Land Adjacent To 13 Rookery Road, Wyboston, Bedfordshire

LOCATION
Wyboston is a small hamlet located just to the west of St Neots on the Huntingdonshire and Bedfordshire border. Convenient amenities are available nearby in St Neots offering a choice of supermarkets, primary and secondary schooling in addition to the amenities expected from a town including employment, healthcare and leisure opportunities.

Wyboston is well located for road links via A1m (North/South) A428 (East /West) with current improvement works due for completion Summer 2028). Rail links are available in St Neots (London Kings Cross - 40min). The Wyboston Lakes Resort further offers gym and spa facilities alongside a 18-hole golf course, restaurant and hotel.

THE PLOT & PLANNING INFORMATION
The subject plot is located to the west of Rookery Road with access via the existing gated driveway. The plot has an overall area of approximately 1.45 acres (0.58 ha). The existing single storey barn is of brick and timber construction.

Planning approval was granted under application no. 25/01823/FUL dated 12 December 2025 by Bedford Borough Council for the erection of a single storey dwelling following the demolition of the existing barn. The replacement dwelling will offer versatile accommodation including open plan kitchen/living area, lounge, utility room, cloakroom with 3 double bedrooms (ensuite to master) and family bathroom. The overall Gross Internal Area (GIA) of the new dwelling is approx. 107m2 (1153 sqft).

ACCESS
The scheme is accessed via Rookery Road.

INFORMATION DATA ROOM
A Development Information Pack is available upon request containing relevant planning documentation, surveys, plans and other information relating to the site.

SERVICES
Purchasers are advised to satisfy themselves as to the availability of such services and make their own enquiries with the relevant suppliers.

RESERVED RIGHTS AND COVENANTS
The land is sold subject to and with the benefit of all public rights and private rights of way, light drainage, overhead cable, and other easements and restrictions or obligations that exist whether the same are described in the particulars.

COMMUNITY INFRASTURE LEVY (CIL) AND SECTION 106 AGREEMENT
Bedford Borough Council have adopted a Community Infrastructure Levy (CIL) policy. It is understood a CIL credit will be applied to the development subject to the demolition of the existing barn resulting in a reduced CIL payment of £3,790.00. Interest parties are advised to make their own enquiries with the Local Planning Authority to seek confirmation.

OVERAGE
The property is to be sold subject to an overage provision of 30% (land value) for a period of 20 years, based on additional residential dwelling(s) being consented. The overage will become payable on either the implementation or sale of the land with the benefit of subsequent planning consent. The Overage provision will not include consent to increase the size of the current dwelling consented under planning application no. 25/01823/FUL.

BOUNDARIES
The buyer will be deemed to have inspected the property and satisfied themselves as to the ownership of any boundaries. Should any dispute arise as to the boundaries or any other points arise on the stipulations, particulars or plans, or the interpretation of any of them the question should be referred to an independent Arbitrator appointed by the selling agent.

LOCAL AUTHORITY
Bedford Borough Council, Borough Hall, Cauldwell Street, Bedford, MK42 9AP

ADDRESS, POST CODE AND WHAT3WORDS
Land adjacent to 13 Rookery Road, Wyboston, MK44 3AX, ///archduke.silly.seagull

METHOD OF SALE
The site is offered for sale by Private Treaty.

GUIDE PRICE
£300,000 for the freehold.

VAT
It is understood that VAT is not payable on the sale.

HEALTH & SAFETY
Neither the Vendor or the agent will be responsible for the safety of those viewing the plot and accordingly those viewing the plot, do so at their own risk.

VIEWING
Strictly by appointment only through the sole agents:
Brown & Co - Cambridge Office
CC6a Clifton Court, Clifton Road
Cambridge
CB1 7BN