Ref: LCAA5290 £999,999

Roscarrack Farm, Roscarrack Road, Maen Valley, Goldenbank, Falmouth, FREEHOLD

A stunning and beautifully refurbished Grade II Listed 6 bedroomed former farmhouse with adaptable accommodation suitable for dual family occupation, together with a 1 bedroom annexe barn, all set in just over 7 acres of garden and paddocks in a delightful, private rural setting overlooking a valley on the outskirts of Falmouth. 2 Ref: LCAA5290

SUMMARY OF ACCOMMODATION

FARMHOUSE

Ground Floor: drawing room, study, farmhouse kitchen, utility room, shower room.

First Floor: 3 bedrooms, bathroom.

INTERCONNECTING COTTAGE (AN LAITY)

Ground Floor: sitting room, dining room, kitchen, bathroom.

First Floor: 3 bedrooms.

(Planning permission exists to reconfigure the farmhouse as one large residence comprising 6 bedrooms, 5 reception rooms and 3 bathrooms).

THE LONG BARN (ATTACHED SINGLE STOREY ANNEXE BARN)

Entrance hall, sitting room, inner hall, kitchen/dining room, bedroom, bathroom.

Outside: DETACHED BARN – with planning permission for conversion into 2 two bedroom cottages. DOUBLE DETACHED GARAGE. The Cattery comprising 16 cat pens, office, kitchen and reception areas. DOUBLE GARAGE/WORKSHOP, large open STORAGE BARN. Lovely gardens surrounding the main house and letting barns with four fields.

In all extending to just over 7 acres. 3 Ref: LCAA5290 DESCRIPTION

Situated in the rural environs on the edge of the popular harbour town of Falmouth is this delightful former farmstead comprising a refurbished Grade II Listed L-shaped six bedroom former farmhouse currently used as a three bedroom main residence and adjacent, interconnecting three bedroom letting cottage (An Laity). Adjacent to the farmhouse is a separate one bedroom newly converted letting barn and behind the farmhouse is a further two storey stone barn with planning permission to convert to two, 2 bedroom holiday letting cottages.

Planning permission exists to remodel and extend the existing farmhouse taking it to six bedrooms, three bathrooms and five receptions with the addition of a large oak framed glazed sun room to the ground floor, the installation of a timber spiral staircase to the rear wing, an en-suite bathroom to the master bedroom and the reorganisation of the bedrooms on the first floor.

The attached one bedroom holiday letting barn has only recently been converted and now provides superbly appointed one bedroom letting accommodation with a high annual occupancy rate. A further detached stone and cob barn has planning permission for conversion and extension into two luxury two bedroom holiday letting cottages which, 4 Ref: LCAA5290 combined with The Long Barn will provide the opportunity of a lucrative income. The farmhouse and buildings are set within approximately 7.2 acres or garden and paddocks. There are three vehicular access points into the land from the country lane approach. The first entrance is into a gravel/concrete yard, to one side of which is a large open sided pole storage barn with a concrete ramp running down to a further concreted yard connecting to the second vehicular access point from the lane.

In the second yard is a large modern barn with two sets of twin doors providing vehicular access, a fully licensed cattery (The Cat’s Whiskers licence number L113_0011) THE CATTERY comprises a modern building housing 16 well equipped caged cat pens with a large office/kitchen/reception area with built-in cupboards, worktop surfaces, sink and space for appliances.

A third vehicular access from the lane enters an asphalted parking and turning area to the right of which is a large double garage and there is one gate into the gardens. From the drive steps lead up to the attached one bedroom converted barn (Long Barn). The gardens in front of the main farmhouse are mainly lawned with well planted flower and shrub bed borders, inset shrubs and trees and a variety of climbing roses are trained across the front elevation of the farmhouse. Below the farmhouse and barns are four field enclosures extending across the valley.

The availability of such properties is infrequent, being as close to Falmouth as it is, with the harbour town’s amenities so close to hand whilst still enjoying the quiet rural surrounds and approach with beautiful open views over its own fields and woodland to countryside beyond. This is the perfect opportunity to acquire a large main residence with other commercial assets including an annexe/letting unit, an adjacent barn with planning to convert and a cattery which is a lucrative business in itself. Considerable money has already been spent on the property and the next owner has plenty of scope to enjoy it as it is or move both the buildings and business element forward to the next level. 5 Ref: LCAA5290

LOCATION

Roscarrack Farm is situated in the picturesque and sought after Maen Valley in the Budock area on the outskirts of Falmouth town. Falmouth is one of Cornwall’s premier harbour towns with a deep natural harbour catering for a wide variety of shipping including naval, commercial and passenger liners. The marinas, yacht clubs and associated businesses provide everything required for large fleets of sailing and pleasure craft providing constant maritime activity through the wide river estuary and along the tributary rivers and creeks. The large estuary water of the Carrick Roads provides some of the safest and best day sailing waters in the country and all of these attributes have meant that Falmouth has flourished in recent years having a strong retail base with an eclectic mix of national and local shops, restaurants, inns and cafes. Falmouth has a branch line station which provides a direct link to , Cornwall’s capital city which provides a further and slightly wider range of leisure, commercial and retail facilities with a main line station connecting to London Paddington and approximate travel time of 4½ hours. The town has good road links out to the A30 which is Cornwall’s main arterial road which provides a largely dual carriageway connection northwards all the way to Exeter where it joins the M5 to Bristol and the A303 to London.

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

ROSCARRACK FARM

Covered entrance with timber stable door and window to the top half, opening onto the:- 6 Ref: LCAA5290 UTILITY ROOM – 13’4” x 7’. Slate tiled flooring, roll edged polished wooden worktops with fitted white ceramic butler sink on brick pillars, space for upright fridge/freezer, undercounter space for dishwasher, fridges, freezers and washing machine, large hatch to eaves storage. Window overlooking fields, doorway to:-

FARMHOUSE KITCHEN – 16’8” x 13’10”. An impressive room at one end of which is a raised granite dais on which stands an oil fired Aga with twin hotplates and twin ovens. Set into a large recess on one side is a clome oven with slate shelving all round and concealed lighting, impressive timber bressumer above set into a part exposed stone chimney breast. Granite flagged flooring, exposed beamed ceiling, small paned window overlooking the front garden with large timber lintels above and built-in window seat below. Part glazed door to the garden, a range of fitted cupboards, one of which houses the electric circuit breaker boards and meter. Further range of built-in cupboards, white ceramic Belfast sink with wooden worktop surround and hot and cold taps above, door connecting to An Laity (currently not in use). Feature wooden panelled walling, stairs ascending to the first floor. Doorway to:-

7 Ref: LCAA5290 DRAWING ROOM – 16’2” x 14’. Another extremely impressive room at one end of which is a wall of exposed stone featuring a wide exposed stone fireplace with a raised granite plinth on which stands a woodburning stove with large timber lintel above. Further display niche to one side with concealed lighting, slate sill and timber lintel above. Large, small paned window overlooking the front garden with built-in window seating, three wall light points, exposed beamed ceiling, slate flagged floor, telephone point, television aerial lead.

8 Ref: LCAA5290 STUDY – 9’9” x 7’3”. Small paned window overlooking the grounds, stable door with window to the top half, quarry tiled flooring, wall mounted electric convector heater, telephone point.

SHOWER ROOM – 9’5” x 5’4”. Built-in corner shower cubicle with travertine tiled wall surrounds and built-in shower with chromium fitments, low level wc, quarry tiled flooring, stainless steel sink with cupboards beneath and mixer tap, undercounter space for washing machine, freestanding Firebird oil fired central heating boiler to supply domestic hot water and central heating, wall mounted electronic programming controls above, a range of wall mounted coat hooks, window.

From the farmhouse kitchen a turning flight of stairs with wooden panelling, newel posts, handrails and spindles ascends to a:-

PART GALLERIED FIRST FLOOR LANDING. Radiator, thermostatic control, open beamed ceiling. Doors off to:-

BEDROOM 1 – 14’ x 12’5”. Dual aspect with a large walk-in recess and a window overlooking fields and an unspoilt valley, further window overlooking the gardens, radiator with thermostatic control, feature white painted wooden panelling, impressive stone fireplace with large timber lintel above (not currently in use). Open beamed ceiling.

BEDROOM 2 – 14’4” x 11’5”. Recessed window overlooking the garden with deep window sill beneath, radiator with thermostatic control, feature period wooden panelled wall, open beamed ceiling, impressive stone fireplace with large timber lintel (not currently in use), open beamed ceiling.

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BEDROOM 3 – 11’ x 8’4”. Window overlooking the gardens with deep sill beneath, wall mounted radiator with thermostatic control, open beamed ceiling.

BATHROOM. Completely re-fitted with a large dormer window overlooking the grounds. The bathroom is luxuriously equipped with a travertine tile enclosed white bath with chromium wall mounted controls and overhead down lighting. Recessed toiletry shelf above the bath, separate glazed shower cubicle with fitted shower, and chromium fitments with large rain head above. Wall mounted Villeroy & Boch wash hand basin, low level Villeroy & Boch wc with concealed cistern and chromium wall flush plate, travertine tiled flooring and majority tiled walling, chromium ladder radiator/towel rail, inset ceiling downlighters and extractor fan. Feature low level LED lighting, built-in cupboard housing a large hot water cylinder with immersion facility and expansion tank, wall mounted electronic programming controls for the underfloor heating.

10 Ref: LCAA5290 AN LAITY

Part opaque glazed timber front door to:-

SITTING ROOM – 13’3” x 12’6” to the chimney breast. Beautiful wide recessed fireplace with woodburning stove set on a raised slate hearth and impressive timber lintel above and exposed stone chimney breast. Slate flagged floor, open beamed ceiling, small paned window overlooking the garden with slate window seat beneath. Stairs ascending to the first floor, electric night storage heater.

The sitting room is semi open-plan to the:-

DINING ROOM – 12’8” x 7’10”. Slate flagged flooring, dual aspect with windows overlooking the garden, electric night storage heater, one wall light point, open beamed ceiling. A range of built-in cupboards.

KITCHEN – 14’ x 6’3” x extending to 7’10”. Base level fitted cupboards with a run of wood effect roll edged laminated worktop surfaces and an inset single drainer sink unit with mixer tap, built-in shelving above, undercounter space for a dishwasher, fridge and washing machine. Wooden door opening onto a paved terrace, wood effect vinyl flooring, fold 11 Ref: LCAA5290 down wooden table. Range of base level cupboards with four ring ceramic hob above, set into a roll edge laminated wood effect worktop surface with wall mounted cupboards above and a filter hood. Wood effect vinyl flooring, door to:-

BATHROOM. White suite comprising a panel enclosed bath with tiled wall and toiletry shelf surrounds. Fitted Mira Zest shower and a fixed glazed shower screen to one side, pedestal wash hand basin, tiled splashback, low level wc, extractor fan, wall mounted Dimplex heater, electric shaver point, electric night storage heater.

From the sitting room a flight of stairs with wooden banisters to one side ascends to a:-

FIRST FLOOR LANDING. Steps up to left and right leading to the bedrooms, electric night storage heater.

BEDROOM 1 – 18’3” x 7’6”. Window overlooking a meadow, wall mounted electric convector heater, built-in airing linen cupboard housing a lagged hot water cylinder with immersion facility and a hanging rail.

12 Ref: LCAA5290 BEDROOM 2 – 13’9” x 12’10”. Built-in wardrobe, window overlooking fields, loft hatch access, exposed wooden flooring, wall mounted electric convector heater.

BEDROOM 3 – 13’ x 6’. Small paned window overlooking the front garden, deep built-in half height wardrobe, exposed wooden flooring, built-in display niche with slate sill.

THE LONG BARN

Wide slate steps ascend from the driveway to a wide solid wooden door with six small paned windows to the top half opening onto the:-

ENTRANCE HALL. Slate flagged flooring, timber steps with wooden handrail to the side ascending to the:-

SITTING ROOM – 17’5” including the hall x 14’7”. This is an extremely impressive room with a high vaulted ceiling, exposed A-frame timber trusses and ceiling timbers, conservation style skylight, window with window seat beneath, overlooking the front driveway. Part glazed timber door with two steps up to it, opening onto the side garden, part exposed stone, part white washed stone walling, slate flagged floor, large corner freestanding woodburning stove, two radiators with thermostatic controls, strategically placed up lighter points to the eaves. Steps down to a slate flagged recess suitable for cupboards/display and doorway to:- 13 Ref: LCAA5290 INNER HALL. Part slate flagged, part oak flooring with built-in display niches and a window, vaulted ceiling with exposed trusses and a conservation style skylight window, radiator. Doors off to:-

KITCHEN / DINING ROOM – 10’7” x 9’. The kitchen is well equipped with a range of ivory coloured base and wall mounted cupboards with surrounding roll edged wood effect laminated worktop surfaces and attractive ceramic tiled wall splashbacks, inset single drainer stainless steel sink unit with mixer tap, inset four ring Diplomat hob unit with filter hood above, undercounter space for washing machine, half size dishwasher, fridge, and an integrated oven and grill. Oak flooring, high vaulted ceiling with impressive exposed beams, window overlooking the gardens, part exposed, part white washed walling, extractor fan.

BEDROOM – 13’7” x 13’4” min. Dual aspect with a large bank of windows all down one side overlooking a small private terrace area, radiator with thermostatic control, oak flooring, part exposed stone walling, impressive high vaulted ceiling with exposed A-frame trusses, part glazed panelled timber door opening onto private gravelled terraced garden.

BATHROOM. Superbly fitted and equipped with a white suite comprising a freestanding roll topped oval bath with central taps and chromium legs, large double shower cubicle in one corner with contrasting dark slate style tiled wall surrounds 14 Ref: LCAA5290 and internal toiletry shelf, built-in shower with chromium fitments and rain head above, low level wc, pedestal wash hand basin with wall mounted mirror, light and shaver point, radiator with thermostatic control, high vaulted ceiling with exposed A-frame trusses and conservation style skylight, extractor fan, oak flooring, part white washed stone walling, three wall light points.

Outside in the garden is an external oil fired boiler to supply domestic hot water and central heating to The Long Barn.

OUTSIDE

Roscarrack Farm has four vehicular accesses from Roscarrack Road. The fourth access (the furthest one down the lane) is a broad asphalted driveway at the front of the old farmhouse, providing off-road parking for several vehicles to the side of which is a large double DETACHED GARAGE 26’ x 14’ built of stone and cob with two entrance doors, one comprising an up and over metal door, the other, twin opening wooden doors. Outside courtesy lighting and a corrugated pitched metal roof. From the drive there is a gate into the front garden which is mainly laid to lawn with well planted flower and shrub borders. Below the property are four fields running down a picturesque and unspoilt valley. Some of the fields have been left as wildlife reserve others have until recently been grazed and the fields are clearly defined by hedging, fencing and mature trees. The first vehicular access from Roscarrack Road comprises two five bar timber gates opening onto a gravelled and concreted yard with a parking area for clients of the cattery. There is a large open timber pole barn with corrugated roof.

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The second access off Roscarrack Road opens onto a broad concreted yard with off road parking and turning for numerous vehicles. To the right of the yard is a large TWO STOREY STONE BARN with planning permission for conversion into two 2 bedroomed holiday letting cottages. To the left of the entrance is a LARGE GARAGE/WORKSHOP – 31’4” x 24’4” with windows all down one side providing plenty of natural light, two vehicular entrances with twin opening doors, split level inside with numerous ceiling light points and a further pedestrian door to the rear. Electric power and light points and separate electric meter with wall mounted electric consumer circuit breaker board and a water supply point.

At the end of the concreted yard is the CATTERY (The Cat’s Whiskers) – 52’8” x 12’ this comprises a caged entrance (to prevent escapees!), double glazed door to the cat living quarters which comprise 16 cat pens with open cage fronts and each has a window. OFFICE/KITCHEN – 12’ x 12’. Range of wood effect base and wall mounted cupboards with surrounding granite effect roll edge laminated worktop surfaces and an inset 1½ bowl stainless steel sink unit with chromium mixer tap and water heater above, undercounter space for washing machine and dishwasher. Vinyl covered floor, inset ceiling downlighter, glazed door to rear caged entrance and further doorway to three further CAT PENS 12’ x 9’7”.

In all, the grounds extend to just over 7 acres.

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GENERAL INFORMATION

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

POST CODE – TR11 5BL.

SERVICES – Mains water, mains electricity, private drainage, oil fired Aga and central heating to the main house and The Long Barn, electric heating to An Laity. Telephone/broadband subject to supplier’s regulations. For Council Tax see www.mycounciltax.org.uk.

PLANNING – The house has planning permission and Listed building consent to remodel and extend the existing accommodation. The extensions comprise adding a porch, en- suite bathroom and impressive oak framed sun room plus incorporating the accommodation in An Laity into the main house, which once remodelled will provide six bedrooms, three bathrooms, five reception rooms and two staircases including the installation of a timber spiral staircase in An Laity to access three of the bedrooms and a family shower room (planning application numbers PA11/00672 and PA10/03878). Copies of the plans are available by request from our offices for both the farmhouse alterations and the conversion of the two storey barn.

DIRECTIONS – From Truro follow the A39 towards Falmouth and after approximately 7 miles cross the double roundabout at Treluswell go straight across following the A39 17 Ref: LCAA5290 Falmouth. At the next two roundabouts, bear right then left respectively still following A39 Falmouth. Proceed down a dual carriageway to the next roundabout, go straight across passing Asda on your left. Along a further section of dual carriageway to a large roundabout with cannon and anchor in the centre of it, at this roundabout turn right towards Constantine, Smith and Budock Water. At the next two roundabouts proceed straight across towards Budock Water and keep following this road past two business parks on your left and at the next roundabout go straight across towards . Go past the turning to Swanpool and Falmouth on your left and almost immediately turn right into Roscarrack Road. Roscarrack Farm will be found a short way along 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).

18 Ref: LCAA5290 Not to scale – for identification purposes only.

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