THE LOCAL AREA St Ippolyts is a small village located in North Hertfordshire to the south of Hitchin, lying just off the A602, and well connected to neighbouring areas.

The village has a good level of community facilities, including a general store, several pubs and the parish hall on Waterdell Lane, which hosts a number of community groups.

Kingshott School is immediately north of the village and is a co-educational prep school for children between the ages of three and 13. St Ippolyts Church of England Primary School was founded in 1847 and has strong links with the local church and its community. Popular nearby secondary schools include Hitchin Girls' and Boys' schools, which both received 'outstanding' ratings in their most recent Ofsted reports and are within three miles of the village centre.

ACCESS & CONNECTIVITY The village is a short drive from Junction 8 of the A1(M), and the closest train station is located in Hitchin, which is just over two miles north of the village.

Hitchin provides more amenities, shopping, and transport links, including a mainline railway station with services into central London, with a fastest journey time of 22 minutes.

Regular bus services also connect the village to many larger towns and cities, including St Albans, Hitchin and Welwyn Garden City.

Luton airport is 20 minutes drive away and is also served by a regular bus service from the village.

SITE DESCRIPTION The L-shaped site extends to approximately 8 acres (3.2 Hectares) and is situated in the centre of the settlement and south of the existing houses on Waterdell lane.

The land is currently in agricultural use with the boundaries being well defined; the northern edge marked by the rear gardens of the houses that line the south side of Waterdell Lane, placing the site in the context of the village and well within walking distance of the services and facilities therein.

Vehicular access to the site is from London Road (B656) through a gap in the tree belt, with the existing trees and new drainage attenuation feature used to create a landscaped setting for the entrance.

An area of public open space is proposed on the southwestern edge of the site, creating a new facility that will be shared with the existing community.

PLANNING CONTEXT The site is located within the planning jurisdiction of North Herts Council.

The site benefits from a resolution to grant Full Planning Permission (ref. 20/02412/FP) for the “erection of 52 dwellings including open space, landscaping, local area for play, and associated highway works”.

Conditions:

1. Conservation Management Plan (07/07/2022) for repairs to the ice-house located on the eastern boundary. Heritage information board to be erected. Perimeter fence erected around the ice-house.

2. Improved shared footway/cycleway along the development's frontage and London Road, to include pedestrian crossing points.

3. Biodiversity Area at the west of the site shall not be accessible to the public.

Further planning information is contained within the Information Pack.

SECTION 106 AGREEMENT

The finalised Section 106 Agreement includes provision for 40% affordable housing (21 units) along with the following financial contributions (indexed to May 2025):

. Informal Open Space - £44,185 . Libraries - £14,708 . Monitoring Costs – £915 . Pitch Sport – £43,459 . Primary Education – £582,244 . Secondary Education – £733,294 . SEND – £78,182 . Sustainable Transport – £69,058 . Youth – £21,697

. Total Indexed Section 106 Contributions: £1,587,742

FURTHER INFORMATION

TITLE INFORMATION The freehold of titles HD493091 and HD542477 encompassing the consented site will be transferred to the buyer on the sale with land retained by the Landowners identified by a blue outline on the plan.

Further title information is contained within the Information Pack.

SERVICES We have not tested any of the service installations and provide no warranties as to their condition. Prospective purchasers should confirm the availability of services for their own proposals via the appropriate statutory undertaker. RIGHTS OF ACCESS TO LANDOWNER’S RETAINED LAND The vendor will retain the land to the south (edged in blue on the adjacent plan) that is not included in the permitted development boundary and reserves access rights through the developed scheme.

VAT Bidders should be aware that the landowners reserve the right to opt for tax with confirmation prior to exchange of any contracts.

EASEMENTS, WAYLEAVES & RIGHTS OF WAY The land is offered subject to, and with the benefit or burden of all existing wayleaves and easements, whether or not specifically referred to in these particulars.

LEGALS The Purchaser will be expected to give a legal cost undertaking of up to £20,000 plus VAT in the event they withdraw from the transaction following agreement of Heads of Terms and issuing of contract documentation.

VIEWINGS Viewings should be arranged by prior appointment with the selling agent. Applicants should note that Strutt & Parker take no responsibility for any injury or accidents on the property. Viewers and visitors do so at their own risk.

INFORMATION PACK An Information Pack is available on request via the selling agent.

METHOD OF SALE Strutt & Parker have instructions to place the property on the market with a view to selling it at the best consideration which can be achieved as a result of this marketing campaign.

The vendors do not undertake to accept the highest or indeed any offer. Offers are sought on an unconditional basis.

Informal tenders should be sent to Guy Jenkinson (Guy.Jenkinson@struttandparker.com) and received no later than 12 noon on Friday 25th July 2025.

BIDDING GUIDELINES Offers must be submitted along with the following information:

. Full name, address and registration number of purchasing company;

. The name, address and contact details of the solicitor who will be acting on your behalf, together with confirmation they are instructed to act on your behalf, are fully briefed and have reviewed the information;

. Proposed timescale for exchange and completion;

. Confirmation that main board approval has been given;

. Full details of any assumptions and/or conditions (including an abnormal cost schedule) made when submitting your offer and what you will need to verify between acceptance of offer and exchange of contracts;

. Full details of payment structure; and

. Confirmation that you have reviewed all the sales information and taken full account of this information in your offer.

ENQUIRIES Eastern Region Development

Guy Jenkinson +44 (0) 7802 930 314 guy.jenkinson@struttandparker.com

Tony Lockwood +44 (0) 7789 221 241 tony.lockwood@struttandparker.com

Harry Cole +44 (0) 7818 240 654 harry.cole@struttandparker.com

IMPORTANT NOTICE: Misrepresentation Act: BNP Paribas Real Estate for themselves and for their vendors or lessors of this property whose agents they are, give notice that: (1) these particulars are set out as a general outline only, for the guidance of prospective purchasers or lessees and do not constitute the whole or any part of an offer or contracts: (2) all descriptions, dimensions, references to conditions, necessary permissions for use and occupation and other occupation and other details contained therein are given without responsibility and prospective purchasers or lessees must not rely on them as statements or representations of fact and must satisfy themselves by inspection or otherwise as to their accuracy: (3) no employee of BNP Paribas Real Estate has any authority to make or give any representation or warranty or enter into any contract whatever the relation to the property: (4) rents or prices quoted in these particulars may be subject to VAT in addition. (February 2025).