Norton Road, Iverley, Stourbridge (Freehold Property)

Starting Price* £200,000

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  • Overview
  • Particulars
  • Request Details
  • Agent Details
  • Fees & Charges Explained

Property Overview

- Here is a large piece of amenity land, having a
semi-rural yet highly accessible roadside location at Iverley ; a
location on the edge of Stourbridge. The land has a registered
title under SF450022 and extends to 8.86 acres with the benefit
of two established vehicular access points from Norton Road and
County Lane respectively. Please see the Promap for
BACKGROUND - The land has been within the ownership of the
same family since 1948. All of the land is within the confirmed
Greenbelt and also entirely within the administrative area of
South Staffordshire District Council (SSDC) . It is also very close
to two other Local Authority areas. County Lane is the boundary
between SSDC and Dudley MBC, and the boundary just north of
Common Farm is the boundary between SSDC and Wyre Forest
District Council.
The land was included in the SSDC2018 SHELAA (which is the
Land Availability assessment) but it was classed as “Not suitable
for development” due to being “disassociated from any village
development boundary". The land was used for sand and gravel
extraction from around 1948 to 1965. From 1965 to around 1980,
the site was licensed for the depositing of inert landfill and top
soil from construction sites elsewhere in the area. This was
controlled exclusively by the former family company of the
sellers. The landfill licence expired in 1994. From then, until now,
the site has lain dormant with no use. Given the passage of
some 27 years since 1994, and there being no active use of the
site for agriculture, we consider that the landfill use has been
‘abandoned’ from a planning context. As such, the site has a “Nil
Use” and express planning consent will be needed for any use,
such as agriculture or forestry.
What are the options for future use?
* Biodiversity/Habitat Improvement. Under both current
legislation and, more importantly under The Environment Bill
which is currently before Parliament, developers will need to
show that their proposals (for new housing, factories, offices etc.)
lead to a net gain in the ‘biodiversity’ of the area. The Bill
requires most development sites to achieve a 10% increase in
on-site biodiversity but in the real world this will not always be
possible. In such cases, it can then be an option for a developer
to satisfy the requisite net biodiversity gain by funding habitat
improvement on another site, but usually within the same
Planning Authority area; in this case South Staffs DC. The key
point is that while the theory may be straightforward, actually
finding suitable land for green offset might not be! That is also
especially true for larger blocks of land such as this and therefore
here is a special opportunity. We also believe that the underlying
geology of this part of the District make it likely that lowland heath
restoration would be preferable to woodland carbon offset.
SSDC have commenced public consultation on the review of
their Local Plan. The publicly available supporting document is
titled Local Plan Preferred Options November 2021. The
consultation runs for 6 weeks from Monday 1 November until
5pm Monday 13 December 2021. It can be seen that there is
clear synergy with the Environment Bill given policy reference
'NB2 - Biodiversity' which can be found on page 84. Please
contact our Stourport Office to request a copy of alternatively a
direct link can be accessed at
* Horsiculture use, subject to planning consent. Namely as
paddock land for the keeping of recreational horses.
* The keeping of livestock, subject to planning consent.
* Speculation for the sale of smaller pieces to neighbouring
owners - Some 23 neighbouring land and property owners
directly adjoin the site. Therefore, an entrepreneurial new owner
of this site might be able to 'do business' by way of strategically
selling or renting the land in smaller pieces to existing
neighbouring owners who might therefore assign special
marriage value. These changes might require planning consent.
* Simple recreational use as private amenity land, subject to
planning consent.

AGENTS COMMENTS - This is an opportunity that will appeal
strongly to investors and speculators possibly even to simply just
land bank. Given the continued national and global focus on
sustainably, it is highly likely that general demand for blocks of
land such as this will only go one way. Why? Scarce supply and
- highly likely - greatly increased awareness, as developers and
corporate companies become more educated insofar as
emerging new planning legislation. Importantly, it should also be
said that an ecology survey will needed and reviewed by the
District Council before the full potential for biodiversity net gain
can be explored and agreed. Notwithstanding its potential, the
land is also being sold totally 'clean' and so in other words without
any overage/clawback provision should a lucky new owner ever
be able to enhance value in the future.
ACCESS/VIEWING - Prospective buyers wishing to view should
OWN RISK. Please can viewers also notify our office beforehand
on 01299 822060 or email:
PLANNING - The land is sold subject to any development plan,
tree preservation order, town planning schedule, resolution or
notice which may be or become to be in force, and subject to any
road widening or improvement schemes, land charges and
statutory provisions or bylaws without any obligation on the
vendors to specify them. Our clients are not aware of any tree
preservation orders.
BOUNDARIES - The purchaser shall be deemed to have full
knowledge of all boundaries and neither the vendor nor the
vendor's agents will be responsible for defining the boundaries
or ownership thereof. The included plan is for identification
purposes only and therefore should not be considered a contract
sold subject to, and with the benefit of, all easements and quasieasements and rights of way, declared and undeclared and
whether mentioned in these particulars or not. As far as we are
aware, the land is fully private, in that, there are no rights for
others. The public footpath 'Kinver 30' is very close to the south
but is outside the boundary.
OVERAGE PROVISION - There is no overage at all! Please
also see Agents comments.
LOCAL AUTHORITY - South Staffordshire Council,
Wolverhampton Road, Codsall, Wolverhampton, WV8 1PX. Tel
- 01902 696000. Email -
1. The included plan is provided for Identification Purposes only.
It is intended to show the general position, not the exact line, of
the boundaries and may be subject to distortions in scale.
2. The complete entirety of the land is within the confirmed
3. Any potential use for biodiversity purposes would first require
an ecological assessment..

4. These particulars are prepared in good faith and in the spirit
of trying to be helpful and informative. However our comments
do not constitute advice in any way. Prospective purchasers
should therefore make their own detailed enquiries in respect of
all planning / access / services / licences / leases / building
regulations / valuation matters, etc. and we, as Agents, give no
guarantee, or warranty, whatsoever. The vendors Solicitor will be
preparing an auction contract pack and prospective purchasers
are advised to read this and consult their own advisor before
FIXTURES & FITTINGS: Any fixtures and fittings not mentioned
in these Sale Particulars are excluded from the sale. Certain
fixtures and fittings may be available by separate negotiation with
the vendors.
SURVEYS & VALUATIONS: Phipps & Pritchard with
McCartneys carry out Homebuyers Reports & Valuations.
Should you purchase a property from another Agent, or a Private
Vendor, we would welcome your enquiry and be pleased to
discuss your requirements. Please contact our Survey
Department on 01584 813766 for further information.
TENURE: Freehold with vacant possession.
SURVEYS & VALUATIONS: Phipps & Pritchard with
McCartneys carry out Homebuyers Reports & Valuations.
Should you purchase a property from another Agent, or a Private
Vendor, we would welcome your enquiry and be pleased to
discuss your requirements. Please contact our Survey
Department on 01584 813766 for further information.

Starting Bid and Reserve Price

*Please note this property is subject to an undisclosed reserve price which is generally no more than 10% in excess of the starting bid, both the starting bid and reserve price can be subject to change. Terms and conditions apply to the auction, which is powered by IAM Sold.

Auctioneer's Comments

This property is for sale by the Modern Method of Auction. Should you view, offer or bid on the property, your information will be shared with the Auctioneer, iamsold.

This method of auction requires both parties to complete the transaction within 56 days of the draft contract for sale being received by the buyers solicitor. This additional time allows buyers to proceed with mortgage finance (subject to lending criteria, affordability and survey).

The buyer is required to sign a reservation agreement and make payment of a non-refundable Reservation Fee. This being 4.2% of the purchase price including VAT, subject to a minimum of £6,000.00 including VAT. The Reservation Fee is paid in addition to purchase price and will be considered as part of the chargeable consideration for the property in the calculation for stamp duty liability.

Buyers will be required to go through an identification verification process with iamsold and provide proof of how the purchase would be funded.

This property has a Buyer Information Pack which is a collection of documents in relation to the property. The documents may not tell you everything you need to know about the property, so you are required to complete your own due diligence before bidding. A sample copy of the Reservation Agreement and terms and conditions are also contained within this pack.

The buyer will also make payment of £300.00 including VAT towards the preparation cost of the pack, where it has been provided by iamsold.

The property is subject to an undisclosed Reserve Price with both the Reserve Price and Starting Bid being subject to change.

Referral Arrangements

The Partner Agent and Auctioneer may recommend the services of third parties to you. Whilst these services are recommended as it is believed they will be of benefit; you are under no obligation to use any of these services and you should always consider your options before services are accepted.

Where services are accepted the Auctioneer or Partner Agent may receive payment for the recommendation and you will be informed of any referral arrangement and payment prior to any services being taken by you.

Energy Performance Certificate (EPCs)

Energy Performance Certificates (EPCs) give information on how to make your home more energy efficient and reduce your energy costs. All homes bought, sold or rented require an EPC. EPCs carry ratings that compare the current energy efficiency and estimated costs of energy use with potential figures that your home could achieve. Potential figures are calculated by estimating what the energy efficiency and energy costs could be if energy saving measures were put in place. The rating measures the energy efficiency of your home using a grade from ‘A’ to ‘G’. An ‘A’ rating is the most efficient, while ‘G’ is the least efficient. The average efficiency grade to date is ‘D’. All homes are measured using the same calculations, so you can compare the energy efficiency of different properties.

Property Particulars

Please contact us for more information about this property.

Request full details for this property

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All fields marked with an * are required. Please be advised that all calls made to and from iamsold are recorded. Calls are recorded for training and monitoring purposes and may also be used for complaint resolution. Calls are stored securely in accordance with General Data Protection Regulation requirements. Personal information submitted via the request details form will not be shared, rented or otherwise abused.

Phipps and Pritchard

Local Branch: 1 High Street, Stourport, DY13 8DJ
Head Office: 32 Worcester Street, Worcester, DY10 1EQ

Fees & Charges Explained

Norton Road, Stourbridge, DY82RX

This property is sold subject to payment of a non-refundable reservation fee of 4.2% to a minimum of £6,000.00 including VAT.

Any successful purchaser will pay this to secure the sale. The reservation fee is in addition to the purchase price. Please take this into account when bidding.

A reservation fee is payable by the buyer only when the seller pays no fees to sell. As sellers pay no fees to sell, this is usually taken into account with a lower reserve price.

This property is being sold under the Modern Method of Auction, which requires the completion of the purchase to be within 56 days, although all reasonable endeavours must be made to exchange contracts within 28 days following the Draft Contract being received by the Buyer's Solicitor.

A non-refundable Reservation fee must be paid by the buyer within 2 hours following the conclusion of the auction or acceptance of an offer. This must be paid by cleared funds to the auctioneer who will issue an acknowledgement of reservation and purchase agreement in the 28 day period following the auction or the date of acceptance of the offer.

Buyer Information Pack

If the Buyer Information Pack has been produced and provided by iamsold any successful purchaser will be required to pay £300.00 (including VAT) towards the cost of the preparation of the pack. These can then be used by your solicitor to progress the sale.

Buyer Fees

There are no other fees or charges payable to the Auctioneer however, there are other costs to consider such as:

  • You will need a Solicitor to act for you during the conveyancing and your Solicitor will advise you in relation to the associated costs. If you do not have a Solicitor, we can recommend the services of one of our Panel Solicitors who are all selected for their expertise in Auction Transactions. Please call the number below for more information.
  • Stamp Duty Land Tax (SDLT) is applicable if you buy a property or land over a certain price in England, Wales or Northern Ireland. Please click here for more information.


Need More Information?

For further information or to speak to one of our team, please call 0121 366 0539.


These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms employment has the authority to make or give any representation or warranty in respect of the property.

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