Ref: LCAA8410 Offers around £695,000 Bos-Hen, Old Boswednack Farm, Zennor, St Ives, Cornwall, TR26 3DD FREEHOLD Believed to be the original house of Boswednack farmstead, is this Grade II Listed detached granite home with detached ancillary living accommodation and workshop. Located just to the west of Zennor in one of the most acutely desirable parts of West Cornwall. 2 Ref: LCAA8410 SUMMARY OF ACCOMMODATION BOS-HEN Ground floor: kitchen/breakfast room, sitting room, music room/bedroom 2. First floor: principal bedroom, family bathroom, bedroom 3. The Bothy: living room, shower room/wc, study/bedroom. Workshop: spacious workshop/home office/storage, two further rooms, shower room/wc. Outside: level enclosed, primarily lawned with vegetable plot, two sheds and a fruit cage. Off-road parking – see Agent’s Note 3 below. DESCRIPTION • Bos-Hen is available for sale for the first time in 25 years and has been the much loved main home of the current owners. • Bos-Hen itself is a Grade II Listed detached, character two storey home believed to be the original house of Boswednack farmstead. 3 Ref: LCAA8410 • It is a particularly attractive house of granite ashlar with snecks and a scantle slate roof. • The house is approached off a pathway through the main garden into the stable door entrance which opens directly into the kitchen/breakfast room. This is a lovely triple aspect room with windows to the front and two sides with off-white units and colourful splashbacks. Doorway opens through into the sitting room which has windows on both sides and a stable door with a very large granite fireplace and surround housing the multi fuel stove. Beyond this is a lovely, light, music room with part-vaulted ceiling, windows to two sides and a Velux widow. This could also be used as a third bedroom. • The first floor is accessed via a turning staircase from a hallway which is off to the rear of the kitchen. There is a landing with open storage and a corridor with a range of fitted cupboards. The principal bedroom is of a particularly good size with vaulted ceiling and Velux windows. There is a single bedroom to the back of the house and the family bathroom is located between the two bedrooms. There is a floored loft space above the bathroom. • The ancillary accommodation, known as The Bothy is located across the main garden and is currently configured with an open-plan living room with shower room off it and a separate room which could be utilised as a bedroom. It should be noted that The Bothy is dated and in need of some improvements. • Attached to The Bothy is a recently renovated building currently used as a superb studio and pottery and storage. It comprises a very large light, spacious and airy main room, two further rooms and a shower room/wc. There is a covenant relating to this workshop which confirms that it is not to be used as a separate dwelling or as holiday accommodation but as ancillary accommodation/workshop or storage to Bos- Hen. • To the outside of the property the gardens are level and provide a lovely lawned area enjoying a very sunny aspect. To the side of the workshop, on the landward side, is a further sitting area with vegetable garden, two timber sheds, fruit cage and a lovely outlook over the superb coastal countryside commensurate with the area. • To the western side of the boundary of Bos-Hen the current owners entered into a Licence Agreement with the National Trust on land they own to provide off-road parking. • This agreement was entered into in 2008 and whilst the licence is non-assignable the National Trust confirmed that “Your successors at the property will need to discuss any further Licence Agreement with the Trust on fresh terms”. LOCATION “At Zennor one sees infinite Atlantic, all peacock mingled colours and the gorse is sunshine itself. Zennor is a most beautiful place: a tiny granite village nestling under high shaggy moor hills and a big sweep of lovely sea beyond, such a lovely sea, lovelier even than the Mediterranean….. It is the best place I have been in, I think” – D. H. Lawrence, 1916. 4 Ref: LCAA8410 Bos-Hen is situated to the west of Zennor on the beautiful coastal road which runs from St Ives to Lands End. Zennor lies on the north Cornish coast about 7 miles to the north of Penzance and the village is in an Area of Outstanding Natural Beauty with glorious and dramatic countryside all around. The village itself is unspoilt with a number of lovely houses and the church of St Senara dating back to the 13th Century. Within the village is the Grade II Listed Tinner’s Arms public house dating back to the early 13th Century; D. H. Lawrence was reputed to have stayed here before renting The Tower House. The village is a hub for the many community activities. Also within easy walking distance to Bos-Hen is the Gurnards Head Hotel, a gastro pub with a national reputation. The coastline around Zennor is arguably some of the finest in the South West with a beautiful coast path enjoying spectacular scenery and walks to St Ives and Lands End. To many people this is Cornwall at its most rugged and finest making the opportunity to own a home such as Bos-Hen that much more special. Penzance is considered the capital of West Cornwall and is located about 7 miles from the village of Zennor with a mainline railway station between Penzance and Paddington and beyond. The town itself has a rich seafaring heritage and its centre abounds with period buildings which now house a wide array of high street names and more specialised retailers. The area is also famous for its arts with a vibrant artists community. As well as the Tate, St Ives, there are many galleries in Penzance and neighbouring towns and villages including Newlyn which also has a large and colourful fishing fleet. Close to Zennor there are two local primary schools, both rated as Good by OFSTED. Within Penzance and St Ives there is education for all ages. St Ives, Penzance and the surrounding area are well served by hotels, restaurants, pubs, cafés, cinemas, and museums. The local hospital is situated in Penzance. 5 Ref: LCAA8410 To the east of Penzance is one of the oldest chartered towns in the UK; Marazion. From Marazion St Michael’s Mount can be accessed by foot across a causeway at low tide. There are many sandy beaches nearby including Praa Sands to the east, whilst to the west is Sennen Cove and Whitesand Bay near Lands End. Sennen is a picturesque harbourside village renowned for surfing. To the south is Mousehole which attracts people from all over Europe to see its harbourside lights at Christmas. The world renowned resort and surfing town of St Ives to the east along the coast road is considered to have the best light for painting in Britain as it reflects off the waters of the 4 mile wide St Ives Bay. THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate) BOS-HEN Half glazed stable door into:- KITCHEN / BREAKFAST ROOM – 24’ x 11’3”. KITCHEN AREA. Range of off-white base units, quartz worksurface, Zanussi four ring hob with extractor over, 1½ bowl sink unit with mixer tap over, plumbing for automatic washing machine and dishwasher, fitted oven and microwave. Windows to the front, rear and side. Inset spotlights, radiators, tiled floor. Door to:- 6 Ref: LCAA8410 SITTING ROOM – 18’9” x 11’2”. A super dual aspect room with windows overlooking the front garden and stable doorway to the rear, large granite inset fireplace housing a multifuel stove, two radiators, deep window recesses with slate shelving. Door to:- MUSIC ROOM / BEDROOM 2 – 12’3” x 11’1”. A dual aspect room with vaulted ceiling, radiator, windows to the front giving views of the sea and one at the side plus skylight. 7 Ref: LCAA8410 From the kitchen/breakfast room, door opens into:- REAR HALLWAY. Window to the side, understairs storage, radiator, turning timber staircase with storage space and Velux window to:- FIRST FLOOR CORRIDOR. Cupboard housing hot water tank, a range of fitted cupboards, two Velux windows, inset spotlights. Doors to:- PRINCIPAL BEDROOM – 21’2” x 12’. A large light and airy bedroom with five Velux windows taking in the lovely rural outlook towards the coast, timber floor, radiator, part- vaulted ceiling. FAMILY BATHROOM. A white suite with panelled bath, shower and shower screen, low level wc, pedestal wash hand basin, two radiators, two Velux windows to the side. The bathroom and corridor have access to a floored loft space. BEDROOM 3 – 7’8” x 6’1”. Window to the rear with deep sill and slate shelf, radiator. 8 Ref: LCAA8410 ATTACHED WORKSHOP HOME OFFICE / STUDIO – 22’ x 12’9”. A super, light, well insulated, dual aspect room with windows to the side and rear taking in some of the views, currently used as a potter’s workshop with tiled floor, sink unit with mixer tap, ceiling lights and underfloor heating. SHOWER ROOM / WC. Comprising corner shower cubicle, low level wc, pedestal wash hand basin, heated towel rail, tiled floor with underfloor heating. From the workshop area a door opens into:- ROOM 2 - 12’9” x 10’5”. A dual aspect room with windows to the side and a large doorway to the rear, power and light connected. Opening through to:- ROOM 3 – 12’8” x 8’3”. Window to the front, airing cupboard housing hot water tank.