Ref: LCAA7617 £299,950

1 Ivy Cottage, Chapel Hill, Ponsanooth, Nr. , , TR3 7ET FREEHOLD

A gorgeous double fronted granite semi-detached 3 bedroomed cottage of lovely proportions, renovated to a very high standard including new plumbing, heating, electrics, double glazed windows, bathroom, kitchen and decoration, in a peaceful location with far reaching views. A perfect mix of old and new with exposed stonework, beamed ceilings, a woodburning stove and home study overlooking well stocked front and rear gardens with waterfall and stream. 2 Ref: LCAA7617

SUMMARY OF ACCOMMODATION

Ground Floor: porch, lounge with woodburning stove, dining room with working Cornish range, new kitchen. Externally accessed home study.

First Floor: 3 bedrooms, bathroom.

Outside: front and rear garden with workshop and stream.

DESCRIPTION

1 Ivy Cottage is a particularly attractive double fronted large granite cottage with granite porch to the front. The property is well located in Ponsanooth, being away from the main road but still just a short walk to the inn, shop, school and other facilities. From its tucked away yet elevated location there are wonderful views across the valley to woodland and countryside and these can be witnessed through large brand new double glazed sash windows.

The property has been improved by our client including new electrics, plumbing, boiler and heating system, new kitchen and first floor bathroom. The interior has sensitively been updated and decorated so as not to lose the appeal of the original property including beamed ceiling, exposed stonework, deep window reveals and window seats, a granite fireplace with woodburning stove in the lounge and a working original Cornish range in the dining room. The same is true on the first floor with the principal bedroom being under a very high vaulted ceiling with exposed timbers and having the painted stone fire breast on one wall. Two of the bedrooms are large doubles and the other is a generous single and they share the generously proportioned bathroom set off the split-level landing. The property benefits from deep fitted store cupboards to the bathroom, dining room and a secret cupboard hidden behind display shelving in the lounge. In addition, there is an externally accessed room decorated, carpeted and double glazed like the rest of the house but approached from its own door from the rear garden. This would be a perfect place to work from home, an additional bedroom for an older child, a hobbies room/gym or, with the addition of plumbing, a utility room.

The cottage has gardens to the front and rear with the front garden being mostly laid to rose beds with walkways through them. This garden is set behind stone walls as is the larger rear garden which faces south west and has the most spectacular feature of a waterfall and 3 Ref: LCAA7617 stream to one side. In the garden there are further rose and other beds as well as a decked terrace, paved terrace and stone workshop. 1 Ivy Cottage offers the benefits of a modern home mixed with the traditional style and appearance of an older property which when added to its central location in the village and ease of access to Truro, Falmouth and , combine to make for a very appealing property indeed.

LOCATION

Ponsanooth is ideally placed for access to Truro, Falmouth and Redruth with the village itself offering a good range of day to day amenities including a superb village shop with post office, a public house which offers B&B accommodation, the highly regarded Kennall Vale school and a large playing field which hosts a number of events and offers a safe environment for young children to play in. There is also a recently refurbished village hall which houses a monthly indoor market as well as other social events throughout the year. The nearby Kennall Vale Nature Reserve is a site of great historical interest having been once a great producer of gunpowder for the mining industry from 1812, being one of only two gunpowder works operating in Cornwall at the time. Nowadays the reserve is very popular for dog walkers and nature enthusiasts alike.

There are some excellent secondary schools nearby with Penryn Academy approximately 3 miles away as well as private and state secondary schools in Truro, a little over 6 miles away. Truro is Cornwall’s capital city and has the widest array of shopping and professional services available in Cornwall.

The port of Falmouth lies approximately 6 miles to the south and offers a range of shopping, services and recreational facilities including access to some of the finest day sailing waters in the county on the Carrick Roads. There are active sailing clubs in Falmouth, Flushing and Mylor; golf courses are nearby at Falmouth, Truro and Killiow and the mainline railway from Truro reaches London Paddington within approximately 4½ hours. The A30, which provides direct and easy access around and out of the county is approximately 15 minutes’ 4 Ref: LCAA7617 drive away brining the likes of , St Ives, St Agnes, and within easy driving distance.

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

A gate opens between granite piers onto a path through the front garden to a contemporary grey door with inset window opening to:-

PORCH. Double glazed sash window to the front with an outlook over the front garden and a view to woodland. Painted granite walls. Obscure glazed door to:-

LOUNGE – 13’8” x 12’2”. Double glazed sash window with a view over the front garden to woodland on the other side of the valley. Spectacular exposed granite walls on two sides including a wonderful fireplace with inset woodburning stove and fitted shelving to either side. Painted beamed ceiling, display and storage unit that hinges open to reveal the understairs cupboard behind. Turning staircase to the first floor with additional light from a sash window at half landing height, digital Worcester main gas fired boiler control and thermostat. Painted panelled door to:-

DINING ROOM – 12’1” x 9’4”. Double glazed sash window to the front enjoying the outlook to woodland with a window seat below. Original Cornish Range in working order set into a painted granite wall with slate hearth below. Recessed fitted cupboards to either side of the Cornish range, one housing the newly installed Worcester mains gas fired boiler. Painted beamed and boarded ceiling, doorway to:- 5 Ref: LCAA7617

KITCHEN – 11’8” x 6’3”. Double glazed windows on two sides and a double glazed door opening to the rear garden and overlooking the waterfall. Painted stone and granite walls on two sides, painted beamed and boarded ceiling, door to a large further understair store cupboard and additional cleverly designed further storage cupboard below the stairs. Newly fitted grey fronted range of kitchen units under wood effect worktops with a stainless steel sink and drainer and chrome mixer tap over. White tiled splashbacks with grey grouting. New integrated electric oven/grill with mains four burner gas hob over. Space for a dishwasher or washing machine and fridge/freezer. Tiled floor.

6 Ref: LCAA7617 HOME STUDY / POTENTIAL UTILITY ROOM – 10’9” x 7’2”. Approached externally although fitted out as if it were a room in the house with a double glazed window overlooking the rear garden and obscure double glazed door from the rear garden. Fitted wood effect worktop, three painted stone walls, power, light and carpeting.

FIRST FLOOR

LANDING. A split-level landing with a generous space at half level in front of a double glazed sash window overlooking the rear garden with display shelf above. The stairs then continue up to a door into the bathroom and also onto the main landing with interesting roof line over and doors to:-

BEDROOM 1 – 12’7” x 11’. 11’ high vaulted ceiling with exposed timbers and a white painted stone wall to one side creating amazing features in this room. Full height fire breast with space to either side for wardrobes or a dressing table. Double glazed sash window enjoying the woodland views with freestanding window seat below with integrated storage.

BEDROOM 2 – 12’6” x 8’5”. Double glazed sash window enjoying the woodland views with freestanding window seat below with integrated drawer. Canopied ceiling edges. 7 Ref: LCAA7617

BEDROOM 3 – 9’4” x 6’7”. Double glazed window enjoying the woodland views with freestanding window seat below with integrated storage. Canopied ceiling edge.

BATHROOM. Newly refitted including a white panel bath with chrome mixer tap, mixer shower over, glazed shower screen and white brick tiled surrounds with grey grouting. White wc, white wash basin set over a high gloss contemporary cabinet with chrome mixer tap over and tiled splashback. Chrome heated towel rail, tiled floor. Extractor fan, obscure double glazed window, extensive deep shelf around two sides of the room, large store cupboard with hot water pipes and slatted wooden shelving.

OUTSIDE

The front garden is set back behind a granite wall and is mostly laid to beds filled with a wide variety of roses, spring bulbs and other interesting plants with a cross of cobbled walkways leading between them to a central focal point. To the side of the porch is a large mature camellia and a paved path leads from the gate to the porch.

The rear garden can either be approached through a pedestrian gate to the side or via the door from the kitchen and here one will find a particularly beautiful south west facing garden 8 Ref: LCAA7617 again with a proliferation of beds stocked with roses and other plants all set to the backdrop of granite surrounding walls and a stream which cascades as a waterfall into a trough along the boundary before then disappearing underground. To one side is a decked terrace and to the rear is a paved terrace outside of the stone workshop. Grassed pathways lead between the beds and should more lawn area be required then it could be easily achieved in this secure garden. Doors open from the garden into the stone workshop and also the home study.

WORKSHOP – 5’4” x 5’. Windows overlooking the rear garden, pedestrian door from the rear garden, fuel store bunker.

9 Ref: LCAA7617 GENERAL INFORMATION

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

POST CODE – TR3 7ET.

SERVICES – Mains water, drainage, electricity and gas. Brand new Worcester combination boiler. New plumbing, electrics and double glazing throughout. For Council Tax see www.mycounciltax.org.uk.

DIRECTIONS – Proceeding into Ponsanooth from the Falmouth and Penryn side on the A393, turn left immediately beside the Stag Hunt Inn then go straight over the small crossroads into Commons Lane. Go straight over again at the next crossroads and you will immediately pass 1 Ivy Cottage on the left hand side. Park beside the cottage on the left.

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.

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Not to scale – for identification purposes only.

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