Ref: LCAA8487 Offers over £595,000

Larkspur Cottage, Germoe Lane, Germoe, Nr. , , TR20 9QY FREEHOLD

A gorgeous Grade II Listed detached thatched cottage with significant extensions creating a marvellous character filled 3 bedroomed home of exceptional presentation overlooking very private and beautiful gardens of about 0.2 of an acre. Fastidiously maintained by our clients including recent improvements and the addition of a superb garden studio, all enjoying far reaching countryside views, only about 1 mile from the long sandy beach at . 2 Ref: LCAA8487

SUMMARY OF ACCOMMODATION

Ground Floor: kitchen/dining room, lower kitchen, large vaulted lounge, sitting room with inglenook fireplace, laundry/wc, stair hall.

First Floor: landing, 3 bedrooms, bath/shower room.

Outside: gravelled pathway and planting to the front. Generous parking area and large workshop (lapsed planning permission for a garage). Very beautiful and private garden in rooms with lawns, superb beds, specimen trees and countryside views. Modern garden studio, shed. In all, about 0.2 of an acre.

DESCRIPTION

Larkspur Cottage is a classic double fronted thatched cottage which has evidently been extended over the years including a double storey slate roofed wing to the side beyond which the property incorporates what are believed to be former piggeries creating a long single storey wing added in 1997. All parts of the accommodation are abundant with character and have many windows which, along with the bright neutral décor make for a delightful home. 3 Ref: LCAA8487 The former piggery wing is now almost entirely open-plan as one vast vaulted ceilinged lounge with a contemporary gas fired stove creating a focal point at the end. Also in this wing is a laundry room with ground floor wc. The centrally positioned kitchen is cleverly set over two slightly different levels and in two rooms connected by a broad opening. The principal upper kitchen also acts as the dining room and has a modern Everhot range cooker whilst the lower portion is more of a working kitchen and provides excellent additional storage. In the oldest thatched part, believed to date from the 18th century, is a further sizeable sitting room and the stair hall which between them have an internal multipaned window although both are well lit. The sitting room also has a huge inglenook fireplace to the end with wood burning stove. On the first floor are three charming bedrooms each with their own features and one taking in amazing far reaching views. These share the highly specified bath/shower room. 4 Ref: LCAA8487 The gardens are equally as important and are just as well maintained and considered. One enters through double gates onto a driveway currently providing parking for three cars but this could easily be expanded with the removal of a fence and to the rear of this is a large workshop which we are informed is in the location that planning consent has previously been granted for a garage although now lapsed. The garden hides away behind beautiful thick foliage with a gateway opening through it. Brick laid paths lead through beds to the various garden rooms including a gravelled terrace, smaller sheltered lawn, raised lawn with views and the largest level lawned garden. Each have their own wonderful plantings and the largest lawn has an excellent modern garden studio with power and light, well positioned to look out across fields to high moorland. This studio would be perfect for working from home or many other interests.

LOCATION

Germoe is a charming hamlet situated at the southern edge of one of Cornwall’s world heritage sites, with traditional cottages and houses clustering around the lovely old church with its impressive tower. The village has a primary school and is a short drive or about a 20 minute walk from the sandy beach at Praa Sands which is famous for its surfing and has a popular beach bar/restaurant, pizza café and boutique deli shop. There are many beautiful country and coastal walks close by including over Tregonning and Godolphin (National Trust) hills which can be seen from the rear of the building. The nearby southern Cornish coastline offers magnificent walks, picturesque coves and sandy beaches including Prussia Cove, Praa Sands, Stackhouse Cove and Perran Sands below . The seafront town of and St Michael’s Mount is only a short drive away where there are cafes and inns as well as art galleries and further beaches.

Germoe is very accessible with the main A394 just to its south linking the larger towns of Penzance and which between them have a full range of local and national retailers and services. Just before reaching Penzance, near Marazion, one can join the A30 expressway which links to the motorway network at Exeter. Penzance is the terminus of the Penzance to London Paddington railway with direct trains to London Paddington taken around 5½ hours. 5 Ref: LCAA8487 THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate)

A pathway from the parking area leads to a pretty timber PORCH covering a half glazed stable door opening to:-

KITCHEN / DINING ROOM – 16’2” x 12’. Windows on two elevations, beamed ceiling, slate flooring, recently installed Everhot electric range cooker. Painted handmade kitchen units under travertine tiled worktops with a twin bowl butler sink with period style mixer tap over. Further recessed store cupboards below one of the windows. Plenty of space for additional furniture. Door to the stair hall and wide opening with two slate steps down to:-

LOWER KITCHEN – 10’10” x 10’2”. 9’10” high ceiling with painted beams, slate flooring, windows on two elevations, painted stone walls. Matching units to those found in the kitchen including a cupboard housing the oil fired boiler. Travertine tiled worktops with inset butler sink with period style mixer tap over. Further curtained storage below the worktops. This additional area of kitchen is ideal for preparation and storage as well as having space for a large fridge/freezer. Door to:-

LOUNGE – 24’10” x 13’2”. 12’ high vaulted ceiling with painted timbers and two leaded roof lights. Extensive windows on two elevations with painted shutters plus a stable door opening to the garden. Exposed floorboards, contemporary gas fired wood effect stove fitted early 2021, set on a slate hearth. Painted dresser with leaded glass fronted cabinets. Initial large lobby area with further window, deep fitted cupboards and high level shelving with stained glass window over and door to:- 6 Ref: LCAA8487 LAUNDRY / WC – 7’3” x 7’2”. High monopitched ceiling with roof window, obscured window to the garden with deep sill. White wc, white wash basin and period style taps set onto a glazed tiled counter with cupboard below, space and plumbing for a washing machine and tumble dryer, wood flooring, painted boarding to dado height, fitted shelving.

STAIR HALL. Window to the front with window seat below, painted beamed ceiling, staircase rising to the first floor, internal window sharing light with the sitting room, exposed floorboards. Understairs cupboard. Doors to the kitchen/dining room and:-

SITTING ROOM – 16’5” x 12’. Windows on two elevations with deep sills, obscured glazed period door to the front with slate threshold below. Exposed floorboards, painted match boarding to dado height with shallow shelf. Splendid large inglenook fireplace with painted stone surrounds and massive wooden lintel. Inset woodburning stove on a slate hearth. Recessed store cupboard.

FIRST FLOOR

LANDING. Low level landing with deep sill to the garden side, canopied ceiling edge with exposed timbers, exposed floorboards. Opening to an additional area of landing with painted floorboards, exposed roof timber and positive air ventilation system vent. Doors to:-

BEDROOM 1 – 12’7” x 13’4” reducing to 8’1”. Painted floorboards, 8’7” high ceiling with exposed beams and access to loft space. Windows on two elevations taking in outstanding views over miles of countryside and also to Germoe church tower.

7 Ref: LCAA8487 BATH / SHOWER ROOM. Fitted with modern period style sanitaryware including a claw footed, double ended roll edged freestanding bath with chrome taps, pedestal wash basin with chrome taps and wc. Curving glazed screened and glazed tiled shower enclosure with an electric shower. Chrome electrically heated towel rail, painted floorboards, airing/store cupboard housing the hot water cylinder with storage over, obscured window to the front, painted boarding to dado height.

BEDROOM 2 – 12’10” x 12’8” extending to 15’9”. Canopy edged ceiling with exposed timbers and loft access. Low level window to the front elevation, exposed floorboards, large fitted cupboards, intriguing recessed small mirrors possibly where windows once were.

BEDROOM 3 – 9’8” x 8’5”. Ceiling with canopied edge and exposed timbers, exposed floorboards, low level window to the front, recessed store cupboard.

OUTSIDE

To the front of the property is a low fenced and prettily planted pathway beyond a slate capped wall on the lane side. The path continues across the face of the building to a gate leading around to the rear garden. Almost the entire outside space is found very privately to the rear and is approached through a pair of vehicular gates onto a driveway giving off road parking currently for three cars but with the simple removal of a fence this could easily be increased to four or more. To the rear of the driveway is a TIMBER SHED – 14’8” x 8’ external with double doors to the front and windows to the side. We are informed that, there has previously been planning permission in this location for the construction of a garage as there is significant additional space to the sides of the current shed including a discreet yard 8 Ref: LCAA8487 where the oil tank is found. Around the edge of the driveway are shrubs, bedding plants and low trees.

The garden is completely secluded and is entered through a gate under a climber covered walkway. Once inside this superb oasis, a cross shape of brick laid paths leads to the front porch, to the lawn and across the rear of the house with stunning beds filled with all manner of interesting plants to either side. The path continues along to the door into the lounge and then concludes at a sheltered gravelled terrace which is divided from the rest of the garden by low fencing and a painted stonewall. Gates from here open into other parts of the garden.

The primary focus of the garden is a level lawn edged by interesting shrubs and bedding plants, backing onto countryside with superb far reaching views to the high ground in west Cornwall and Tregonning and Godolphin Hills. In the corner of the lawn is a:-

GARDEN STUDIO – 11’8” x 8’8” internal. A modern pine structure in the style of a Scandinavian cabin with glazed double doors and full height windows facing west across the garden and also taking in the countryside views. Power and light connected. To the front is a paved terrace edged with attractive gravel.

In addition, there are further garden rooms each with their own feeling, one being a smaller lawn more enclosed by greenery providing shelter. Two thick granite steps rise up from here to a higher level lawn with excellent views and a recently remade stone boundary wall. In addition, on the end of the house is a concreted yard with log storage, concealed storage for the gas for the stove in the lounge and a MODERN TIMBER SHED – 8’ x 6’ external. 9 Ref: LCAA8487 GENERAL INFORMATION

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

POST CODE – TR20 9QY.

SERVICES – Mains water and electricity. Private drainage and oil fired central heating. For Council Tax see www.mycounciltax.org.uk.

DIRECTIONS – Heading from Helston to Penzance on the A394 approach the crossroads at the junction of Praa Sands and Germoe and turn right here signposted to Germoe. Drive past Evans Way on your left hand side and after a short distance Larkspur Cottage will be found on your left. THE PARKING AREA IS FOUND TO THE REAR – PLEASE DO NOT PARK IN THE NEIGHBOUR’S DRIVEWAY WHICH IS IN FRONT OF LARKSPUR COTTAGE.

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.

10 Ref: LCAA8487 Not to scale – for identification purposes only.

11 Ref: LCAA8487