High Lodge Farm, Culham, Abingdon, Oxfordshire OX14 3DX

High Lodge Farm Culham, Abingdon, Oxfordshire OX14 3DX

A productive mixed farm with diverse income streams and excellent sporting potential

Abingdon 1 mile | Oxford 8 miles | Wantage 13 miles Didcot Parkway (London Paddington 45 mins) 5 miles A34 (Abingdon) 3 miles | M40 (J7) 12 miles

Grassland and arable farm in a ring fence block

Potential to increase arable acreage from current levels

Portal framed farm buildings and corn store providing let income

Location Woodland providing well established and locally High Lodge Farm is well located to the immediate south east of Abingdon, Oxfordshire. Approximately 3 renowned private shoot miles from the A34, the farm is 0.5 miles north of the village of Culham, 8 miles south of Oxford and bordered by the River Thames to the north with other agricultural land or roads to the remaining boundaries. Subject to Entry and Higher Level Stewardship Schemes Directions From Abingdon Bridge take the A415 south towards Clifton Hampden and Burcot. After approximately 2 For sale as a whole miles turn left onto Thame Lane, which is also sign posted for the adjacent European School. Proceed for approximately quarter of a mile where the main driveway entrance to High Lodge Farm is located on the left. The farm has two further owned entrances from the A415 and one right of way. About 379.32 acres (153.51 hectares) in total

High Lodge Farm The farm comprises a mix of arable and grass, established woodland and a modern farmyard with corn store and drying facilities. The current owners grow cereal crops whilst using the majority of the grass for the rearing and grazing of sheep and fodder production. The buildings provide a let income and the farm is currently subject to an ELS/HLS agreement. With a break available in April 2016 the farm has the potential for a much greater arable acreage than currently sown having previously been farmed on a more extensive basis.

Farmed in a way so as to promote conservation and diversity, the farm has many historic features as well as the Culham Brake SSSI which boasts one of the largest British populations of summer snowflake. Smaller areas of the farm are used for the growing of cricket bat willows with the elevated woodland parcels forming the basis of a well-established shoot.

The Land Located in a ring fence the land generally comprises large fields with good access from either roads and tracks or via adjacent parcels. Taking into account the current limitations of the Higher Level Stewardship Scheme options, the farm comprises about 258 acres of pasture and Farmyard floor with drying facilities, central passage 63 acres of arable. Comprising a number of modern portal framed splitting the building, pit and elevator buildings located to the easterly boundary of the system - we are informed that the building There is potential to increase the arable acreage farm, the farmyard benefits from good access via has previously held up to 700t of corn. Half to over 235 acres which is more in line with how it the farm drive which leads from Thame Lane. of the building is currently let on two was farmed prior to the Higher Level Stewardship commercial agreements which commenced Scheme. Extending in total to in excess of 11,600 sq.ft in January 2012. (1,078 sq.m) the buildings are laid out as per the A mix of mainly Grade 2 and 3 soils these are plan and comprise as follows: 2. Lean-to – steel portal framed with open further characterised as being freely draining sides and earth floor with wooden cladding loam and clay to the majority with high or 1. Grain store and dryer facilities – steel to westerly elevation and concrete fibre moderate fertility. A smaller area to the north and portal framed with grain walling, box profile cement roof. Currently used for storage. adjacent to the River Thames is Grade 4 cladding and concrete fibre cement roof. providing loam and clay floodplain soils. The building provides a drive over dryer

3. Workshop Units – steel portal framed construction with concrete block walling and box profile cladding under concrete

fibre cement roof. A collection of six former pig buildings now being used as workshop units with the addition of roller shutter doors and pedestrian door. The units are all occupied and currently let to four separate parties, the earliest having commenced in 2002.

4. Yard – earth, concrete and hardcore base and let as outside storage and a timber yard.

The units are let out on a number of tenancy agreements with a gross rental income of £28,980 per annum.

Where they exist, agreements are available from the vendors’ agents together with a schedule and purchasers are to assume that all lettings include the security of tenure provisions within the Landlord and Tenant Act 1954.

Sporting Woodland General The farm currently benefits from a Running through the centre of the farm is an area well-established and locally renowned private of woodland, elevated in most instances and Method of Sale shoot which provides approximately ten days a extending to approximately 56 acres. Providing High Lodge Farm is offered for sale as a whole by year averaging 150 birds each. Areas of the farm the heart of the shoot the woodland provides private treaty. have been used to grow cover crops such as excellent shelter whilst adding amenity value to maize with release pens located within the the mixed nature of the farm. Tenure and Possession woodland. The property is offered for sale freehold with vacant possession on completion. Over 300m of single and over a mile of double bank fishing rights are included on the Swift Access Ditch, a back water of The River Thames. The farm benefits from access to Thame Lane via a right of way up the main farm driveway as well as directly to the A415 Abingdon Road in a number of places. 6t and 9t bridges cross the Swift Ditch.

Services Mains water and electricity are available to the farmyard with sub-meters in place for providing electricity to the let units.

Wayleave Easements and Rights of Way The 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 runs from the Rye Farm Car Park at Abingdon Bridge heading east through the northerly section of the farm towards the River Thames. A further footpath follows the course of the River Thames back to Abingdon Bridge.

Basic Payment Entitlements to the Basic Payment Scheme for the farms eligible area are included within the sale. The 2015 Basic Payment Scheme claim will be submitted and retained by the vendors.

Stewardship Schemes The farm is included in an Entry Level Stewardship Scheme (ELS) and Higher Level Stewardship Scheme (HLS) in favour of A & J Lay and Partners. Entered into in April 2011, there is 5 year break available in April 2016 to leave the Scheme. Further details are available from the selling agents.

Overage Agreement The farm is sold subject to a blanket Overage Clause which reserves 50% of any increase in value attributable to development other than farm buildings, paddocks or garden extension. Further details available from the vendors selling agent.

Designations The property (all or part) has the following designations:

 Nitrate Vulnerable Zone (NVZ).  Culham Brake, Site of Special Scientific Interest (SSSI).  The Green Belt within South Oxfordshire Local Plan.

Timber & Mineral Rights VAT Viewing Timber and mineral rights are included in the Any guide prices quoted or discussed are Strictly by confirmed appointment with the freehold sale in so far as they are owned. exclusive of VAT. In the event that a sale of the vendor’s selling agent, Adkin on 01235 862888. property, or any part of it, or any right attached to Sporting it, becomes a chargeable supply for purposes of Contact Andrew Chandler or Philip Pocock for The sporting rights are included in the sale of the VAT, such tax will be payable in addition. further information: farm in so far as they are owned. Health & Safety [email protected] Local Authority Given the potential hazards of the land we ask [email protected] South Oxfordshire District Council (01235 you to be as vigilant as possible when making 520202) your inspection for your own personal safety.

Solicitors Post Code Withy King, North Bailey House, New Inn Hall OX14 3DX Street, Oxford OX1 2EA. Tel: 01865 792 300

Adkin for themselves, and the Vendors of this property, whose Agents they are, give notice that: (1) These particulars do not constitute, nor constitute any part of any offer or contract; (2) All statements contained in these particulars as to this property are made without responsibility on the part of Adkin, or the Vendor; (3) None of the statements contained in these particulars as to this property are to be relied on as statements of representation of fact; (4) Any intending purchaser or tenant must satisfy himself by inspection or otherwise as to the correctness of each of the statements contained in these particulars; (5) The Vendor does not make or give, and neither Adkin nor any person in their employment has any authority to make or give, any representation or warranty whatever in relation to this property.

Reference; PJP/L180

Orpwood House, School Road Ardington, Wantage Oxfordshire OX12 8PQ Telephone: 01235 862888 [email protected] www.adkin.co.uk