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Ref: LCAA8269 Offers in excess of £425,000 Wooda View, Wooda Cross, St Veep, Nr. Lerryn, Cornwall, PL22 0NR FREEHOLD A glorious rural location in an Area of Outstanding Natural Beauty, enjoying panoramic far reaching views over stunning countryside and backing onto fields, a detached 3 bedroom house with planning permission to extend, close to the River Lerryn and wonderful countryside walks. 2 Ref: LCAA8269 SUMMARY OF ACCOMMODATION Ground Floor: entrance hall, kitchen, side hall, sitting room, bedroom 2, bathroom, stair hall/reading room, study, master bedroom, garage and workshop. First Floor: second sitting room/bedroom 3, bedroom 4 (both need finishing). Outside: off-road parking with access to the integral garage, large detached timber shed, well planted lawned gardens backing onto an open field. DESCRIPTION A rare opportunity to acquire a detached property, at this price point, in a highly sought after Area of Outstanding Natural Beauty, close to the Lerryn River, set in a stunning, elevated position that commands outstanding, panoramic far reaching views over the surrounding countryside. This development opportunity is likely to require a cash buyer or a buyer with a minimum of circa 40% deposit. We understand the property originally started life as a detached two bedroom Woolaway bungalow. Planning permission has been granted for the construction of a detached dwelling house and garage to replace the existing bungalow. This planning permission was 3 Ref: LCAA8269 granted circa September 2005 on planning application E2/05/01111/DOMFP, subsequent to which the area currently used as garage/workshop and bedroom 1 on the ground floor together with bedrooms 3 and 4 on the first floor was constructed, which we understand has created a meaningful start and therefore kept the planning permission alive in perpetuity. The remainder of the planning permission can now be exercised which will entail the demolition of the remains of the original bungalow and its replacement with a two storey extension which would leave the overall accommodation as, to the ground floor, an entrance hall, sitting room, dining room/kitchen, integral garage and ground floor bedroom with en- suite shower room. On the first floor would be the master bedroom with an en-suite bathroom, two further bedrooms a study and a family bathroom. A buyer may wish to exercise the planning permission already granted or revise the plans to suit their own requirements. This is an opportunity of finishing this property to provide a sizeable four bedroom family home in a superb rural location and which will enjoy such stunning views. The property is situated within a large garden plot which is mainly lawned with inset trees and shrubs and has a large detached timber shed to one side. LOCATION A wonderful site situated in an Area of Outstanding Natural Beauty with an elevated position that provides panoramic far reaching views over miles of pristine countryside, situated within a mile of the riverside village of Lerryn which sits astride the upper tidal reaches of this tributary of the River Fowey providing access down river to the sailing clubs and facilities in Fowey town together which has an eclectic mix of national and local shops. 4 Ref: LCAA8269 There are beautiful walks to be enjoyed through the surrounding countryside and along the creeks and riverbank. Lerryn provides the closest facilities with a primary school, village shop and pub. To the north west lies the town of Lostwithiel providing a wider array of shops and sitting astride the upper tidal reaches of the main river Fowey. The nearby town of Bodmin provides further facilities and a mainline station with a direct link to London Paddington with approximate travel time of 4½ hours. The cities of Plymouth to the east and Truro to the west (Cornwall’s capital) provide the nearest major shopping centres. Beyond Bodmin lies the open expanse of Bodmin Moor providing wild moorland walks over rugged tors and tracts of forestry. On the nearby south coast are the fishing villages of Polperro and Looe with their still active fishing fleets and attractive huddle of fisherman’s cottages and harbour fronts. This area enjoys quick road links (via Lostwithiel) to the A390/A38 and the A30 which provides a dual carriageway link all the way northwards to Exeter where it joins the national motorway network. The A390/A38 connects to the city of Plymouth. THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate) Covered entrance with outside courtesy light, partially glazed panelled door to:- ENTRANCE HALL. Loft hatch access, doors off to:- KITCHEN – 13’ x 8’6”. The kitchen is fitted with a range of base level cupboards with further wall cupboards and surrounding roll edge laminated worktop surfaces. Double bowl single drainer stainless steel sink unit with mixer tap, undercounter space for appliances, vinyl covered floor, built-in storage cupboard and adjacent airing linen cupboard housing a lagged hot water cylinder. Separate larder cupboard with fitted shelving, high level wall mounted electric consumer circuit breaker board and boxed in electric meter above. Glazed panelled door opening to:- 5 Ref: LCAA8269 SIDE PORCH. Partially glazed stable door to the garden, windows on two sides overlooking fields, ceramic tiled flooring, built-in shelving. SITTING ROOM – 14’2” x 11’2”. Dual aspect with a large picture window overlooking the front garden, period tiled fireplace and hearth with open grate, electric night storage heater. From the entrance hall there are doors off to:- BEDROOM 2 – 12’6” x 9’. Large window overlooking the front garden, electric night storage heater. 6 Ref: LCAA8269 BATHROOM. White suite comprising a panel enclosed bath with tiled wall surrounds and fitted electric shower, wall mounted wash hand basin with tiled splashback and shelving beneath, low level wc, double glazed window providing lovely views over countryside. Wall mounted Dimplex fan heater and chromium electric towel rail. STAIR HALL / READING ROOM – 10’9” x 9’2”. Turning staircase ascending to the first floor, a range of built-in shelving, electric night storage heater, three wall light points. This room is semi open-plan to the:- STUDY – 11’9” x 7’2”. Dual aspect with two sets of twin glazed doors opening onto the gardens and double glazed windows overlooking the gardens and countryside beyond. Part vaulted ceiling with inset ceiling downlighters. Door to:- BEDROOM 1 – 15’3” x 9’6”. A superb triple aspect room with two double glazed windows providing fantastic far reaching panoramic views over countryside and a third window provides borrowed light through the study. Door to:- WORKSHOP – 11’ x 8’3”. Electric power and light points. From the stair hall a turning wooden staircase ascends to a:- 7 Ref: LCAA8269 PART GALLERIED FIRST FLOOR LANDING. Doors off to:- SECOND SITTING ROOM / BEDROOM 3 – 15’2” x 10’3”. A lovely triple aspect room with double glazed bifold doors providing panoramic far reaching views over miles of open countryside. A further window to the side provides different but equally glorious countryside views. Exposed wooden flooring. BEDROOM 4 – 23’ x 8’8”, extending to 12’8”. This room is currently used for storage but is adequately big enough to be a generous sized double bedroom with en-suite. There are two double glazed windows providing fantastic far reaching views in different directions over countryside plus a further double glazed skylight window. This room is part insulated but requires finishing. OUTSIDE The property is approached from a quiet country lane via a pedestrian gate into the front garden with a gravelled path approaching the front door and a further vehicular gate to the side which approaches the garage. 8 Ref: LCAA8269 INTEGRAL SINGLE GARAGE – 14’5” x 11’2”. Twin opening doors to the front, electric power and light points. The front garden comprises an area of raised lawn behind a front boundary fence on low stone walling and a concreted path/patio area running across the front of the property. The gravelled area to the side is under a large timber pergola festooned with climbing plants and steps ascend to a DETACHED TIMBER SHED – 19’8” x 7’8” with a further GARDEN IMPLEMENT STORE on one end. The remainder of the gardens to the side and rear of the house are lawned with inset flowers and shrubs and post and rail fencing divides it from the field, allowing glorious views over miles of open countryside. GENERAL INFORMATION VIEWING – Strictly by prior appointment through: Lillicrap Chilcott, Landrian House, 59-60 Lemon Street, Truro, Cornwall, TR1 2PE. Telephone: (01872) 273473. E-mail: [email protected]. POST CODE – PL22 0NR. SERVICES – Mains water, mains electricity, private drainage, electric night storage heaters. For Council Tax see www.mycounciltax.org.uk. DIRECTIONS – From the village of Lerryn, head towards St Veep, Bodinnick and Polruan. Having left the village follow this lane for half a mile and at the brow of a hill on a sharp left turn, turn right towards Manely. Wooda View is the first property on the right hand side. 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.

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