Ref: LCAA5290 £999,999
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Ref: LCAA5290 £999,999 Roscarrack Farm, Roscarrack Road, Maen Valley, Goldenbank, Falmouth, Cornwall 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 Truro, 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. 9 Ref: LCAA5290 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.