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220901 | Field A – Offers around £400,000 (Fields B & C Open to Offers) Land off Angarrack Lane

Ref: LCAA8948 Field A – Offers around £400,000 (Fields B & C Open to Offers)
Land off Angarrack Lane, Connor Downs, Hayle, Cornwall, TR27 5JF FREEHOLD

An exciting opportunity to acquire an area of investment/potential development land, on the edge of a popular village, close to the north Cornish coast. First time available for over 25 years.


Field A – Offers around £400,000 (Fields B & C Open to Offers) Land off Angarrack Lane



A level, enclosed freehold field (Field A) of about 3.17 acres with road gate access onto Angarrack Lane, abutting already developed residential land in Connor Downs, through which it retains access and services rights. Two additional fields (Fields B and C) abutting existing residential developments could be available by separate negotiation. Each having their own road accesses.

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In a time when central government is expressly encouraging local planning authorities, to grant planning permission for schemes in sustainable areas adjoining well established and serviced settlements areas of land. Such locations are becoming increasingly sought after and more valuable. We are pleased to be able to offer for sale Field A, a level, roughly rectangular field measuring about 3.17 acres. Which abuts Ellis Meadow, Connor Downs and also abuts an area of land, that is currently subject to a planning application for 40 residential units, under Application No. PA22/05411.

Field A has two accesses, one via a field gate directly onto Angarrack Lane and the other via a retained right through Ellis Meadow. The current planning application mentioned above, is designed to use an access along Angarrack Lane. With plans on the Cornwall Council website, showing potential to broaden Angarrack Lane, to allow for vehicular and pedestrian access. In addition, Field A also retains rights to services connections in Ellis Meadow. Interestingly, the planning application referenced above is shown in its plans to be connecting to the same services. Although no approach has yet been made to our client. Therefore, allowing a new owner to potentially negotiate this themselves.

It is believed that Field A, is most likely to gain planning permission for development in the near future. But our client is interested in selling Fields B and C (see attached plan) with Field B currently divided into two areas with the allotment area not being for sale. Field B measures about 1.33 acres and Field C measures about 5.37 acres. Our client is open to discussion on these fields. Field B is currently approximately 50% occupied by 30 allotments approached off Angarrack Lane. The allotment area is currently not for sale. Field C has a long boundary attachment to Arundel Park, Arundel Court and Ellis Meadow and has an established access off Blacksmith Lane and a right to access through Arundel Court. As a whole this is a sizeable block of land, of just under 10 acres. All with direct attachment to Connor Downs in a location that is within easy walking distance of the village facilities. Including, the primary school, doctors, filling station/shop and the Turnpike Inn. The land is almost entirely level.

Importantly, a report entitled SHLAA commissioned in 2016 for residential expansion planning concluded this area of land, as having limited constraints for development and that it could yield approximately 100 units. It was termed a “‘developable’ site suitable for development, depending on individual circumstances and specific measures being proposed to overcome any minor constraints”. The timescale given for this was between 2020 and 2025.

Our client is not interested in entering into an Option Agreement on Field A and is looking for a straight sale, at what is considered to be a very competitive price. With an Overage Clause, for future development. Our client is however, open to discussions on how this would work and we welcome all offers and interest that are not subject to planning.


Connor Downs has an excellent community spirit, aided by the village post office, garage/shop, pub, primary school and doctor’s surgery. Connor Downs is very close to the north Cornish coast and the four mile wide St Ives Bay, with beautiful walks along the South West Coast Path. Through the sand dunes and excellent surfing and swimming, along the sandy beach. The south coast is also only about 15 minutes’ drive away at Marazion, which

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overlooks St Michael’s Mount and Mounts Bay. Between the coasts is beautiful unspoilt countryside, with quiet lanes and footpaths.

Although Connor Downs has day to day facilities, the town of Hayle is only about 5 minutes’ drive away and offers a full range of services. Including, supermarkets and secondary schooling. St Ives is a short distance further to the west, as is Penzance, whilst Camborne to the east and Helston to the south east are also within easy striking distance. Each having their own unique appeal and further services. The A30 Expressway, is close to hand and runs throughout Cornwall giving simple access to Truro (Cornwall’s capital city) and the motorway network at Exeter. In Hayle there is a mainline railway station on the Penzance to London Paddington line.


VIEWING – Strictly by prior appointment through: Lillicrap Chilcott, Landrian House, 59-60 Lemon Street, Truro, Cornwall, TR1 2PE. Telephone: (01872) 273473. E-mail:

POST CODE – TR27 5JF (postcode of neighbouring residential properties on Angarrack Lane).

SERVICES – It is believed that mains services are available in the adjacent Ellis Meadow. We ask any potentially interested parties make their own enquiries regarding services in the area. COUNCIL TAX BAND – N/A (see

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DIRECTIONS – At the far east side of Connor Downs, take the turning signed to Carnhell Green then immediately turn right onto Angarrack Lane. Follow this lane towards Angarrack and after leaving the residential properties on the right hand side, Field A is the third field on the right. Field B is the fourth field on the right, easily identifiable by it having the allotments. Field C cannot be seen from Angarrack Lane. There is a little used and therefore overgrown field gate into Field A or one can approach all of the fields through the allotments. We would advise wearing study footwear.

AGENT’S NOTE – The above particulars have been prepared as a general guide only for prospective buyers. Whilst we have endeavoured to provide a fair and reasonable description of the property, no specific survey or detailed inspection has been carried out in relation to the property, the services, the appliances and any fixtures and fittings or equipment. All buyers should rely on their own surveys and investigations in connection with any purchase of the property. All measurements, floor plans, dimensions, acreages and distances are approximate only and should not be relied upon for accuracy.

OVERAGE CLAUSE – Our client requires an Overage/Uplift Clause to be included in the sale whereby if any planning permission is granted for the sold land that increases its value, 25% of that increase in value would be paid to our client.

OFFICE OPENING HOURS – Monday to Friday 9.00am to 5.30pm. Saturday - 9.00am to 1.00pm. NB: A number of staff are available for viewing appointments all day Saturday and all day Sunday.

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Adjacent land Planning Application under Reference: PA21/050086 Ref: LCAA8948

With plans on Cornwall Council website... broaden Angarrack Lane

"In a time when central government is expressly encouraging local planning authorities, to grant planning permission for schemes in sustainable areas adjoining well established and serviced settlements areas of land" and

With plans on the Cornwall Council website, showing potential to broaden Angarrack Lane, to allow for vehicular and pedestrian access.

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