Ref: LCAA8380 £1,350,000

West Ruthern Farm, Ruthernbridge, , , PL30 5LY FREEHOLD

A small country estate in charming countryside close to . A Grade II Listed south facing 4 bedroomed detached farmhouse and extensive period barns including a former mill with waterwheel, overlooking beautiful gardens and blissful grounds extending to about 20 acres comprising level paddocks, a hillside orchard and riverside woodland with long bank frontage and fishing rights. The house would benefit from updating whilst the outbuildings appear to generally be in good order and have planning permission for conversion to holiday accommodation. 2 Ref: LCAA8380

SUMMARY OF ACCOMMODATION

Ground Floor: sitting room with two fireplaces, large dining room, kitchen, breakfast room, conservatory, laundry/cloak room, shower room.

First Floor: 2 staircases and landings, principal bedroom with en-suite shower room, 3 further bedrooms, shower room.

Potential to alter the accommodation layout subject to all necessary consents.

OUTBUILDINGS

Beautiful, detached L-shaped two storey stone barn displaying charm and character with planning permission in perpetuity for conversion to holiday accommodation under references E1/2003/01884 and E1/2003/01885. Detached former mill with historic workings insitu and huge waterwheel (not currently operational). Various other period and more modern outbuildings.

Outside: tarmac driveway between the house and barns, further gated entrance to the west of the barns and additional road access to the field on the opposite side of the River Ruthern. Long lane frontages giving potential for further accesses to be created, subject to all necessary consents. Beautiful long established south facing gardens with slate paved terraces and slate courtyard to the rear. Four level paddocks below the house stretching beside the river, two hillside paddocks, one currently an orchard, both believed to have the potential for winegrowing, private grassed track linking the fields. Private bridge over the River Ruthern to about 0.5 a mile of tranquil river fronting woodland with walks through it. Single and double bank frontage and fishing rights to over 0.5 a mile of the River Ruthern.

In all, about 20 acres. 3 Ref: LCAA8380 DESCRIPTION

West Ruthern Farm is found in the picturesque hidden away hamlet of Ruthernbridge just a few miles to the south of Wadebridge surrounded by unspoilt leafy countryside. The little hamlet has historic buildings around a wonderful arched bridge under which the River Ruthern flows having already passed by about ½ a mile of land owned by West Ruthern Farm. Occupying the land to the south west of the hamlet, bounded by a well out of view country lanes to the north and west and the river and countryside on all other sides, West Ruthern Farm is a perfect small country estate in the most tranquil yet not isolated of environments.

The nucleus is an historic Grade II Listed south facing stone farmhouse with interesting irregular rooflines to the rear and a more formal façade looking down over the gardens and land. The floor area extends to a little over 2,000sq.ft. with a more modern conservatory to the side and in general would benefit from internal updating although the house is completely useable straightaway. There is however the potential to alter the layout and potentially move the kitchen to a more suitable location for modern day living and this could be incorporated into a more architecturally interesting and significant extension where the conservatory currently stands, subject to all necessary consents. The house occupies beautiful gardens which currently have deer fencing along the top of the walls separating them from the adjacent paddock as the area is teeming with wildlife due to the serene and very natural surrounding countryside.

4 Ref: LCAA8380 Beside the house, on the opposite side to the current main driveway is a sizeable two storey stone and slate roofed outbuilding that appears to be in lovely order with numerous windows and doors including two vehicular sized entrances, one of which is currently used as a garage. It is believed that these were the bagging and storage barns for the adjacent mill building but they also have potential to be converted into additional accommodation, indeed a planning consent including Listed building consent granted in 2003 and now in perpetuity, provided for these to be turned into holiday accommodation.

The mill building is equally as impressive and although it has more recently been used for storage, it still retains much of its original features including the huge well preserved waterwheel, a leat that runs through and under the building, much of the milling machinery and even the wooden and cast iron stamps used for bone crushing that are said to be the only surviving set insitu in Cornwall. In addition, there is a stone and slate roofed garden outbuilding and an open fronted small tractor barn.

When wandering the grounds all one can generally hear is birdsong and the River Ruthern making for an experience which is mostly lost in modern times. Three level paddocks lay out below the house with easy access to the river’s edge for fishing. On the other side of the river is a further paddock approached off a country lane and although this is detached from the rest of the land by the river at the moment it would be a relatively simple exercise to create a further bridge to link it altogether. To the northern side, facing south and sheltered by a small area of woodland along its boundary, are two sloping fields that may possibly have the right terroir for wine growing. One can enjoy long riverside woodland walks within the grounds of West Ruthern Farm in the knowledge that you will not be disturbed within your own land. The private bridge over the River Ruthern leads into this splendid isolation which extends for about ½ a mile to the south west and is away from any roads.

5 Ref: LCAA8380 Opportunities to enjoy an environment like this every day and with the possibility of moulding the buildings for ones’ own uses and to ones’ own designs is remarkable. We unhesitatingly recommend a viewing of West Ruthern Farm to fully appreciate how special this small country estate in a little known but wonderful location really is.

LOCATION

Ruthernbridge is an unspoilt historic hamlet, as its name suggests, beside a wonderful arched bridge over the River Ruthern. A short distance away the river joins the which flows from Bodmin Moor through Wadebridge before becoming the sandy Camel Estuary between and Rock. A very short distance away is Camel Valley Wines where you can enjoy a glass of wine on the terrace, a wine tour, tastings and of course buy their renowned produce. Also just a very short drive away is Hustyns Hotel & Spa where non-residents can become members and use the facilities including fitness centre and restaurant.

Beside the River Camel is the 18 mile long Camel Trail stretching all the way from the moorland of Bodmin Moor to the mouth of the Camel Estuary and this can be enjoyed on foot, bike or horseback. Within a mile or so of Ruthernbridge are further publicly accessible woodlands that are known to be ideal for mountain biking. For those interested in water sports then the Camel Estuary is ideal for sailing, windsurfing, water skiing and paddle boarding whilst closer to its mouth are large sandy beaches known for their excellent surfing and kitesurfing. 6 Ref: LCAA8380

Ruthernbridge is between Bodmin and Wadebridge and the nearest primary school is at Nanstallon about 1½ miles away. Between these two towns one will find a full range of services including larger sports centres at both, secondary and college education and supermarkets. The A30 expressway is about 2½ miles to the south of Ruthernbridge and links Land’s End to the motorway network at Exeter. Main roads also lead from Wadebridge along the north Atlantic coastline and from Bodmin, south towards Plymouth. It is about 20 minutes’ drive to the south to the upmarket sailing town of where one can keep larger yachts and about 35 minutes’ drive to the west to reach , Cornwall’s capital city where there are three private schools amongst many other facilities. Cornwall Airport is about 15 minutes’ drive away providing internal and international flights.

THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate)

From the slated rear courtyard, a stable door opens to:-

KITCHEN – 18’ x 8’. Window to the rear and two high level windows in recesses in a false ceiling presumably with a high pitched ceiling above. Painted stone walls with historic bread oven. Painted wood units under stone effect worktops with tiled upstands and a white ceramic Belfast sink with chrome mixer tap. Space within the units for appliances. Oil fired boiler. Two delightful period doors, one with inset windows to the breakfast room and:- 7 Ref: LCAA8380

DINING ROOM – 22’ x 14’. Large slate flags to the floor, multi pane windows on two elevations, painted beamed ceiling, staircase to the first floor with understair cupboard below, door to a short hall to the sitting room and further door to:-

CONSERVATORY – 14’6” x 9’9”. High double glazed roof, double glazed windows on three elevations and a pair of doors opening to the garden which when open allow the sound of the Ruthern river to come into the room. Slate floor. It would seem that the dining room and the location where the conservatory is, have the potential to be reworked to create a fabulous kitchen/dining/day living space, subject to necessary consents.

8 Ref: LCAA8380 SITTING ROOM – 25’4” x 12’1”. Two multi pane windows with window seats facing south down the gardens and a pair of glazed doors opening to the south facing slate terrace. Painted beamed ceiling, huge inglenook fireplace to one end of the room with thick wooden lintel, slate hearth and woodburning stove. Further historic stone fireplace with thick wooden lintel to the other end of the room with copper cowl, deep recessed shelving and cabinets to either side. Door with granite step down to:-

BREAKFAST ROOM – 15’5” x 7’5”. Stone inglenook fireplace with wooden lintel, painted beamed ceiling, multi pane window to the rear courtyard, fitted shelving and cupboards, door returning to the kitchen and two doors opening to a secondary staircase to the first floor and:-

LAUNDRY / CLOAK ROOM – 7’4” x 5’8”. Partially set beneath the staircase, small window to the courtyard, space and plumbing for a washing machine with worktop over, space for coats etc. Door with obscure glazed panel to:-

SHOWER ROOM – 7’ x 6’10”. Large shower enclosure with tiled walls and modern Mira Sport shower. White wc, white wash basin with chrome mixer tap set over a white cabinet with mirror front cupboard over. Obscured window to the side, white heated towel rail, painted beamed ceiling.

9 Ref: LCAA8380 FIRST FLOOR

The staircase from the dining room arrives at:-

LANDING. Small landing with doors to an inner landing leading to bedroom 2 and further doors to a shower room and:-

BEDROOM 1 – 14’ x 12’. Multi pane window with views over the grounds to the river. Fitted wardrobes and recessed wardrobe. Sliding door to:-

EN-SUITE SHOWER ROOM – 11’5” x 9’5”. Window to the side overlooking the garden. Glazed screened and tiled shower enclosure with Mira Jump shower. White wc, bidet and wash basin with chrome taps set into a counter top with cupboards below. White heated towel rail with additional electric element. Airing and store cupboard off. Door returning to the landing.

BEDROOM 2 – 15’1” x 11’10”. Two multi pane windows facing south over the grounds to the river, recess ideal for a freestanding wardrobe, two doors to recessed wardrobes, former fireplace now decorative. Door to:-

SECOND LANDING. A split-level landing lit by two windows over the staircase from the breakfast room with doors to:-

BEDROOM 3 – 12’ x 7’5” extending to 9’. Multi pane window with southerly views over the grounds to the river. Recessed wardrobe and high level cupboard.

BEDROOM 4 – 15’ x 7’. Monopitch painted wood boarded ceiling with beams giving reduced head height in parts of the room. Window to the rear.

SHOWER ROOM. Tiled shower enclosure with Mira Zest shower, white wc, bidet and wash basin set into a counter over a cabinet. Painted boarded and beamed monopitch ceiling 10 Ref: LCAA8380 with roof window giving reduced head height in places. Further window to the side, white heated towel rail.

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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 –PL30 5LY.

12 Ref: LCAA8380 SERVICES – Mains water and electricity. Private drainage. Oil fired central heating. For Council Tax see www.mycounciltax.org.uk.

DIRECTIONS – Ruthernbridge is rurally located to the south of Wadebridge and west of Bodmin with various routes to arrive there depending on where you are coming from and the hamlet is well signed from several miles away in most directions. Please follow satellite navigation until arriving at the hamlet and West Ruthern Farm is found to the west of the beautiful prominent arched bridge, on the south side of the lane.

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.

13 Ref: LCAA8380 Not to scale – for identification purposes only.

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Not to scale – for identification purposes only. 15 Ref: LCAA8380 For reference only, not to form any part of a sales contract.

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