The Coombe Park Estate. Whitchurch-on-Thames, Oxfordshire

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1 The Coombe Park Estate Whitchurch-on-Thames, Oxfordshire

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3 A compact Oxfordshire estate with enormous potential on the banks of the River Thames The Coombe Park Estate, Whitchurch-on-Thames, Oxfordshire RG8 7QT Oxford 22 miles, Reading 7 miles, Central London 49 miles, Henley-on-Thames 10 miles, Heathrow Airport 36 miles, M4 Junction 12 6 miles Pangbourne (1.4 miles) to London Paddington (49 minutes), Didcot Parkway (15.5 miles) to London Paddington (41 minutes)

4 Features Main House A substantial country house requiring complete modernisation Entrance hall, reception hall, sitting room, study, inner hall, kitchen, dining room, drawing room, pool and games room Master bedroom suite with dressing room and bathroom, guest bedroom suite, 5 further bedrooms and 2 bathrooms Garage, extensive cellars with storage areas Main house about 13,368 sq. ft. Timber Lodge Master bedroom suite with dressing room and bathroom, 2 further bedrooms, 1 bathroom, study sitting room / dining room, kitchen, utility room Coach house comprising Stud Cottage (3 beds) and Clock Lodge (3 beds), 5 offices Outbuildings, boat house, stables, sports pavilion, indoor tennis court, long carriage drive, paddocks, woodland, far reaching views In all about 125 acres (50.6 hectares)

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6 History The Estate was originally created by James Gardiner who acquired the property in 1865 on his return to England from the East Indies. The development of the property was based upon a large principal residence in the classic style and landscaped parkland laid out by the renowned Humphrey Repton. Charles Howard acquired the estate in 1898 and a stud complex was added to the property to support the Howard family interest of breeding and racing horses. The stud produced many high quality racehorses, in particular Willonyx, who won 5 principal races in the 1911 season. By 1920 the estate comprised 670 acres. The property was used as a rest and recuperation centre for the United States Air Force during the Second World War and had by that time been passed to Mrs Lillian Howard upon the death of Charles Howard. Following the war years because of the large capital cost of refurbishment, the main part of the house was demolished leaving the existing house. It is a compact residential estate extending to about 125 acres in total. It occupies a ring fence which, unusually for a property of its size, has no public rights of way. The Estate lies just to the north west of the village of Whitchurch on Thames near Pangbourne with extensive river frontage.

7 Summary Coombe Park is a very unusual property. The main house is situated at the end of a three-quarter mile long drive through a private mature park and has outstanding views over its own land, the River Thames and beyond. The house was renovated and restored in the mid 1980s to provide substantial reception rooms and the property retains many of the period features of the original house. These include mahogany floors in the drawing room and the dining room. The gardens and grounds are extensive and include a former orangery, an overgrown walled garden, former greenhouses and outbuildings, a disused outdoor swimming pool as well as some fine specimen trees. There are other ancillary buildings providing excellent office and residential accommodation including 3 cottages as well as stabling and paddocks. Situation The property is situated on the edge of Whitchurch-on-Thames on the southern edge of the Chiltern Hills which is an Area of Outstanding Natural Beauty. The village itself enjoys an attractive position on the River Thames with local facilities which can also be found in the nearby town of Pangbourne. There is a rail service that runs from Pangbourne to London Paddington via Reading taking approximately 49 minutes. Heathrow Airport is easily accessible via the M4 junction 12 which is approximately 5 miles away. Recreational facilities in the area include golf at The Berkshire, Wentworth Golf Club and Caversham Heath Golf Club; racing at Ascot and Newbury as well as polo at both Windsor Polo Club and Guards Polo Club in Windsor Park. There are excellent education facilities for both boys and girls within the area in easy driving distance including Pangbourne Primary School, Pangbourne College, Bradfield College, Cranford House for girls, Whitchurch Primary School, The Oratory, Elstree and Reading Blue Coats. Shopping There is convenient day-to-day shopping in Whitchurch-on-Thames and Pangbourne. More extensive shopping amenities are found in Oxford 22 miles, Henley-on-Thames 11 miles or Reading 7 miles. Main house The main house comprises part of the old servants wing and Coach House of the original house which dated from the 18th Century. It was extended and refurbished in 1982 and extends to about 13,368 sq. ft. The accommodation is in poor order having been unoccupied for a number or years, but includes 4 main reception rooms, indoor swimming pool, entrance hall, extensive cellars, 6 bedrooms and 5 bathrooms. There is a wide terrace with exceptional views from the house over the park towards the river. We understand it is connected to the mains gas, although not operational. Outside is an outdoor swimming pool and walled garden which are now overgrown.

8 Floorplans for the main house Approx gross internal area*: 13,368 sq ft / 1,242 sq m Illustration for identification purposes only. Not to scale. *As defined by RICS Code of Measuring Practice.

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11 Gardens and grounds The gardens are laid mainly to the west and south of the house which overlooks parkland towards the River Thames. Adjacent to the house is a paved terrace leading from the kitchen, dining room and drawing room onto a large lawn garden with many mature specimen trees. To the south there is a former orangery, walled garden and the former croquet lawn. The gardens and grounds are in need of complete restoration but have the potential to be returned to their former glory. The Coach House complex This is a period range of buildings around a central courtyard which includes Clock Cottage (kitchen, sitting room, 3 bedroom and 1 bathroom), Stud Cottage (kitchen, drawing room, dining room, 3 bedrooms and 2 bathrooms) and an extensive range of offices on two floors including board rooms and waiting rooms. The current occupants of Stud Cottage have provided caretaking services for the vendor. Stabling Adjacent to the Coach House is a range of 10 stables, stores and outbuildings, together with a large traditional brick barn. Timber Lodge A brick built bungalow comprising sitting room, kitchen / dining room, 3 bedrooms and 2 bathrooms. Pavilion A brick built structure overlooking a flat area of parkland adjacent to the river and was previously used as a changing room for a football pitch. Boat House Set away from the house is a boathouse constructed of brick elevations under a tiled roof. The boathouse comprises a wet and dry dock with a small flat above. The flat consists of the sitting room with a small kitchen area, bedroom and bathroom. It is understood that heating is provided by an electric storage heater and drainage is in to a septic tank. Indoor tennis court This is about 29 years old and is in a poor state of repair. Parkland The Parkland is all down to pasture, interspersed with several blocks of mature woodland.

12 Timber Lodge The courtyard Floorplans for Timber Lodge Approx gross internal area*: 1,792 sq ft / sq m Illustration for identification purposes only. Not to scale. *As defined by RICS Code of Measuring Practice.

13 Floorplans for the courtyard Approx gross internal area*: Coach House = 3,825 sq ft / sq m Stables = 1,818 sq ft / sq m Clock Lodge = 1,840 sq ft / 171 sq m Stud Cottage = 1,669 sq ft / sq m Restricted Height Feet Metres For Identification Purposes Only Trueplan (UK) Limited (01892)

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17 General Method of sale: Coombe Park is offered for sale as a whole by private treaty. Subject to the leases, licenses and agreements outlined below. Further details are available from the vendor s agent. Tenure: The property is sold with vacant possession subject to an assured shorthold tenancy at Stud Cottage and the pasture land where there are claimed rights. Pasture land: There are claimed rights for agricultural purposes over some 75 acres of pasture under a purported unregistered memorandum of agreement with a previous owner. This is documented as being for a period of 30 years expiring in Further details available from the vendor s agents. Services: The estate is connected to main gas, main electricity, mains water and private drainage. No statement is made as to the condition of the services nor whether they are in working order. Wayleaves, easements and rights of way: The property is being sold subject to and with the benefit of any rights including; any 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 any existing and proposed wayleaves for masts, pylons, stays, cables, drains, water and gas and other pipes whether referred to in these particulars or not. There are no public footpaths over the land. Further details are available from the vendor s agent. EPCs and Council Tax: Property EPC Band Council 2104/15 payment Tenure Tax Band Coombe Park E H 3, Vacant Timber Lodge E F 2, Vacant Clock Lodge F F 2, Vacant The Coach House/ Coombe Lodge F G 2, Vacant Stud Cottage F D 1, AST Sporting, timber and mineral rights: All sporting timber and mineral rights are included in the freehold sale, in so far as they are owned. The mineral rights are excluded from the sale as they are owned by a third party but without any permission to access them. Planning: Coombe Park is situated within the Chilterns AONB and visible from the North Wessex Downs AONB on the opposite side of the Thames. Some of the southern fields on the estate lie within the River Thames Flood plain. The vendors believe that should a purchaser wish, there is some potential, subject to necessary planning permissions, for: Demolition and replacement of main dwelling within the same volume plus 10%. Conversion of traditional barn and outbuildings to residential use. Conversion of offices and stables element of the coach house complex to additional residential units adjoining Stud and Clock cottages. The vendors have only carried initial planning research and have not at this stage had any discussions with, or made any applications to, the local planning authority. Further information is available from the vendors agents but prospective purchasers must make their own planning enquiries and must not rely on this initial research. 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: South Oxfordshire District Council, 135 Eastern Avenue, Milton Park, Milton, OX14 4SB 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. Health and safety: Given the potential hazards of a working estate we ask you to be as vigilant as possible when making your inspection for your own personal safety, particularly around the farm buildings and machinery. Postcode: RG8 7QT Data room: There is a data room holding further information. Login details are available from the vendor s agents. Directions Leave the M4 at Junction 12, taking the A4 exit to Theale/Reading. At the first two roundabouts exit on the A4/ Bath Road. At the third roundabout take the third exit, the A340. At the next roundabout take the 2nd exit onto the A329 and into Pangbourne. At the next roundabout take the 1st exit onto Whitchurch road / B471. Follow the road, passing over the toll bridge. Take the next left onto Manor Road and follow the road round until you come to the gates to Coombe Park ahead of you. Viewing Strictly by confirmed appointment with the vendor s agents, Strutt & Parker on or Knight Frank on Designations: The Estate is set in the Chilterns Area of Outstanding Natural Beauty. Small scale residential development in the eastern most field adjacent to the existing village.

18 Reproduced from the Ordnance Survey Mapping with the permission of the Controller of Her Majesty s Stationery Office. Crown Copyright (ES763454). NOT TO SCALE Strutt & Parker London 35 Cadogan Street, London SW3 2PR +44 (0) mark.mcandrew@struttandparker.com struttandparker.com Strutt & Parker Pangbourne 1 High Street, Pangbourne, Berkshire RG8 7AE +44 (0) alex.barton@struttandparker.com struttandparker.com Knight Frank London 55 Baker Street, London W1U 8AN +44 (0) rupert.sweeting@knightfrank.com KnightFrank.co.uk Knight Frank Henley-on-Thames 20 Thameside, Henley-on-Thames RG9 2LJ +44 (0) matthew.mannall@knightfrank.com KnightFrank.co.uk Coombe Park IMPORTANT NOTICE Strutt & Parker and Knight Frank give notice that: 1. These particulars do not constitute an offer or contract or part thereof. 2. All descriptions, photographs and plans are for guidance only and should not be relied upon as statements or representations of fact. All measurements are approximate and not necessarily to scale. Any prospective purchaser must satisfy themselves of the correctness of the information within the particulars by inspection or otherwise. 3. Strutt & Parker and Knight Frank do not have any authority to give any representations or warranties whatsoever in relation to this property (including but not limited to planning/building regulations), nor can they enter into any contract on behalf of the Vendor. 4. Strutt & Parker and Knight Frank do not accept responsibility for any expenses incurred by prospective purchasers in inspecting properties which have been sold, let or withdrawn. 5. If there is anything of particular importance to you, please contact this office and Strutt & Parker and Knight Frank will try to have the information checked for you. Photographs taken September Particulars prepared October Strutt & Parker is a trading style of BNP Paribas Real Estate Advisory & Property Management UK Limited.

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