Manor Farm Noke, Oxfordshire

Transcription

1 Manor Farm Noke, Oxfordshire

2 Manor Farm Noke, Oxfordshire OX3 9TU Lot 1 Manor Farmhouse, Gardens, Grounds and Outbuildings Six bedroom Grade II listed farmhouse with five reception rooms Grade II listed stone barn, Bradshaws, with planning permission for residential conversion Walled garden Tennis court Swimming pool Outbuildings Pasture and arable land About acres (10.31ha) Lot 2 Noke Place Five bedroom Grade II listed barn One bedroom staff flat Gardens Paddock Garage About 6.66 acres (2.69 ha) Lot 3 The Farmland Arable land Water meadow Road access About acres ( ha) For sale as a whole or in lots Oxford 6 miles Woodstock 9 miles Central London 58 miles Oxford Parkway Station 5 miles (London Marylebone 55 minutes)

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5 The Estate It is understood that parts of the main house date back to circa 1600 and once formed part of a hunting lodge. Today the property retains many of its original features offering a superb family home sympathetically restored yet full of character. Manor Farm as a whole extends to approximately 353 acres and comprises Manor Farmhouse with six bedrooms and five reception rooms, Noke Place a renovated barn with five bedrooms, a one bedroom staff flat, Brashaws, a 17th century stone barn with permission to convert to a separate five bedroom house of approximately 3,650 sq ft and various outbuildings. With suitable consents, Bradshaws could alternatively fulfil a variety of functions ancillary to the main house such as a leisure centre, workshop or offices. There is also consent to build an approx 1,100 sq ft office to the north east of the main house. The gardens and grounds at Manor Farm are wonderfully cared for and provide a peaceful and attractive setting. The farmland at Manor Farm extends to approximately 339 acres of productive arable land with smaller areas of water meadows. All the main buildings have the benefit of full fibre to the premises broadband offering gigabit connectivity. Location Noke is a picturesque village located approximately 6 miles east of Oxford (making it an ideal location for the Oxford schools) and approximately 9 miles from J8 of the M40 consequently convenient for London and Heathrow to the south and for Birmingham to the north by road. Noke is reached by a no-through road and comprises many attractive period houses and cottages, as well as a church. The Otmoor Nature Reserve is at the far end of the village which boasts a number of attractive walks and rides. The nearby village of Islip benefits from two pubs, a primary school and railway station with direct links to Oxford and London. Oxford Parkway is 5 miles away and offers a half hourly direct service to Oxford and London with London journey times from 55 minutes. There are also good bus links to London Airports. Oxford provides an extensive range of shopping and transport facilities, as well as many excellent schools including The Dragon, St Edwards, The Oxford High School, Summer Fields School, Magdalen College School and Headington School. The area is also convenient for the Abingdon Schools, Radley and Stowe. Day to day shopping and supermarkets are found in Summertown, Kidlington and Headington with the well-known retail outlet of Bicester Village within easy reach. Sporting facilities include the Nuffield Oxfordshire Health and Racquets Club in Summertown, polo at Kirtlington, golf at the North Oxford Golf Club and The Oxfordshire Golf Club at Thame.

6 LOT 1 MANOR FARMHOUSE Manor Farmhouse is an impressive Grade II Listed stone built farmhouse dating back partly to the 16th Century. The house has been extensively and sympathetically renovated and extended with many of the period features still remaining offering practical and comfortable living. The farmhouse is approached from the main private farm drive, which brings you to a private parking area with a formal garden area to the northern elevation of the house. The entrance door leads into a large entrance hall with adjacent utility area and doors to the garden patio and walled garden. To the right of the front door is a large drawing room with exposed beams, open fireplace and three double doors leading out to the garden. To the left of the entrance hall is the dining room with internal storage and woodburner. A good sized family kitchen which is spacious, light and airy with a large Aga, breakfast bar, fitted units and access to the garden. In the eastern part of the property is a snug with large fireplace and adjoining conservatory with views across the walled garden and direct access onto the garden patio. The large study with double aspect windows includes a woodburner and an adjoining storage room. A cellar is located underneath the study. To the first floor is the master bedroom with large double aspect windows looking out across the farmland with an ensuite bathroom. Opposite the master bedroom is a wood panelled sitting room with woodburner and views across the walled garden. A family bathroom and double bedroom with character fireplace and a further two ensuite double bedrooms are located on the first floor. Two further double bedrooms are located on the second floor accessed by individual staircases. The first located to the eastern elevation boasts character beams, ensuite bathroom and a small wooden mezzanine floor. The sixth bedroom is located on the far western elevation with dormer windows and an adjoining bathroom. Included within the brochure are floor plans detailing the layout of the accommodation. It should also be noted that there is planning consent for the removal of the existing conservatory and a new 1,022 sq ft Orangery style living area to be erected on the southern elevation of the farmhouse providing additional living space.

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8 Manor Farm and Bradshaws, Noke OX3 9TU 6.70 x '0 x 12'2 Approximate Gross Internal Area = sq m / 6290 sq ft Cellar = 26.3 sq m / 283 sq ft Store = 2.7 sq m / 29 sq ft Outbuilding = sq m / 1448 sq ft Bradshaws = 187 sq m / 2012 sq ft Total = sq m / sq ft Second Floor Bradshaws = Reduced headroom below 1.5m / 5' x '9 x 14'5 Void Eaves Access 4.75 x '7 x 9'7 Dn 4.76 x '7 x 9'0 Store x '5 x 18'2 Above Barn First Floor First Floor Barn x '1 x 18' x '4 x 16'1 Barn Ground Floor (Not Shown In Actual Location / Orientation) Dn Dn 7.19 x '7 x 18'2 Dn 4.68 x '4 x 14' x '7 x 12'6 Sitting Room 5.62 x '5 x 17'7 Ground Floor Study 4.90 x '1 x 16'1 Cellar Cellar 4.90 x '1 x 16'1 Store 7.22 x '8 x 18'2 Carport 5.98 x '7 x 19'5 Store 2.16 x '1 x 6'9 Store 5.99 x '8 x 8'4 IN Dn Drawing Room x '10 x 18'2 Utility 3.87 x '8 x 11' x '2 x 11'5 Dining Room 5.26 x '3 x 14'4 Kitchen 5.61 x '5 x 17'5 Snug 5.39 x '8 x 12'0 Store 1.67 x '6 x 5'5 Store 6.35 x '10 x 18'1 T Carport 9.10 x '10 x 19'4 Conservatory 5.46 x '11 x 12'1 Boiler Room 5.36 x '7 x 16'1 B Workshop 5.99 x '8 x 8'4 Illustration for identification purposes only. Not to scale Ref: (Not Shown In Actual Location / Orientation)

9 Gardens and Grounds The walled garden to the west of the house is mainly laid to lawn with flower beds throughout and borders to the edge with an orchard and wild meadows adding to the bio-diversity. A terrace area is located adjacent to the house, which offers private outdoor entertaining space with access to the kitchen and timber framed garden room. An outdoor heated swimming pool and wellmaintained tennis court sit at the bottom of the garden. To the eastern and northern elevation of the farmhouse is a paddock, which is part post and rail fenced and part surrounded by natural hedgerows with a pond. Beyond is a parcel of productive arable land extending to 18.5 acres. Bradshaws Bradshaws is an attractive Grade II Listed stone built barn which currently extends to 2,012 sqft (GIA as per the floorplan) and is understood to have originally formed part of the stables to a large manor house and is situated to the north of Manor Farmhouse. There is planning consent for conversion and extension to separate residential use. With suitable consents, this building could also become a leisure centre, studio or workshop Outbuildings Two outbuildings are located within close proximity to the farmhouse and offer car ports, machinery and garden store and workshop. They are both part open sided with enclosed and safe storage at the end. There is also planning permission for a approx 1,100 sq ft new home office to the east of the farmhouse and a staff flat located to the north. Lot 1 extends to acres (10.31 HA).

10 LOT 2 NOKE PLACE Noke Place is a wonderfully converted 18th Century Grade II listed barn retaining many of its original features such as the traditional timber frame in the original parts of the barn. Noke Place offers spacious accommodation with five bedrooms and open plan living. on entering the property through the main entrance, steps up lead to a large, open plan reception area giving access to the dining room, living room and kitchen. Located centrally within the living area, the dining room benefits from a spectacular double height ceiling and doors to the patio. Beyond the central pillar is the living room. To the other side of the dining area is the kitchen with built-in electric Aga, central breakfast bar and storage units. A doorway off the kitchen leads to a porch and utility room which can be independently accessed via an external door. A study is positioned to the base of the steps by the main entrance and opens into a corridor which has a family bathroom, three double rooms (one ensuite) with a family room with woodburner and access to the garden positioned at the end. The first floor comprises a galleried landing off which is a large master bedroom with feature woodburner, built in storage and ensuite bathroom with shower and bath and a second ensuite double bedroom. The property is approached via its own private drive with paddocks on either side. There are attractive gardens and grounds and a patio surrounding the barn, perfect for outdoor entertaining. Outbuildings include, a one bedroom flat, double timber framed garage and a two bay open fronted storage building located to the east of Noke Place. Lot 2 extends to approximately 6.66 acres (2.69 HA).

11 Kitchen / Sitting Room x '8 x 21' x '3 x 14'6 Void 6.92 x '8 x 21'5 Dn Dn B T 6.34 x '10 x 11' x '7 x 12'2 Study 4.86 x '11 x 11'0 Void Ground Floor 3.50 x '6 x 10' x '1 x 8'4 Dn First Floor Noke Place, Noke OX3 9TU Approximate Gross Internal Area = 410 sq m / 4413 sq ft (Excluding Voids) Garage = 34.4 sq m / 370 sq ft Outbuilding = 61.3 sq m / 659 sq ft Total = sq m / 5442 sq ft 3.48 x '5 x 9' x '4 x 11'6 T Carport 6.00 x '8 x 19' x '7 x 14'10 Dn Garage 6.21 x '4 x 18'2 Sitting Room 6.06 x '11 x 15'8 Outbuilding - Ground Floor 2.85 x '4 x 8'4 Staff Flat - First Floor (Not Shown In Actual Location / Orientation) (Not Shown In Actual Location / Orientation) Illustration for identification purposes only. Not to scale Ref:

12 Lot 3 - THE FARMLAND The farmland at Manor Farm extends to approximately 320 acres (129 ha) of mainly arable land split into 6 large enclosures. The land is currently included within an arable rotation and forms part of a contract farming agreement, which is due to expire on 30th September 2018, but could be renewed. The land is bound by mature hedgerows and the River Ray to the northern aspect. A small amount of pastureland is located to the northern boundary. Access to the land is from the main farm and also from the road leading into Noke (via double gates) located on the south-western boundary of the land. Internal farm gateways offer access between the fields. Access to Lot 3 if sold separately would be via the double gates off the Noke Road. Located centrally within the farmland is a redundant concrete slurry tank.

13 Metres Legend Lot 1 (10.31 ha / ac) Lot 2 (2.69 ha / 6.66 ac) Lot 3 ( ha / ac) Overage

14 General Method of sale Manor Farm is offered for sale as a whole, or in lots by private treaty. Subject to the leases and agreements outlined below. Further details are available from the vendor s agents. Contract Farming Agreement The arable land is included within a contract farming agreement which is due to expire on 30th September Services Manor Farm has mains water and electricity connected to all of the residential properties. Electricity is also supplied to the Farmhouse and Noke Place via two sets of roof-mounted photovoltaic panels located on the southern elevations of the Farmhouse and Noke Place. There is mains drainage to all the residential properties at Manor Farm. Manor Farmhouse has an oil fired underfloor central heating system with radiators to the first and second floors and an LPG (gas) supply to the Aga. Noke Place has an LPG (gas) supply, which powers the underfloor central heating system. Central heating to the one bedroom flat is supplied via night storage heaters. The outbuildings are also connected to mains water and electricity. All the main buildings have the benefit of full fibre to the premises broadband offering gigabit connectivity. Residential property Property Noke Place EPCs and Council Tax Agreement Assured Shorthold Tenancy Property EPC Band Council Tax Band Wayleaves, easements and rights of way 2017/2018 payment Manor Farmhouse N/A H 3, Noke Place N/A H 3, Noke Place Flat N/A A 1, The property is being 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 other rights and obligations, easements and quasi-easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains, water and gas and other pipes whether referred to in these particulars or not. Two public footpaths cross part of the land. Further details are available from the vendor s agents. Basic Payment The entitlements to the Basic Payment are included in the sale. In the event that the property is sold in lots the entitlements will be included with the eligible land on a pro rata basis at the discretion of the vendor. The vendor has submitted a claim for the current scheme year and will retain the payment for this scheme year in its entirety. The vendor will use reasonable endeavours to transfer the entitlements to the purchaser as soon after completion as the transfer rules allow. Designations Manor Farm lies within a Surface Water Nitrate Vulnerable Zone (NVZ). Holdover Holdover is reserved to permit the harvesting of all growing crops. Ingoing valuation The vendor reserves the right to charge for an ingoing valuation depending on the date of completion of the sale(s). Early Entry Early Entry may be permitted onto fields that have been harvested at the purchaser s own risk following exchange of contracts. Further details are available from the vendor s agents. Sporting, timber and mineral rights All sporting timber and mineral rights are included in the freehold sale, insofar as they are owned. Planning Planning permission 15/00998/F permits the removal of the existing conservatory and its replacement with additional accommodation on the southern elevation of the farmhouse. Application 18/00428/F renews this permission for a further three years from June Planning application 08/00542/F permits the conversion and extension of the stone built barn known as Bradshaws to residential use. Planning application 10/01434/F allows for the alterations to an outbuilding to form a new home office. Planning application 11/01310/F provides consent for further secondary accommodation to be erected in the roof space of the garage to Manor Farmhouse. Overage The land shown hatched red on the sale plan is sold subject to an overage on future non-agricultural development. The overage will not apply to any planning permissions granted or development or use in connection with agriculture, equestrian and forestry activities. If development takes place under the Town and Country Planning (General Permitted Development) (England) Order 2015 Class or any subsequent act or change to the regulations then this will be a trigger event for overage. This overage will be effective for 25 years from the date of completion of the sale and will be payable on the grant of planning permission (or disposal with planning permission) for such uses (excluding agriculture, forestry or equine use). The amount payable will be 20% of the increase in value resulting from that consent. Fixtures and fittings All items usually regarded as tenant s fixtures and fittings and equipment, including fitted carpets and curtains, together with garden ornaments and statuary, are specifically excluded from the sale. These may be available to the purchaser by separate negotiation. Local authority Cherwell District Council, Bodicote House, Bodicote, Banbury, Oxfordshire OX15 4AA. Tel: VAT Any guide price quoted or discussed is exclusive of VAT. In the event that a sale of the property, or any part of it, or any right attached to it, becomes a chargeable supply for the purposes of VAT, such tax will be payable in addition. Plans Please note that the boundary fence between Manor Farmhouse and Noke Place will need to be altered if the properties are sold separately. Solicitors Irwin Mitchell Mercantile House, 18 London Road, Newbury RG14 1JX. Tel: Directions Leave the M40 at junction 9 and head south on the A34 towards Oxford. From the A34 take the junction to Bletchingdon/ Heathfield/Islip and join the B4027 Bletchingdon Road towards Islip. Once you get into Islip continue through the village staying on the B4027. Continue for approximately 1 mile and take the left signposted to Noke. Continue into Noke and the church will appear in front of you and Manor Farm and Noke Place are signposted at the farm entrance to the left of the church. (OX3 9TU) Viewing Strictly by confirmed appointment with the vendor s agents, Carter Jonas or Savills

15 Side Elevation Rear Elevation Side Elevation Front Elevation Section A:A Rev. 'A' ( ) - amended due to repositioning of building on site Clelford Essex Associates Ltd. All rights reserved. Ground Floor Plan First Floor Plan 45 North Bar, Banbury, Oxon. OX16 0TH. Telephone Fax Project Manor Farm House, Noke, Oxfordshire. Drawing REPLACEMENT OUTBUILDING Plans, Elevations & Section As Proposed Scale 1 : 50 & 1 : 100 (elevations) Date September 2010 Sheet Size A OB - 04 A

16 Edmund Smith Carter Jonas Rural Agency Anna Kwiatkowski Carter Jonas Rural Agency Richard Binning Savills Rural Agency Hugh Maconochie Savills Country House sales carterjonas.co.uk savills.co.uk Offices throughout the UK Important information Our property particulars do not represent an offer or contract, or part of one. The information given is without responsibility on the part of the agents, seller(s) or lessor(s) and you should not rely on the information as being factually accurate about the property, its condition or its value. Neither Carter Jonas LLP nor anyone in its employment or acting on its behalf has authority to make any representation or warranty in relation to this property. We have not carried out a detailed survey, nor tested the services, appliances or fittings at the property. The images shown may only represent part of the property and are as they appeared at the time of being photographed. The areas, measurements and distances are approximate only. Any reference to alterations or use does not mean that any necessary planning permission, building regulation or other consent has been obtained. The VAT position relating to the property may change without notice.