Rectory Farm

Langford, Oxfordshire An attractive mixed farm in an outstanding location on the edge of a sought after Oxfordshire village

Rectory Farm, Langford, Oxfordshire GL7 3LF

Lechlade-on-Thames 4 miles, Burford 7 miles, Cirencester 16 miles Swindon 16 miles (direct trains to London Paddington 51 minutes) Oxford 25 miles, Central London 80 miles

Features:

Grade II Listed farmhouse located on the edge of the popular Cotswold village of Langford with four reception rooms and five bedrooms

Attractive gardens and grounds with outbuildings

A substantial range of traditional and modern farm buildings including a Grade II Listed former Dovecote

Three Cottages

Productive and level Grade 2 and 3 arable land, pastureland and woodland all with good access

About 573.34 acres (232 ha) in total

For sale as a whole or in up to nine lots The Lots

Lot 1 – Rectory Farmhouse and Buildings A Grade II Listed farmhouse with four reception rooms and five bedrooms located in a desirable edge of village location, attractive gardens and grounds, outbuildings, a range of traditional and modern farm buildings including a Grade II Listed former Dovecote and paddocks About 14.94 acres (6.05 ha)

Lot 2A – Farmland at Rectory Farm Productive and easily accessible Grade 2 and 3 arable land, pastureland and woodland with a centrally located derelict stone farm building About 411.97 acres (166.72 ha)

Lot 2B – Paddock at Rectory Farm Level pastureland About 4.48 acres (1.81 ha)

Lot 3 – 6 Church Lane Cottage, Langford A traditional stone cottage located in a private edge of village location with a generous sized garden About 0.15 acres (0.06 ha)

Lot 4A – Langford Paddock A well located grass paddock in Langford About 2.40 acres (0.97 ha)

Lot 4B – Part of Langford Paddock Level pastureland About 0.19 acres (0.08 ha)

Lot 5 – 1 & 2 Lechlade Road Cottages, Langford A pair of delightful semi-detached cottages, both comprising two receptions rooms and three bedrooms with front and rear gardens and views across the adjoining farmland About 0.23 acres (0.09 ha)

Lot 6 – Pastureland off Broadwell Road An attractive block of level pastureland located to the north of Langford with roadside access About 40.63 acres (16.44 ha)

Lot 7 – Land at Langford Down A productive block of arable land with roadside access split into three enclosures About 98.35 acres (39.81 ha) Situation Sporting and Recreation Rectory Farm is located on the edge There are ample local recreational of the desirable and pretty village of and sporting opportunities in Langford in West Oxfordshire which the area. The Cotswolds Area of is home to a primary school and the Outstanding Natural Beauty is within popular and award winning pub The easy reach and provides a huge array Bell Inn. The larger Gloucestershire of opportunities from walking to market town of Lechlade-on-Thames equestrian. The Cotswolds Water lies 4 miles to the south west of Park is approximately 17 miles to the Langford and boasts plenty of west and is perfect for all water sports cafés and bakeries, pubs and shops. enthusiast with activities ranging The Oxfordshire town of Faringdon from open water swimming, sailing lies 6 miles to the south east and water-skiing. The River Thames and provides a good range of also provides good recreational amenities including supermarkets, activities and is easily accessed from schools and access to the wider Lechlade-on-Thames. The area has transport network. long been associated with equestrian sports including polo at Cirencester The Oxfordshire town of Burford Park, National Hunt racing at known as the ‘gateway to the Cheltenham and Newbury and the Cotswolds’ and located adjacent to Badminton, Blenheim and Gatcombe the River Windrush is just 7 miles to Horse Trials. the north of Langford. Famed for its good array of shops, cafés, pubs and Schools the popular Burford Garden Centre. There are a number of well-known schools in the area including St Langford is well positioned with Hugh’s, Hatherop Castle, Pinewood easy access to all major network and the Cheltenham Colleges. connections. The A420 is accessed at Faringdon and provides access to Swindon and Oxford. Swindon lies 16 miles to the south west and has a good train station offering direct services to Paddington (from 51 minutes) and the A417 dual carriage way provides access to both the M4 motorway (Junction 15, 5 miles) and the M5 motorways (Junction 11, 30 miles). The city of Oxford is just 25 miles to the east and provides an exceptional city centre and transport networks with connections to London and further afield. Lot 1 – Rectory Farmhouse and Farm buildings About 14.94 acres (6.05 ha) Dating back to circa 17th Century garden and sash windows; a dining with later additions, Rectory room with large fireplace and curved Farmhouse is Grade II Listed doorway with stone edges providing and boasts huge potential. It is access to the walled garden and understood the farmhouse occupies internal door to the games room. the site of the medieval Rectory The games room can also be House. Located off Church Lane on accessed from the conservatory the southern edge of Langford the which is located on the southern farmhouse is positioned in a private elevation of the house and provides spot with the benefit of being within the everyday access to the farmhouse walking distance to local amenities. from a large private parking area. Comprising four good sized A unique curved staircase is taken reception rooms and five double from the entrance hall to the first bedrooms over two floors, floor where there is the principal the farmhouse provides superb bedroom with built-in wardrobes and family living space. large ensuite bathroom. Three further bedrooms and a family bathroom The main elevation and former are found on the first floor. On the front entrance to the farmhouse second floor is the fifth bedroom with is adjacent to Church Lane where four adjoining attic rooms, with good there is also a private parking area. ceiling height, which have been used Through the original front door into for storage purposes in the past but the entrance hall there is access to could provide further bedrooms and/ the large farmhouse kitchen located or office space (subject to the correct centrally to the house with Aga planning permissions). and flagstone floor. Adjoining the kitchen is a hallway which provides Rectory Farmhouse is a wonderful access to the utility room and pantry character property with a huge and also the large drawing room amount of potential. The property with fireplace and attractive sash would benefit from modernisation windows overlooking the garden and throughout and with the correct Church Lane. Back to the entrance planning permission(s) could be hall there is an adjoining sitting converted on the second floor to room with large fireplace, door to the provide further bedrooms. Floorplans for Rectory Farmhouse

Approximate Gross Internal Area*: Main house: 5,822 sq ft / 541 sq m N Garage & workshop / store: 588 sq ft / 55 sq m Room above store: 200 sq ft / 19 sq m Rectory Farmhouse, Langford Barn & store: 1,083 sq ft / 101 sq m Main House internal area 5,822 sq ft (541 sq m) S Total: 7,693 sq ft / 715 sq m Garage & Workshop/Store internal area 588 sq ft (55 sq m) Illustration for identification purposes only. Not to scale. Room Above Store internal area 200 sq ft (19 sq m) EW Barn & Store internal area 1,083 sq ft (101 sq m) *As defined by RICS – Code of Measuring Practice. Total internal area 7,693 sq ft (715 sq m) N

Storage Storage Bedroom 5 8.08 x 5.20 5.86 x 5.06 5.25 x 4.79 Double Garage 26'6" x 17'1" 19'3" x 16'7" 17'3" x 15'9" 6.37 x 5.53 (Maximum) 20'11" x 18'2" Pump Room 4.60 x 4.00 15'1" x 13'1" 5.76 x 2.92 18'11" x 9'7"

Hatch Hatch Store/ Storage Store Workshop Storage 5.76 x 4.40 4.00 x 3.25 5.90 x 2.98 6.09 x 5.31 18'11" x 14'5" 13'1" x 10'8" Fuel Tank 19'4" x 9'9" Room Above Store 20'0" x 17'5" Room Above Store (Maximum)

Loft Hatch

Games Room 5.79 x 4.55 Second Floor 19'0" x 14'11" Second Floor Conservatory 6.02 x 2.37 Sky 19'9" x 7'9" A/C

Boiler Utility Barn 3.85 x 2.95 12.83 x 3.85 12'8" x 9'8" 42'1" x 12'8" (Maximum) Dining Room Kitchen Bedroom 3 6.29 x 4.20 6.20 x 5.64 Bedroom 4 5.00 x 4.74 20'8" x 13'9" 20'4" x 18'6" 3.76 x 3.64 16'5" x 15'7" (Maximum) Pantry 12'4" x 11'11" 3.87 x 2.17 12'8" x 7'1" Dressing Dressing Room Room

Seat F/P

Sitting Room Principal Drawing Room Bedroom 2 5.81 x 5.78 6.34 x 4.60 Seat Bedroom F/P 19'1" x 19'0" F/P 6.06 x 5.61 5.59 x 4.64 20'10" x 15'1" 18'4" x 15'3" (Maximum) (Maximum) 19'11" x 18'5" 4.07 x 4.07 13'4" x 13'4"

Ground Floor Floor First Floor Floor FOR ILLUSTRATIVE PURPOSES ONLY - NOT TO SCALE The position & size of doors, windows, appliances and other features are approximate only. Denotes restricted head height © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8454508/CJN Gardens and Grounds Farm Buildings The gardens at Rectory Farmhouse which is currently utilised as a log The farm buildings at Rectory are attractive and peaceful, store and for other storage purposes. Farm are located to the west of the surrounding the farmhouse to the The building is of part timber farmhouse and share the same eastern, western and southern construction with tiled roof and entrance. Until recently they have elevations. The gardens are mainly part open fronted with an enclosed been used as part of the former dairy laid to lawn with flower beds and pump room at the end which is of farm and are a range of modern and mature trees. Part of the garden stone construction with a slate roof. traditional structures. In brief the benefits from a large feature garden The building provides good amenity buildings comprise; a traditional wall adding further privacy. use but could also be utilised for Grade II Listed two storey former The gardens are well laid out, ideal other purposes if required (subject to Dovecote, double span part clad for relaxing and entertaining but the correct consents). modern livestock building, steel there is also the opportunity to portal framed and clad agricultural enhance the gardens if desired. Private parking is located to the building, traditional stone built south of the farmhouse and is storage building with adjoining Located adjacent to the farmhouse, currently gravelled providing easy lean-to, 6 x bay steel portal framed separated by a garden path, is a access to the back door, double open fronted building, 4 x bay open former agricultural outbuilding garage and adjoining workshop. fronted steel portal framed building, steel portal framed livestock building with adjoining lean-to with open sides, 6 x bay open sided pole barn and adjoining stables and a stone built garage with 2 x double doors.

The farm buildings have been utilised mainly for agricultural purposes however with the correct permissions they could provide the scope for alternative uses.

Land Beyond the farm buildings is approximately 10.97 acres of farmland currently used for grazing purposes and split into three good sized enclosures lending itself for use as pony paddocks or amenity use to the farmhouse and farm buildings. The boundaries are fenced and hedged with internal field gates. 1

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Rectory Farm Buildings

1 Farmhouse 6 Stables 11 Former Dairy Building This plan is published for the convenience of the purchaser only. Its accuracy is not guaranteed and it is expressly 2 Garage 7 Pole Barn 12 Former Dairy Building excluded from any contract. 3 Woodstore/GP Storage 8 Livestock Building 13 Traditional Building Based on Ordnance Survey 1:2,500 mapping with the Modern Farm Building 4 Pump Room 9 Former Dovecote 14 permission of the Controller of HMSO © Crown Copyright 5 Storage Building 10 Livestock Building 15 Modern Farm Building Licence No ES 100018525 Not to Scale | Drawing No. K3819-18 | Date 15.04.21 Lot 2 (A & B) – Farmland at Rectory Farm Lot 2A – About 411.97 acres (166.72 ha): permanent pasture fields. The land This Lot has attracted interest from The farmland at Rectory Farm is has previously been used for arable parties considering renewable located to the west of the main and livestock use and is mainly well energy schemes including solar PV farmstead at Rectory Farm within fenced with livestock fencing and to date and is considered to be viable a ring fence and compromising natural hedgerows. subject to grid availability. mainly arable land (approximately 299 acres) and permanent pasture Located between fields 0162 and Lot 2B – About 4.48 acres (1.81 ha): (approximately 101 acres). The land 0697 is a traditional dilapidated stone Comprising level pastureland on is level and productive with areas of built agricultural building. Currently the south western edge of the mature woodland (approximately utilised for agricultural purposes it village the land is ideally suited for 6 acres). Split into good sized could have the potential for alternative grazing or amenity uses. Access to enclosures and with many roadside uses with the correct permissions. the land is currently taken from access points as well as internal field Lot 2a. gates the land is easily accessible All of the land is included subject to and lends its self to commercial an FBT which expires on 24th June farming. The Langford Brook borders 2021 with holdover for grazing and the land to the south adjacent to the the harvesting of growing crops. Lot 3 – 6 Church Lane Cottage, accessed via the back door and also Langford the garden gate which leads onto About 0.15 acres (0.06 ha) Church Lane. Located at the end of Church Lane is 6 Church Lane Cottage a detached The cottage benefits from an oil fired property of part traditional stone central heating system, mains water construction (with later additions) and private drainage. with a large garden and views across the neighbouring fields. Through Lot 4 (A & B) – Langford Paddock the front door you come into the Lot 4A – About 2.40 acres (0.97 ha) entrance hall which provides access A single paddock in Langford to the kitchen with adjoining larder, extending to approximately 2.59 the dining room with fireplace acres (1.05ha) and located behind and sitting room. At the end of the St Matthew’s Church. The land is hallway is a boot room with back accessed via a five bar gate from door to the garden and adjoining Church Lane and provides superb utility room. On the first floor are grazing or amenity potential. three good sized double bedrooms A secondary access is taken from and a family bathroom. Lot 1.

Outside to the north and west of the Lot 4B – About 0.19 acres (0.08 ha) cottage is a large sheltered garden A level area of pastureland accessed mainly laid to lawn. The garden is off Church Lane. Lot 3

Lot 3 Lot 4A Lot 5 – 1 & 2 Lechlade Road Cottages, 2 Lechlade Road Lot 5 Lot 6 Langford 2 Lechlade Road Cottage is set out About 0.23 acres (0.09 ha) over two floors with a kitchen, utility 1 and 2 Lechlade Road Cottages are room with adjoining bathroom and a pair of traditional semi-detached sitting room with a woodburner on stone built cottages located on the ground floor with a principal the edge of the desirable village double bedroom, two further double of Langford. The cottages boast a bedrooms and a family bathroom superb location with views across the on the first floor. neighbouring farmland. Outside are gardens to the front and 1 Lechlade Road rear which are mainly laid to lawn 1 Lechlade Road Cottage is set with flower beds. To the western out over two floors with a kitchen, boundary is a traditional stone built utility room with adjoining bathroom outbuilding. and sitting room with a woodburner on the ground floor with a principal The property benefits from mains double bedroom, two further double water and private drainage and is bedrooms and family bathroom on currently occupied on an Assured the first floor. Shorthold Tenancy (AST).

Outside are gardens to the front and 1 & 2 Lechlade Road Cottages rear mainly laid to lawn with a stone provide a fantastic opportunity to wall at the end of the back garden purchase two cottages in a desirable overlooking the neighbouring fields. location with the potential to update and modernise. The property benefits from mains water, private drainage and electric storage heating.

Lot 5 Lot 5

Lot 6 – Pastureland off Broadwell areas of woodland. The pastureland The land is accessed from two Lot 7 – Land at Langford Down The land is currently subject to Road, Langford is level and productive and totals gateways off Broadwell Road and About 98.35 acres (39.81 ha) a Farm Business Tenancy (FBT) About 40.63 acres (16.44 ha) approximately 39 acres suitable for also via a path taken from Station Situated approximately 2 miles to the which expires on 24th June 2021 The land off Broadwell Road is grazing purposes with approximately Road and is currently occupied west of Langford the land at Langford with holdover for grazing and the located on the northern edge of 1.7 acres of woodland. Broadwell under an FBT which expires on 24th Down is approximately 97 acres of harvesting of growing crops and is Langford and is an attractive block Brook borders the land to the north June 2021 with holdover for grazing level and productive arable land split accessed from the A361 main road of pastureland with interspersed providing an attractive outlook. and the harvesting of growing crops. into three good sized enclosures with (between Little Faringdon and approximately 1.35 acres of mature Broughton Poggs). woodland. The Langford Brook borders the land to the northern boundary. General Residential property: Minerals Rights: The minerals are Solicitors: Farrers & Co LLP, 66 Lincolns Inn Fields, Holborn, EPC Council Tax reserved from the sale along with Lot Name Tenure Electricity Water Drainage Heating London WC2A 3LH Rating (21/22) the right to search for those minerals however the right to work for those Rectory Farmhouse Mains & 1 Vacant F G Mains Private Oil fired minerals is not reserved. Further Postcode: Rectory Farmhouse and and Buildings Private information is available from the Buildings - GL7 3LG. 1 & 2 Lechlade 6 Church Lane vendor’s agent and the online Road Cottages - GL7 3LE 3 Vacant E C Mains Mains Private Oil fired Cottage data room. Directions 1 Lechlade Road 5 Vacant E C Mains Mains Private* Electric Overage: Overage shall apply to From Lechlade-on-Thames head Cottage certain areas of the farm. Further north out of the town on the A361 Strutt & Parker National Estates & Farm Agency 2 Lechlade Road Occupied – information is available from the main road, continue straight at 43 Cadogan Street, London SW3 2PR 5 F C Mains Mains Private* N/A Cottage AST (periodic) vendor’s agent and the online the roundabout an continue for Rectory Farm data room. approximately 2 miles, turning right +44 (0)20 7318 5166 * A Klargester is located in the garden and obligations, easements and Designations: Rectory Farm lies at the signpost for Langford. [email protected] of No 1 Lechlade Road Cottages quasi-easements and restrictive within a Nitrate Vulnerale Zone Covenants and/or restrictions: and provides drainage for Nos 1 & 2 covenants and all existing and (NVZ) and a Conservation Area. There are restrictions / covenants Keep going along the road to Rectory Farm Lechlade Road Cottages. proposed wayleaves for masts, listed on the Land Registry Title Langford for approximately 1 mile Strutt & Parker Central & West Estates & Farm Agency pylons, stays, cables, drains, water Holdover: Holdover is reserved to deed, details of which will be made turning left on Lechlade Road at 269 Banbury Road, Oxford OX2 7LL Rectory Farm Lots 2, 6 and 7 are subject to a FBT. and gas and other pipes whether permit the harvesting of all growing available by the vendor’s solicitors the first junction. Continue along No 2 Lechlade Road Cottages is referred to in these particulars or not. crops. Further details are available on request. Lechlade Road turning right onto +44 (0)1865 366 641 subject to an AST. from the vendor’s agent. Station Road at the junction. [email protected] There are public footpaths and a Fixtures and fittings: All items Continue on Station Road, past [email protected] If the farm is sold in Lots then bridleway crossing over the farm. Ingoing valuation: In addition to the usually regarded as tenant’s fixtures The Bell Inn pub and turn right just Lots 2A, 4A, 4B and 6 will be Further details are available from the purchase price the purchaser will be and fittings and equipment, after St Matthew’s Church. Drive disconnected from the private water vendor’s agent. required to pay for: including fitted carpets and curtains, approximately 100 yards turning left 50 offices across England and Scotland, supply to Rectory Farm (Lot 1) by together with garden ornaments and into Rectory Farm. including Prime Central London the purchasers within 6 months of Basic Payment: The entitlements Growing crops and all beneficial statuary, are specifically excluded completion. to the Basic Payment are included cultivations, sub soiling, moling from the sale. From the A40/Burford Roundabout in the sale. In the event that and acts of husbandry since the head south on the A361 south FBT: Farm Business tenancy ending the property is sold in lots the last harvest at current CAAV rates Local authority: West Oxfordshire towards Lechlade-on-Thames 24th June 2021 with holdover entitlements will be included with or contract rates where applicable; District Council (01993 861000) continue for approximately 5 miles for grazing and the harvesting of the eligible land on a pro rata basis seed, fertilisers, manures and sprays taking a left turn towards Langford Rectory Farm growing crops. at the discretion of the vendor applied to the growing crops since VAT: Any guide price quoted or (after passing Broughton Poggs). This plan is published for the convenience of the purchaser only. Its accuracy is not guaranteed and it is expressly (or their representatives). the last harvest at invoice cost; all discussed is exclusive of VAT. In the From this point follow the above Rectory Farm excluded from any contract. seeds, sprays, fertilisers, fuel, oil event that a sale of the property, or directions noted in paragraph 2. Based on Ordnance Survey Vectormap mapping with the AST: Assured Shorthold Tenancy permissionThis plan of theis published Controller for of the HMSO convenience © Crown of the Copyright purchaser Licenceonly. No Its ES accuracy 100018525 is not guaranteed and it is expressly rolling monthly periodic. The outgoing tenant has submitted and other consumables in store any part of it, or any right attached to excluded from any contract. Not to Scale. Drawing No. K3819-19 | Date 21.04.21 a claim for the current scheme year at invoice cost. Enhancement of it, becomes a chargeable supply for Viewing Based on Ordnance Survey Vectormap mapping with the permission of the Controller of HMSO © Crown Copyright Method of sale: Rectory Farm is and will retain the payment for this £30/ acre/ month from the date the purposes of VAT, such tax will be Strictly by confirmed appointment Licence No ES 100018525 offered for sale as a whole, or in scheme year in its entirety. The vendor of establishment to completion. payable in addition. with the vendor’s agents, Strutt & Not to Scale. Drawing No. K3819-19 | Date 21.04.21 up to 9 lots by private treaty. will use reasonable endeavours Lime and chalk applied since the Parker in Oxford 01865 366641, to transfer the entitlements to the last harvest at invoice cost of the Health and safety: Given the or London 020 7629 7282. Wayleaves, easements and rights purchaser as soon after completion as materials and spreading. potential hazards of a working of way: The property is being sold the transfer rules allow. farm we ask you to be as vigilant Rectory Farm subject to and with the benefit Sporting and timber rights: as possible when making your of all rights including; rights of The entitlements will be transferred All sporting and timber rights are inspection for your own personal This plan is published for the convenience of the purchaser only. Its accuracy is not guaranteed and it is expressly IMPORTANT NOTICE Strutt & Parker gives 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 way, whether public or private, back to the Vendor as soon as the included in the freehold sale, in so safety, particularly around the farm excluded from any contract. light, support, drainage, water and transfer rules allow after the end of far as they are owned. buildings and machinery. 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 does 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 it enter into any contract on behalf of the Vendor. 4. Strutt & Parker does not accept responsibility for any expenses incurred by prospective purchasers in inspectingBased properties on Ordnance which have Survey been Vectormap sold, let or withdrawn.mapping with 5. We the are able to refer you to SPF Private electricity supplies and other rights the tenancy. Clients Limited (“SPF”) for mortgage broking services, and to Alexander James Interiors (“AJI”), an interior design service. Should you decide to use the services of SPF, we will receive a referral fee from them of 25%permission of the aggregate of the Controllerof the fee paid of HMSOto them ©by Crown you for Copyrightthe arrangement of a mortgage and any fee received by them from the product provider. Should you decide to use the services of AJI, we will receive a referral fee of 10% of the net income received by AJI for the services they provide to you. 6. If there is anythingLicence of particularNo ES 100018525 importance to you, please contact this office and Strutt & Parker will try to have the information checked for you. Photographs taken November 2020 and March 2021. Particulars prepared April 2021. Strutt & Parker is a trading style of BNP Paribas Real Estate Advisory & Property Management UK Limited. Not to Scale. Drawing No. K3819-19 | Date 21.04.21