Eagle Farm, Standlake OX29

Eagle Farm, together with land at Church Farm and Fishing Lakes, is offered to the market as a whole or in up to 6 lots. Eagle Farm itself is a landmark farmstead situated in a prime location at the end of the attractive Standlake High Street. This listing is for Lot 1 only. Other lots are listed separately as is the whole farm which amounts to about 222.3 acres in total.

* Oxford 12 miles (trains to Marylebone 1 hour)
* Witney 6 miles
* Burford 12 miles
* Didcot 15 miles (Trains to London Paddington 40 mins)

Lot 1
Coloured pink on the attached plan. About 16.19 acres (6.56 hectares)

Eagle Farm House is an imposing stone-built farmhouse situated at the northeastern end of Standlake High Street. The house is set back from the public highway and is approached over a gated entrance into a gravelled turning and parking area. The house has been in the same family ownership for three generations and is offered for sale for the first time since the Second World War.

The accommodation is as shown on the floor plan but includes a good sized entrance hall leading to a double aspect dining/drawing room with doors onto the rear terrace and an open fireplace. A door on the other side of the hall opens into the sitting room with bay window, fireplace and door into the kitchen and breakfast area with wall and base units and a built in oven. From the rear door there is a good sized utility area with Larder, now housing the oil fired boiler. Beyond is a study with a shower room and w.c. and handbasin.

On the first floor are four good bedrooms, a family bathroom and airing cupboard. Despite not having been lived in for some time, and therefore in need of updating, the house is very welcoming and is well laid out.

The utility door leads to a covered area which links the house to a store and three stables as shown on the floor plan. To the rear of the house is an area of lawn which leads into a charming walled garden. Beyond the wall is an area of former orchard.

Lying primarily to the south of the house, and accessed via a second separate entrance, are the farm buildings comprising: -
A stone under slate Workshop/Brooder Shed with open fronted central area.
A substantial Granary building of brick under corrugated roof housing 5 grain bins and grain handling plant with a steel framed Lean To.
At the southern end of the farmyard is a more modern Grain Store (and adjoining fan house) of portal framed construction with corrugated roof and side cladding, again housing Grain Bins.
On the western side of the yard is a five bay open fronted Machinery Store of steel framed under corrugated roof construction.
A Livestock Shed of block under corrugated roof construction on the north side of the old farmstead completes the buildings.

In total the farm buildings extend to approximately 7,823 sq ft (727 sq m) - please note our comments under 'Planning' below.

There is a third access to the farmstead from the north east from Rack End (the Northmoor Road) which provides enormous flexibility in any future division of the buildings.

To the south east of the farmyard are two enclosed paddocks leading to a third as yet un-fenced paddock.

All in all, Eagle Farmhouse and farmyard represent an increasingly rare opportunity for a Purchaser to develop and put their own stamp on a period farmstead within a village.

Location
The property is situated at the heart of a popular village, Standlake, which is home to a church, pub, Post Office and stores, primary school and village hall. The village also has tennis, cricket and swimming clubs.

The market town of Witney provides everyday shopping with a weekly market and supermarkets. There are also highly regarded schools both state and private in Witney, Abingdon and Oxford with regular bus services to Witney, Abingdon and Eynsham (with connection to Oxford) from the village.

It is well located between Oxford with access to the A34 to the east (11 miles) and M4 to the south (24 miles). Didcot and Oxford provide mainline railway stations.

Method of Sale
Eagle Farm is offered for sale by Private Treaty as a whole or in up to 6 lots.

Tenure and Possession
Freehold with vacant possession in respect of part of Lot 1 (The farmhouse, farm buildings and immediately adjoining paddocks). The remainder farmland is sold subject to the existing Farm Business Tenancy, with vacant possession, if required, available in October 2025.

Planning
The farmyard buildings have not been used for any other purpose than Agriculture and therefore may meet the criteria for Class Q Permitted Development Rights, however Purchasers must take their own planning advice in respect of this. Notwithstanding any permitted development rights, the farmyard complex itself, situated just off the High Street, appears to have considerable planning potential for alternative uses.

An outline planning application (22/02512/OUT) for the demolition of the farm buildings and erection of up to 10 dwellings was submitted in 2022 but withdrawn prior to determination.

Overage
Lot 1 (other than the Farmhouse and walled garden), Lot 2 and Lot 3 will be sold subject to an Overage Provision that in the event of residential or commercial development or use (other than agricultural or equestrian) within a period of 35 years from the date of sale then a payment of 40% of any uplift as a result of such development will be payable to the Vendors or their successors in Title.

Services
Mains water, mains drainage and mains electricity with three
phase power to Lot 1. The farmhouse has oil fired central heating.

Mobile Phone Coverage
Mobile phone and Broadband Coverage for various providers can be checked by entering the Postcode OX29 7RZ and selecting 7, High Street, Standlake, on the Ofcom Website.

Council Tax
Eagle Farm is Band G. Annual amount payable is £3,764.44 for 2024/2025.

Health & Safety
Given the potential hazards of Deep Water and Agricultural Buildings we ask you to be as vigilant as possible when making your inspection for your own personal safety. Under no circumstances should any inspection be undertaken without an appointment and a member of Adkin staff present.

Viewing
STRICTLY BY APPOINTMENT ONLY. Please contact Charlotte Bailey, Liane Marchant or Kevin Prince to make your appointment.

For Further Information<
See attached particulars for full details or contact Charlotte Bailey or Kevin Prince at Adkin.

Directions
From Oxford proceed west on the A40 to Witney. Take the A415 exit towards Abingdon. Continue for about four miles into Standlake village. Turn left onto the High Street. Eagle Farm is on the right after a short distance.

What3Words
Eagle Farmhouse will be found at What3Words ///blip.hunches.surfaces