DESCRIPTION
An unusual opportunity to acquire an entire development of 15 newly constructed, self-contained bungalows, originally granted planning permission as Class C3 residential dwellings and subsequently authorised for Class C2 use as accommodation for people with learning difficulties and complex needs.
The development provides substantial, purpose-built accommodation arranged around a central block-paved courtyard incorporating parking and circulation areas. Each bungalow offers modern, entirely single-storey accommodation extending to approximately 42.7 to 43.3 sq m (459 to 466 sq ft), depending upon its position within the development.
The properties are being offered together as one lot with vacant possession and may appeal to supported-living providers, specialist care operators, charities, registered providers, housing associations and investors seeking a completed specialist accommodation scheme.
The earlier Class C3 planning history may also be of interest to purchasers wishing to investigate alternative residential use, subject to obtaining all necessary planning and other regulatory approvals.
The sale is confined to the 15 bungalows and the associated land and infrastructure included within the sale boundary which is identified on the OS plan included in these particulars edged in Red. Ivy House, the adjoining day-care accommodation, Harkins Care Homes Limited and all associated care operations and business assets are specifically excluded from the sale.
LOCATION
The development occupies an established residential position on Wansbeck Road, approximately three miles east of Hull city centre and close to Sutton Village.
The surrounding area provides a range of shops, services, public transport connections, healthcare facilities and community amenities. The property is accessible from the A1033 and the wider Hull road network, placing it in a convenient position to serve Hull and the surrounding East Riding of Yorkshire.
THE DEVELOPMENT
The 15 bungalows are arranged in four principal rows around an extensive central block-paved courtyard providing vehicular circulation, parking and external amenity areas.
The external elevations are finished predominantly in brick beneath pitched tiled roofs. Certain units incorporate dormer features which are architectural features designed to break up the roofline and do not provide additional first-floor accommodation.
All the bungalows are single-storey and follow three closely related layouts according to their position within the scheme. Some individual layouts are handed.
Each bungalow generally comprises:
Living room
Separate fitted kitchen
Principal bedroom
Second bedroom
Level-access shower room
The fitted kitchens incorporate modern units, work surfaces, stainless steel sinks, integrated ovens and electric hobs. The shower rooms have been designed with level-access facilities, and the accommodation has been finished in a clean, contemporary and easily maintained style.
The floor plans included within these particulars are representative of the three principal layouts. Purchasers should satisfy themselves as to the precise accommodation, orientation and measurements of each bungalow.
PLANNING HISTORY
Full planning permission was granted by Hull City Council under application reference 16/00603/FULL on 31 January 2018 for: “Erection of 15 single storey residential dwellings (terraced bungalows), with car park areas, vehicular access, associated landscaping, and biomass facility.”
The bungalows were originally approved as Class C3 residential dwellings.
A subsequent application, reference 23/03251/RES, was granted on 1 October 2024. This varied the approved plans condition attached to the original permission and authorised a revised site and roof layout, including the retention of the existing building and use of the existing road access.
Condition 27 attached to the original permission was separately discharged under application reference 24/00206/CONDET on 15 April 2024.
Planning permission was subsequently granted under application reference 24/01164/FULL on 31 July 2025 for the use of all the properties as Class C2 residential institution accommodation for people with learning difficulties and complex needs. The council’s description of that permission expressly records that the properties were originally approved as Class C3 dwellings.
The presently authorised use of the bungalows is therefore Class C2. The earlier C3 permission forms part of the planning history but should not be taken as confirmation that unrestricted C3 occupation is currently permitted.
Any purchaser wishing to return the properties to Class C3 residential use, dispose of the bungalows individually or introduce any other use should make their own enquiries of Hull City Council and obtain all necessary planning, legal, regulatory and building-control approvals.
PURCHASER OPPORTUNITIES
The development provides an incoming purchaser with a number of possible operational strategies, subject to the necessary consents and professional advice. These may include:
Operation as a specialist supported-living or care accommodation scheme
Partnership with an established care or support provider
Lease or nomination arrangements with a registered provider, charity or public-sector body
Investigation of a return to Class C3 residential use
Investigation of separate occupation or disposal of individual units
No representation or warranty is given that planning permission for any alternative use, individual disposal or revised occupational arrangement will be granted.
TENURE
The property is understood to be freehold. The precise extent of the property being sold will be defined by the title documentation and transfer plan contained within the auction legal pack.
Purchasers must satisfy themselves regarding the boundaries, access arrangements, service connections, rights, reservations, restrictions and any shared facilities affecting the property.
VACANT POSSESSION
The 15 bungalows are to be sold with vacant possession upon completion, unless otherwise stated within the auction legal pack.
VIEWING
Strictly by appointment through the auctioneers.
Prospective purchasers should allow sufficient time before the auction to inspect the development, review the legal pack and obtain specialist legal, planning, regulatory, financial and building advice.
SERVICES
The development is understood to benefit from mains electricity, water and drainage.
Prospective purchasers must satisfy themselves as to the precise services connected to each bungalow, the heating arrangements, utility metering, capacity of the existing infrastructure and whether any services, accessways or facilities are presently shared with adjoining property.
IMPORTANT INFORMATION
Prospective purchasers should review the complete planning history, approved drawings, planning conditions, decision notices, Section 106 documentation, title information and auction legal pack before bidding.
In particular, purchasers should obtain their own professional advice concerning:
The current Class C2 authorised use
The effect of the former Class C3 permission
Any proposed return to C3 residential use
The possibility of separate occupation or disposal of individual bungalows
Compliance with the conditions attached to the planning permissions
The effect of any Section 106 agreement or planning obligation
Access, services and rights shared with or passing through adjoining property
Whether the development can be operated independently from the retained adjoining property
Any registration, licensing or regulatory requirements associated with the purchaser’s proposed use
The sale does not include Ivy House, the adjoining day-care accommodation, Harkins Care Homes Limited, any care business, goodwill, service-user arrangements, staff, contracts or other business assets.
All measurements and floor areas are approximate and are provided for guidance only.
SOLICITORS
Sandersons Solicitors, 17-19 Parliament Street, Kingston-upon-Hull HU1 2BH. Ref: Paul Grimwood. Tel: 01482 324662.
ADDITIONAL FEES
Administration Charge: The purchaser will be required to pay an administration charge of 0.3% including VAT of the purchase price and a buyer’s premium of £1,800 including VAT (£1,500 + VAT), in addition to the purchase price.
DISBURSEMENTS
Please see the legal pack for any disbursements listed that may become payable by the purchaser on completion.
Method of Sale
The property will be offered for sale by online auction with bidding commencing at 12 noon on Monday 7th December 2026 and closing on Wednesday 9th December 2026 at 1.00pm. For further legal information relating to this lot please log on to auctionhouse.co.uk/hullandeastyorkshire.
Conditions of Sale
The property will be sold subject to conditions of sale, copies of which will be available for inspection at the auctioneer’s offices, with the solicitors and online at auctionhouse.co.uk/hullandeastyorkshire prior to the date of the auction.
Guide Price
Guides are provided as an indication of each seller's minimum expectation. They are not necessarily figures that a property will sell for and may change at any time prior to the auction. Each property will be offered subject to a Reserve (a figure below which the Auctioneer cannot sell the property during the auction), which we expect will be set within the Guide Range or no more than 10% above a single figure Guide.
Disbursements
Please see the legal pack for any disbursements listed that may become payable by the purchaser on completion.
Tenure : Freehold
