Lyford Grange Lyford, 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.

Distances Wantage 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) Location Lyford 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 Overview Lyford 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.

Directions From 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 Paddocks Coloured 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 with stone fireplace complete with fenders, radiators, window to boot room and rear hall with larder adjacent and further door and ends of moulded tie beam: cusp-chamfered windbraces, the water garden and French doors to the sun room. The latter to laundry/utility room housing extensive built in cupboards, and chamfered principals and butt purlins’. The detailing is now has a wooden frame with glass panes above low, red brick wall plumbing for washing machine, sink and fireplace with stone covered by the ceiling but the original openings from the viewing with double doors to the front garden. Sited to the front aspect of surround. room are still in place on the landing. The exceptionally fine oak the house is the drawing room with sash windows and French roof timbers are viewed from within the attic space. doors to the front elevation, exposed wooden frame to part and The main stairs lead to a large galleried landing with exposed imposing stone inglenook fireplace believed original to the house. timber, sash windows and wooden framed opening to viewing The gravel driveway entrance is flanked by two imposing yew room. To the front of the house is the vaulted master bedroom trees set inside a red brick wall with railings above, a lawn leads To the rear of the house a door leads to a study with sash with exposed timber frames windows overlooking both the to the northerly elevation. An oak framed, porch covered entrance windows and wall cupboard with a travertine rear hallway to the paddock and water garden. A landing adjacent provides recessed leads to the main entrance hall with stairs leading to galleried dining room with wooden framed windows. The side entrance cupboard and access to a bathroom with bath, basin, wc and landing. There is a stone floor and fireplace, cupboard, sash hall has two storage cupboards, one interconnects with adjacent bidet with airing cupboard. Bedroom 2 follows with windows windows overlooking front aspect and courtyard garden and kitchen with travertine floor, a door to the rear of house leads to overlooking the paddocks with exposed stonework and wooden exposed stonework. Heading to the front of the house from the the courtyard garden. The kitchen is by Thomas and Thomas frame. A part wood panelled landing with storage cupboard main entrance is a hall with cloakroom comprising wc, basin and with hand built units in a shaker design with built in electric cooker, leads to bedroom 3 with sash windows overlooking the front window to the courtyard garden. The morning room lies adjacent hob and fridge, marble surfaces and 5 door oil-fired Aga. Door to 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.

Garden An 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.

Outbuildings The 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. Lot 2 – Land at Brook Cottages Lot 3 – Land and Traditional Buildings at Lyford Adjacent to Lot 2 is a former granary with part brick base and Coloured green on the plan Grange part on staddle stones with wood frame and cladding and tiled About 22.71 acres (9.19 hectares) Coloured yellow on the plan roof. A level field extending to in excess of 17 acres with access from a About 4.70 acres (1.90 hectares) Paddocks council maintained road together with land adjacent the River Ock A courtyard of traditional buildings with an application for Prior and two parcels of woodland. Approval to convert part to residential pending. The paddocks lie to the south and west of the house providing over 8 acres of level permanent pasture. Hedged to the roadside Centering on a courtyard of traditional buildings Lot 3 comprises with fencing against the driveway, the land is subdivided into a a former cart horse stable being a two storey traditional stone number of parcels. barn with Cotswold stone roof believed to date from the 15th Adjacent to the traditional buildings are more modern additions The more modern grainstore is steel portal framed with box profile including a 4 bay steel portal framed Dutch barn with concrete cladding, concrete grain walling and 2 sets of roller shutter doors floor and lean to. Further buildings include a 4 bay Dutch barn to eaves height. The interior provides storage for about 850 tonnes with stone rear wall and an adjacent 4 bay concrete portal framed with central dividing wall and walkway over. A drive on floor houses building, both of which are currently used for storage of machinery drying ducts with a block built dryer room to the rear housing and implements. Rekord RS50 dryer. Both drying systems are LPG fired; three 1000 litre tanks are located adjacent. 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 5 – Land at Grange Meadow Coloured Blue on the plan Lot 4 – Land and Grainstores at Lyford Grange About 132.90 acres (53.79 hectares) Coloured Pink on the plan Two parcels of productive mainly arable land with good road About 213.31 acres (86.32 hectares) frontage.

A ring fence of productive mainly arable land, to the majority Grade Situated to the east of the farm, separated from Lot 4 by a road 3 with extensive road frontage and two grainstores providing about the northerly block extends to just over 14 acres of land together 1,650 tonnes of crop storage and drying facilities. with a small area of trees. Currently in fallow and with direct road access the land is adjacent to the River Ock. Land The southerly parcel forms the remainder of Lot 5, separated Comprising larger parcels with good access from council by 1 field in separate ownership. With larger parcels and good maintained roads in a number of places the land is well suited to access from council maintained roads the land is well suited to modern farming methods. Mainly in arable production and growing modern farming methods. Mainly in arable production and growing winter wheat with oilseeds and fallow on rotation there is some winter wheat with oilseeds and fallow on rotation there is some short term temporary grass leys and game cover making the most short term temporary grass leys. With a number of mature shelter of the farms sporting opportunities. The land is split by a track belts located throughout the River Ock forms the north easterly and ditch horizontally through the centre with a number of mature boundary with land within other ownership and a road to the south shelter belts located throughout. The River Ock forms the northerly and west. Grade 3 to the majority with a smaller area of Grade 4 boundary with an adjacent field being the only parcel of permanent to the northerly boundary the land is further characterised as being pasture in this Lot. base rich loamy soils and loamy and clayey soils. 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 century. Adjacent are painted brick under slate single storey Lot 6 – Land at Charney Bassett rich loamy soils. former pony and trap stables and stores. Across the courtyard Coloured Brown on the plan is an imposing wooden framed traditional barn set in a ‘T’ About 91.93 acres (37.21 hectares) Grainstores shape dating from 1640 with black wooden cladding and open to A ring fence of productive Grade 3 arable land in large enclosures Two separate buildings currently provide the grain storage and the eaves. The remainder of the courtyard between the two main and adjacent to Charney Bassett village. barns is formed by a former dairy, workshop and a long range drying facilities for the farm. Located side by side at Lyford Grange of stone, brick or brick base and wooden framed open fronted they are to the south westerly edge of the Lot with access via a With access either via a gateway from Longworth Road or rights of buildings. All under slate roof with attractive blue ridge tiles the shared driveway from the road. way from the same the land is in a number of large enclosures and buildings are used for storage. Providing about 800 tonnes of storage with central metal divide well suited to modern farming methods. In arable production and with walkway over the original building is steel portal framed with growing winter wheat with oilseeds the land is Grade 3 and mainly Extending to in excess of 8,100 sq.ft (752 sq.m) (GIA) an lime rich soils over chalk or limestone. application for Prior Approval has been submitted for conversion concrete block base, concrete fibre cladding and 3 sets of floor of up to 450 sq.m of the traditional buildings to residential use. to eaves sliding metal doors. A concrete floor with drying ducts Please note an overage applies to the land hatched in grey. Further Further details are available from the Agents upon request. provide drying capacity alongside a concrete block built dryer detail is available from the Agents or Solicitors. room to the rear housing Bentall RS50 dryer. A cleaning system is located to the front with RSJ gantries to support grain stirrers. Cropping Schedule

BPS Eligible Areas Cropping LOT 4 7007 3.06 7.56 WW FA1 WW S Beans WW Parcel Ha Ac 2012 2013 2014 2015 2016 pt5260 0.09 0.22 PP PP PP PP PP 9215 6.81 16.83 OSR FA1 WW S Beans WW LOT 1 pt1472 0.34 0.83 PP PP PP PP PP 6783 10.89 26.91 OSR FA1 WW OSR WW 5043 1.64 4.05 PP PP PP PP PP 5790 30.78 76.06 WW FA1 OSR WW WW 4702 4.32 10.67 WW FA1 WW TG1 TG1 5845 0.95 2.35 PP PP PP PP PP 9460 10.08 24.91 OSR FA1 WW OSR WW 6520 1.97 4.87 WW FA1 WW S Beans WW 6845 0.75 1.85 PP PP PP PP PP 6326 4.35 10.75 PP PP PP PP PP 1957 5.81 14.36 WW FA1 WW TG1 TG1 TOTAL 3.34 8.25 2966 7.90 19.52 OSR FA1 WW OSR WW TOTAL 49.58 122.51 LOT 2 2288 8.65 21.37 WW FA1 OSR WW WW LOT 6 3160 7.14 17.64 WW FA1 OSR WW WW 9420 13.02 32.17 WW FA1 OSR OSR WW 6704 24.56 60.69 WW OSR WW WW OSR pt1472 0.75 1.85 PP PP PP PP PP 1227 7.15 17.67 WW FA1 OSR WW WW 5390 3.02 7.46 WW OSR WW WW OSR TOTAL 7.89 19.49 TOTAL 82.36 203.50 0996 2.22 5.49 WW OSR WW WW OSR LOT 3 LOT 5 2212 7.45 18.41 WW OSR WW WW OSR pt5260 1.03 2.55 PP PP PP PP PP 5036 10.79 26.66 WW FA1 WW SB & FA1 WW TOTAL 37.25 92.05 TOTAL 1.03 2.55 7336 5.93 14.65 FA1 FA1 FA1 FA1 FA1 Whole 181.45 448.35

General Services Stewardship Schemes Method of Sale Purchasers are advised to make their own enquiries but mains No part of the property is included within an Entry Level or Higher The farm is offered for sale as a whole or in up to six lots by water and electricity are available to Lot 1 with drainage to a Level Stewardship or any other form of scheme. Private Treaty. 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 Designations Tenure and Possession their own cost, making good any damage and within 2 months The property is located within a Surface Water Nitrate Vulnerable Vacant Possession is available on completion. of completion. Lot 4 currently benefits from a 3 phase electricity Zone (NVZ). Lyford Grange is Grade II* Listed. supply that shall require re-metering. Lot 6 has mains water Holdover connected to a meter. Lots 2, 4 and 5 do not benefit from service Timber & Mineral Rights Holdover is required for the storage of harvested crops in the grain connections at the present time. Timber and mineral rights are included in the freehold sale in so far stores within Lot 4 until the end of March 2017. as they are owned. Wayleave, Easements and Rights of Way Overage Clause The property is being sold subject to and with the benefit of all Field 0997 within Lot 6 is sold subject to an Overage Agreement rights of way, whether public or private, light, support, drainage, reserving 50% of any increase in value attributable to residential water and electricity supplies and other rights and obligations, development for 30 years from completion. A draft of the clause is easements and quasi-easements and restrictive covenants and available from the Agents or Solicitors. all existing proposed wayleaves for masts, pylons, stays, cables, drains, water and gas and other pipes whether referred to in these Access particulars or not. The 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 footpath crosses the fields adjacent to the River Ock in Lots 2 a right of way over the driveway owned by Lot 4. Lot 3 has access and 4. 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 Basic Payment way across adjacent property. Entitlements 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. Lyford Grange, Wantage Store Room 5.26 x 4.34 Approximate Gross Internal Area: 17'3" x 14'2" House - 543.0 sq.m. / 5845 sq.ft. (including conservatory, store and old boiler house)

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Old Boiler House APPROX. SCALE 0 1 2 3 4 5 10Ft 0 1 2 3M Utility/ Bedroom Boot Room 4.46 x 2.93 4.31 x 3.30 14'8" x 9'7" Floor Plans produced by 14'2" x 10'10" Proplan 01491 842925 All measurements and figures are taken in accordance with RICS guidelines. This plan is for guidance only and must Pantry not be relied upon as a statement of fact.

Bedroom 3.78 x 3.22 Ground Floor 12'5" x 10'7" First Floor

Kitchen/ Breakfast Room 6.64 x 4.13 21'9" x 13'7" Vaulted Bedroom Sitting Room Master Bedroom 3.53 x 3.19 5.29 x 4.80 5.50 x 4.88 11'7" x 10'6" 18'0" x 16'0" 17'4" x 15'9" Conservatory

Up Dn

Inner Side Hall Linen Hall

Drawing Room Reception Hall 8.39 x 6.40 Dining Room Study 6.14 x 5.52 27'6" x 21'0" Landing Bedroom 5.51 x 3.92 Bedroom Bedroom 5.38 x 3.56 20'2" x 18'1" Bedroom 5.93 x 2.97 18'1" x 12'10" 17'8" x 11'8" 4.46 x 3.97 4.61 x 3.46 14'8" x 13'0" 4.81 x 2.83 15'1" x 11'4" 19'5" x 9'9" 15'9" x 9'3"

Sporting VAT further information: [email protected], The sporting rights are included in the freehold sale in so far as Any guide price quoted or discussed is exclusive of VAT. In the [email protected] they are owned. Lyford Grange hosts 6 days of mixed game event that a sale of the property, or any part of it, or any right Post Code shooting per annum averaging 70 birds. There is a flight pond, attached to it, becomes a chargeable supply for the purposes of stalking and fishing rights on the River Ock. VAT, such tax will be payable in addition. Lyford Grange, OX12 0EQ

Local Authority Health & Safety Viewing Vale of White Horse District Council, 135 Eastern Avenue, Given the potential hazards of the property being a working farm Strictly by appointment with the Vendors Agents Adkin. Milton Park, Milton, Abingdon, Oxfordshire OX14 4SB. and agricultural land we ask you to be as vigilant as possible when Tel: 01235 862 888. Contact Julian Sayers, Tel: 01235 520 202. www.whitehorsedc.gov.uk making your inspection for your own personal safety. Andrew Chandler or Christine Thomas for further information: [email protected], [email protected], Oxfordshire County Council, County Hall, New Road, Oxford Solicitors [email protected] OX1 1ND. Tel: 01865 792 422. www.oxfordshire.gov.uk Bircham Dyson Bell LLP, 50 Broadway, London SW1H 0BL. Tel: 020 7227 7000.Contact Henry Cecil or Paddy Lynam for Orpwood House, School Road, Ardington Wantage, Oxfordshire OX12 8PQ Telephone: 01235 862 888 [email protected] www.adkin.co.uk