Churchill Road, Chipping Norton, Oxfordshire


Guide price

An attractive parcel of land and buildings with development potential situated on the edge of a popular Cotswold market town


From the centre of Chipping Norton take the Churchill Road towards Churchill. The track leading to the land is immediately after the last house on the right-hand side, being approximately 0.7 miles from the town centre. Follow the private stoned track to the buildings at the bottom.


West End Farm is situated on the South West edge of Chipping Norton, an attractive market town, often known as the 'Gateway to the Cotswolds' . The town offers a comprehensive range of local amenities including a weekly market and a range of shops, supermarkets, pubs and restaurants, leisure facilities and a nationally recognised theatre, and there are also excellent primary and secondary schools in the area. The town is also ideally situated for exploring the picturesque

Cotswold countryside and neighbouring villages. Public transport links are good with buses to the larger centres of Banbury (13 miles) and Oxford (20 miles). Mainline train services to London run from Kingham Station (5 miles) whilst the M40 can be accessed from Junction 8 or 11 (13 miles). Racing at Cheltenham, Warwick and Stratford-Upon-Avon.


This edge of town property with good road frontage extends to approximately 57 acres of land being mainly permanent pasture with an extensive range of established buildings as described below with approximate measurements. The land is approached from the Churchill Road via a stoned track. There are a range of different tree species varying in maturity within the boundaries being a mixture of hedgerows and wooded areas. The land is gently sloping down into the valley below with impressive views of the Grade II* Listed Bliss Mill providing a fine backdrop. There are also two mature ponds on the holding offering an attractive area. Furthermore, there are two existing concrete pads in the yard with utilities services. The buildings are arranged as follows:


(6.1m x 12.9m) (( 20'0 x 42'4 )

Of stone construction with corrugated roof.


(5.86m x 10.25m) (( 19'3 x 33'8 )

Dilapidated building.


(5.8m x 10.2m) (( 19'0 x 33'6 )

Dilapidated building of pole construction.


(6.2m x 2.3) + (2.3m x 3.7m ) (( 20'4 x 7'7 +( 7'7 x 12'2 ))

Comprising 3 small rooms with corrugated roof, measuring 6.2m x 2.3m with lean-to measuring 2.3m x 3.7m.


(3m x 10.8m) (( 9'10 x 35'5 )

Dilapidated building/courtyard area.


(4.3m x 11.49) (( 14'1 x 37'8 )

Used as workshop with stable door to side, partial block-work wall and tin roof.


(5.8m x 11.9m) (( 19'0 x 39'1 )

Block-work walls with steel trussed roof and corrugated covering.


(6.3m x 5.5m) (( 20'8 x 18'1 )

Dilapidated building with timber roof and block-work walls with corrugated roof covering.


(6.6m x 5.8m) (( 21'8 x 19'0 )

Dilapidated building.


(8.9m x 5.6m) (( 29'2 x 18'4 )

Garage type building in a dilapidated state, constructed from timber and corrugated steel.


(9.12m x 15m) (( 29'11 x 49'3 )

Dilapidated wooden pole barn.


(14.2m x 12.6m) (( 46'7 x 41'4 )

Pole barn constructed of wood, cladded and roofed in corrugated sheeting with floor split over two levels.


(9m x 15m) (( 29'6 x 49'3 )

Wooden pole barn construction enclosed with corrugated roof and corrugated side sheets. 2x lean-to measuring (15m x 3.6m) to the side and (4m x 9m) to the rear.


The land is sold with the benefit of all rights of way (whether public or private), Light, support, drainage, water supplies and other rights and obligations, easements, quasieasements and restrictive covenants and all wayleaves for poles, stays, cables, drains and water, gas and other pipes, whether referred to in the General Information, particulars or special conditions of the sale or otherwise subject to all outgoings or charges connected with or chargeable whether mentioned or not.

1. There is a sewer in Field 5729 which is under a wayleave agreement with a lift and shift clause.

2. Benefit of a deed of grant for water up to 250 gallons/24 hours.


We understand that mineral and sporting rights are to be included in the sale.


The property will be sold subject to an Uplift Covenant of 20% of any uplift in value lasting 30 years on Field 5729 & part of Field 5554 (Indicated Yellow). The overage will be payable on the enhancement value on the granting of each and every planning permission obtained. For the avoidance of any doubt there is no uplift on the buildings.


It is understood that there is currently an existing Option Agreement on Field 5729 adjacent to the access track.which expires June 2020


There are currently no rights of way across the property.


The property is situated within the Cotswolds Area of Outstanding Natural Beauty (AONB).


There are 19.27 Entitlements associated with the property which will be sold with the land. There will be no apportionment of the 2020 claim if exchange does occur prior to the 1st May 2020 when the seller will submit the claim. As part of this sale, a clause will exist to ensure that cross compliance is adhered to.


The buildings, with the exception of Building 13 are held with vacant possession. The farm land is let on an annually renewed grazing license to a local farmer. It is also confirmed that the tenant in Building 13 is in occupation under a Commercial License Agreement and it is also believed that vacant possession will be easily obtained should it be required by the successful purchaser.


It should be noted that an alternative access could be created, subject to the necessary consents to the West of Field 5729. It is understood that this can be a 12ft wide access strip to field 4241 as historically the field was in separate ownership.


It is understood that there is a Victorian tip in Field 5554 which used to serve Chipping Norton.


The farmland is currently in a Countryside Stewardship Mid-Tier agreement for low input grassland which limits nitrogen use. There is currently two years left on the agreement and as a condition of sale the requirement of this scheme will need to be maintained. This will be transfered upon completion to the purchaser.


The property has had a recent planning appraisal carried out by an independent Planning Consultant which can be made available by Tayler & Fletcher upon request. It is considered Building 13 may be able to obtain a CLEUD for commercial use. Other buildings are believed to be able to offer class R.

The Planning History can be found under Ref: 13/1223/P/FP which shows an application for 60 houses in field 5729. This was rejected at the appeal stage Ref: APP/D3125/A/14/2213853 due to the design and effect of the scheme. Our belief is that better design could offer renewed opportunity.


The property is served by spring water from a borehole above the property. A disconnected electricity supply exists by the buildings and a mains sewer runs through the land.


This holding, which has been in the same family ownership for generations, offers a great opportunity and blank canvas for a purchaser wishing to own a fantastic piece of countryside on the edge of the well served and popular town of Chipping Norton. The land is a substantial block which is increasingly rare and hosts a range of good-sized buildings offering a great initial footprint to realise the lands full potential. With some work, this could be a truly exquisite holding and in the future provide a diverse income stream.


May ONLY be undertaken during daylight hours by prospective purchasers in possession of a copy of these particulars and STRICTLY by prior appointment with the vendors sole agents Tayler & Fletcher (01451 820913)


For your own safety we must ask you not enter the more dilapidated buildings. Furthermore, we take no responsibility for unattended inspections. Please be aware that there may be livestock grazing on the land.


West Oxfordshire District Council, Elmfield, New Yatt Road, Witney, OX28 1PB. Tel 01993 861000

Tayler & Fletcher and any Joint agents for themselves and for the Vendors of the property whose Agents they are, give notice that (i) These particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract (ii) No person in the employment of or agent of or consultant to Messrs Tayler & Fletcher has any authority to make or give any representation or warranty whatsoever in relation to this property (iii) Measurements, areas and distances are approximate, Floor plans and photographs are for guidance purposes only and dimensions shapes and precise locations may differ (iv) It must not to be assumed that the property has all the required planning or building regulation consents. A list of the partners of Tayler & Fletcher LLP is available at each Tayler & Fletcher Office.

Arrange viewing 01451 798058

Tayler & Fletcher (Bourton On The Water)

High Street, Bourton-on-the-Water, GL54 2AP

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