{"slug":"c08f0bd","reference":"169904717","property":{"agentBranchId":244118,"agentBranchName":"Stoke-on-Trent","agentCompanyName":"Spicerhaart","shortDescription":"Land for sale","listingUpdateReason":"","isCommercial":true,"propertySubType":"Land","propertyTypeDisplay":"Land","bedrooms":null,"bathrooms":null,"addedDate":"2025-12-02","soldSTC":false,"latitude":53.36631,"longitude":-2.520491,"primaryPrice":"\u00a31,200,000","price":1200000,"displayPriceQualifier":"Guide Price","postcode":"WA4 3LA","displayAddress":"Knutsford Road, Grappenhall, Warrington","encId":"tCptGSP31fKZv1Z_pGDvUFH5lHkfqf9Vw9ZAJA==","councilTaxBand":null,"brochure":"https:\/\/www.vebra.com\/details\/property\/32909748","description":"Residential Development Site - Full Planning for 10 Houses \nExcellent commuter location surrounded by open countryside\n\n**Description** - The site comprises a vacant 1980's former HQ office building with full planning to redevelop into an ultra modern residential development of 10 contemporary designed houses.\n\n**Location** - The site fronts the main A50 Knutsford Road and is surrounded by open countryside. The village centre of Grappenhall is approximately 1 mile on one direction and the M6 \/ M56 \/ A50 junction approximately 1 mile in the other direction.\n\n**Planning & Supporting Information** - Planning consent was granted on 8th November 2023 by Warrington Borough Council dated (Ref: 2022\/42474) as follows:\n\n\"Proposed demolition of existing office building and redevelopment of site for 10 no. residential dwellings (20% affordable), revised means of vehicular access (from two to one vehicular accesses), associated landscaping, biodiversity net gain, parking, refuse bin storage and private package treatment plant.\"\n\nA full info pack is available on request which includes the following: \n\n- Plans & Elevations\n- Drainage Drawings\n- Planning Decision & Signed s106 Agreement\n- CIL Information\n- Ecology Reports\n- Highways Reports\n- Demolition Quote\n- Ground Reports\n- Visuals & CGIs\n- Supporting Sales Evidence \n\nWhilst BJB will try and supply as much information as we can about the planning status of the land \/ property, please be mindful that we are not planning consultants and accordingly it is important that prospective purchasers ensure they have inspected the land \/ property and rely upon their own enquiries, assessments and due diligence with regards to the planning status and current or potential uses. All information is supplied in good faith and BJB cannot be held liable for any errors or omissions.\n\n**Business Rates & Epc** - The current Rateable Value for the property is \u00a385,000. Queries regarding the rates payable should be addressed to Warrington Borough Council: property has a current EPC rating of E and is valid until 4 December 2026\n\n**Gdv \/ Sales Values** - The estimated GDV for the scheme is circa \u00a36,400,000. Further information including comparable evidence is contained within the info pack. For further information regarding the potential sale of the properties please contact the Butters John Bee New Homes Team:\nCarlos Hernandez\nLand & New Homes Team\n\n\n\n**Vat.** - All prices quoted by Butters John Bee are exclusive of VAT unless otherwise stated. We are informed by our Client that they applied for a VAT 1614D when they purchased the property and understand that VAT no longer applies. However please note that BJB are not Accountants or Solicitors and all information is supplied in good faith. All interested parties are advised to seek their own advice regarding VAT.\n\n**Pre-Auction Offers.** - Any pre-Auction offers should be submitted via e-mail to residential- . All offers will be forwarded to the client for consideration, but please be aware that the majority of clients prefer to let the marketing run for a period, prior to giving serious consideration to accepting any pre-Auction offer.\n\n**Common Auction Conditions.** - This property is sold subject to our Common Auction Conditions (a copy is available on request).\n\n**Buyers Admin Fee.** - A buyers administration fee of \u00a31,800 including VAT is applicable to this lot. The purchaser will pay the fee whether the property is bought before, at or following the auction date.\n\n**Legal Pack.** - Purchasing a property at auction is a firm commitment that carries the same legal implications as a signed contract by private treaty. It is important that you consult with your legal adviser before bidding and also your accountant regarding the impact of VAT, if applicable, on the sale price. The legal pack can be viewed online via our website Legal packs can also be viewed at the selling office. These documents should be passed to your legal adviser as they will help you make an informed decision about the lot. If you need further legal information please contact the vendor's solicitor whose details will be in the auction catalogue. Remember that you buy subject to all documentation and terms of contract whether or not you have read them.\n\n**Addendum.** - Check the latest addendum at buttersjohnbee.com for any alterations or changes to the catalogue.\n\n**Internet, Telephone And Proxy Bidding** - We are pleased to announce that we are now back in the Auction room at the Double Tree Hilton Hotel (Moat House). However, we also have the other bidding options available: On-Line \/ Telephone \/ By-Proxy. You will need to register in advance and provide two forms of ID. Register at or contact the Auction Team on or .\n\n**Legal Pack.** - Purchasing a property at auction is a firm commitment that carries the same legal implications as a signed contract by private treaty. It is important that you consult with your legal adviser before bidding and also your accountant regarding the impact of VAT, if applicable, on the sale price. The legal pack can be viewed online via our website Legal packs can also be viewed at the selling office. These documents should be passed to your legal adviser as they will help you make an informed decision about the lot. If you need further legal information please contact the vendor's solicitor whose details will be in the auction catalogue. Remember that you buy subject to all documentation and terms of contract whether or not you have read them.\n\n**Viewings** - The site can be inspected from the Public Highway. An internal inspection of the building is available by appointment.\n\n**All Enquiries** - Paul G. Beardmore BSc MRICS\nLand & New Homes Team\n\n\n\n**Looking For Residential Land?** - Please note that not all residential development land will appear on our website. To ensure that you do not miss out on these opportunities please e-mail: residential- or call the Land & New Homes team to discuss your requirements.","floorplans":[{"url":"https:\/\/media.rightmove.co.uk\/property-floorplan\/16ba178ec\/169904717\/16ba178ecb5ebf379370bdf5bfc1bbb1.jpeg","caption":"Knutsford Road - Auction Pic 4.jpg","type":"IMAGE","resizedFloorplanUrls":{"size296x197":"https:\/\/media.rightmove.co.uk\/dir\/property-floorplan\/16ba178ec\/169904717\/16ba178ecb5ebf379370bdf5bfc1bbb1_max_296x197.jpeg"}}],"epcGraphs":[],"tenure":{"tenureType":"FREEHOLD","yearsRemainingOnLease":null,"message":null},"keyFeatures":[],"features":{"featuresTable":{"Electricity":"\u2014","Broadband":"\u2014","Water":"\u2014","Sewerage":"\u2014","Heating":"\u2014","Accessibility":"\u2014","Parking":"Yes","Garden":"\u2014","Listed property":"\u2014","Restrictions":"\u2014","Required access":"\u2014","Rights of way":"\u2014","Flooded in last 5 years":"\u2014","Flood defences":"\u2014","Source of flood":"Ask agent"}},"deliveryPointId":97766905,"transactionHistoryData":{"year":2019,"price":315000},"soldPropertyTransactions":[{"transfer_date":"2019-01-01","price":315000}],"lastSoldYear":2019,"lastSoldPrice":315000,"landRegistryAddressUrl":null,"lastSoldDate":"2019-09-16","landRegistryTransactionUrl":"https:\/\/landregistry.data.gov.uk\/data\/ppi\/transaction\/965b6d91-1af9-95e4-e053-6c04a8c07729\/current","landRegistryTransactionId":"965b6d91-1af9-95e4-e053-6c04a8c07729","postalAddress":"WAYSIDE BUNGALOW, KNUTSFORD ROAD, WARRINGTON, GRAPPENHALL, WARRINGTON WA4 3LA","paon":"WAYSIDE BUNGALOW","houseNumber":null,"epcAddressFirstLine":"WAYSIDE BUNGALOW, KNUTSFORD ROAD","osmId":"4899376","isArchived":true,"images":[{"url":"https:\/\/media.rightmove.co.uk\/property-photo\/45f0d8775\/169904717\/45f0d8775d0a2bf5cb55cb0e22d0e43e.jpeg","caption":"SOLD - 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\u00a3350)\n- C (\u00a315 - \u00a330)\n- E (\u00a325)\n- T (\u00a33,000 - \u00a37,000)\n- N (\u00a34,000 - \u00a36,000)\n- U (\u00a35,000 - \u00a38,000)\n\n[View full EPC on gov.uk](https:\/\/find-energy-certificate.service.gov.uk\/energy-certificate\/8194-9086-3229-4197-2283)\n\n## Description\n\nResidential Development Site - Full Planning for 10 Houses \n\nExcellent commuter location surrounded by open countryside\n\n**Description** - The site comprises a vacant 1980's former HQ office building with full planning to redevelop into an ultra modern residential development of 10 contemporary designed houses.\n\n**Location** - The site fronts the main A50 Knutsford Road and is surrounded by open countryside. The village centre of Grappenhall is approximately 1 mile on one direction and the M6 \/ M56 \/ A50 junction approximately 1 mile in the other direction.\n\n**Planning & Supporting Information** - Planning consent was granted on 8th November 2023 by Warrington Borough Council dated (Ref: 2022\/42474) as follows:\n\n\"Proposed demolition of existing office building and redevelopment of site for 10 no. residential dwellings (20% affordable), revised means of vehicular access (from two to one vehicular accesses), associated landscaping, biodiversity net gain, parking, refuse bin storage and private package treatment plant.\"\n\nA full info pack is available on request which includes the following: \n\n- Plans & Elevations\n\n- Drainage Drawings\n\n- Planning Decision & Signed s106 Agreement\n\n- CIL Information\n\n- Ecology Reports\n\n- Highways Reports\n\n- Demolition Quote\n\n- Ground Reports\n\n- Visuals & CGIs\n\n- Supporting Sales Evidence \n\nWhilst BJB will try and supply as much information as we can about the planning status of the land \/ property, please be mindful that we are not planning consultants and accordingly it is important that prospective purchasers ensure they have inspected the land \/ property and rely upon their own enquiries, assessments and due diligence with regards to the planning status and current or potential uses. All information is supplied in good faith and BJB cannot be held liable for any errors or omissions.\n\n**Business Rates & Epc** - The current Rateable Value for the property is \u00a385,000. Queries regarding the rates payable should be addressed to Warrington Borough Council: property has a current EPC rating of E and is valid until 4 December 2026\n\n**Gdv \/ Sales Values** - The estimated GDV for the scheme is circa \u00a36,400,000. Further information including comparable evidence is contained within the info pack. For further information regarding the potential sale of the properties please contact the Butters John Bee New Homes Team:\n\nCarlos Hernandez\n\nLand & New Homes Team\n\n**Vat.** - All prices quoted by Butters John Bee are exclusive of VAT unless otherwise stated. We are informed by our Client that they applied for a VAT 1614D when they purchased the property and understand that VAT no longer applies. However please note that BJB are not Accountants or Solicitors and all information is supplied in good faith. All interested parties are advised to seek their own advice regarding VAT.\n\n**Pre-Auction Offers.** - Any pre-Auction offers should be submitted via e-mail to residential- . All offers will be forwarded to the client for consideration, but please be aware that the majority of clients prefer to let the marketing run for a period, prior to giving serious consideration to accepting any pre-Auction offer.\n\n**Common Auction Conditions.** - This property is sold subject to our Common Auction Conditions (a copy is available on request).\n\n**Buyers Admin Fee.** - A buyers administration fee of \u00a31,800 including VAT is applicable to this lot. The purchaser will pay the fee whether the property is bought before, at or following the auction date.\n\n**Legal Pack.** - Purchasing a property at auction is a firm commitment that carries the same legal implications as a signed contract by private treaty. It is important that you consult with your legal adviser before bidding and also your accountant regarding the impact of VAT, if applicable, on the sale price. The legal pack can be viewed online via our website Legal packs can also be viewed at the selling office. These documents should be passed to your legal adviser as they will help you make an informed decision about the lot. If you need further legal information please contact the vendor's solicitor whose details will be in the auction catalogue. Remember that you buy subject to all documentation and terms of contract whether or not you have read them.\n\n**Addendum.** - Check the latest addendum at buttersjohnbee.com for any alterations or changes to the catalogue.\n\n**Internet, Telephone And Proxy Bidding** - We are pleased to announce that we are now back in the Auction room at the Double Tree Hilton Hotel (Moat House). However, we also have the other bidding options available: On-Line \/ Telephone \/ By-Proxy. You will need to register in advance and provide two forms of ID. Register at or contact the Auction Team on or .\n\n**Legal Pack.** - Purchasing a property at auction is a firm commitment that carries the same legal implications as a signed contract by private treaty. It is important that you consult with your legal adviser before bidding and also your accountant regarding the impact of VAT, if applicable, on the sale price. The legal pack can be viewed online via our website Legal packs can also be viewed at the selling office. These documents should be passed to your legal adviser as they will help you make an informed decision about the lot. If you need further legal information please contact the vendor's solicitor whose details will be in the auction catalogue. Remember that you buy subject to all documentation and terms of contract whether or not you have read them.\n\n**Viewings** - The site can be inspected from the Public Highway. An internal inspection of the building is available by appointment.\n\n**All Enquiries** - Paul G. Beardmore BSc MRICS\n\nLand & New Homes Team\n\n**Looking For Residential Land?** - Please note that not all residential development land will appear on our website. To ensure that you do not miss out on these opportunities please e-mail: residential- or call the Land & New Homes team to discuss your requirements.\n\n## Property Photos\n\n-  - SOLD - Warrington - Knutsford Road.jpg\n-  - Knutsford Road - Auction Pic 1.jpg\n-  - Knutsford Road - Auction Pic 2 .jpg\n-  - Knutsford Road - Auction Pic 5.jpg\n-  - Photo 30-01-2024, 11 44 41.jpg\n-  - Photo 30-01-2024, 11 45 50.jpg\n-  - Photo 30-01-2024, 11 45 48.jpg\n-  - Photo 30-01-2024, 11 42 07.jpg\n-  - Photo 30-01-2024, 11 41 22.jpg\n-  - Capture - Aerial Photo.jpg\n-  - Capture - We are Hiring 6.jpg\n-  - Capture - Google with arrow.jpg\n-  - Photo 30-01-2024, 11 47 22.jpg\n-  - Knutsford Road - Auction Pic 4.jpg\n-  - Photo 30-01-2024, 11 43 49.jpg\n-  - Photo 30-01-2024, 11 46 43.jpg\n-  - Photo 30-01-2024, 12 09 23.jpg\n\n## Floorplans\n\n-  - Knutsford Road - Auction Pic 4.jpg\n\n## Sales History\n\n*Recorded sales for this property. Data from Land Registry Price Paid.*\n\n| Address | Price | Date | Type |\n|---------|-------|------|------|\n| WAYSIDE BUNGALOW KNUTSFORD ROAD, GRAPPENHALL, WARRINGTON, WA4 3LA | \u00a3315,000 | 16\/09\/2019 | Detached |\n\n## Sold Comparables\n\n*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*\n\n| Address | Price | Date | Type |\n|---------|-------|------|------|\n| [Same street] HILLCREST BUNGALOW KNUTSFORD ROAD, GRAPPENHALL, WARRINGTON, WA4 3LA | \u00a3824,125 | 23\/06\/2021 | Detached |\n\n**Street average:** \u00a3824,125 (1 sale)\n\n## Price vs local average\n\n*Outcode + property type (HousePrices, last 2 years).*\n\n- **Local average:** \u00a3762,468 (10 Other, WA4, 2024\u20132026)\n- **Deviation:** +57.4%\n\n## Rental Range\n\n*ONS Price Index of Private Rents (Warrington). Low \/ Realistic \/ Optimistic = conservative \/ average \/ best case.*\n\n- **Low:** \u00a3794\/mo\n- **Realistic:** \u00a3882\/mo\n- **Optimistic:** \u00a3970\/mo\n\n## LHA (Local Housing Allowance)\n\n*VOA 30th percentile rent floor for North Cheshire (Apr 2025 \u2013 Mar 2026).*\n\n## 1% Rule\n\n- **Rent ratio:** 0.07% (weak for cashflow)\n- **Max investor price (0.8%):** \u00a3110,250\n- **Target investor price (1%):** \u00a388,200\n\n*Monthly rent \u00f7 price. 1%+ = strong, 0.8\u20131% = okay, <0.8% = weak. Max investor price = rent \u00f7 0.8% (Stoke-style target). Target investor price = rent \u00f7 1% (strong cashflow band). Based on Area rent estimate.*\n\n## Price per Square Metre\n\n- **\u00a3\/m\u00b2:** \u00a312,371\/m\u00b2\n\n## Capital growth trend\n\n*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*\n\n- **5y growth:** 835.3%\n- **10y growth:** -12.1%\n\n## House Price Index (HM Land Registry)\n\n*Official index for Warrington; All dwelling types series; as of March 2026.*\n\n- **1y growth (index):** 2.6%\n- **5y growth (index):** 24.1%\n- **10y growth (index):** 61.8%\n\n## Flood risk\n\n- **Zone:** 1\n- **Risk:** Low\n- **Source:** Job (default Low)\n\n[Check long-term flood risk (GOV.UK)](https:\/\/check-long-term-flood-risk.service.gov.uk\/postcode)\n","energy_certificate":{"id":62977,"house_address_id":null,"lmk_key":"d1f8f8818e418fa7a62506dc8e914ab4d33a9ab16bc8249d9006ff72ff316433","certificate_number":"8194-9086-3229-4197-2283","uprn":200000982532,"current_energy_rating":"F","potential_energy_rating":"C","current_energy_efficiency":22,"potential_energy_efficiency":78,"heating_cost_current":"1965.00","heating_cost_potential":"643.00","total_floor_area":"97.00","habitable_room_count":4,"heated_room_count":4,"number_baths":null,"construction_age_band":null,"walls_description":null,"roof_description":null,"mainheat_description":null,"windows_description":null,"glazed_type":null,"inspection_date":"2018-12-18T00:00:00.000000Z","lodgement_date":"2018-12-18T00:00:00.000000Z","address":"Wayside Bungalow, Knutsford Road, Grappenhall, WARRINGTON","postcode":"WA4 3LA","property_type":"Detached","built_form":"1","created_at":"2026-04-06T08:11:36.000000Z","updated_at":"2026-04-29T05:38:45.000000Z","recommendations":[{"id":9273836,"energy_certificate_id":62977,"improvement_item":1,"improvement_summary_text":"A","improvement_descr_text":"","improvement_id":5,"improvement_id_text":"","indicative_cost":"\u00a3100 - \u00a3350","created_at":"2026-06-12T09:28:05.000000Z","updated_at":"2026-06-12T09:28:05.000000Z"},{"id":9273837,"energy_certificate_id":62977,"improvement_item":2,"improvement_summary_text":"C","improvement_descr_text":"","improvement_id":2,"improvement_id_text":"","indicative_cost":"\u00a315 - \u00a330","created_at":"2026-06-12T09:28:05.000000Z","updated_at":"2026-06-12T09:28:05.000000Z"},{"id":9273838,"energy_certificate_id":62977,"improvement_item":3,"improvement_summary_text":"E","improvement_descr_text":"","improvement_id":35,"improvement_id_text":"","indicative_cost":"\u00a325","created_at":"2026-06-12T09:28:05.000000Z","updated_at":"2026-06-12T09:28:05.000000Z"},{"id":9273839,"energy_certificate_id":62977,"improvement_item":4,"improvement_summary_text":"T","improvement_descr_text":"","improvement_id":29,"improvement_id_text":"","indicative_cost":"\u00a33,000 - \u00a37,000","created_at":"2026-06-12T09:28:05.000000Z","updated_at":"2026-06-12T09:28:05.000000Z"},{"id":9273840,"energy_certificate_id":62977,"improvement_item":5,"improvement_summary_text":"N","improvement_descr_text":"","improvement_id":19,"improvement_id_text":"","indicative_cost":"\u00a34,000 - \u00a36,000","created_at":"2026-06-12T09:28:05.000000Z","updated_at":"2026-06-12T09:28:05.000000Z"},{"id":9273841,"energy_certificate_id":62977,"improvement_item":6,"improvement_summary_text":"U","improvement_descr_text":"","improvement_id":34,"improvement_id_text":"","indicative_cost":"\u00a35,000 - \u00a38,000","created_at":"2026-06-12T09:28:05.000000Z","updated_at":"2026-06-12T09:28:05.000000Z"}],"estimated_upgrade_cost_to_c":16772.5,"is_below_c":true},"fensa_certificates_count":0,"page_data":{"listing":{"id":2554,"reference":"169904717","slug":"c08f0bd","slug_hash":"c08f0bd44a3d7f8d2132703d11261e5fe5bf18e1","portal":"rightmove","channel":"COM_BUY","meta":{"agentBranchId":244118,"agentBranchName":"Stoke-on-Trent","agentCompanyName":"Spicerhaart","shortDescription":"Land for sale","listingUpdateReason":"","isCommercial":true,"propertySubType":"Land","propertyTypeDisplay":"Land","bedrooms":null,"bathrooms":null,"addedDate":"2025-12-02","soldSTC":false,"latitude":53.36631,"longitude":-2.520491,"primaryPrice":"\u00a31,200,000","price":1200000,"displayPriceQualifier":"Guide Price","postcode":"WA4 3LA","displayAddress":"Knutsford Road, Grappenhall, Warrington","encId":"tCptGSP31fKZv1Z_pGDvUFH5lHkfqf9Vw9ZAJA==","councilTaxBand":null,"brochure":"https:\/\/www.vebra.com\/details\/property\/32909748","description":"Residential Development Site - Full Planning for 10 Houses \nExcellent commuter location surrounded by open countryside\n\n**Description** - The site comprises a vacant 1980's former HQ office building with full planning to redevelop into an ultra modern residential development of 10 contemporary designed houses.\n\n**Location** - The site fronts the main A50 Knutsford Road and is surrounded by open countryside. The village centre of Grappenhall is approximately 1 mile on one direction and the M6 \/ M56 \/ A50 junction approximately 1 mile in the other direction.\n\n**Planning & Supporting Information** - Planning consent was granted on 8th November 2023 by Warrington Borough Council dated (Ref: 2022\/42474) as follows:\n\n\"Proposed demolition of existing office building and redevelopment of site for 10 no. residential dwellings (20% affordable), revised means of vehicular access (from two to one vehicular accesses), associated landscaping, biodiversity net gain, parking, refuse bin storage and private package treatment plant.\"\n\nA full info pack is available on request which includes the following: \n\n- Plans & Elevations\n- Drainage Drawings\n- Planning Decision & Signed s106 Agreement\n- CIL Information\n- Ecology Reports\n- Highways Reports\n- Demolition Quote\n- Ground Reports\n- Visuals & CGIs\n- Supporting Sales Evidence \n\nWhilst BJB will try and supply as much information as we can about the planning status of the land \/ property, please be mindful that we are not planning consultants and accordingly it is important that prospective purchasers ensure they have inspected the land \/ property and rely upon their own enquiries, assessments and due diligence with regards to the planning status and current or potential uses. All information is supplied in good faith and BJB cannot be held liable for any errors or omissions.\n\n**Business Rates & Epc** - The current Rateable Value for the property is \u00a385,000. Queries regarding the rates payable should be addressed to Warrington Borough Council: property has a current EPC rating of E and is valid until 4 December 2026\n\n**Gdv \/ Sales Values** - The estimated GDV for the scheme is circa \u00a36,400,000. Further information including comparable evidence is contained within the info pack. For further information regarding the potential sale of the properties please contact the Butters John Bee New Homes Team:\nCarlos Hernandez\nLand & New Homes Team\n\n\n\n**Vat.** - All prices quoted by Butters John Bee are exclusive of VAT unless otherwise stated. We are informed by our Client that they applied for a VAT 1614D when they purchased the property and understand that VAT no longer applies. However please note that BJB are not Accountants or Solicitors and all information is supplied in good faith. All interested parties are advised to seek their own advice regarding VAT.\n\n**Pre-Auction Offers.** - Any pre-Auction offers should be submitted via e-mail to residential- . All offers will be forwarded to the client for consideration, but please be aware that the majority of clients prefer to let the marketing run for a period, prior to giving serious consideration to accepting any pre-Auction offer.\n\n**Common Auction Conditions.** - This property is sold subject to our Common Auction Conditions (a copy is available on request).\n\n**Buyers Admin Fee.** - A buyers administration fee of \u00a31,800 including VAT is applicable to this lot. The purchaser will pay the fee whether the property is bought before, at or following the auction date.\n\n**Legal Pack.** - Purchasing a property at auction is a firm commitment that carries the same legal implications as a signed contract by private treaty. It is important that you consult with your legal adviser before bidding and also your accountant regarding the impact of VAT, if applicable, on the sale price. The legal pack can be viewed online via our website Legal packs can also be viewed at the selling office. These documents should be passed to your legal adviser as they will help you make an informed decision about the lot. If you need further legal information please contact the vendor's solicitor whose details will be in the auction catalogue. Remember that you buy subject to all documentation and terms of contract whether or not you have read them.\n\n**Addendum.** - Check the latest addendum at buttersjohnbee.com for any alterations or changes to the catalogue.\n\n**Internet, Telephone And Proxy Bidding** - We are pleased to announce that we are now back in the Auction room at the Double Tree Hilton Hotel (Moat House). However, we also have the other bidding options available: On-Line \/ Telephone \/ By-Proxy. You will need to register in advance and provide two forms of ID. Register at or contact the Auction Team on or .\n\n**Legal Pack.** - Purchasing a property at auction is a firm commitment that carries the same legal implications as a signed contract by private treaty. It is important that you consult with your legal adviser before bidding and also your accountant regarding the impact of VAT, if applicable, on the sale price. The legal pack can be viewed online via our website Legal packs can also be viewed at the selling office. These documents should be passed to your legal adviser as they will help you make an informed decision about the lot. If you need further legal information please contact the vendor's solicitor whose details will be in the auction catalogue. Remember that you buy subject to all documentation and terms of contract whether or not you have read them.\n\n**Viewings** - The site can be inspected from the Public Highway. An internal inspection of the building is available by appointment.\n\n**All Enquiries** - Paul G. Beardmore BSc MRICS\nLand & New Homes Team\n\n\n\n**Looking For Residential Land?** - Please note that not all residential development land will appear on our website. To ensure that you do not miss out on these opportunities please e-mail: residential- or call the Land & New Homes team to discuss your requirements.","floorplans":[{"url":"https:\/\/media.rightmove.co.uk\/property-floorplan\/16ba178ec\/169904717\/16ba178ecb5ebf379370bdf5bfc1bbb1.jpeg","caption":"Knutsford Road - Auction Pic 4.jpg","type":"IMAGE","resizedFloorplanUrls":{"size296x197":"https:\/\/media.rightmove.co.uk\/dir\/property-floorplan\/16ba178ec\/169904717\/16ba178ecb5ebf379370bdf5bfc1bbb1_max_296x197.jpeg"}}],"epcGraphs":[],"tenure":{"tenureType":"FREEHOLD","yearsRemainingOnLease":null,"message":null},"keyFeatures":[],"features":{"featuresTable":{"Electricity":"\u2014","Broadband":"\u2014","Water":"\u2014","Sewerage":"\u2014","Heating":"\u2014","Accessibility":"\u2014","Parking":"Yes","Garden":"\u2014","Listed property":"\u2014","Restrictions":"\u2014","Required access":"\u2014","Rights of way":"\u2014","Flooded in last 5 years":"\u2014","Flood defences":"\u2014","Source of flood":"Ask agent"}},"deliveryPointId":97766905,"transactionHistoryData":{"year":2019,"price":315000},"soldPropertyTransactions":[{"transfer_date":"2019-01-01","price":315000}],"lastSoldYear":2019,"lastSoldPrice":315000,"landRegistryAddressUrl":null,"lastSoldDate":"2019-09-16","landRegistryTransactionUrl":"https:\/\/landregistry.data.gov.uk\/data\/ppi\/transaction\/965b6d91-1af9-95e4-e053-6c04a8c07729\/current","landRegistryTransactionId":"965b6d91-1af9-95e4-e053-6c04a8c07729","postalAddress":"WAYSIDE BUNGALOW, KNUTSFORD ROAD, WARRINGTON, GRAPPENHALL, WARRINGTON WA4 3LA","paon":"WAYSIDE BUNGALOW","houseNumber":null,"epcAddressFirstLine":"WAYSIDE BUNGALOW, KNUTSFORD ROAD","osmId":"4899376","isArchived":true,"images":[{"url":"https:\/\/media.rightmove.co.uk\/property-photo\/45f0d8775\/169904717\/45f0d8775d0a2bf5cb55cb0e22d0e43e.jpeg","caption":"SOLD - 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Full Planning for 10 Houses
Excellent commuter location surrounded by open countryside
Description<\/b> - The site comprises a vacant 1980's former HQ office building with full planning to redevelop into an ultra modern residential development of 10 contemporary designed houses.
Location<\/b> - The site fronts the main A50 Knutsford Road and is surrounded by open countryside. The village centre of Grappenhall is approximately 1 mile on one direction and the M6 \/ M56 \/ A50 junction approximately 1 mile in the other direction.
Planning & Supporting Information<\/b> - Planning consent was granted on 8th November 2023 by Warrington Borough Council dated (Ref: 2022\/42474) as follows:
\"Proposed demolition of existing office building and redevelopment of site for 10 no. residential dwellings (20% affordable), revised means of vehicular access (from two to one vehicular accesses), associated landscaping, biodiversity net gain, parking, refuse bin storage and private package treatment plant.\"
A full info pack is available on request which includes the following:
- Plans & Elevations
- Drainage Drawings
- Planning Decision & Signed s106 Agreement
- CIL Information
- Ecology Reports
- Highways Reports
- Demolition Quote
- Ground Reports
- Visuals & CGIs
- Supporting Sales Evidence
Whilst BJB will try and supply as much information as we can about the planning status of the land \/ property, please be mindful that we are not planning consultants and accordingly it is important that prospective purchasers ensure they have inspected the land \/ property and rely upon their own enquiries, assessments and due diligence with regards to the planning status and current or potential uses. All information is supplied in good faith and BJB cannot be held liable for any errors or omissions.
Business Rates & Epc<\/b> - The current Rateable Value for the property is \u00a385,000. Queries regarding the rates payable should be addressed to Warrington Borough Council: property has a current EPC rating of E and is valid until 4 December 2026
Gdv \/ Sales Values<\/b> - The estimated GDV for the scheme is circa \u00a36,400,000. Further information including comparable evidence is contained within the info pack. For further information regarding the potential sale of the properties please contact the Butters John Bee New Homes Team:
Carlos Hernandez
Land & New Homes Team
Vat.<\/b> - All prices quoted by Butters John Bee are exclusive of VAT unless otherwise stated. We are informed by our Client that they applied for a VAT 1614D when they purchased the property and understand that VAT no longer applies. However please note that BJB are not Accountants or Solicitors and all information is supplied in good faith. All interested parties are advised to seek their own advice regarding VAT.
Pre-Auction Offers.<\/b> - Any pre-Auction offers should be submitted via e-mail to residential- . All offers will be forwarded to the client for consideration, but please be aware that the majority of clients prefer to let the marketing run for a period, prior to giving serious consideration to accepting any pre-Auction offer.
Common Auction Conditions.<\/b> - This property is sold subject to our Common Auction Conditions (a copy is available on request).
Buyers Admin Fee.<\/b> - A buyers administration fee of \u00a31,800 including VAT is applicable to this lot. The purchaser will pay the fee whether the property is bought before, at or following the auction date.
Legal Pack.<\/b> - Purchasing a property at auction is a firm commitment that carries the same legal implications as a signed contract by private treaty. It is important that you consult with your legal adviser before bidding and also your accountant regarding the impact of VAT, if applicable, on the sale price. The legal pack can be viewed online via our website Legal packs can also be viewed at the selling office. These documents should be passed to your legal adviser as they will help you make an informed decision about the lot. If you need further legal information please contact the vendor's solicitor whose details will be in the auction catalogue. Remember that you buy subject to all documentation and terms of contract whether or not you have read them.
Addendum.<\/b> - Check the latest addendum at buttersjohnbee.com for any alterations or changes to the catalogue.
Internet, Telephone And Proxy Bidding<\/b> - We are pleased to announce that we are now back in the Auction room at the Double Tree Hilton Hotel (Moat House). However, we also have the other bidding options available: On-Line \/ Telephone \/ By-Proxy. You will need to register in advance and provide two forms of ID. Register at or contact the Auction Team on or .
Legal Pack.<\/b> - Purchasing a property at auction is a firm commitment that carries the same legal implications as a signed contract by private treaty. It is important that you consult with your legal adviser before bidding and also your accountant regarding the impact of VAT, if applicable, on the sale price. The legal pack can be viewed online via our website Legal packs can also be viewed at the selling office. These documents should be passed to your legal adviser as they will help you make an informed decision about the lot. If you need further legal information please contact the vendor's solicitor whose details will be in the auction catalogue. Remember that you buy subject to all documentation and terms of contract whether or not you have read them.
Viewings<\/b> - The site can be inspected from the Public Highway. An internal inspection of the building is available by appointment.
All Enquiries<\/b> - Paul G. Beardmore BSc MRICS
Land & New Homes Team
Looking For Residential Land?<\/b> - Please note that not all residential development land will appear on our website. To ensure that you do not miss out on these opportunities please e-mail: residential- or call the Land & New Homes team to discuss your requirements.
","propertyPhrase":"Land","disclaimer":"Disclaimer<\/b> - Property reference 32909748. The information displayed about this property comprises a property advertisement. Rightmove.co.uk makes no warranty as to the accuracy or completeness of the advertisement or any linked or associated information, and Rightmove has no control over the content. This property advertisement does not constitute property particulars. The information is provided and maintained by Butters John Bee Land, Stoke-on-Trent<\/b>. Please contact the selling agent or developer directly to obtain any information which may be available under the terms of The Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007 or the Home Report if in relation to a residential property in Scotland.","auctionFeesDisclaimer":"Auction Fees:<\/strong> The purchase of this property may include associated fees not listed here, as it is to be sold via auction. To find out more about the fees associated with this property please call Butters John Bee Land, Stoke-on-Trent on 01782 493945.","guidePriceDisclaimer":"*Guide Price:<\/strong> An indication of a seller's minimum expectation at auction and given as a “Guide Price” or a range of “Guide Prices”. This is not necessarily the figure a property will sell for and is subject to change prior to the auction.","reservePriceDisclaimer":"Reserve Price:<\/strong> Each auction property will be subject to a “Reserve Price” below which the property cannot be sold at auction. Normally the “Reserve Price” will be set within the range of “Guide Prices” or no more than 10% above a single “Guide Price.”","staticMapDisclaimerText":"Map data \u00a9OpenStreetMap<\/a> contributors.","newHomesBrochureDisclaimer":"Please note that Rightmove will send the above details to Butters John Bee Land only. By submitting this form, you confirm that you agree to our website terms of use<\/a>, our privacy policy<\/a> and understand how we store cookies<\/a> on your device.","shareText":"Check out this Land for sale on Rightmove","shareDescription":"Land for sale in Knutsford Road, Grappenhall, Warrington, WA4 for \u00a31,200,000. 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