Manor Farm Noke, Oxfordshire 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, Staff flat, Pasture and arable land
About 6.94 acres (2.81 ha)
Lot 2 Noke Place Five bedroom Grade II listed barn, Gardens, Paddock, Garage
About 6.66 acres (2.69 ha)
Lot 3 The Farmland Arable land, Water meadow, Road access
About 339.05 acres (137.21 ha)
Oxford 6 miles Woodstock 9 miles Central London 58 miles Oxford Parkway Station 5 miles (London Marylebone 55 minutes)
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 wonderful 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, Bradshaws, a 17th century stone barn wih permission to convert to a separate five bedroom house of approximately 3,650sqft 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 benefit from 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 a pub, 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, Kirtlington Golf Club and The Oxfordshire Golf Club at Thame. Golf Club and The Oxfordshire Golf Club at Thame.
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 with three double doors leading out to the garden. To the left of the entrance hall is the dining room with integral storage and woodburner.
There is 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.
Manor Farm and Bradshaws, Noke OX3 9TU Approximate Gross Internal Area = 584.4 sq m / 6290 sq ft Cellar = 26.3 sq m / 283 sq ft Store = 2.7 sq m / 29 sq ft Outbuilding = 195.7 m / 2106 sq ft Bradshaws = 187 sq m / 2012 sq ft Second Floor Total = 996.1 sq m / 10,720sq ft
6.70 x 3.70 Bradshaws 22'0 x 12'2
= Reduced headroom below 1.5m / 5'0
Dn Store 16.89 x 5.54 Up Up 55'5 x 18'2 Void N Bedroom Bedroom 4.76 x 2.75 7.25 x 4.39 Eaves 4.75 x 2.91 Up 15'7 x 9'0 23'9 x 14'5 Access 15'7 x 9'7
Above Barn First Floor
First Floor Barn 16.78 x 5.55 55'1 x 18'3
Bedroom 4.99 x 4.91 16'4 x 16'1
Barn Ground Floor Up (Not Shown In Actual Location / Orientation)
Dn
Dn Up
Ground Floor Cellar Carport T Bedroom Sitting Room 5.98 x 5.93 Bedroom 7.19 x 5.54 Dn Bedroom 5.62 x 5.36 19'7 x 19'5 4.68 x 4.26 23'7 x 18'2 4.15 x 3.81 18'5 x 17'7 Store 15'4 x 14'0 Dn 13'7 x 12'6 7.22 x 5.54 5.66 x 4.51 Study Cellar 23'8 x 18'2 18'7 x 14'10 4.90 x 4.89 4.90 x 4.90 16'1 x 16'1 16'1 x 16'1 Store 5.99 x 2.54 Store Up 19'8 x 8'4 2.16 x 2.05 Staff Flat - First Floor
Up 7'1 x 6'9 IN Dn
Up Store Up 6.35 x 5.52 Up Up 20'10 x 18'1 Carport Dining Room Store 9.10 x 5.90 Drawing Room 5.26 x 4.37 Kitchen Snug 1.67 x 1.65 29'10 x 19'4 Utility 5.53 x 3.47 5'6 x 5'5 Carport 11.83 x 5.54 17'3 x 14'4 5.61 x 5.31 5.39 x 3.65 3.87 x 3.57 18'2 x 11'5 6.00 x 5.92 38'10 x 18'2 18'5 x 17'5 17'8 x 12'0 12'8 x 11'9 19'8 x 19'5 T 2.85 x 2.53 9'4 x 8'4
Up Up Boiler Room B 5.36 x 4.89 Conservatory 17'7 x 16'1 5.46 x 3.68 Outbuilding - Ground Floor Workshop 17'11 x 12'1 5.99 x 2.54 19'8 x 8'4 (Not Shown In Actual Location / Orientation)
(Not Shown In Actual Location / Orientation)
Illustration for identification purposes only. Not to scale Ref: 212516
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 well- maintained 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.
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 one bedroom staff flat, car ports, machinery and garden store and workshop. They are both part open sided offering enclosed and safe storage to the end. There is also planning permission for an 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 6.94 acres (2.81 ha)
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. Upon 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 reception 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, a garage and patio surrounding the barn, perfect for outdoor entertaining.
Lot 2 extends to approximately 6.66 acres. Kitchen / Bedroom Void Sitting Room 4.65 x 4.42 18.18 x 6.51 15'3 x 14'6 Bedroom 59'8 x 21'4 6.92 x 6.54 22'8 x 21'5
Up Dn
Dn
T Up First Floor Void B Study 6.34 x 3.61 3.84 x 3.70 4.86 x 3.35 20'10 x 11'10 12'7 x 12'2 15'11 x 11'0
Up Ground Floor
Up 2.76 x 2.53 Bedroom 9'1 x 8'4 Noke Place, Noke OX3 9TU 3.50 x 3.30 Dn 11'6 x 10'10 Approximate Gross Internal Area = 410 sq m / 4413 sq ft (Excluding Voids) Bedroom 3.48 x 3.00 Garage = 34.4 sq m / 370 sq ft 11'5 x 9'10 Total = 444.4 sq m / 4783 sq ft
Bedroom N 4.36 x 3.50 14'4 x 11'6
Garage Sitting Room 6.21 x 5.53 6.06 x 4.78 20'4 x 18'2 19'11 x 15'8
Illustration for identification purposes only. Not to scale (Not Shown In Actual Location / Orientation) Ref: 212516
Lot 3 - THE FARMLAND The farmland at Manor Farm extends to approximately 339 acres (137 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 2019, 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.
General Basic Payment The overage will not apply to any planning permissions granted Method of sale The entitlements to the Basic Payment are included in the sale. In or development or use in connection with agriculture, equestrian Manor Farm is offered for sale as a whole, or in lots by private the event that the property is sold in lots the entitlements will be and forestry activities. If development takes place under the treaty. Subject to the leases and agreements outlined below. included with the eligible land on a pro rata basis at the discretion Town and Country Planning (General Permitted Development) Further details are available from the vendor’s agents. of the vendor. The vendor has submitted a claim for the current (England) Order 2015 Class or any subsequent act or change to scheme year and will retain the payment for this scheme year in the regulations then this will be a trigger event for overage. Contract Farming Agreement its entirety. The vendor will use reasonable endeavours to transfer This overage will be effective for 25 years from the date of The arable land is included within a contract farming agreement the entitlements to the purchaser as soon after completion as the completion of the sale and will be payable on the grant of planning which is due to expire on 30th September 2019. transfer rules allow. permission (or disposal with planning permission) for such uses (excluding agriculture, forestry or equine use). The amount payable Services Designations will be 20% of the increase in value resulting from that consent. Manor Farm has mains water and electricity connected to all of the Manor Farm lies within a Surface Water Nitrate Vulnerable residential properties. Electricity is also supplied to the Farmhouse Zone (NVZ). Fixtures and fittings and Noke Place via two sets of roof-mounted photovoltaic All items usually regarded as tenant’s fixtures and fittings and panels located on the southern elevations of the Farmhouse and Holdover equipment, including fitted carpets and curtains, together Noke Place. Holdover is reserved to permit the harvesting of all growing crops. with garden ornaments and statuary, are specifically excluded from the sale. These may be available to the purchaser by There is mains drainage to all the residential properties at Manor Ingoing valuation separate negotiation. Farm. Manor Farmhouse has an oil fired underfloor central heating The vendor reserves the right to charge for an ingoing valuation system with radiators to the first and second floors and an LPG depending on the date of completion of the sale(s). Local authority (gas) supply to the Aga. Noke Place has an LPG (gas) supply, which Cherwell District Council, Bodicote House, Bodicote, Banbury, powers the underfloor central heating system. Central heating to Early Entry Oxfordshire OX15 4AA. Tel: 01295 227001 the one bedroom flat is supplied via night storage heaters. Early Entry may be permitted onto fields that have been harvested at the purchaser’s own risk following exchange of contracts. VAT The outbuildings are also connected to mains water and electricity. Further details are available from the vendor’s agents. 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 All the main buildings have the benefit of full fibre to the premises Sporting, timber and mineral rights attached to it, becomes a chargeable supply for the purposes of broadband offering gigabit connectivity. All sporting timber and mineral rights are included in the freehold VAT, such tax will be payable in addition. sale, insofar as they are owned. Residential property Plans Property Agreement Planning Please note that the boundary fence between Manor Farmhouse Planning permission 15/00998/F permits the removal of the Noke Place Assured Shorthold Tenancy and Noke Place will need to be altered if the properties are existing conservatory and its replacement with additional sold separately. accommodation on the southern elevation of the farmhouse. EPCs and Council Tax Application 18/00428/F renews this permission for a further three Solicitors Property EPC Band Council Tax 2017/2018 years from June 2018. Irwin Mitchell Mercantile House, 18 London Road, Newbury Band payment RG14 1JX. Tel: 01635 571000. Planning application 08/00542/F permits the conversion Manor Farmhouse N/A H £3,535.10 and extension of the stone built barn known as Bradshaws to Directions Noke Place N/A H £3,535.10 residential use. Leave the M40 at junction 9 and head south on the A34 towards Oxford. From the A34 take the junction to Bletchingdon/ Noke Place Flat N/A A £1,178.36 Planning application 10/01434/F allows for the alterations to an Heathfield/Islip and join the B4027 Bletchingdon Road towards outbuilding to form a new home office. Islip. Once you get into Islip continue through the village staying Wayleaves, easements and rights of way on the B4027. Continue for approximately 1 mile and take the left The property is being sold subject to and with the benefit of all Planning application 11/01310/F provides consent for further signposted to Noke. Continue into Noke and the church will appear rights including rights of way, whether public or private, light, secondary accommodation to be erected in the roof space of the in front of you and Manor Farm and Noke Place are signposted at support, drainage, water and electricity supplies and other rights garage to Manor Farmhouse. the farm entrance to the left of the church. (OX3 9TU) and obligations, easements and quasi-easements and restrictive Overage covenants and all existing and proposed wayleaves for masts, Viewing The land shown hatched red on the sale plan is sold subject to an pylons, stays, cables, drains, water and gas and other pipes overage on future non-agricultural development. Strictly by confirmed appointment with the vendor’s agents, whether referred to in these particulars or not. Carter Jonas 01865 511444 or Savills 01865 269179. Two public footpaths cross part of the land. Further details are available from the vendor’s agents.
S i d e E l e v a t i o n R e a r E l e v a t i o n S i d e E l e v a t i o n F r o n t E l e v a t i o n
S e c t i o n A : A
Rev. 'A' (31.01.2011) - amended due to repositioning of building on site. © 2010 Clelford Essex Associates Ltd. All rights reserved.
G r o u n d F l o o r P l a n F i r s t F l o o r P l a n 45 North Bar, Banbury, Oxon. OX16 0TH. Telephone 01295 257556 Fax 01295 268500.
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 A1
0497 - OB - 04 A Andrew Chandler Richard Binning Important information Carter Jonas Rural Agency Savills Rural Agency Our property particulars do not represent an offer or contract, or part of one. The infor- 01962 833386 mation given is without responsibility on the part of the agents, seller(s) or lessor(s) and 01865 269179 you should not rely on the information as being factually accurate about the property, its [email protected] [email protected] 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 Anna Kwiatkowski Charles Elsmore-Wickens property. We have not carried out a detailed survey, nor tested the services, appliances carterjonas.co.uk or fittings at the property. The images shown may only represent part of the property Carter Jonas Rural Agency Savills Country House Sales and are as they appeared at the time of being photographed. The areas, measurements 01865 819627 01865 339702 savills.co.uk 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 [email protected] [email protected] Offices throughout the UK obtained. The VAT position relating to the property may change without notice.