High Street, Toseland, St. Neots, Cambridgeshire, PE19 6RX

DEVELOPMENT OPPORTUNITY

Green Farm, Toseland

Site introduction

A rarely available, fully consented and partially implemented, unique development site comprising both conversion and new build residential plots. This site also has the potential for an alternative residential development scheme, subject to planning.

The site is known as Green Farm and is located at High Street, Toseland, St. Neots PE19 6RX. , What3Words: ///saying.daily.pairings  

The location

Toseland is an attractive and highly regarded Cambridgeshire village located just a short drive from the thriving market town of St Neots, offering an appealing blend of rural charm and excellent connectivity. The village enjoys easy access to the A1 and A428, providing convenient links to Cambridge, Bedford and Milton Keynes, while nearby St Neots railway station offers fast and regular services into London in under an hour.

Local amenities, shopping, leisure facilities and riverside walks can all be found in St Neots, together with a wide choice of cafés, restaurants and supermarkets. Well-regarded schooling is available in the surrounding area including Great Paxton C of E Primary School, Longsands Academy and Cambourne Village College, making the location particularly attractive for families.

Surrounded by open countryside yet well connected for commuting, Toseland offers an enviable balance of village living and modern convenience. 

The site

The site totals 5.7-acres which broadly comprises two titles, each containing a series of traditional and modern farm buildings:

• CB454442, 0.93-acres
• CB454446, 4.77-acres

The site is currently being used as a carpenters’ yard and material storage, benefiting from electricity and water supplies.

The neighbouring 0.86-acre title (CB429580) comprising the existing farmhouse has now been completed and sold and does not form part of the sale. 

Planning background

The site has a long and detailed planning history all of which can be found on Huntingdonshire District Council’s website.

In summary:

• The site benefits from an implemented/approved heritage-led residential redevelopment with consents dating from 2020–2021
• Permissions allow conversion and extension of historic farm buildings plus erection of a new dwelling

• Listed building consent is also in place

• Ongoing post-consent applications have been approved as the development has been progressing through condition compliance stages, including:

o Contamination reports

o Materials approval

o Landscaping schemes

o Tree protection measures

o Drainage details

o Bin and cycle storage

o Ecological/bat mitigation requirements

• We understand that the materials condition relating to windows, skylights and bricks on plots 2 and 3 remains to be discharged giving the buyer greater flexibility 

Development opportunity

The site comprises 3 plots as summarised below:

• Plot 1

o Grade II listed barn conversion

o 0.4-acre plot

o Full planning consent in place (18/00026/FUL) to create an open-plan, 5-bedroom home

o Private paddock

• Plot 2

o Modern barn conversion

o 0.3-acre plot

o Full planning consent in place (21/01292/FUL) for the conversion of the modern agricultural barn into an open-plan, 5-bedroom home

o Additional separate 1-bedroom annex

• Plot 3

o New build detached

o 4-acre plot

o Full planning consent in place (21/01283/FUL) to create a contemporary 4-bedroom detached home

o 3-acre paddock

o Additional separate 2-bedroom annex 

This site is currently owned by a business which intended to carry out the development. As such, progress has been made on site to ensure that the planning permissions granted remain live. Below is a list of the works

completed, as produced by the seller:

• Site wide progress:

o All plots have been registered with Building Control with the fees paid, which can be transferred to the purchasing party

o All plots have water and power connections

• Plot 1

o Plot 1 has had 95% of the structural work carried out

o All the details on the working drawings have been agreed by the Conservation Officers

o All the foundations to ‘the link’ have been put in on plot 1

o 90% of the roof tiles for plot 1 are available on site

o CIL payment has been made

• Plots 2 & 3

o A section of the surface water drainage system for plots 2 and 3 has been completed to implement planning permission

o CIL payments have been made for plot 2

o Plot 3 being has been registered as a self-build unit and is therefore CIL exempt

The market has changed since these planning consents were achieved and a future buyer may wish to explore alternative development arrangements in order to maximise the potential market and therefore returns. 

The deal

Although preference is for unconditional offers based on the planning consents in place, the vendor is also open to receiving subject to planning (STP) arrangements, both of which should include the following list of

information:

1. Identity of purchasing entity

a. Please confirm details of the purchasing entity and/or SPV

2. Price

a. Please confirm your offer price for the unconditional purchase or subject to planning proposal of the freehold interest in the property. Note: the Vendor may choose to charge VAT on the purchase price

3. Timing

a. Proposed programme to completion of contracts

4. Deposit

a. Please confirm if your offer includes a deposit allowance, preference will be given to those that do to help fund the holding costs of the site

5. Funding

a. Please explain how the purchase will be financed

6. Approvals

a. Confirm details of any approvals, both internal and third-party, that your offer is subject to, and the timescale required to secure these approvals

7. Required due diligence

a. Confirm the extent and detail of any further due diligence you need to undertake prior to exchange and completion of contracts

8. Solicitors’ details

a. Provide contact details of your appointed solicitors

9. Additional information

a. Please provide any other information you think relevant to support your ability to close the transaction 

Queries should be directed to the team here at Giggs & Co FAO of Chris Jackson or Matt Giggs

Offers should be submitted no later than JULY 3RD 2026 to matt.

Site visits

Giggs & Co will arrange a block viewing day/or days, depending on the level of interest from the market. Please let us know whether you would like to visit the site ahead of submitting a formal offer.

BUYERS INFORMATION

To comply with the Money Laundering Regulations 2019, we are required to verify the identity of all prospective buyers before proceeding. We use an independent specialist company, Lifetime Legal, to carry out these checks on our behalf. They will contact you directly at a convenient time to complete the process. This will involve confirming the full name, date of birth and current address of all buyers, along with appropriate identification. The cost for this service is £65 including VAT, which covers the whole transaction (not per person) and is payable directly to Lifetime Legal. Please note that we are unable to advertise a property or issue a memorandum of sale until the identity checks have been successfully completed.

If you have any questions at all, please don’t hesitate to get in touch — we are always happy to help.