Ref: LCAA6194 Guide £485,000

Wenmouth Barn, Wenmouth Cross, St Neot, , FREEHOLD

A gorgeous and charming mostly single storey detached 3 bedroomed granite faced barn conversion with a matching detached two storey garage and studio with obvious potential for conversion, in just under ½ an acre of extremely private and tranquil level gardens surrounded by unspoilt countryside. A very well presented countryside home on the fringes of Moor but surprisingly convenient for the village of St Neot and only a few miles from main roads and a mainline railway station. 2 Ref: LCAA6194

SUMMARY OF ACCOMMODATION

Ground Floor: entrance hall, inner hall, sitting room with woodburning stove and French doors to the garden, farmhouse style kitchen/breakfast room with Aga, study, large conservatory, utility/wc, 2 bedrooms, contemporary shower room.

First Floor: landing with dressing area off, vaulted ceilinged principal bedroom with sit out balcony, shower room.

Outside: large gated driveway, detached 2 storey building providing garaging, wc and large first floor studio with obvious potential for conversion to self contained accommodation subject to all necessary consents. Lawns and patios around the barn enjoying excellent privacy and sun throughout the day with beautiful long established beds, some mature trees, a large garden shed and a gazebo with hot tub.

DESCRIPTION

 Wenmouth Barn, its outbuilding and grounds have a mini country estate feel and are particularly attractive with various slate roof levels and angles over granite elevations with the archway between the two buildings, the external staircase to the first floor studio and the tall cylindrical stone chimney on the main barn all contributing architectural interest.

 The gardens extend to about 0.4 of an acre with level lawns beside the driveway and between the buildings which backs onto countryside and is completely secluded, only being overlooked by the property’s own large patios designed for entertaining, relaxing and alfresco dining and there is also a hot tub under an African reed roofed gazebo positioned to enjoy the view over one’s own grounds. 3 Ref: LCAA6194  The barn conversion was painstakingly carried out around 25 years ago but has been much updated since and now provides very comfortably proportioned accommodation principally over one floor including a living room opening to the garden with a woodburning stove for colder days, a farmhouse style kitchen/breakfast room with Aga, study and large conservatory as well as a utility and two ground floor bedrooms with a modern shower room. On the first floor is a wonderful bedroom suite with a dressing area off the landing, shower room and a vaulted ceilinged bedroom with a large amount of fitted wardrobes and its own balcony which looks beyond the gardens to countryside.

 The excellent garage outbuilding currently provides a large single garage with wash-up area and wc and both internal and external staircases rise to a fitted out vaulted ceilinged first floor studio of impressive proportions. Our clients inform us that this building was constructed in such a way that it could one day be converted into additional accommodation or a separate cottage. Of course this would be subject to gaining all necessary consents first. As it currently stands it would make an ideal large home office or games room.

LOCATION

Wenmouth Cross is about ½ a mile to the east of St Neot just off the southern edge of , close to the ancient market town of Bodmin. The village of St Neot provides a local shop and school whilst Bodmin, Lostwithiel and Liskeard provide a wide range of high street shops together with out of town trading estates and supermarkets. The area enjoys easy access to the A30 by following the lanes past Reservoir. The A30 remains dual carriageway all the way to Exeter where it links with the motorway network. 4 Ref: LCAA6194 In the nearby Glynn Valley, through which the upper reaches of the River flow, is the main road to and a mainline railway station (Bodmin Parkway) which offers a direct line to Paddington (approximate travel time 4½ hours).

The countryside surrounding St Neot is some of the most beautiful that Cornwall has to offer comprising deep wooded river valleys providing numerous walks and bridleways for the equestrian user. To the north lie the rugged yet beautiful Tors of Bodmin Moor with large expanses of forestry, lakes, rivers and many ancient historical monuments and features which are easily accessible over commons ground and numerous paths.

This area enjoys virtually equidistant access to both Cornwall’s north and south coasts. The south coast provides beautiful sandy beaches with safe bathing, picturesque fishing villages and the deep natural harbour at Fowey which has moorings and sailing facilities. On the north coast are some spectacular surfing beaches and popular holiday resorts such as , and Rock together with traditional coastal villages such as .

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

From the driveway a paved path leads across the front of the barn to a half glazed door opening to:-

ENTRANCE HALL. Double glazed multi pane window (as they are throughout the majority of the building) to the front, store cupboards and display shelf, space for a side table. Door to:-

5 Ref: LCAA6194 HALL. Three windows to the front with deep display shelves, interesting slightly curving wall. Staircase rising to the first floor bedroom suite, doors to one end opening to the two ground floor bedrooms and shower room and further doors opening to:-

SITTING ROOM – 16’7” extending to 19’7” x 14’4”. A generously sized but cosy feeling room with a painted beamed ceiling, recessed woodburning stove on a slate hearth with a wooden lintel over and a broad recess to one side with shelving and an ideal space for a TV and further media. 13’ wide set of double glazed windows and low height double glazed doors that fold right back opening this room up to the sun terrace and garden with a slate threshold below.

KITCHEN / BREAKFAST ROOM – 19’ x 13’3”. Dual aspect with windows to the front with deep sills and a further window and half glazed stable door overlooking the rear garden and opening under a lovely deep slate canopy. Fitted with a range of light wood fronted kitchen units under roll edged stone effect worktops with tiled splashbacks behind and a circular sink with a draining area to one side and chrome mixer tap over. Black oil fired Aga providing cooking and hot water, space for an American fridge/freezer, dishwasher and electric oven. Integrated storage baskets, extractor fan, tiled floor. Door to:-

STUDY – 8’ x 5’9”. Obscure window, part canopied ceiling with one exposed beam, access to roof space, tiled floor. Door to the utility/wc and a granite opening through to:-

CONSERVATORY – 17’8” x 11’10” max. Of octagonal design with an initial entrance area. Iroko windows with blinds on all sides with double doors into the garden and a door to a dining terrace. Tiled floor, vaulted ceiling with blinds.

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UTILITY / WC. White wc, white wash basin wash basin with chrome mixer tap, space and plumbing for a washing machine and tumble dryer, oil fired boiler providing the heating and can provide additional hot water if necessary. Extractor fan, obscured window, tiled floor and walls where necessary.

BEDROOM 2 – 15’10” x 11’. Window with a deep sill and a pair of fully glazed doors both under wooden lintels opening to the sun terrace and rear garden. Attractive light wood effect fronted fitted wardrobes with an integrated mirror and matching bedside tables.

BEDROOM 3 – 9’6” x 7’10”. Window overlooking the rear garden.

SHOWER ROOM. Fitted in an attractive modern style with light stone effect tiled floor and walls including a wet shower area with a glazed screen surround and Mira Event XS shower over. The shower screen has been designed to be removable if disabled access is 7 Ref: LCAA6194 required. Modern white wc, white wash basin with a chrome mixer tap set over a white cabinet with a mirror and electric shaver socket over. Extractor fan, obscured window, chrome ladder style heated towel rail.

FIRST FLOOR BEDROOM SUITE

LANDING. A small landing with doors to the bedroom, shower room and an opening to a dressing area with light wood effect fitted drawers and a matching door to a recessed airing cupboard housing the hot water cylinder.

BEDROOM 1 – 13’5” x 12’5”. High vaulted ceiling with cream painted beams. Fitted light wood effect wardrobes and cupboards with matching bedside tables. Large window with a deep sill to the front and a pair of French doors with a slate threshold opening onto a decked SIT OUT BALCONY with a vine climbing across it and from here there are beautiful views over the garden and countryside.

SHOWER ROOM. Modern sanitaryware including a concealed cistern wc with cabinet behind and white cantilevered wash basin with chrome mixer tap set over a light wood effect cabinet that matches the ones in the bedroom and dressing area. Tiled floor and walls, glazed screened shower enclosure with a Mira Advance shower. Velux roof window, extractor fan, chrome ladder style heated towel rail, mirror fronted cabinet, electric shaver socket.

GARAGE AND STUDIO

Of double skin block construction with granite facing under a slate roof and a delightful walkway up one side, wood store and external alcove, this modern building has been designed to be completely in keeping with the barn and is extremely versatile offering potential for overflow accommodation, a home office or even as a self-contained cottage, subject to all necessary consents.

GARAGE – 16’1” extending to 19’10” x 13’. Two double glazed windows and a half glazed stable door opening under a canopy to the side. Modern electrically operated garage door, recessed area with a stainless steel sink and drainer with a chrome mixer tap with cupboards above and below. Doors to the staircase rising to the first floor studio and:-

8 Ref: LCAA6194 WC. White wc, white circular wash basin with a chrome mixer tap set onto a worktop with a cupboard below. Fully tiled walls, electrically heated chrome towel rail.

FIRST FLOOR STUDIO – 22’7” x 12’6”. An excellent space with carpeted floor, painted walls, electric panel heaters, three Velux roof windows and a feature arrow slit window to the front as well as its own pedestrian access via the external staircase.

OUTSIDE

The property is entered through a five bar gate opening onto a tarmac driveway between box hedges that then opens to form a large parking and turning area also giving access to the garage. To the side of the parking area is a lawn with young trees, rhododendrons and a LARGE GARDEN SHED all edged by trees and hedging. Across the front of the barn is a picturesque hard landscaped area with a curving bricked laid path leading to the front door behind camellias and with specimen berry producing plants against the wall. A small pedestrian gate and curving set of stone steps rise back up to the roadside where there are planted beds in front of and to the side of the barn.

The main part of the garden is found by walking through an archway between the barn and its garage/studio on the other side of which is a very private and sheltered garden that attracts a great deal of wildlife. Along the face of the barn is a deep paved terrace edged with low granite walls with planted tops and a waterfall feature. A paved pathway curves up and around to the conservatory which has further paved patios to either side, one of which is outside of the kitchen making it ideal for alfresco dining. The major part of the rear garden is a large and level lawn with specimen plants and trees at its edges all surrounded by thick hedging. In a corner of the garden where it makes the most of the outlook over the lawn is an AFRICAN REED ROOFED GAZEBO COVERING A HOT TUB with integrated lighting in the roof. The gardens surrounding the barn are one of its finest features. 9 Ref: LCAA6194 Not to scale – for identification purposes only.

10 Ref: LCAA6194 GENERAL INFORMATION

VIEWING – Strictly by prior appointment through: Lillicrap Chilcott, Landrian House, 59-60 Lemon Street, , Cornwall, TR1 2PE. Telephone: (01872) 273473. Facsimile: (01872) 273474. Website: www.waterfrontandcountryhomes.com E-mail: [email protected]

POST CODE – PL14 6NN.

SERVICES – Mains water and electricity. Private drainage, oil fired Aga providing domestic hot water and cooking. Oil fired boiler providing the central heating and also domestic hot water if required. For Council Tax see www.mycounciltax.org.uk.

DIRECTIONS – From Bodmin drive towards Plymouth along the Glynn Valley and after Trago Mills turn left to St Neot (not the first turning to St Neot). Enter the village and just before reaching the large church turn right up a steep hill. After about ½ a mile turn left at a crossroads signed to Colliford Lake and Wenmouth Barn is immediately on the left hand side.

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 (available for viewings all day).

11 Ref: LCAA6194