Ref: LCAA8506 Offers around £675,000

Springfields, Bolenowe Lane, Troon, , TR14 9HP FREEHOLD

In an idyllic rural setting, located in the middle of its own land of circa 4 acres, a charming 4 bedroomed period house in good decorative order throughout with en-suite and family bathrooms and 3 reception rooms. An extensive range of useful outbuildings combined with the 2/3 paddocks, make this an ideal smallholding/equestrian opportunity. 2 Ref: LCAA8506

SUMMARY OF ACCOMMODATION

Ground Floor: entrance hall, boiler room, kitchen, snug, sitting/dining room.

First Floor: master bedroom with en-suite shower room, 3 further bedrooms, family bathroom.

Outside: approximately 4 acres of grounds comprising two stock fenced paddocks, a large unfenced paddock with some inset trees and gunnera and an adjacent wildlife reserve area (which could be reverted to paddock if required), more formal garden areas around the house and a vegetable garden behind the outbuildings. The outbuildings comprise an implement store, laundry room, cow barn, garage, garage/workshop, carport and wood shed. N.B. The country lanes on the approach to the property are narrow in places so please take care.

DESCRIPTION

The perfect opportunity for someone to acquire a beautifully situated rural smallholding that could also be used for equestrian purposes or to create a self sufficient lifestyle from the land which currently comprises two stock fenced enclosed paddocks with two further potential paddocks behind the house, one of which is currently just open meadow with a few inset trees and gunnera, the other is a wildlife reserve with a pond. A feature that is not easy to repeat is that the house and outbuildings are situated virtually in the centre of the 3 Ref: LCAA8506 land providing excellent privacy and plenty of space between neighbours. A long asphalted private driveway drops from a quiet country lane down to the house and outbuildings, broadening to create a large parking and turning area between the two, with room for numerous vehicles.

The house appears to have been well looked after and is in good decorative order throughout. A glazed entrance porch leads through to a boiler room where there is freestanding biomass/oil burning boiler that supplies domestic hot water and central heating to the house. A door from the entrance porch leads through to the kitchen which is well fitted with ivory coloured units and integrated appliances and beyond that is an attractive snug with multi fuel burning stove set in an impressive granite fireplace. From the snug, steps lead down to a full width sitting/dining room across the back of the house with double glazed doors from the sitting room area into the gardens and there is a fireplace at one end.

On the first floor is a split level landing accessing four bedrooms and a family bathroom. The master bedroom has an en-suite shower room and bedroom 4 is currently used as a study.

There are lovely views over the land and surrounding countryside from both the ground and first floors. The excellent and very useful range of outbuildings provide plenty of storage for vehicles and equipment with a former cow shed currently used as storage and potting shed with a door out into the vegetable garden area beyond. Adjacent to this is a large double garage although there are no front doors currently fitted. Adjacent to this is a double garage size garage/workshop with vehicular access doors at the front and a pedestrian door to the 4 Ref: LCAA8506 rear. Beyond this is a further large carport and woodshed which is where a pair of barn owls are currently nesting.

Across Cornwall, such properties are not easy to find with a property that is well presented and offers characterful accommodation, surrounded by a versatile landholding that is manageable and provides the perfect opportunity for some of the ‘good life’ where a certain degree of self sufficiency could be experienced. The property’s green credentials are enhanced by the central heating and hot water for the house being provided by a boiler that is generally powered by biomass woodblocks but has a switch over that is triggered when it runs out of biomass fuel enabling it to run off an oil supply. On one of the outbuildings are photovoltaic panels which provide a feed-in tariff that in general covers the property’s electricity bills, we understand, and sometimes also provides a bit extra.

LOCATION

This superb smallholding is situated on the side of a shallow valley close to the rural hamlet of Troon in a sparsely inhabited area which has large open tracts of agricultural land and moorland close by. This area is intersected by an excellent network of quiet country lanes, footpaths and bridleways. The towns of to the north east and to the north west provide an excellent array of shops and leisure/commercial facilities. Both have mainline stations on the direct rail link to London Paddington with approximate travel time of 4½ hours.

Beyond the two towns lies the A30 which is Cornwall’s main arterial road providing swift access out of county as it remains largely dual carriageway all the way to Exeter where it 5 Ref: LCAA8506 joins the national motorway network, whilst to the west the A30 provides swift access to both north and south coastal resorts such as St Ives and . The coastal village of St Ives is world renowned for its artists who picked it due to the amazing light conditions found there and Penzance has a harbour and marina. On the other side of the A30 lies Cornwall’s north coast with many wonderful sandy bathing and surfing beaches within a short drive.

To the south of Troon the surrounds stay mainly rural all the way down towards which is an attractive market town which holds a world renowned annual festival in which the Flora Dance is renowned. Beyond Helston lies the softer south coast with picturesque fishing villages and further beaches in abundance.

All in all, a very accessible and peaceful, rural property where the tranquillity provided by the surrounding countryside can be your daily life and yet towns and Cornwall’s infrastructure and coastline are all within easy reach.

THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate)

Double glazed panelled wood effect door with outside courtesy/security lighting opening to:-

ENTRANCE HALL. A range of base level built-in cupboards with a roll edged laminated worktop surface down one side providing excellent storage with room for a tumble dryer at one end. Double glazed windows all along one side overlooking the driveway and fields, ceramic tiled floor, double glazed windows providing borrowed light to the kitchen. Polycarbonate roofing panels, recess for upright fridge freezer, doors off to:- 6 Ref: LCAA8506 BOILER ROOM. Double glazed window overlooking the garden, ceramic tiled flooring, central freestanding Thermorossi dual fuel boiler. The boiler runs off biomass fuel or oil with an automatic switching mechanism between the two so that if the biomass side runs short of fuel it automatically switches to oil. This boiler provides the domestic hot water and central heating to the house. Built-in shelf, further wood effect uPVC door returning to the garden, ceiling light point.

KITCHEN – 13’5” x 9’7”. The kitchen is well fitted with a range of off-white panelled cabinets comprising a comprehensive range of base level cupboards and drawers with further matching wall cupboards and surrounding exposed wood worktop surfaces with tiled wall surrounds. 1½ bowl stainless steel sink unit with mixer tap, undercounter space for a washing machine, integrated dishwasher, integrated double oven/grill, four ring ceramic hob with illuminating filter hood above, set in a recess with tiled wall surrounds, ceramic tiled floor, beamed ceiling with inset downlighters and spotlights. pelmet lighting to the worktop surfaces, space for upright fridge freezer, peninsula breakfast bar with cupboards beneath, telephone point, television aerial lead. Door to:-

SNUG – 14’9” x12’4”. A charming room with beamed ceiling and impressive inglenook fireplace on one side with fitted woodburning stove set in a raised slate hearth with chimney breast recesses on either side for storage. Large double glazed window overlooking the garden. Built-in corner storage cupboard, two wall light points. In one corner, stairs ascend to the first floor and further steps descend to the:-

7 Ref: LCAA8506 SITTING / DINING ROOM – 30’8” overall x 7’2” in the dining room area, extending out to 10’2” in the sitting room. This room is divided into two distinct areas with the dining room having a large double glazed bow window providing lovely views over the garden and surrounding fields, beamed ceiling, one wall light point. The sitting room has a large granite fireplace with a raised slate hearth and a log effect gas fire, beamed ceiling, two wall light points. Double glazed patio doors and adjacent window opening onto a large paved patio and the gardens. A hinged bookcase folds away to reveal a cupboard to the rear which houses a wall mounted electric consumer circuit board.

From the snug a staircase with wooden handrail, newel posts and banisters ascends to a:-

SPLIT LEVEL FIRST FLOOR LANDING (with four steps between the two levels). The lower level has a double glazed window providing lovely views out over the gardens and the surrounding countryside and the higher level has a loft hatch access. Doors off to:-

8 Ref: LCAA8506 BEDROOM 1 – 12’8 x 11’6” plus door recess area. Double glazed window providing lovely views over the gardens and fields. Two large built-in wardrobes, further built-in airing linen cupboard housing a foam dipped hot water cylinder with immersion facility and slatted shelving above, TV aerial lead.

EN-SUITE SHOWER ROOM. Fully tiled shower cubicle with fitted shower and chromium fitments, low level wc with concealed cistern, wash hand basin on a vanity cabinet, tiled walls, inset ceiling downlighters, extractor fan.

BEDROOM 2 – 12’5” x 8’3”. Three double glazed windows provide lovely views over the rear gardens and out across open fields to the Beacon. Radiator, inset ceiling downlighters.

BEDROOM 3 – 13’5” x 9’9”. Large double glazed window with window seat beneath overlooking the driveway and fields, radiator, inset ceiling downlighters.

BEDROOM 4 / STUDY – 14’9” x 5’4”. Three double glazed windows provide lovely views over the rear gardens and surrounding countryside, radiator. Some built-in shelving, two wall light points, inset ceiling downlighter.

BATHROOM. Panel enclosed bath with tiled wall surrounds, shower with chromium fitments and glazed shower screen to the side, pedestal wash hand basin, low level wc, bidet, part tiled walls, double glazed window overlooking the gardens. Large chromium ladder radiator/towel rail to work from an electrical supply or central heating. Inset ceiling downlighters, extractor fan.

9 Ref: LCAA8506

10 Ref: LCAA8506 OUTSIDE

Springfields is approached from a quiet country lane via a wooden five bar gate hung between wooden gate post which opens onto an asphalted driveway leading down between two paddocks owned by Springfields towards the farmhouse at the bottom. As the driveway approaches the farmhouse it broadens into a wide asphalted apron and then a gravelled parking and turning area providing plenty of room for numerous vehicles. The house is the left and a useful range of outbuildings to the right which comprise as follows:-

GARDEN IMPLEMENT STORE. Built of block and tanalised timber cladding.

LAUNDRY ROOM – 13’4” x 7’. Built of block with a double glazed window overlooking the vegetable garden and providing natural light, wall mounted electric consumer circuit breaker board, switching equipment for the photovoltaic panels and electric meter. Low level wc, wall mounted wash hand basin, space for fridges, freezers etc. In one corner is the borehole filtration equipment.

COW BARN – 19’6” x 12’. Pitched roof with exposed A-frame trusses and clear corrugated sheeting, part glazed panelled pedestrian door to the vegetable garden at the back, two windows and a pedestrian door at the front, electric power and light point.

GARAGE – 24’6” x 19’2”. Built of block with part corrugated and wooden panelled elevation to the rear, high vaulted ceiling, concreted floor.

GARAGE / WORKSHOP – 25’ x 19’9”. Twin opening timber doors to the front, high vaulted ceiling of corrugated roofing on a steel and timber frame. Large window to the rear providing natural light and pedestrian door to the rear garden, electric power and light points. There is a CCTV system and monitor in one corner providing a live feed from the barn owl nesting box next door.

CARPORT – 31’ x 11’5”. Part concreted, part gravelled flooring, clear corrugated roofing panels on a wooden framework. The carport is open-plan at the rear to the:-

WOODSHED – 19’7” x 17’6”. Pedestrian doorway to the gardens. High vaulted ceiling with modern profiled corrugated roofing, high level wall mounted owl box plus perch and eaves escape hatch for owls. 11 Ref: LCAA8506

There are two fields, one on either side of the entrance driveway as it drops down to the house. The fields then give way to formal garden areas both in front of and to the rear of the house, beyond which are two further paddocks, one of which is left has a hay meadow with a few inset trees and an impressive gunnera, the other is left wild as a nature reserve with a pond in one corner, although this area could be reclaimed to paddock if desired. Grass rides are cut through the paddocks at the rear providing easy access whilst creating a haven for wildlife.

12 Ref: LCAA8506

The wilder areas have inset and bordering trees with the boundaries clearly defined by fencing, hedging and the trees. To the rear of the first two outbuildings is a vegetable garden with raised beds encircled by fencing to the field edges.

In all the grounds extend to approximately 4 acres.

13 Ref: LCAA8506

GENERAL INFORMATION

VIEWING – Strictly by prior appointment through: Lillicrap Chilcott, Landrian House, 59-60 Lemon Street, , Cornwall, TR1 2PE. Telephone: (01872) 273473. E-mail: [email protected].

POST CODE – TR14 9HP.

14 Ref: LCAA8506 SERVICES – Mains electricity, private water supply via borehole, private drainage. Biomass/oil fired central heating. Photovoltaic electricity generating panels. For Council Tax see www.mycounciltax.org.uk.

DIRECTIONS – From Truro follow the A30 south westwards towards Penzance and come off at Camborne west on the A3047, proceed down the slip road and at the T-junction turn left, proceed up to the roundabout and turn left again following signs for Camborne A3047. Proceed down to a mini roundabout at which go straight across. Proceed through Camborne up to another roundabout at which turn right onto Commercial Street. Proceed along Commercial street and take the first turning left into Basset Street, proceed up to a roundabout at which proceed straight across heading towards Troon and Beacon. Follow this road for three quarters of a mile, passing through Beacon, before reaching Troon turn sharp left just past the cemetery with a garage on the corner, proceed towards Brea past the King Edward Mine museum, in 250 metres take the turning sharp right (on a bend) with a triangle of grass and a large mine engine house on the right with a blue sign saying “unsuitable for heavy goods vehicles “ proceed along this lane for just over half a mile, past a farm yard then a couple of sharp bends, carry on for a further quarter of a mile past Sunnyside on the right , then a little further with The Cottage on the left and Springfields is the next turning left, down a private driveway.

N.B. The country lanes on the approach to the property are narrow in places so please take care.

AGENT’S NOTE – The above particulars have been prepared as a general guide only for prospective buyers. Whilst we have endeavoured to provide a fair and reasonable description of the property, no specific survey or detailed inspection has been carried out in relation to the property, the services, the appliances and any fixtures and fittings or equipment. All buyers should rely on their own surveys and investigations in connection with any purchase of the property. All measurements, floor plans, dimensions, acreages and distances are approximate only and should not be relied upon for accuracy.

OFFICE OPENING HOURS – Monday to Friday 9.00am to 5.30pm. Saturday - 9.00am to 1.00pm. NB: A number of staff are available for viewing appointments all day Saturday and all day Sunday.

15 Ref: LCAA8506 Not to scale – for identification purposes only.

16 Ref: LCAA8506 For reference only, not to form any part of a sales contract. 17 Ref: LCAA8506