John Clegg & CoCHARTERED SURVEYORS & FORESTRY AGENTS

LOCK WOODNuneham Courtenay, Oxfordshire

35.50 Hectares / 87.75 Acres

FREEHOLD FOR SALE AS A WHOLE

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Suite 8, Rectory House

www.johnclegg.co.uk

Haddenham, BucksNot To Scale

Thame Road

HP17 8DA

This plan is only for the guidance of intending purchasers. Although believed to be correct, its accuracy is not guaranteed and does not form part of any contract.

Reproduced by permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationary Office, Crown Copyright. All rights reserved.

Licence No. 100023148

N

OXFORD

Abingdon 2 miles Oxford 8 miles Henley-on-Thames 16 miles Central London 50 miles(Distances are approximate)

SOLE SELLING AGENTSJohn Clegg & Co

Suite 8, Rectory HouseThame Road, Haddenham

Buckinghamshire HP17 8DATel: 01844 291384

woods@johnclegg.co.uk

For Sale As a Whole Offers in Excess of £800,000

Lock Wood 35.50 Hectares / 87.75 Acres

DIRECTIONSFrom the A4074 south of Oxford pass through the village of Nuneham Courtenay. After approximately 1 mile take the third exit at the roundabout signed towards Clifton Hampden on the B4015. After 600 yards turn right onto a stone track, point A on the sale plan. This is obvious by virtue of a paling fence surrounding a cottage garden just on the corner where this track leaves the main road. Follow this track along a tree-lined drive, turn left past a house and drive through Roundhill Wood until it emerges onto open farm land. Follow the road past another house, across an open field under the steel pylon power lines. At the cross-tracks go straight across past another house and along to the woodland gateway. The property is shown on the location and sale plans included in these particulars and can also be found on 0S 1:50,000 Map 164. Ref SU537974. Nearest post code to point A is OX44 9PN.

VIEWINGViewing is possible at any time so long as potential purchasers are in possession of a set of these sale particulars. Prospective purchasers should contact the Selling Agents prior to visiting to ensure shooting is not taking place. For your own personal safety please be aware of potential hazards within the woodland when viewing.

DESCRIPTIONLock Wood was originally part of The Nuneham Park Estate, a traditional English estate which was acquired by Viscount Harcourt, the Lord Chancellor to Queen Anne, in 1712. The estate remained in the Harcourt family until 1948 when it was purchased by the University of Oxford. The estate is currently (2016) being offered for sale. Lock Wood, along with Roundhill Wood to the east, was sold away from the estate in 1962. The Nuneham Park Estate has many fascinating features including a Capability Brown landscape and various notable and striking buildings.

Whilst Lock Wood is on a reach of the River Thames above Abingdon Lock it is believed the name is taken from a flash lock on the channel. This appears on a map of 1707. Early locks were designed with a single gate known as a “flash lock”.

Lock Wood benefits from extensive river frontage (1,056 metres) on its western boundary plus an island in the river. The island is understood to have had a central lagoon which has now silted up. The main navigation channel of the river is the northern channel. It is reputed Alice Liddell used to visit the island with Lewis Carroll, who penned Through the Looking Glass shortly after one of these visits. Pleasure steamers ran from Oxford to the island. These would stop, by appointment, at the tea rooms there for passengers to alight to take tea.

Included in these particulars are photographs showing the ornate bridge which once connected Lock Wood to the island which extends to 2.02 acres. This was alongside Lock Cottages, a pair of semi-detached thatched cottages the position of which is shown on the sale plan. They were subsequently incorporated into Capability Brown’s landscaping of the estate. In the early part of the 20th Century they were still used as tea rooms but are thought to have fallen into disrepair during the Second World War when Nuneham House was occupied by the military. Careful inspection reveals evidence of the stone abutments of the bridge, the foundations of the thatched cottages and a well. Planning permission was granted to Captain Reid Walker in 1962 to rebuild the cottages but this never took place and has since lapsed. Prospective purchasers should make their own enquiries in respect of any planning issues direct to South Oxfordshire District Council.

Visitors will be impressed by the quality and quantity of trees now growing in Lock Wood. Over the last 100 years foresters have understood the variety of soils on site and the stocking appears to have been optimised fully. The range of trees planted is wide and varied but the species is always appropriate to the site. These include Douglas fir, Norway spruce, western hemlock, western red cedar and Scots pine as well as oak, ash, beech, sweet chestnut, birch, poplar and sycamore. It is clear that a new owner would be able to benefit from a substantial quantity of timber to be harvested subject to a felling licence application being approved. Lock Wood possibly contains the largest oak tree in Oxfordshire and its location is shown at point Ok on the sale plan.

The island contains mixed hardwoods and in spring the woodland floor is carpeted by Summer Snowflake (Leocojum). It is an undisturbed haven for wildlife and attracts kingfishers.

Access to the woodland is easy with many rides linking the main entrance gate to all parts of the wood. The rides are grassed and regularly mown with the majority unmade for most of their length whilst some have been upgraded to improve access during the wetter months. This is especially true of the concrete road linking the disused water pumping station to the pump house on the banks of the river. One of the rides also serves as access to a delightful, fully insulated woodland cabin where the woodland owner can enjoy total privacy. It is positioned within the woodland to be accessible throughout the seasons.

Clearly one of the main attractions to purchasers is the conservation interest offered by a wood such as Lock Wood. The vendor, through his light touch, has encouraged a plethora of wildlife to make Lock Wood their home. The vendor has observed and filmed many animals and birds going about their business as can be seen in the short video available on the Selling Agent’s website www.johnclegg.co.uk It is a delight to visit a wood

where the natural world is so evident. Nearly everywhere within the wood shows signs of occupation by a variety of species and this feature of the wood, while not having an intrinsic value, offers an owner so much more than just the obvious cash benefits. Flora includes bluebells which carpet the wood in the spring over an area probably extending to in excess of 20 acres.

Lock Wood is truly an undisturbed haven offering total privacy. It is bounded on three sides by farmland and on the fourth by the river. There are no public footpaths or bridleways through the property and there is considerable sporting potential as well as opportunities for private leisure and nature conservation.

The island contains mixed hardwoods and in spring the woodland floor is carpeted by Summer Snowflake (Leocojum). It is an undisturbed haven for wildlife and attracts kingfishers.

Access to the woodland is easy with many rides linking the main entrance gate to all parts of the wood. The rides are grassed and regularly mown with the majority unmade for most of their length whilst some have been upgraded to improve access during the wetter months. This is especially true of the concrete road linking the disused water pumping station to the pump house on the banks of the river. One of the rides also serves as access to a delightful, fully insulated woodland cabin where the woodland owner can enjoy total privacy. It is positioned within the woodland to be accessible throughout the seasons. Clearly one of the main attractions to purchasers is the conservation interest offered by a wood such as Lock Wood. The vendor, through his light touch, has encouraged a plethora of wildlife to make Lock Wood their home. The vendor has observed and filmed many animals and birds going about their business as can be seen in the short video available on the Selling Agent’s website www.johnclegg.co.uk It is a delight to visit a wood

where the natural world is so evident. Nearly everywhere within the wood shows signs of occupation by a variety of species and this feature of the wood, while not having an intrinsic value, offers an owner so much more than just the obvious cash benefits. Flora includes bluebells which carpet the wood in the spring over an area probably extending to in excess of 20 acres. Lock Wood is truly an undisturbed haven offering total privacy. It is bounded on three sides by farmland and on the fourth by the river. There are no public footpaths or bridleways through the property and there is considerable sporting potential as well as opportunities for private leisure and nature conservation.

STOCKING SCHEDULE

Cpt. Area (ha.)

P. Year

Principal Species

1a 2.89 1750 Oak, sweet chestnut 1b 5.58 1984 Oak, beech, ash, Norway

spruce, oak, sycamore 2a 2.19 1960 Scots pine, western red

cedar, Douglas fir, oak, mixed broadleaves

2b 1.13 1984 Norway spruce, oak, ash3a 4.20 1750

1998 1987

Oak, sweet chestnut, mixed broadleaves Oak Oak

3b 4.65 1962 Norway spruce, oak, ash,birch, sweet chestnut, sycamore

4a 3.24 1968/1982

Scots pine, western hemlock, Douglas fir, western red cedar, oak

4b 2.93 1955 European larch, oak, Lawsons cypress

4c 3.39 1951 1982

European larch, oak, ash,beech Oak, ash

4d 1.15 1971/1982

Mixed broadleaves/ mixed conifers

5a 0.50 1968 Poplar 5b 1.76 1949 Beech, ash, oak,

European larch, Lawsons cypress, western red cedar, birch

5c 1.07 19641982

Norway spruce, ash Oak

6 0.82 Mixed broadleaves Total 35.50 Hectares

PHOTO 7

PHOTO 6

TAXATIONAfter two years’ ownership, commercially managed woods qualify for 100% Business Relief from Inheritance Tax. Timber sales are free of all Income Tax and do not attract Capital Gains Tax. In certain circumstances it is possible to roll-over Capital Gains Tax into the proportion of the purchase price attributable to the value of the land.

SPORTING RIGHTSThe sporting rights, including the fishing rights, are owned and included in the sale. They are not let.

MINERAL RIGHTSThese are owned and included except as reserved by Statute.

FENCINGThere are no known fencing obligations.

RIGHTS OF WAYLock Wood has the benefit of a right of way over the route ABCD shown with a broken brown and white line on the sale plan.

The woodland is subject to a right of way in favour of Thames Water over the route shown PQ on the sale plan.

RIGHTS AND EASEMENTSThe woodland is sold subject to and with the benefit of all rights. These include rights of way, whether public or private, light, support, drainage, water, gas and electricity supplies and all other easements.

WAYLEAVESThe woodland is sold subject to all existing wayleaves and purchasers will be deemed to have satisfied themselves as to the routes thereof.

PLANS AND AREASThese are based on the Ordnance Survey and are for reference purposes only. The purchasers shall be deemed to have satisfied themselves as to their accuracy and any error or mis-statement shall not annul the sale nor entitle any party to compensation in respect thereof.

LOCAL AUTHORITYSouth Oxfordshire District Council, 135 Eastern Avenue, Milton Park, Milton, Oxfordshire OX14 4SB. Telephone 01235 422600; email info@southoxon.gov.uk

TENURE AND POSSESSIONFreehold. Vacant possession will be given upon completion.

METHOD OF SALELock Wood is offered for sale by Private Treaty. Prospective purchasers should register their interest with the Selling Agents to whom offers should be submitted. Please contact our Haddenham office on 01844 291384.

OFFERS IN EXCESS OF £800,000ARE INVITED

IMPORTANT NOTICEJohn Clegg & Co for themselves and for the vendors of this property, whose agents they are, give notice that: (1) These particulars do not constitute nor constitute any part of an offer of a contract (2) All statements contained in these particulars as to the property are made without responsibility on the part of John Clegg & Co or the vendor. (3) None of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact. (4) Any intending purchaser 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 John Clegg & Co nor any person in their employment has any authority to make or give any representation or warranty in relation to this property. Particulars prepared October 2016.John Clegg & Co is a trading name of Strutt & Parker LLP, a limited liability partnership, registered in England and Wales with registered number OC334522. Its registered office is at 13 Hill Street, Berkeley Square, London W1J 5LQ.

John Clegg & CoEngland: 01844 291 384 Scotland: 0131 229 8800 Wales: 01600 730 735

John Clegg & Co is a trading name of Strutt & Parker LLP, a limited liability partnership, registered in England and Wales with registered number OC334522. Its registered office is at 13 Hill Street, Berkeley Square, London W1J 5LQ.