Islip Mill Barn, Mill Lane NN14

Islip Mill Barn, Mill Lane NN14

Freehold | 2.6 acres (1 hectares)

Guide price £285,000
St Nicholas' Church 0.3 miles
Nene View 0.3 miles
Riverside Way 0.4 miles

A traditional agricultural building with planning consent for conversion to a residential dwelling together with an attractive block of pasture land extending in all to 2.59 acres.

For Sale by private treaty as a whole or Lot 1 individually


The Mill Barn lies to the east of the popular village of Islip and to the north west of the small market town of Thrapston, in Northamptonshire. The property is set in a desirable position in open countryside, next to the River Nene.

Local amenities in Islip and Thrapston include a primary school, a range of shops, a petrol station and a selection of public houses and restaurants. A more comprehensive choice of amenities can be found in the larger settlements of Kettering and Corby. The property falls within the catchment of Prince William secondary school and private schools in the area include Oundle, Wellingborough and Kimbolton.

The property benefits from good communication links with the A14 accessed 1.9 miles to the south and the mainline rail station in Kettering providing regular services to London St Pancras (from 50 mins).


Set back from the road, the site currently comprises a traditional agricultural stone barn set in approximately 2.34 acres of pasture land. Full planning permission was granted in September 2016 for the conversion of the barn to a three bedroom residential dwelling, along with the creation of vehicular access and provision of off road parking and gardens (planning ref: 16/01835/FUL).

The Barn

The barn is set back from Mill lane and accessed via a gated entrance. It is constructed of Northamptonshire Ironstone with a proposal for a blue slate roof with integrated conservation roof lights. The proposed dwelling has a gross internal area of approximately 176.55m2 (1,900.36ft2).

Set over a two storeys, the accommodation will comprise an open plan kitchen/living/dining area, utility room, three bedrooms, a family bathroom and one en-suite bathroom.

The Land

Extending to 2.34 acres (0.95 hectares), the land surrounds the barn to the north, east and west, and comprises of a single block of level pasture bound partially by stock proof fencing and the River Nene. The land benefits from access directly off Mill Lane.

According to the Agricultural Land Classification, the land is classified as Grade 2 with the soils being of the Moreton/ Fladbury 1 series, well suited to winter cereals or pasture.

Method of Sale and Tenure

The property is for sale by private treaty as a whole, or Lot 1 individually. Lot 2 is not available for sale separately.

Planning Consent and Supplementary Documentation

Planning consent for the conversion of the existing agricultural barn to a single dwelling was granted September 2016 (16/01835/FUL), subject to a number of conditions. A number of supplementary documents were required to obtain planning permission, including a flood risk assessment, a preliminary ecology appraisal and a structural report, which can be obtained from the selling agent. The structural survey reported the building to be structurally sound.

Basic Payment Scheme

The land is registered on the Rural Land Register for the Basic Payment Scheme, however the entitlements are not included within the sale. The purchaser will be required to ensure cross-compliance for the remainder of the claim year.


The land property falls partly within the Flood Zone and within a Surface Water/ Eutrophic Water Nitrate Vulnerable Zone.

The Mill Barn development itself however, is outside the floodplain. A Flood Risk Assessment was completed, together with a topographical survey as part of the planning application. Full details can be obtained from the selling agent.


A Utilities Infrastructure Statement has been prepared to ascertain the expected costs for connections to services. The statement estimates that for connections to gas, water, electricity and mains foul drainage will be in the region of £40,000. A full copy of the report can be obtained from the selling agent.

Wayleaves, Easements and Rights of Way

The property is sold subject to and with the benefit of all rights including rights of way, whether public or private, light, support, drainage, water and electricity supplies and any other rights and obligations, easements and proposed wayleaves from masts, pylons, stays, cables, drains and water, gas and other pipes, whether specifically referred to or not. A footpath runs across the eastern boundary of the land.

Minerals, Sporting and Timber Rights

Minerals, sporting and timber rights are included in the sale in so far as they are owned.

Purchasers Obligations

The purchaser will be required to erect and maintain thereafter, a stock proof post and rail fence along the boundary marked A-B within one month of the completion of the purchase.

Tax Considerations

The land currently forms part of an election to tax for VAT. The sale of Lot 1 will not attract VAT (i.e it will be exempt from VAT) if the purchaser intends to convert the barn for residential use. If this is the case, the vendor will require the purchaser to complete a VAT1614D form prior to completion of the sale. The sale of Lot 2 will attract VAT and therefore VAT will be chargeable on the sale price of the land only.

If the property is converted to residential use, it is anticipated that the development costs will attract the reduced rate of 5% VAT.

The above detail is given as a guide only and so purchasers should seek their own professional tax advice when considering a purchase of this property.

Local Authority

East Northamptonshire Council, Cedar Drive, Thrapston, Northamptonshire, NN14 4LZ
Tel: 01832 742000


The land may be viewed strictly by prior arrangement with the selling agent. Any person viewing the land must be in possession of a copy of the sales particulars and acknowledge the health and safety advice provided below.

Health and Safety

Given the potential hazards with this site we would ask you to be as vigilant as possible when making your inspection for your own personal safety. A structural report has been undertaken which confirms that the building is structurally sound, but please be aware of the potential for falling items. As such, as a safety precaution please do not walk within 5 metres of the walls of the building at any time and please be particularly vigilant if the weather is wet or windy.


From Junction 12 of the A14 take the A6116 north for 1.1miles, going straight over the first roundabout, before take a right down Lowick Road. After 0.4 miles take a left onto Mill Road. Then after about 150m take a right onto Mill lane. Go down Mill Lane for about 350m and the property will be situated on the left.

The next steps...

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Key Property Details
Property type
Land Development Plot Barn Conversion
Total land
2.6 acres (1 hectares)
Carter Jonas reference
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