An attractive ring fenced arable and poultry farm occupying a private and idyllic position on the edge of a popular North Oxford village. For sale as a whole or in two lots. In all about 420 acres.
Leadenporch Farm lies on the edge of Deddington, an attractive village situated between the market towns of Banbury and the University City of Oxford. The village provides everyday facilities including a primary school, several public houses, restaurants and shops together with a monthly village market held in the central square. Local attractions in the surrounding villages include Soho Farmhouse and Daylesford Organic with the nearby towns of Banbury, Bicester and Oxford offering a wider range of social and recreational facilities. Schooling in the area includes Bloxham and Tudor Hall with Deddington falling within the Warriner catchment area.
J10 of the M40 lies 8 miles to the east and provides access to London and the wider road network. There is a mainline railway service from Banbury providing a frequent train service to London Marylebone in 63 minutes.
Leadenporch comprises a compact farmstead with an attractive barn conversion with ancillary accommodation, two farm workers cottages, a range of modern farm buildings together with approximately 263 acres (106 ha) of arable and pasture land. In addition, there is a well-established poultry enterprise running in conjunction with the arable operation.
The farm is approached via a private drive off the Clifton Road which leads through the arable land and down to the main farmstead. Continuing past the cottages and farm buildings the drive leads to the farmhouse with a courtyard, turning circle, garden and lake.
In addition, lying to north of the village of Clifton is an off-lying block of land extending to around 142 acres of arable and pasture with small areas of woodland.
Leadenporch Farmhouse is an impressive barn conversion built of part stone part brick elevations under a clay tile roof. Thoughtfully converted, the eastern end of the house has been designed in such a way that it can be isolated off to provide a two bedroom cottage/annexe with separate access.
From the courtyard, a step leads up to the front door which opens into the entrance hall off which the kitchen, office, utility room, drawing room, dining room and garden room can be accessed. Stairs from the entrance hall lead up to a galleried landing giving access to the master bedroom with en-suite bathroom together with a further 5 bedrooms and one bathroom. The eastern end of the dwelling provides further accommodation which can be incorporated into the main house. The additional rooms comprise a sitting room, kitchen, two bedrooms and two bathrooms.
Adjoining the house is a single storey, stone and timber clad barn, part of which has been converted to comprises a games room and pool room with a w.c and changing room which gives access to the indoor swimming pool. The remainder of the barn is a three bay open fronted garage. Outside, to the south of the house is an attractive garden predominantly laid to lawn and enclosed by mature shrubs looking out over a small lake and open farmland. The northern aspect has a terrace enclosed by post and rail fencing, an area of lawn and a vegetable garden.
Cottages (Fishers End and Oakcroft):
Situated to the north of the farm buildings are two bungalows built subject to agricultural occupancy conditions. Currently occupied by farm workers, the cottages are of stone construction with stone elevations under a tiled roof.
1 Grain store (33m x 18m) - Concrete floor, steel frame, steel grain elevations under a corrugated cement roof. To the gable end are two roller shutter doors together with two pedestrian accesses. There are double sliding doors to the side elevation.
2 Oil Seed Rape store (13.5m x 13.5m) - Concrete floor, steel frame, steel grain elevations under a corrugated cement roof.
3 Tractor Shed (7m x 7m) - 2 bay, steel frame, concrete block elevations under a corrugated cement roof.
4 Workshop (3.5m x 7m) - Concrete floor, steel frame, concrete block elevations under a corrugated cement roof.
5 Stables (15m x 17m) - 4 bay open fronted building of steel framed construction under a corrugated cement roof with a tack room.
6 Cattle Shed (18m x 18m) - Steel frame, asbestos fibre cement elevations under a corrugated cement roof.
7&8 Poultry Buildings (60m x 18m and 91m x 42m) - Timber framed, mounted onto concrete blocks under a metal roof.
In addition, there is an off-lying concrete block building located half way down the drive off the Clifton Road. The building has potential for development (subject to the necessary planning consents).
The vendors have established a successful poultry business which operates alongside the arable farming system. The business is run in-hand with some of the grain being used as feed for the poultry , with the manure then being spread back on the land, with any surplus then available to be sold off the holding. The vendors have a Broiler Growers Contract with Faccenda Foods Ltd which could be renegotiated by the potential purchaser.
All poultry sales, feed and chick purchases are dealt with contractually with Faccenda. The average net margin for the past 3 years is £231,381 per annum based on 8 crops per year. Further information can be obtained from the selling agent.
Given the nature of the business, the poultry buildings are located to the north of the farm buildings and have been well screened by a mixture of mature trees and hedges. Accessed off the main drive leading to a concrete yard with a controlled wheel wash system, the buildings comprise five timber framed poultry buildings mounted onto concrete blocks under a metal roof. The buildings have windows installed down the sides with fan ventilation and air inlets to the ridge. Each building has a service room with a new Rotem computer system and temperature alarmed environmental monitoring together with a farm office, staff canteen and toilet.
Two of the buildings measure 91m x 24m and have the capacity to house of 50,000 birds each whilst the remaining three buildings measure 60m x 18m and house a maximum of 25,000 birds each. In all, there is the capacity for 175,000 birds.
The farm is run in-hand with members of staff occupying the farm cottages with one on an assured shorthold tenancy and one opn a service contract. The staff work together to ensure that the business is run productively whilst maintained to the highest standard. We understand that where possible, all members of staff wish to continue their contract of employment on the transfer of ownership. They include:-
The farm manager has been employed since 1998. Whilst overseeing the day to day operational activities and other employees, the farm manager is also responsible for maximising the performance and profitability of the whole farm. He also decides on the cropping rotations and the sale and purchase of the arable crops together with ensuring that all health and safety and other legal regulations are complied with. The arable and poultry enterprises work hand in hand resulting in an efficient and successful business.
Employed since 2007, the Poultry Manager is primarily responsible for running the poultry enterprise in line with the Broiler Growers Contract with Faccenda Foods Ltd. This involves ensuring that the poultry houses are kept to the required standard and providing alarm cover at all times with relief cover by other members of staff.
Employed since 2002, the role involves assisting with both the arable and poultry operations as directed by the farm manager.
Surrounding the main farmstead, the land comprises a block of productive arable land with paddocks. The land is accessed from the main drive with internal tracks.
Gently undulating, the arable land extends to approximately 258 acres (104 ha) and is divided into good sized enclosures bound by mature hedgerows with road frontage on the northern boundary and the southern boundary being formed by the Deddington Brook. The arable cropping rotation includes predominantly winter wheat, beans, oil seed rape and spring wheat.
The current arable operation runs neatly in conjunction with the poultry enterprise with half of the manure produced being spread over the arable land which provides all of the P and K requirements. The remaining manure is sold off the holding and produces an income of around £15 - £20,000 per annum. In recent years, the land has won a number of awards for its good management.
The pasture land lies adjacent to the farm house and farm buildings and extends to around 4.72 acres (1.99 ha). Enclosed by mature hedgerows and post and rail fencing, the land has been divided into paddocks for grazing horses.
Situated to the north of the village of Clifton is an off-lying block of predominantly arable land accessed off either Clifton Road or via a shared drive off Tithe Lane marked A-B on the plan. Comprising approximately 100.85 acres of arable and 38.36 acres of pasture, the land is broadly level and enclosed by mature hedgerows. The River Cherwell runs through the land bordered by Cricket Bat Willows at varying stages of maturity there by giving the potential for further income streams.
Cricket Bat Willows
The Cricket Bat Willows are located at the southernmost river boundary of Lot 1 and along the banks of the river in Lot 2, there by making use of any marginal land. In all, there are around 323 trees which vary in age with the oldest being planted pre 2000.
As a general guide, the current values of a mature tree are around £285 - £300. The timber values have been calculated and there is the potential for around £96,000 of income from the willows over the next 18 years or so.