Ref: LCAA5289 Offers around £575,000

West Mill, Pantersbridge, Mount, , FREEHOLD

A stunning thoroughly modernised detached, 5 bedroomed, 4 bathroomed converted mill in an idyllic sheltered riverbank hamlet with beautiful valley views, in some of Cornwall’s least spoilt and least populated countryside. An exceptional family home currently organised for multi generation living in a gorgeous valley on the edge of Bodmin Moor but with simple access to the A30 and A39 main roads. 2 Ref: LCAA5289

SUMMARY OF ACCOMMODATION

Upper Ground Floor: reception hall, inner hall, 2 double bedrooms, shower room. Lower Ground Floor halls, principal kitchen/dining room, sitting room, living room, 2nd kitchen/dining room, utility, shower room/wc.

First Floor: landing, master bedroom en-suite, 2 further bedrooms, bathroom.

Outside: driveway and generous parking, detached double garage with storeroom, shower room and studio over. Attractive front garden, long river frontage with terraces, lawns, well stocked beds, mature trees and two decks.

DESCRIPTION

West Mill is found in beautiful unspoilt countryside in the foot slopes below Bodmin Moor and more specifically in a south facing valley looking across to countryside and woodland with a small river along its boundary. The setting is absolutely beautiful and is one of Cornwall’s least populated areas, although Pantersbridge itself is a small hamlet of interesting properties, none of which encroach upon the privacy of West Mill. The original stone mill house has been extended and greatly improved and now forms a generous five bedroomed, four bathroomed house which is currently loosely arranged as two units of accommodation for multi generation living. It would require no effort or expense to use this as one large house, or conversely it would be fairly simple to consider this as a main house and annexe for guests or potentially for letting.

3 Ref: LCAA5289 The western boundary of the property is edged by the river with the gardens and house sitting above it. Across the rear of the house are terraces whilst at either end are lawns, with one of them having steps down to the water’s edge and decked terraces, one of which is settled into a small area of woodland with the tree trunks rising through the elevated deck above the water’s edge. To the front is a further small garden and there is generous parking in two areas as well as a detached stone faced and part slate hung double garage which has been rearranged to provide a studio above and a shower room/wc and further store room below but still retaining one garage space and additional storage. The outside space gives many blissful areas to sit and enjoy this unique setting.

The interior layout may appear complicated from this text but the reality is that it flows easily and has a great deal of adaptability to different living styles and needs. An entrance at upper ground floor level leads into a generous hall with various storage cupboards off and exposed beams. Stairs descend from here and split to either side of the house and a further short hall gives access to two double bedrooms with canopied ceilings, built-in wardrobes and a stunning Jack and Jill en-suite between them. As the stairs descend they divide and on the right hand side they arrive at a small hall off which is the utility room, a shower room/wc and a large dual aspect living room with double doors to the garden and a woodburning stove recessed into a stone wall. A broad opening leads to a superb contemporary kitchen/dining room, although this would be considered the second most impressive in the house and the kitchen units could of course be removed if this space were to be used as a large study or for other purposes. The collection of rooms described so far currently act as one unit of accommodation but are only separated from the remainder of the ground floor by a few steps.

Where the staircase splits, a turn to the left leads to a further tiled hall with exposed beams and a granite wall and off this a secondary staircase rises to the first floor and doors open into a large sitting room with a heated slate floor, beamed ceiling and again with a stone 4 Ref: LCAA5289 wall and recessed woodburning stove. The principal kitchen/dining room occupies a protruding triple aspect wing overlooking the gardens, river and countryside and this has a range of sleek high gloss black and cream units with a comprehensive range of integrated appliances, granite worktops along the side of the room and a woodblock worktopped island.

At the top of the second staircase is an L-shaped landing with built-in storage and a study area just behind a gallery over the stairs. Off the landing are two bedrooms which share a further contemporary bath/shower room and a short private hall opens through to the huge master bedroom suite which has a canopied ceiling with exposed timbers, a full wall of wardrobes, excellent views and an en-suite shower room. The entirety of the accommodation is in immaculate order blending some of the period features of the building with modern tastes including areas of white painted stone walls, some exposed and some painted wood features, modern lighting and flooring and clever use of natural light including skylights and sun tubes. This is a thoroughly sorted and beautifully finished home.

LOCATION

The beautiful valley within which West Mill sits, is just below the ancient bridge at Pantersbridge just off the southern edge of Bodmin Moor between the villages of St Neot and Mount, close to the ancient market town of Bodmin. The village of St Neot provides a local shop whilst Bodmin provides 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 Colliford Lake Reservoir. The A30 remains dual carriageway all the way to Exeter where it links with the M4 to Bristol and A303 to London. In the nearby Glynn Valley, through which the upper reaches of the River flow, is a mainline railway station (Bodmin Parkway) which offers a direct line to London Paddington (approximate travel time 4½ hours).

The countryside surrounding Pantersbridge 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.

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 5 Ref: LCAA5289 villages and the deep natural harbour at Fowey which has deep water 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 Port Isaac.

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

A half obscure glazed stable door below the drive opens to:-

RECEPTION HALL – 13’9” x 10’6” max. Split-level and with a staircase descending to the ground floor with a galleried banister over. Area of exposed stone wall, canopied ceiling, sun tube, spotlights, access to roof space, two store cupboards. Broad opening to an INNER HALL with a high monopitched ceiling with exposed timbers, a ceiling light and radiator below. Doors to:- 6 Ref: LCAA5289

BEDROOM 4 – 13’8” x 9’9”. High canopied ceiling with exposed timbers, spotlights and access to roof space. Full wall of built-in wardrobes, broad double glazed window overlooking the river and countryside, radiator, reading lights over the bed. Latch and brace door to:-

JACK AND JILL SHOWER ROOM. A contemporary room with modern sanitaryware including a glazed screened walk-in shower cubicle with a chrome rain head mixer shower. Concealed cistern wc, wash basin with chrome mixer tap set onto a worktop with a cabinet below. Contemporary wall tiles where necessary with a feature strip, obscured doubled glazed window, high canopied ceiling with exposed timbers, spotlights and extractor fan. Karndean flooring, lit mirror and shaver point over the wash basin, ladder style heated towel rail. Further latch and brace door to:-

BEDROOM 5 – 13’8” x 9’2”. Broad double glazed window to the front, high canopied ceiling with exposed timbers and spotlights. Full wall of built-in wardrobes, radiator, latch and brace door returning to the inner hall.

LOWER GROUND FLOOR

The staircase descends and splits to the left and right giving access to different sides of the house allowing it to either be used as one continuous residence or as two separate units of accommodation that have proved ideal for multi generation living. The stairs descend to the right hand side leading to a small hall with spotlights and latch and brace doors to a living room, utility room and shower room.

7 Ref: LCAA5289 LIVING ROOM – 15’6” extending to 17’2” x 14’8”. Open-plan to the kitchen/dining room through a broad opening with a thick wood lintel over. Double glazed flood proof doors opening to the garden, broad square bay with double glazed wraparound windows overlooking countryside. One exposed stone wall with a granite lintelled fireplace and thick slate hearth below, housing a multi fuel stove. Wall lights, radiators.

KITCHEN / DINING ROOM – 15’9” x 10’. Double glazed window overlooking the garden, generous space for a dining table. Spotlights, radiator. Comprehensive range of high gloss white fronted kitchen units with a faint wood grain under composite worktops including an inset 1½ bowl sink and drainer with a chrome mixer tap over with a shower head. Contemporary tiled splashbacks, under cabinet spotlights, integrated dishwasher full height carousel larder unit, Rangemaster dual fuel range cooker under a stainless steel and glass extractor hood, slim line wine fridge.

UTILITY – 10’3” x 6’5”. Double glazed window facing the countryside, slate tiled floor, spotlights, range of light wood effect fronted units with roll edged stone effect worktops and a Belfast sink with a chrome mixer tap over. Space and plumbing for a washing machine, tumble dryer and American style fridge/freezer, radiator. 8 Ref: LCAA5289

SHOWER ROOM. A contemporary space with modern textured white tiles to three quarter height with a stone tiled feature strip and slate tiled floor. White wc, white contemporary wash basin with a chrome mixer tap over a high gloss white fronted cabinet. Spotlights, extractor fan, radiator, electric shaver point, built-in cabinets, ladder style heated towel rail, tiled and glazed screened shower enclosure with its own extractor fan and chrome mixer shower. Deep understairs cupboard off.

The stairs descending from the reception hall then also split to the left through a pair of doors into a hall.

HALL. Slate tiled floor, beamed ceiling, area of exposed granite wall, built-in shelves, wall lights, radiator, cabinet. Second staircase rising to the first floor bedrooms and doorways to the sitting room and:-

KITCHEN / DINING ROOM – 17’8” x 14’3”. Triple aspect of double glazed windows and a flood proof door overlooking the gardens and river. Beamed ceiling with spotlights, slate tiled floor, radiator, space for a dining table and chairs. Comprehensive range of contemporary high gloss cream units around two walls topped by polished black granite worktops with a cut draining area leading to a stainless steel 1½ bowl sink and drainer with a chrome mixer tap over. Contrasting high gloss black island unit with a thick oak block worktop, a breakfast bar to one end and a six burner gas hob under a ceiling mounted stainless steel and glass extractor fan. AEG integrated appliances including two ovens, a microwave combination oven, a coffee maker and a dishwasher. Rangemaster wine fridge in the island, exposed stone wall with wall lights, full height carousel larder and further pull out larder, space and plumbing for an American style fridge/freezer. 9 Ref: LCAA5289 SITTING ROOM – 19’4” x 11’6”. Heated slate tiled floor, one exposed stone wall with a recessed multi fuel stove and deep cabinet. Beamed ceiling, recess for a television, concealed media cupboard, wall lights.

FIRST FLOOR

LANDING. Part galleried over the turning staircase, canopied ceiling with exposed roof timbers and roof window, pendant light over the stairs and spotlights. Built-in wardrobe, built-in desk area with further cupboards above. Doors to:-

BATH / SHOWER ROOM. Modern period style sanitaryware including a P-shaped shower bath with chrome taps, a curving glazed screen and a chrome mixer shower. White wc, white pedestal wash basin with chrome taps. Exposed ceiling beam, light well, spotlights, extractor fan, access to roof space, electric shaver point over the wash basin, tiled floor and walls where necessary, louvred door to a broad airing cupboard with slatted wooden shelf, hanging rail and the boiler. 10 Ref: LCAA5289

MASTER BEDROOM – 16’1” x 14’10”. Canopied ceiling with exposed timbers and spotlights, broad double glazed window overlooking the river and countryside beyond, radiator, near full wall of built-in wardrobes with cupboards over. Sliding door from a short private entrance hall to:-

EN-SUITE SHOWER ROOM. Contemporary tiled walls and a slate tiled floor, large curving glazed screened shower enclosure with a chrome mixer shower over. White wc, white square edged wash basin with a chrome mixer tap set onto a slate worktop over a high gloss black cabinet. Canopied ceiling with exposed timbers, spotlights, sun tube, extractor fan, tall ladder style heated towel rail, lit mirror with electric shaver socket over the wash basin.

BEDROOM 2 – 13’9” x 10’4”. Dual aspect of double glazed windows enjoying a view over the river to countryside, canopied ceiling with exposed roof timbers, large amount of built-in wardrobes, radiator.

BEDROOM 3 – 10’7” x 8’. Double glazed window in a recess to the front, exposed roof timbers, spotlights, built- in wardrobe with cupboards over, built-in desk and additional storage, radiator.

OUTSIDE

Off the small lane that leads past the property is a pull in parking area for 3 or 4 cars with a flight of stone steps descending to the garden. This parking area is to the rear of the garage and beyond this a further driveway in front of the garage’s double doors with parking for 2 cars. Steps descend down to an ornamental front lawn with a beautiful tree and surrounding shrubs. Pathways lead to either side of the house, one passing a storage 11 Ref: LCAA5289 area underneath a timber decked walkway to the side of the garage off which a flight of steps ascend to its first floor.

DETACHED GARAGE – 19’ x 18’4” reducing to 9’7”. A stone faced and slate roofed outbuilding with a thick wooden lintel over the garage doors making for a most attractive addition to the house. Two up-and-over doors, reduced depth to one side, striplights, power points, obscured window to the side, built-in workbench and shelving. Door to:-

STORE ROOM. Plastered and painted walls and carpeted floor, striplight, built-in cupboards with hanging rails, staircase rising to the first floor and door to:-

SHOWER ROOM. White tiled walls and tiled floor, shower enclosure with a glazed screen and electric shower, white wc, white wash basin with chrome tap and electric hot water tap over. Spotlights, extractor fan, recessed store.

12 Ref: LCAA5289 FIRST FLOOR

STUDIO OR GAMES ROOM – 20’6” x 11’8”. Two Velux roof windows, plastered and painted walls, spotlights, door to a canopied external entrance and staircase, access to eaves storage, power points. Currently used as a teenage hangout.

The majority of the outside space is found to the rear of the property and runs beside the beautiful fast flowing river. On the upstream side is a raised lawned garden backed by a beautiful well stocked rising array of beds and with a flight of curving stone steps descending to a pool in the river. To one corner is a covered decked terrace that currently houses a hot tub and a stone path rises up beyond this to a much larger elevated deck that is partly covered and has trees rising through it creating a spectacular place to entertain overlooking the garden, river and countryside. A short flight of stone steps rise up from here to the parking.

Wrapping around the house is a deep paved terrace with a stone wall beside the water’s edge and with outside lighting and a power point. The paving continues to the southern end of the house where there is a pretty lawned cottage garden bounded by planted beds and with a low stone wall with a planted top and small slate terrace. Special flood safety doors open into the house to give added peace of mind.

13 Ref: LCAA5289 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 – PL30 4DP.

SERVICES – Mains water, drainage and electricity. Oil fired boiler and bottled gas for cooking. For Council Tax see www.mycounciltax.org.uk.

DIRECTIONS – Proceeding along the A30 east from Bodmin enter the section where it thins to single carriageway and pass a filling station, Tanya’s Café and a car lot then turn right signed to Mount and three other places. Follow this road through countryside for several miles and eventually pass through the village of Mount and then descend into the valley below. Proceed over the bridge (with a further bridge to the left hand side signed weak bridge) and turn immediately right. West Mill is the first property on the right hand side and is beside the river that you have just crossed.

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).

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Not to scale, for identification purposes only.

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