Warborough Farm

Letcombe Regis, Oxfordshire A rare opportunity to purchase an outstanding residential and mixed farm located on the Berkshire Downs

Warborough Farm, Letcombe Regis, Wantage, Oxfordshire OX12 9LF

Letcombe Regis ½ mile, Wantage 3 miles, Didcot 12 miles (Direct trains to London Paddington from 40 minutes), Newbury 18 miles, Oxford 18 miles, Heathrow Airport 59 miles, Central London 75 miles

Features:

Attractive Georgian farmhouse with later additions, providing five reception rooms and five bedrooms and south facing gardens

A traditional range of outbuildings including a large Tythe barn with potential for alternative uses (subject to planning consent)

A substantial range of modern farm buildings with their own access

Three cottages

Stables with adjoining feed room and store

Paddocks within close proximity to the farmhouse and stables

Extensive rolling permanent pasture, arable and woodland with outstanding views across the Vale of the White Horse

Small family shoot

About 498 acres (201 ha) in total

Available as a whole Situation Warborough Farm lies approximately ½ mile south of the attractive Oxfordshire village of Letcombe Regis and approximately 3 miles south west of Wantage, a popular historic market town which provides all local amenities. Newbury to the south east and Oxford to the north east are both around 18 miles away and are larger regional hubs offering a wide range of shops, restaurants and entertainment as well as links to London and the wider transport network. The M4 motorway is easily accessed at junction 14 approximately 10 miles south of the farm. The farm is therefore very well connected with local transport networks easily accessed without being compromised on privacy.

The farm is wonderfully positioned in the north of the Berkshire Downs which are part of the North Wessex Downs AONB. The southern boundary of the farm is part of a continuous ridge of high ground which is the route of the Ridgeway, described as Britain’s oldest road, an ancient track which extends from Wiltshire along the ridge of the Berkshire Downs to Buckinghamshire.

Sporting and Recreation There are many regional sporting and recreational activities in the area. The Ridgeway is accessible from the farm road to the south of the farmhouse providing miles of walking, cycling Warborough Farm and riding. For equestrian and racing Warborough Farm is a traditional north and mature woodland, copses approximately 38 years ago in of the credentials needed as well enthusiasts Newbury Racecourse livestock farm with a vast amount and shelter belts of trees interspersed many of the fields. There may also as providing the opportunity for provides both national hunt and of potential to either continue as it throughout the farm which provide be the opportunity to incorporate potential carbon offsetting and re- flat racing throughout the year with is or with scope for diversification. the basis for a good family shoot. further sustainable features such wilding. Cirencester, Beaufort and the Royal Extending to approximately 498 as the latest ELMS (Environmental County of Berkshire Polo clubs all acres the majority of the land is The farm has wonderful flora and Landscape Management Schemes); within a 50 mile radius. rolling permanent pasture with areas fauna with a fantastic array of the farm is currently included in an of temporary leys/arable land to the indigenous wild flowers established ELS/HLS agreement so has many Warborough Farmhouse Warborough Farmhouse is an unlisted late Georgian farmhouse of traditional red brick construction under a slate roof with spectacular views over open countryside from many of the rooms.

The oak front door opens into a stone-flagged entrance hall with doors to an impressive dining room with open fireplace, glass doors to the veranda to either side and a fine oak staircase; and into an attractive panelled drawing room with large open fireplace. Both rooms have bays windows with sash windows and window seats. From the entrance hall doors lead down to a cellar, to the cloakroom and to the sitting room with large bay window, open fireplace and secondary staircase to the first floor. A passage leads to the large farmhouse kitchen with adjacent breakfast room and folding glass doors to the office and shower room, both having French doors on to the terrace. Off the kitchen is a large larder and utility/boot room with back door leading to the car port and boiler room.

On the upper floor are two double bedrooms with en-suite bathrooms, a further three bedrooms, and family shower room.

Warborough Farmhouse is an interesting unlisted property with great views and has the potential to extend or re-arrange the current living areas subject to the necessary planning consents. Floorplans for Warborough Farmhouse

Approximate Gross Internal Area*: 4,800 sq ft / 446 sq m

Illustration for identification purposes only. Not to scale.

*As defined by RICS – Code of Measuring Practice. N

First Floor

Cellar

Ground Floor Traditional Outbuildings Adjacent to the farmhouse is a large yard surrounded by traditional buildings on all sides. Currently utilised for office, agricultural and general storage space the buildings could be used for alternative uses with the correct planning consents.

The buildings are of part traditional red brick construction and part timber clad under a slate roof and comprise; a detached two storey office with tack room, general store and two attic rooms above with adjoining wood store and garage; a traditional stable block with two internal stables, agricultural store, an impressive timber framed former Tythe Barn dated 1859 with adjoining hayloft and in part the original flooring is in place, there are a further five inter connecting general purpose storage rooms, a boiler room and entrance hallway to the adjoining two bedroom single Gardens and Grounds storey cottage. Completing the The farmhouse garden is attractive, outbuildings is an attractive part south facing and very well laid out timber clad under clay tile roof stable comprising flowers beds and lawn block comprising three stables, hay providing a super outlook from the store and feed room. farmhouse. Adjacent to the house is a flagstone floor seating area which is also accessed via the French doors from the farmhouse, perfect for entertaining. A level area of lawn is closest to the farmhouse with a small step up to a central walkway which is lined with flowerbeds and opens into a larger lawned area with mature trees and borders part of the farmland. The garden is partly walled offering privacy and shelter and adds to the character. Beyond the garden wall is a productive vegetable patch. Floorplans for Warborough Farm Outbuildings

Approximate Gross Internal Area*: Cottage No. 3 = 807 sq ft / 75 sq m Outbuildings A = 732 sq ft / 68 sq m Outbuildings B = 484 sq ft / 45 sq m Tythe Barn / Chemical Store = 2,809 sq ft / 261 sq m Office Block = 1,561 sq ft / 145 sq m Wood Store / Garage = 398 sq ft / 37 sq m General Store / Boiler Room = 1,066 sq ft / 99 sq m Total = 7,857 sq ft / 730 sq m

Illustration for identification purposes only. Not to scale.

*As defined by RICS – Code of Measuring Practice. Cottages No 1 Warborough Farm Cottages Located off Warbrorough Road is No 1 Warborough Farm Cottages which is detached and surrounded by private gardens and benefits from views across the farmland and private off road parking. A garden path to the front door leads into the entrance hall from which there is access to the kitchen with adjoining larder and door to the garden, a family room is accessed from the kitchen and has an adjoining downstairs bathroom and also the useful boot room which also has a back door to the garden and private parking area. Also on the ground floor is the dining room and sitting room. On the first floor are three double bedrooms, a further bedroom, office and family bathroom.

No 2 Warborough Farm Cottages Also located off Warborough Road and to the north of the Farm Buildings farmhouse and farm buildings is Beyond the traditional farm livestock purposes, 7 x bay steel No 2 Warborough Farm Cottages. buildings are a range of farm portal framed agricultural building A detached cottage with private buildings. Mainly of modern open to one side, silage clamp and No 1 Warborough Farm Cottages gardens it is accessed from the front construction the buildings are farm machinery parking areas. There garden where a garden path leads currently used for agricultural are three large poly tunnels which to the entrance door. On the ground purposes and briefly comprise; are utilised for overwintering sheep floor is a kitchen/dining room with a 4 x bay open sided concrete portal however these could be removed or larder and adjoining utility room and framed agricultural building, 3 x bay with the correct planning permission boot room to the rear with access clad steel portal framed building the foot print could be used for other to the back garden, a sitting room with double doors and currently purposes. The farm buildings have with three bedrooms and a family utilised as a workshop, 3 x bay steel their own access from Warborough bathroom on the first floor. portal framed building which is Road and can also be accessed from part open sided, Dutch barn with the yard adjacent to the farmhouse. No 3 Warborough Farm Cottages double doors, double span steel No 3 Warborough Farm Cottages portal framed livestock building is located on the western edge which is part concrete part timber of the traditional courtyard of clad with covered area which joins farm buildings. The cottage was another steel portal framed livestock converted in 2011 and comprises building which is part open sided; utility, kitchen/breakfast room, both buildings are utilised for sitting room, two bedrooms one with adjoining shower room and a bathroom. No 2 Warborough Farm Cottages No 3 Warborough Farm Cottages The Land Farming Sporting The farmland at Warborough Located within field parcels 3848 Warborough Farm is currently run as The farm is perfectly suited for comprises of permanent pasture and 5646 is an ancient scheduled a successful sheep farm incorporating various sporting activities with and arable fields. The majority of the monument known as Segsbury an arable rotation. The farming mature woods and shelter belts with farm is currently used for grazing Camp (reference no. 1017717 on operations could be continued by rolling hills provide a good backdrop purposes, approximately 307 acres, the Historic England website). the new owners or utilised for many for a pheasant and/or partridge with a further 126 acres included in The monument is an old Iron Age different purposes. shoot with the topography providing a standard arable rotation including hillfort with surrounding ditches and high and challenging birds. There are grass leys. The farm is undulating with ramparts. The monument is located Woodland a number of hunting/cross country the grazing land being to the south at the highest point of the farm with The woodland at Warborough Farm jumps dotted across the farm. and central belt of the farm with the far reaching views and is laid to grass extends to approximately 52 acres arable fields located on the flatter and wildflowers. of mainly broadleaf species. Much ground to the north. of which was planted by the current On the edge of Letcombe Regis owners and occupies some of Warborough Road divides the farm are the village allotments which steeper banks on the farm. and provides various access points are currently fully occupied. The onto the land. There are also internal allotments are shown as field parcel field gates throughout. 1511 on the farm plan and have their own access from South Street. General Ingoing valuation: In addition to the Employees: There are farm 2021/22 purchase price the purchaser will be employees who will be transferred Property Tenure EPC Council Tax Drainage Water Heating Payment required to pay for:- to the Purchaser under the Transfer Growing crops and all beneficial of Undertaking of Employment Warborough Owner occupied E H £4,009.26 Private Mains Oil Fired cultivations, sub soiling, moling Regulations (TUPE). Further details Farmhouse and acts of husbandry since the are available from the Vendor’s agents. No 1 Warborough Protected last harvest at current CAAV rates E F £2,895.57 Private Mains Oil Fired Farm Cottages Tenancy or contract rates where applicable; Local authority: Vale of White Horse Seed, fertilisers, manures and sprays District Council (01235 422422) No 2 Warborough AST E E £2,450.11 Private Mains Oil Fired applied to the growing crops since Farm Cottages the last harvest at invoice cost; All VAT: Any guide price quoted or No 3 Warborough AST C C £1,781.89 Private Mains Oil Fired seeds, sprays, fertilisers, fuel, oil and discussed is exclusive of VAT. In the Strutt & Parker National Estates & Farm Agency Farm Cottages* other consumables in store at invoice event that a sale of the property, or 43 Cadogan Street, London SW3 2PR cost. any part of it, or any right attached to *Subject to an agricultural occupancy condition. AST – Assured Shorthold Tenancy agreement. Warborough Farm it, becomes a chargeable supply for +44 (0)207 318 5166 Early Entry: Early Entry may be the purposes of VAT, such tax will be [email protected] All properties including the farm A public footpath and a bridleway Schemes: The majority of the land at permitted on to fields that have been payable in addition. buildings are connected to mains cross over the land. There are also Warborough Farm is entered into an harvested at the purchasers own electricity. The farm buildings are permissive paths crossing the Entry and Higher Level stewardship risk following exchange of contracts. Health and safety: Given the potential Strutt & Parker Central & West Estates & Farm Agency also connected to the mains water western side of the farm which forms agreement with effect from 1st Further details are available from the hazards of a working farm we ask 269 Banbury Road, Oxford OX2 7LL supply. part of the Higher Level Stewardship October 2012, for a ten year term Warborough Farm Vendor’s agents. you to be as vigilant as possible when Agreement (HLS) which is due to which is due to expire at the end of making your inspection for your own +44 (0)1865 366 641 Rental income for the residential expire in September 2022. Further September 2022. Sporting, timber and mineral rights: personal safety, particularly around [email protected] properties is available upon request. details are available from the All sporting timber and mineral the farm buildings and machinery. [email protected] Vendor’s agents. The purchaser will be deemed to rights are included in the freehold Method of sale: Warborough Farm have full knowledge of the scheme sale, in so far as they are owned. Solicitors: Gardner Leader, White is offered for sale as a whole, Access: The Vendor’s would like to and will take it on and comply with Hart House, Market Place, Newbury, 50 offices across England andWarborough Scotland, Farm by private treaty. Subject to the retain a right of access to a Sarsen the scheme from completion if Overage: An area of the farm will be Berkshire RG15 5BA including Prime Central London residential tenancies noted below. memorial stone which is located necessary. The Vendor will retain Location SU 383 851 sold subject to an overage clause. Scale 1:250,000 @ A4 Further details are available from the within the woodland parcel 1667 any ELS/HLS payments payable up Further details are available from the Postcode: OX12 9LF Vendor’s agents. on the sale plan. Further details are to completion. Further details are Based on Ordnance Survey 1:250,000 mapping with the Vendor’s agents. permission of the Controller of HMSO © Crown Copyright available from the Vendor’s agents. available from the Vendor’s agents. Licence No ES 100018525 Directions: From the church in Wayleaves, easements and rights Drawing No. U13854-08 | Date 30.03.21 Covenants and/or restrictions: There Letcombe Regis head south on South of way: The property is being sold Basic Payment: The entitlements to Designations: Warborough Farm are restrictions / covenants listed on Road continuing onto Warborough subject to and with the benefit of the Basic Payment are included in the is set in the North Wessex Downs the Land Registry Title deed, details Road (the village allotments will be all rights including; rights of way, sale. In the event that the property is Area of Outstanding Natural Beauty of which will be made available by on your right hand side), continue whether public or private, light, sold in lots the entitlements will be and there is a Scheduled Ancient Warborough Farm the Vendor’s solicitors on request. for approximately ½ mile and the support, drainage, water included with the eligible land on a Monument known as the Segsbury farmhouse and farm buildings will Location SU 383 851 and electricity supplies and other pro rata basis at the discretion of the Camp towards the southern Fixtures and fittings: All items usually be on your left hand side. Scale 1:250,000 @ A4 rights and obligations, easements vendor (or their representatives). boundary. The farm is also within regarded as tenant’s fixtures and and quasi-easements and restrictive a Nitrate Vulnerable Zone (NVZ). Based on Ordnance Survey 1:250,000 mapping with the fittings and equipment, including Viewing: Strictly by confirmed permission of the Controller of HMSO © Crown Copyright covenants and all existing and The vendor has submitted a claim Further details are available from the Licence No ES 100018525 curtains, together with garden appointment with the Vendor’s proposed wayleaves for masts, for the current scheme year and will Vendor’s agents. ornaments and statuary, are agents Strutt & Parker, Oxford 01865 Drawing No. U13854-08 | Date 30.03.21 pylons, stays, cables, drains, water retain the payment for this scheme specifically excluded from the sale. 366641 or London 020 7318 5166. and gas and other pipes whether year in its entirety. The vendor referred to in these particulars or not. will use reasonable endeavours to transfer the entitlements to the

purchaser as soon after completion 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 as the transfer rules allow. 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 inspecting properties which have been sold, let or withdrawn. 5. We are able to refer you to SPF Private 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% of the aggregate of the fee paid to them by you for the 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 anything of particular importance to you, please contact this office and Strutt & Parker will try to have the information checked for you. Photographs taken March and April 2021. Particulars prepared April 2021. Strutt & Parker is a trading style of BNP Paribas Real Estate Advisory & Property Management UK Limited.