Full planning documentation is available on request.

Moor Farm sits directly on the coast at Hunmanby Gap, within easy reach of Filey and Scarborough, approached via a private track off Sands Road.

There are also two detached barns, one to the north, and one to the east of the development, these, along with approximately 5 acres are available by separate negotiation.

For sale by private treaty, guide price £1.1m. Strictly by appointment through Hunters.

The Opportunity

Moor Farm represents a rare chance to acquire a complete farmstead redevelopment opportunity on the Yorkshire coast, with full planning permission already secured. The site comprises:

2no. existing attached farmhouses, each with 3 bedrooms, two reception rooms, a kitchen and a study/craft room, requiring a light refurbishment.
7no. traditional brick and pantile barns with full planning permission for conversion into individual dwellings
A further detached barn on the site, not included in this sale
Approximately 2.02 acres in total, with far-reaching sea views towards Hunmanby Gap and Filey Bay

Barn Conversion Schedule (Full Planning Permission Ref. ZF24/01085/FL)

PlotBedroomsApprox. GIA
Unit 131,017 sq ft
Unit 431,710 sq ft
Unit 531,209 sq ft
Unit 641,410 sq ft
Unit 731,100 sq ft
Unit 82796 sq ft
Unit 931,319 sq ft

Total: 21 bedrooms, approximately 8,560 sq ft GIA across the seven approved plots.

Planning Permission — Conditions to Note

Full planning permission was granted by North Yorkshire Council on 9 July 2025 (ref. ZF24/01085/FL) for the redevelopment of the existing farmstead into 8no. dwellings together with associated works and landscaping (7no. of which form part of this sale). Prospective purchasers should be aware of the following conditions attached to the consent:

A scheme for the implementation of the approved Biodiversity Gain Plan must be submitted to and approved by the Local Planning Authority before development can commence. An application to discharge this condition was submitted in August 2026 and remains pending
A Natural England Great Crested Newt District Level Licence is required before works can proceed, together with a detailed Mitigation Strategy
A Species Mitigation and Enhancement Plan and a Construction Ecological Management Plan must be approved prior to occupation
The eastern site access must be constructed to the Local Highway Authority's specification, including visibility splays, prior to first occupation of any dwelling; the western access is to be permanently closed and the verge reinstated
Materials are controlled by condition: roofs to be clad in traditional natural red clay pantiles (reclaimed where practicable), new brickwork to match existing, black rainwater goods mounted with gutter spikes (no fascias or bargeboards), and conservation-style rooflights
Permitted development rights have been removed across the site — all future extensions, outbuildings, additional windows/doors and means of enclosure require further planning permission
The existing hedgerow along the Sands Road boundary must be retained and maintained at a minimum height of 1.5m
All dwellings with a dedicated parking space must be fitted with an EV charging point prior to first occupation
Landscaping must be implemented in accordance with the approved detailed landscape scheme

Full copies of the decision notice, approved plans and supporting reports are available to seriously interested parties on request.

Location

Moor Farm occupies a striking position directly on the coast at Hunmanby Gap, between Filey and Scarborough, with the North Sea forming a dramatic backdrop to the site. The farmstead is approached via a private track off Sands Road, set back from the road within its own grounds and surrounded by open arable countryside.

Tenure & Method of Sale

For sale by private treaty. Guide price £1.1m for the whole opportunity. Vacant possession throughout — all buildings require full renovation. Strictly by appointment through Hunters; viewings are not to be conducted without an appointment given the condition and nature of the site.