Brooke Road, Land North Of, Braunston, Oakham, LE15 8QR

Location

Attractive edge-of-village development site in Braunston, Rutland, between Oakham and Uppingham. Outline planning permission for up to 30 dwellings in a sought-after rural setting. Offers invited by 12pm, Thursday 27th November 2025.

The site extends to approximately 1.34 hectares (3.30 acres) of broadly level agricultural land to the north of Braunston village, with vehicular access from Brooke Road on the eastern boundary. Its regular shape and level topography allow for flexible layout and design, including extensive landscaping, open space, and ecological enhancement areas. The site forms a natural extension to the village, bordered by existing homes to the south and west, while open countryside lies to the north and east, providing a sensitive rural backdrop. The combination of its location, topography, and boundaries ensures the scheme can deliver a well-designed and cohesive residential development that integrates with the existing village fabric.

Services

Electricity, water, drainage, and telecoms are understood to be available in proximity to the site.

PLANNING
An outline planning application was granted at appeal following non-determination by Rutland County Council. Consent allows for up to 30 dwellings, with access from Brooke Road approved and all other matters reserved for subsequent submission at the Reserved Matters stage. Key planning conditions include off-site highway works, visibility splays, ecological management, drainage, archaeology, construction management, landscaping, and estate road construction. These requirements are not untypical for sites of this nature and will be addressed as part of the Reserved Matters and pre-commencement approvals.

S106, COMMUNITY INFRASTRUCTURE LEVY (CIL), SELF-BUILD & HOUSING MIX
The S106 agreement provides for 40% affordable housing, which equates to 12 dwellings. Provision includes both rented and intermediate tenure in line with Rutland County Council requirements. Additionally, the scheme includes at least two self-build or custom-build plots to support local housing diversity. Biodiversity Net Gain of 10% is required to be delivered onsite through ecological enhancement measures. The scheme is subject to Community Infrastructure Levy (CIL) obligations at the standard residential rate of £143.75 per square metre in Rutland, effective from 1st January 2025.

OVERAGE
Offers are required to include a provision for overage which is expected to be linked to coverage, GDV and/or unit numbers, as well as any S.106 contribution or affordable housing reductions. Proposals for overage are invited and should be set out within the submitted offer.

ACCESS
Access to the site is confirmed from Brooke Road, with visibility splays to be provided as part of the Reserved Matters submissions. Off-site highway improvements include the construction of a 2m footway linking the site to Lammas Close, widening of Brooke Road, and relocation of the 30mph speed limit. The Transport Statement advises that the proposed development would generate only a small number of additional vehicle trips during peak periods, which would not materially affect the local highway network.

RIGHTS OF WAY
There are no recorded public rights of way crossing the site, though access to the surrounding countryside is readily available via local footpaths and the adjacent lanes. The layout allows for integration of pedestrian links to the village and adjacent properties, enhancing connectivity for residents and reinforcing the site’s role as a natural village extension.

BOUNDARIES
The southern and western boundaries are defined by existing residential properties, creating a clear sense of enclosure. Hedgerows and occasional mature trees along the edges of the site provide natural screening. The northern and eastern boundaries open to rural farmland, giving the site a strong relationship with the surrounding landscape. These boundary conditions allow for both visual integration with the village and opportunities for landscaping and biodiversity enhancements.

LOCAL AUTHORITY
Rutland County Council.

VAT
It is understood that VAT will not be payable on the sale. However, if the sale of the land or any rights attached to it become chargeable for VAT this shall be paid by the purchaser.

LEGAL COSTS
Each party is responsible for their own costs.

LAND REGISTRY
The property is freehold. The land is offered for sale by the owners, with all relevant title information available in the Data Room.

METHOD OF SALE
The property is offered for sale via informal tender. Offers should include provisions for overage as set out within these particulars.

DATA ROOM
A Data Room is available containing planning documentation, technical surveys, utility information, and tender forms. Prospective purchasers can review all relevant information to inform their offer. Please contact the relevant contact to obtain login details.

HEALTH AND SAFETY
Viewings are undertaken at the purchaser’s own risk. The seller and agent are not responsible for visitor safety.

POSTCODE
LE15 8QR

WHAT3WORDS
/// premises.happen.negotiators

VIEWING
Strictly by appointment with the selling agent.

SELLING AGENT
Guy Acott-Smith 01480 479 085
Simon Harvey 01480 479 08

Summary

Key points

• Outline planning permission for up to 30 dwellings
• Attractive edge-of-village development in Braunston-in-Rutland
• Site extends to approximately 1.34 hectares (3.30 acres)
• 40% affordable housing (12 units) and 2 self/custom-build plots
• 10% Biodiversity Net Gain delivered on site
• Access approved from Brooke Road with off-site highways improvements
• Adjacent to existing homes, open countryside to the north and east

Contact

Brown & Co
Tel: 01480 213811
Guy Acott-Smith
guy.acott-smith@brown-co.com
https://www.brown-co.com
Brown & Co
Tel: 01223 659050
Simon Harvey
simon.harvey@brown-co.com
https://www.brown-co.com

EPC