Ref: LCAA6967 £595,000 The Old Band Room, Warleggan, Mount, Bodmin, Cornwall FREEHOLD An extraordinarily attractive, recently constructed 2 bedroomed detached house of the highest quality and strong Eco credentials, together with a detached Grade II Listed granite built annexe, situated in stunning plantman’s gardens approaching ½ an acre, on the edge of a sought after rural hamlet, bordering Bodmin Moor, in an Area of Outstanding Natural Beauty. An opportunity not to be missed!! 2 Ref: LCAA6967 SUMMARY OF ACCOMMODATION MAIN HOUSE Ground Floor: entrance hall, inner hall, kitchen, dining room, sitting room. Externally accessed utility/store room. First Floor: 2 double bedrooms, 1 with en-suite shower room. Family bathroom. ANNEXE Ground Floor: sitting/dining room/kitchen. First Floor: bedroom with en-suite shower room. Outside: covered storage lockers and log store on the approach to the main house front door. Large composite decked veranda down the southern side of the house, overlooking the gardens. Beautiful plantsman’s gardens surround both the main house and the annexe, superbly stocked with a wide variety of flowers, shrubs and specimen trees. Large gravelled parking/turning area with room for numerous vehicles. 3 Ref: LCAA6967 SPECIFICATION • A fantastic newly built house together with a Grade II Listed granite annexe restored in 2010 to 2011. The new house is constructed to an extremely high eco-friendly specification using high quality materials throughout both properties. • The property is situated in an Area of Outstanding Natural Beauty in a picturesque rural hamlet on the southern slopes of Bodmin Moor and lies adjacent to the lovely Grade II* Listed parish church dating back to the 13th century. • The new house was designed and supervised by one of the West Country’s leading architectural practices, specialising in ecological builds and work on both builds was carried out by a specialist builder. • Extracts from the architects ‘Design and Access Statement’ observe ‘the new house is designed to consume less than half of the primary energy of equivalent new build to current building regulation standard’ CO2 emissions will be substantially less than half (depending on the use of wood fuel). ‘Solar thermal panels will provide approximately 60% of the annual hot water requirement’. ‘The remaining heat load will be met by a 90% efficient LPG condensing system boiler.’ • Virtually all the construction timber is largely douglas fir and larch, taken from Cornish woodland. • Flooring throughout the ground floor of the new residence is of wide-plank polished pine. 4 Ref: LCAA6967 • Each building has its own LPG gas fired central heating boiler which also supplies the Esse cooking range in the main residence. • A heat recovery system captures over 80% of all heat generated in the house, then transfers this to fresh air drawn from outside, which is then filtered and recirculated to each room in the house. • Every window is Argon filled triple glazing, ensuring virtually no heat loss. Conversely, the sun’s radiated heat passes through the glass and is captured by the heat recovery system. This system requires the building to be as air tight as possible. On test after construction, we are told the house was found to be the second most air tight home in Cornwall, at that time. • Immediately below the wall plaster is a non-combustible lining of dense building material that absorbs heat during the day and releases it during the night acting as a heat ‘reservoir’. • Maximum heat retention is ensured by an astonishing degree of insulation (up to 15” provided by shredded newsprint) to the walls, floors and ceilings with sheep’s wool also featuring. • Some 60-70% of hot water in the main residence is supplied by two solar panels on the south facing roof and stored in a large well insulated tank off bedroom 2. This tank can also be heated from the central heating system and a separate immersion heater, if required. • There is a woodburning stove installed in the fireplace in the sitting room. 5 Ref: LCAA6967 • External lighting around both residences is carefully sited and comprises low powered, low level lights controlled at night by PIRs. The owners have carefully designed the exterior lighting to avoid light pollution as Bodmin Moor is one of the few remaining areas where the night sky can be seen at its best. • Beautifully landscaped and profusely stocked plantman’s gardens surround both residences. • A circular stone sheepfold built from granite is featured on the top lawn, these can occasionally be seen in the northern hill districts. • A separate fruit and vegetable garden features four raised beds and a composting area. • External finishes include panelled larch treated with a special black paint, contrasting panels of untreated larch, shiplap and a covered walkway with beautiful mellow granite pillars with attractive leadwork and flashings. • Quality sanitaryware such as Villeroy & Boch and Laufen have been used in the main house with complementary marble tiled walls and floors to the bath/shower rooms. • Dark grey matt finished kitchen units with glittering reconstituted granite and quartz cream coloured worktop surfaces with concealed lighting, integrated appliances and Marmoleum flooring. NB: The details within this Specification have been supplied by our clients and cannot all be checked as they are part of the construction. If any of the points are important to your purchase, please seek evidence during the course of a conveyance. 6 Ref: LCAA6967 HISTORICAL NOTE The property nestles next to the lovely Grade II* Listed moorland church of St Bartholomew (13th Century) and until 2010 the land, formed part of the Glebe pastureland owned by the Diocese of Truro. The restored Old Band Room (Grade II Listed) was erected by the then Rector in 1711 as his brew-house, one of only two in the country with an ecclesiastical provenance! This building has been lovingly restored virtually to its original appearance to provide useful ancillary accommodation with modern facilities. LOCATION Warleggan is a much sought after rural hamlet situated on the southern edge of Bodmin Moor in an Area of Outstanding Natural Beauty with lovely moorland and woodland valley walks on your doorstep. The River Warleggan, better known locally by its Cornish name ‘Bedalder’ (‘which = sweetness’) runs through the valley below, to join the Rivery Fowey. Together with the adjoining village of Mount, the Parish of Warleggan boasts a lively community with a variety of local inspired activities in the village hall at Mount, notably a Friday shop and café which also acts as a valued meeting place for residents. Bodmin Moor provides wonderful walks and outriding over miles of open moorland featuring large tracts of forestry, a large lake (Colliford Lake) to the north and many historical monuments and barrows together with rugged tor - a wonderful recreational area. The River Fowey rises on the moor and there are lovely features such as Golitha Falls within a short drive. The A30 (Cornwall’s main arterial road) is some 15 minutes’ away providing a dual carriageway link out of county to Exeter where it joins the national motorway network. There is swift access to Cornwall’s numerous south and north coastal holiday resorts and beaches. The nearby town of Bodmin provides a wide array of leisure, commercial and retail facilities, out of town trading estates and supermarkets, primary and secondary schools and a mainline railway station. There is a private airfield in the nearby village of Cardinham and Newquay Airport, to the south west, provides daily shuttle flights to UK and some European airports. To the north the rugged Atlantic coast provides beautiful coastal scenery and excellent bathing/surfing/kite surfing beaches. The softer south coast features nearby fishing villages at Looe, Polperro and Mevagissey with sandy beaches facing the English Channel. Fowey’s deep natural harbour has sailing facilities, two yacht clubs and moorings for pleasure craft. 7 Ref: LCAA6967 THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate) Large double glazed entrance door with overhead glazed roofing panels to:- ENTRANCE HALL. Polished oak flooring, recessed mat well, a range of three large cupboards down one side with further cupboards above. CLOAK ROOM. White low level wc, and ceramic wash hand basin, stone tiled splashback, glazed vanity cupboard below. Wall mounted ladder radiator/towel rail, marmoleum flooring. A ceiling vent expels air via the heat recovery system. A door from the entrance hall opens to an inner hall way with a turning staircase to the first floor. Open-plan to the:- KITCHEN (L-SHAPED) – 9’5” x 7’8” plus 6’4” x 5’6”. The kitchen is superbly fitted with a range of matt dark grey finished cabinets comprising a comprehensive range of base level handle-less cupboards and drawers with surrounding matching wall cabinets and attractive glittering re-constituted granite and quartz worktop surfaces with white glass splashbacks. 8 Ref: LCAA6967 On one side stands and LPG Esse gas fired range with twin hotplate, two ovens and programming controls, finished in gloss black with chrome hotplate covers and an illuminated Siemens filter hood above. Integrated dishwasher, 1½ bowl Franke stainless steel sink unit with chromium mixer tap. Plenty of room for an American sized fridge/freezer and space and plumbing for a washing machine. A large three quarter height window provides lovely views over the gardens to countryside beyond. Attractive light grey Marmoleum flooring. DINING ROOM – 12’5” x 12’. A beautiful light room with large triple glazed picture window providing lovely views over the front gardens and out over countryside beyond. Exposed wood flooring, recess with fitted glazed display shelving and a walk through on either side to the sitting room. Large built-in understairs storage cupboard also housing a wall mounted Glow Worm LPG gas fired boiler to supply heating and hot water with adjacent wall mounted electronic programming controls and electric consumer circuit breaker boards.