BROADOAK BARN, TWO WATERS FOOT, , PL14 6HJ GUIDE PRICE £775,000

LOSTWITHIEL 4 MILES, FOW EY 12 MILES, 30 MILES, PLYMOUTH 27 MILES, AIRPORT 23 MILES Privately situated within 2.5 acres of beautiful established gardens, a sublime south facing barn conversion of exceptional quality, offering a successful blend of contemporary and traditional features with self contained annexe/guest suite. About 2516 sq ft, 29' Sitting Room, 23' Kitchen/Dining Room, Library, Study, 4 Bedrooms (1 Ensuite), 1 Bed Annexe (516 sq ft), Triple Garage/Carport, Wildlife Pond, Woodland, Productive Kitchen Garden, Orchard. EPC RATING - HOUSE - C, ANNEXE - D

LOCATION Broadoak Barn is privately situated in a sheltered, south facing position at the end of a 900 metre long (shared) driveway on the southern edge of the beautiful Glynn Valley. This is an Area of Great Landscape Value where the River meanders through the thickly wooded valley with a network of quiet lanes, footpaths and bridleways providing boundless opportunities for nature lovers and outdoor enthusiasts. There is a primary school at (rated "good" by Ofsted) and filling station with village shop/post office, the village of Dobwalls (4 miles) offers similar amenities. The ancient stannary town of stands at the head of the tidal limit of the , dating from the 12th Century this historic town is home to various antique shops and boutiques, pubs, restaurants, doctors surgery and is renowned for it architecture and community spirit.

The Cornwall Area of Outstanding Natural Beauty lies a short distance to the south with its unspoilt coastal scenery, hidden coves and creeks, with various areas of the coast in the ownership of The National Trust. Nearby, Polperro, Polruan/Fowey and are picturesque, each with their own harbours and fishing fleets. Mainline trains at Parkway (4 miles) with London Paddington having a 3 hour and 50 minute journey time. The deep waters of the Fowey estuary are well known to the sailing fraternity. There are nearby golf courses, including Lanhydrock and St Mellion. Plymouth offers access to cross channel ferry services and there is an international airport at Newquay. Many of Cornwall's attractions are within easy driving distance, including the Eden Project, The Lost Gardens of Heligan and National Trust properties such as Lanhydrock and Cotehele. The southern foothills of Bodmin Moor lie 5 miles to the north and again offers many leisure opportunities.

DESCRIPTION - Converted by our clients in 2012 to an exacting and luxurious standard, this property achieves the perfect blend of traditional and modern features enabling one to pursue the country lifestyle in an easy to manage and contemporary setting. The thoughtfully laid out accommodation incorporates numerous architectural details, modern and traditional features and fittings all combining to provide a versatile family home with excellent eco credentials and an energy effiency rating of C and an environmental impact rating of A.

Features include virtually fully triple glazed windows including hob, ovens, fridge, freezer, dishwasher and (mainly VELFAC), solar thermal, a Jaspi automated wood warming drawer, this room has a triple aspect with two pairs pellet boiler (2 years left on the Renewable Heat Incentive), of bifold doors and Juliet balconies overlooking the gardens. underfloor heating, heat recovery system, exposed stone, There is a study together with a library/second sitting room exposed beams, high levels of insulation, oak and porcelain with hand built oak shelves by a local crafts man and an tile flooring and LED lighting amongst many others. atrium style full height wall of glass overlooking the garden.

The accommodation briefly comprises - galleried reception The master bedroom suite has a luxurious family hall opening to the 29' sitting room with exposed beams to bath/shower room adjacent together with a dressing room apex, dual aspect and wood burner, the outstanding 23' and shower room, depending upon individual needs the kitchen/dining/family room with a fitted In-Toto kitchen has dressing room and shower room could be occupied as an ranges of Maia worksurfaces and built in Neff appliances

externally accessed guest suite. There are two further bedrooms together with a shower room/wc. The house could be configured as a five bedroom home by using the study as another bedroom.

The 516 sq ft self contained annexe provides very comfortable guest accommodation briefly comprising open plan living room/kitchen with wood burner and one bedroom with ensuite shower room/wc. The annexe could perhaps be used as a studio, work from home or other creative space.

OUTSIDE - The property is approached over and situated at the end of a 900 metre long private drive (shared with 3 other properties). The established gardens extend to about 2.5 acres and carefully created by our clients to provide formal, informal and natural areas including young woodland. The gardens provide a private south facing environment with gravelled and slate paved patio adjacent to the house with lawn beyond and wildlife pond. There is an orchard and productive kitchen garden with fruit cage, polytunnel, greenhouse and tractor shed with owl barn. The young woodland planted in 2003/2004, varieties include Rowan, Holly and Holm oak amongst many others. Within the garden there are also many mature trees including copper beech, beech and oak. The Boconnoc Estate retain a 12ft wide right of way over a short section on the western boundary, to our clients knowledge this has not been used.

DIRECTIONS - Do not use Sat Nav - From Liskeard on the A38 to the roundabout at Dobwalls, exit on the A390 signed for . Pass through West Taphouse rise up the hill and turn right into Drift Lane. Continue along the lane for 200 metres bear right through farm gate with sign reading "Penkestle Farm". There are unmarked three speed humps along the 900 metre drive and then straight through open five bar gate after last corner.

These particulars should not be relied upon.

Tamar View Nurseries, Carkeel, , www.scottparry.co.uk SELLING HOMES THAT FULFIL YOUR LIFESTYLE Cornwall, PL12 6PH [email protected] 01752 858314