Lyford GranGeLyford, Wantage, oxfordshire ox12 0eq

Lyford GranGeLyford, Wantage, oxfordshire ox12 0eq

A country estate comprising Grade II* Listed Manor House, traditional buildings with development potential, agricultural

land and modern farm buildings in the Vale of the White Horse.

DistancesWantage 6 miles • Faringdon 8 miles

Oxford 14 miles • Didcot 10 miles (London Paddington 45 minutes)A34 6.5 miles • M40 Motorway (Junction 8a) 21 miles

Residential farm extending to approximately 385 acres (156 ha)

Grade II* Listed Manor House of historical importance

Traditional yard with development potential

Grain storage and drying facilities for about 1,650 tonnes

Mainly Grade 3 soils

Off lying parcel of approximately 92 acres (37 ha)

For sale as a whole or in up to six lots by private treaty

In all about 477 acres (193 ha)

LocationLyford Grange is located immediately to the north east of the attractive village of Lyford in the Vale of the White Horse. The market town of Wantage lies 6 miles to the south and the City of Oxford is approximately 14 miles north east. There is excellent access to the A34, M40 (70 miles to Central London) and the wider road network. Direct trains from Didcot to London Paddington take approximately 45 minutes whilst Oxford Airport lies 18 miles away.

North of the Berkshire Downs and south of the River Thames Lyford is a popular village within the Vale. There is notable schooling nearby including Cothill, St Hughs, Abingdon and The Manor Preparatory Schools, together with Radley, St Edwards, St Helens and St Katherine’s and Abingdon.

Sporting and leisure activities include racecourses at Newbury and Cheltenham, many nearby golf courses including Frilford Heath and the historic Ridgeway for walking and cycling. The farm is located within the Old Berkshire Hunt country.

Historical OverviewLyford Grange is one of Oxfordshire’s important and historic houses.

Formerly on the site of a Manor of the Abbey of Abingdon, then known as Moors Place and listed in the Domesday Book, the current house Lyford Grange has existed since the middle of the 15th Century. Over differing periods of five centuries alterations and re-modelling have been undertaken cumulating in its Grade II* listing in 1966.

Acquired in 1538 by John Yate of Buckland, Lyford Grange is steeped in history, in particular around the time of the later Elizabethan period and Reformation. Then under the ownership of Francis Yate, grandson of original owner John, the family were Recusants and remained loyal to the Roman Catholic Church. Lyford Grange is documented as sheltering amongst others the renowned Jesuit Priest Edmund Campion during the failed Jesuit Mission of 1580-81.

Stopping at Lyford Grange on his way to Norfolk to continue his mission Campion is said to have preached on the site on the 14th and 15th July 1581. Hunted by Government agents throughout the ill-fated mission to England Campion was captured at Lyford Grange, sent to the Tower of London to await trial in Westminster Hall trial and ultimately his execution at Tyburn on 1st December 1581.

In 1959 an Agnus Dei was found in the roof of the house confirming Campion’s visit four centuries earlier. It was dated 1578 and bears the inscription of Pope Gregory XIII. To this date a Mass is allowed to be held in the barns in commemoration of Campion. The Agnus Dei lies in Campion Hall, Oxford. In 1970 Edmund Campion was cannonised (a Saint) in a service of the forty English Martyrs at St.Peter’s in Rome.

DirectionsFrom Wantage take the A338 towards Grove and Frilford, continue for approximately 3 miles before turning left towards West Hanney. On entering the village turn right onto Winter Lane at the Green and continue for approximately 1 mile. At the crossroads turn left towards Lyford Village, the farm is now situated on your right. Continue along this road to the village where Lyford Grange itself is set back from the road.

From London and the M40 take the A40 at Junction 8a toward Oxford. After approximately 4 miles exit onto the A4142 Eastern By Pass Road and follow this and the Southern By Pass Road for approximately 5 miles before joining the A34 heading south. Exit at Marcham Interchange after 5 miles taking Marcham Road for 2.5 miles towards Frilford before turning left onto the A338. After 0.5 miles turn right towards and through Garford and continue for 3 miles, over the cross roads towards Lyford Village where the farm is then on your right hand side.

Lot 1 – Lyford Grange, Garden, Outbuildings and PaddocksColoured Purple on the plan

About 11.2 acres (4.50 hectares)

The attractive Grade II* Listed Manor House dating from the mid-15th Century retains many character features from its extensive history together with gardens, outbuildings, paddocks and parts of the original moat.

Approached originally via a driveway from the Village alongside the front paddock the property was a moated site, formerly a Manor of the Abbey of Abingdon. Arranged around a courtyard plan the house would originally have been roughcast over timber frame with later additions including limestone rubble, hipped stone slate roof and brick ridge stack.

Once a Hall House the main entrance hall is identified in the listing entry as once being open to the roof and reads ‘former hall has, in present attic, a 4-bay roof of arched-braced collar trusses flanking

central collar truss which has mortices for decorative braces and ends of moulded tie beam: cusp-chamfered windbraces, and chamfered principals and butt purlins’. The detailing is now covered by the ceiling but the original openings from the viewing room are still in place on the landing. The exceptionally fine oak roof timbers are viewed from within the attic space.

The gravel driveway entrance is flanked by two imposing yew trees set inside a red brick wall with railings above, a lawn leads to the northerly elevation. An oak framed, porch covered entrance leads to the main entrance hall with stairs leading to galleried landing. There is a stone floor and fireplace, cupboard, sash windows overlooking front aspect and courtyard garden and exposed stonework. Heading to the front of the house from the main entrance is a hall with cloakroom comprising wc, basin and window to the courtyard garden. The morning room lies adjacent

with stone fireplace complete with fenders, radiators, window to the water garden and French doors to the sun room. The latter has a wooden frame with glass panes above low, red brick wall with double doors to the front garden. Sited to the front aspect of the house is the drawing room with sash windows and French doors to the front elevation, exposed wooden frame to part and imposing stone inglenook fireplace believed original to the house.

To the rear of the house a door leads to a study with sash windows and wall cupboard with a travertine rear hallway to the dining room with wooden framed windows. The side entrance hall has two storage cupboards, one interconnects with adjacent kitchen with travertine floor, a door to the rear of house leads to the courtyard garden. The kitchen is by Thomas and Thomas with hand built units in a shaker design with built in electric cooker, hob and fridge, marble surfaces and 5 door oil-fired Aga. Door to

boot room and rear hall with larder adjacent and further door to laundry/utility room housing extensive built in cupboards, plumbing for washing machine, sink and fireplace with stone surround.

The main stairs lead to a large galleried landing with exposed timber, sash windows and wooden framed opening to viewing room. To the front of the house is the vaulted master bedroom with exposed timber frames windows overlooking both the paddock and water garden. A landing adjacent provides recessed cupboard and access to a bathroom with bath, basin, wc and bidet with airing cupboard. Bedroom 2 follows with windows overlooking the paddocks with exposed stonework and wooden frame. A part wood panelled landing with storage cupboard leads to bedroom 3 with sash windows overlooking the front garden and dark oak panelling together with moulded fireplace

dating from the mid-16th century and door to viewing room with exposed wooden framework. Across the large landing towards the rear of the house is bedroom 4 with exposed wooden frame, sash window over front garden and basin. A rear landing with exposed wooden beams provides access to a shower room with walk in tiled shower, basin, window overlooking courtyard garden and low level panel effect. Bedroom 5 has exposed wooden beams and sash window to front garden and window to rear. A further rear landing with stairs down to side entrance hall has an airing cupboard. Bedrooms 6 and 7 have exposed wooden beams and windows to courtyard garden, adjacent bathroom contains bath, wc and basin with window to courtyard garden and bedroom 8 has a window to courtyard garden.

GardenAn attractive, cobbled courtyard garden forms the centrepiece of the immediate exterior and many of the rooms in the house focus on this area. With adjacent a raised lawn area and cherry tree there is a brick wall with stone top and opening leading to the water garden which centres on a sunken stone edged pond with box hedging and adjacent pump house. South of this is further garden with mature planting and garden house leading round to the pond and rear driveway. Facing onto the front paddock is a lawn side garden laid mainly to lawn with low brick wall and railings with the front garden lying to the northerly elevation with low brick wall and railings with yew trees and lawn area.

OutbuildingsThe boiler house and former playroom have exterior accesses and are located to the rear of the property with the duck house located opposite, adjacent to the pond. Of stone and brick construction under earth tile roof and wooden cladding it lies adjacent to a range of wooden framed former stables, open stores and calf pens. With the majority set on a brick base there are concrete and brick floors throughout with black wooden cladding, slate roof and blue ridge tiles.

Adjacent to Lot 2 is a former granary with part brick base and part on staddle stones with wood frame and cladding and tiled roof.

PaddocksThe paddocks lie to the south and west of the house providing over 8 acres of level permanent pasture. Hedged to the roadside with fencing against the driveway, the land is subdivided into a number of parcels.

Lot 2 – Land at Brook CottagesColoured green on the plan

About 22.71 acres (9.19 hectares)

A level field extending to in excess of 17 acres with access from a council maintained road together with land adjacent the River Ock and two parcels of woodland.

Lot 3 – Land and Traditional Buildings at Lyford GrangeColoured yellow on the plan

About 4.70 acres (1.90 hectares)

A courtyard of traditional buildings with an application for Prior Approval to convert part to residential pending.

Centering on a courtyard of traditional buildings Lot 3 comprises a former cart horse stable being a two storey traditional stone barn with Cotswold stone roof believed to date from the 15th

century. Adjacent are painted brick under slate single storey former pony and trap stables and stores. Across the courtyard is an imposing wooden framed traditional barn set in a ‘T’ shape dating from 1640 with black wooden cladding and open to the eaves. The remainder of the courtyard between the two main barns is formed by a former dairy, workshop and a long range of stone, brick or brick base and wooden framed open fronted buildings. All under slate roof with attractive blue ridge tiles the buildings are used for storage.

Extending to in excess of 8,100 sq.ft (752 sq.m) (GIA) an application for Prior Approval has been submitted for conversion of up to 450 sq.m of the traditional buildings to residential use. Further details are available from the Agents upon request.

Adjacent to the traditional buildings are more modern additions including a 4 bay steel portal framed Dutch barn with concrete floor and lean to. Further buildings include a 4 bay Dutch barn with stone rear wall and an adjacent 4 bay concrete portal framed building, both of which are currently used for storage of machinery and implements.

To the west of the buildings is an area of pasture extending to about 2.5 acres and enclosed by a stand of trees forming the boundary to Lot 2.

Lot 4 – Land and Grainstores at Lyford GrangeColoured Pink on the plan

About 213.31 acres (86.32 hectares)

A ring fence of productive mainly arable land, to the majority Grade 3 with extensive road frontage and two grainstores providing about 1,650 tonnes of crop storage and drying facilities.

LandComprising larger parcels with good access from council maintained roads in a number of places the land is well suited to modern farming methods. Mainly in arable production and growing winter wheat with oilseeds and fallow on rotation there is some short term temporary grass leys and game cover making the most of the farms sporting opportunities. The land is split by a track and ditch horizontally through the centre with a number of mature shelter belts located throughout. The River Ock forms the northerly boundary with an adjacent field being the only parcel of permanent pasture in this Lot.

Grade 3 to the majority with a smaller area of Grade 4 to the most northerly boundary the land is further characterised as being base rich loamy soils.

GrainstoresTwo separate buildings currently provide the grain storage and drying facilities for the farm. Located side by side at Lyford Grange they are to the south westerly edge of the Lot with access via a shared driveway from the road.

Providing about 800 tonnes of storage with central metal divide with walkway over the original building is steel portal framed with concrete block base, concrete fibre cladding and 3 sets of floor to eaves sliding metal doors. A concrete floor with drying ducts provide drying capacity alongside a concrete block built dryer room to the rear housing Bentall RS50 dryer. A cleaning system is located to the front with RSJ gantries to support grain stirrers.

The more modern grainstore is steel portal framed with box profile cladding, concrete grain walling and 2 sets of roller shutter doors to eaves height. The interior provides storage for about 850 tonnes with central dividing wall and walkway over. A drive on floor houses drying ducts with a block built dryer room to the rear housing Rekord RS50 dryer. Both drying systems are LPG fired; three 1000 litre tanks are located adjacent.

Lot 5 – Land at Grange MeadowColoured Blue on the plan

About 132.90 acres (53.79 hectares)

Two parcels of productive mainly arable land with good road frontage.

Situated to the east of the farm, separated from Lot 4 by a road the northerly block extends to just over 14 acres of land together with a small area of trees. Currently in fallow and with direct road access the land is adjacent to the River Ock.

The southerly parcel forms the remainder of Lot 5, separated by 1 field in separate ownership. With larger parcels and good access from council maintained roads the land is well suited to modern farming methods. Mainly in arable production and growing winter wheat with oilseeds and fallow on rotation there is some short term temporary grass leys. With a number of mature shelter belts located throughout the River Ock forms the north easterly boundary with land within other ownership and a road to the south and west. Grade 3 to the majority with a smaller area of Grade 4 to the northerly boundary the land is further characterised as being base rich loamy soils and loamy and clayey soils.

Lot 6 – Land at Charney BassettColoured Brown on the plan

About 91.93 acres (37.21 hectares)

A ring fence of productive Grade 3 arable land in large enclosures and adjacent to Charney Bassett village.

With access either via a gateway from Longworth Road or rights of way from the same the land is in a number of large enclosures and well suited to modern farming methods. In arable production and growing winter wheat with oilseeds the land is Grade 3 and mainly lime rich soils over chalk or limestone.

Please note an overage applies to the land hatched in grey. Further detail is available from the Agents or Solicitors.

GeneralMethod of SaleThe farm is offered for sale as a whole or in up to six lots by Private Treaty.

Tenure and Possession Vacant Possession is available on completion.

HoldoverHoldover is required for the storage of harvested crops in the grain stores within Lot 4 until the end of March 2017.

Overage ClauseField 0997 within Lot 6 is sold subject to an Overage Agreement reserving 50% of any increase in value attributable to residential development for 30 years from completion. A draft of the clause is available from the Agents or Solicitors.

AccessThe properties have access from council maintained roads. For Lots 2, 4 and 5 this is direct. For Lot 1 access is either direct or via a right of way over the driveway owned by Lot 4. Lot 3 has access via a right of way over the driveway owned by Lot 4. Lot 6 has access either direct from council maintained roads or by rights of way across adjacent property.

ServicesPurchasers are advised to make their own enquiries but mains water and electricity are available to Lot 1 with drainage to a private system. Lot 3 benefits from the right to bring water and ducted services to the property via the front drive across Lot 1 at their own cost, making good any damage and within 2 months of completion. Lot 4 currently benefits from a 3 phase electricity supply that shall require re-metering. Lot 6 has mains water connected to a meter. Lots 2, 4 and 5 do not benefit from service connections at the present time.

Wayleave, Easements and Rights of WayThe property is being sold subject to and with the benefit of all 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 proposed wayleaves for masts, pylons, stays, cables, drains, water and gas and other pipes whether referred to in these particulars or not.

A footpath crosses the fields adjacent to the River Ock in Lots 2 and 4.

Basic PaymentEntitlements to the Basic Payment for the eligible area being sold are available to purchase by separate negotiation. The 2016 Basic Payment Scheme Claim has been submitted by and with be retained by the Vendor.

Stewardship SchemesNo part of the property is included within an Entry Level or Higher Level Stewardship or any other form of scheme.

DesignationsThe property is located within a Surface Water Nitrate Vulnerable Zone (NVZ). Lyford Grange is Grade II* Listed.

Timber & Mineral RightsTimber and mineral rights are included in the freehold sale in so far as they are owned.

BPS Eligible Areas Cropping

Parcel Ha Ac 2012 2013 2014 2015 2016

LOT 1

5043 1.64 4.05 PP PP PP PP PP

5845 0.95 2.35 PP PP PP PP PP

6845 0.75 1.85 PP PP PP PP PP

TOTAL 3.34 8.25

LOT 2

3160 7.14 17.64 WW FA1 OSR WW WW

pt1472 0.75 1.85 PP PP PP PP PP

TOTAL 7.89 19.49

LOT 3

pt5260 1.03 2.55 PP PP PP PP PP

TOTAL 1.03 2.55

LOT 4

pt5260 0.09 0.22 PP PP PP PP PP

pt1472 0.34 0.83 PP PP PP PP PP

5790 30.78 76.06 WW FA1 OSR WW WW

9460 10.08 24.91 OSR FA1 WW OSR WW

6326 4.35 10.75 PP PP PP PP PP

2966 7.90 19.52 OSR FA1 WW OSR WW

2288 8.65 21.37 WW FA1 OSR WW WW

9420 13.02 32.17 WW FA1 OSR OSR WW

1227 7.15 17.67 WW FA1 OSR WW WW

TOTAL 82.36 203.50

LOT 5

5036 10.79 26.66 WW FA1 WW SB & FA1 WW

7336 5.93 14.65 FA1 FA1 FA1 FA1 FA1

7007 3.06 7.56 WW FA1 WW S Beans WW

9215 6.81 16.83 OSR FA1 WW S Beans WW

6783 10.89 26.91 OSR FA1 WW OSR WW

4702 4.32 10.67 WW FA1 WW TG1 TG1

6520 1.97 4.87 WW FA1 WW S Beans WW

1957 5.81 14.36 WW FA1 WW TG1 TG1

TOTAL 49.58 122.51

LOT 6

6704 24.56 60.69 WW OSR WW WW OSR

5390 3.02 7.46 WW OSR WW WW OSR

0996 2.22 5.49 WW OSR WW WW OSR

2212 7.45 18.41 WW OSR WW WW OSR

TOTAL 37.25 92.05

WHOLE 181.45 448.35

Cropping Schedule

Sporting The sporting rights are included in the freehold sale in so far as they are owned. Lyford Grange hosts 6 days of mixed game shooting per annum averaging 70 birds. There is a flight pond, stalking and fishing rights on the River Ock.

Local AuthorityVale of White Horse District Council, 135 Eastern Avenue, Milton Park, Milton, Abingdon, Oxfordshire OX14 4SB. Tel: 01235 520 202. www.whitehorsedc.gov.uk

Oxfordshire County Council, County Hall, New Road, Oxford OX1 1ND. Tel: 01865 792 422. www.oxfordshire.gov.uk

VATAny 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 & SafetyGiven the potential hazards of the property being a working farm and agricultural land we ask you to be as vigilant as possible when making your inspection for your own personal safety.

SolicitorsBircham Dyson Bell LLP, 50 Broadway, London SW1H 0BL. Tel: 020 7227 7000.Contact Henry Cecil or Paddy Lynam for

further information: henrycecil@bdb-law.co.uk, patricklynam@bdb-law.co.uk

Post CodeLyford Grange, OX12 0EQ

ViewingStrictly by appointment with the Vendors Agents Adkin. Tel: 01235 862 888. Contact Julian Sayers, Andrew Chandler or Christine Thomas for further information: julian.sayers@adkin.co.uk, andrew.chandler@adkin.co.uk, christine.thomas@adkin.co.uk

Lyford Grange, Wantage

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APPROX. SCALE

0 1 2 3M

0 1 2 3 4 5 10Ft

Proplan01491 842925

Floor Plans produced by

All measurements and figures are takenin accordance with RICS guidelines.

This plan is for guidance only and must not be relied upon as a statement of fact.

Approximate Gross Internal Area:House - 543.0 sq.m. / 5845 sq.ft.

(including conservatory, store and old boiler house)

Drawing Room8.39 x 6.4027'6" x 21'0"

Conservatory

InnerHallSide

Hall

Sitting Room5.29 x 4.8017'4" x 15'9"

Reception Hall6.14 x 5.5220'2" x 18'1"

Dining Room5.51 x 3.92

18'1" x 12'10"

Study5.38 x 3.5617'8" x 11'8"

Up

Up

Utility/Boot Room4.31 x 3.30

14'2" x 10'10"

Kitchen/Breakfast Room

6.64 x 4.1321'9" x 13'7"

Store Room5.26 x 4.3417'3" x 14'2"

In

VaultedMaster Bedroom

5.50 x 4.8818'0" x 16'0"

Bedroom5.93 x 2.9719'5" x 9'9"

Bedroom4.61 x 3.4615'1" x 11'4"

Bedroom4.81 x 2.8315'9" x 9'3"

Bedroom4.46 x 3.9714'8" x 13'0"

Dn

Dn

Bedroom4.46 x 2.9314'8" x 9'7"

Bedroom3.78 x 3.2212'5" x 10'7"

Bedroom3.53 x 3.1911'7" x 10'6"

First FloorGround Floor

OldBoiler House

Pantry

Landing

Linen

Orpwood House, School Road, ArdingtonWantage, Oxfordshire OX12 8PQTelephone: 01235 862 888 mail@adkin.co.ukwww.adkin.co.uk