LCAA8209 £695000 Gillfields, Brighton Water Lane

Ref: LCAA8209 £695,000

Gillfields, Brighton Water Lane, Cardinham, Bodmin, Cornwall, PL30 4DL FREEHOLD

Available for the first time in 42 years An idyllically situated smallholding in a picturesque valley surrounded by 13½ acres of garden, paddocks and woodland with a pretty stream running through. The property comprises a 4/5 bedroomed house, a two storey stone barn, 2 modern timber barns, a detached garage, gardens around the house with a swimming pool, 7 field enclosures and a belt of mature woodland. 2 Ref: LCAA8209

SUMMARY OF ACCOMMODATION

Ground Floor: entrance hall, utility room, bedroom 2, shower/wet room, sitting/dining room, kitchen/family room, sun porch.

First Floor: 3 bedrooms, family bathroom, en-suite nursery/dressing room/occasional bedroom 5.

Outside: detached garage, 2 modern barns, small two storey barn with adjacent stable, formal gardens around the house with a swimming pool, 7 field enclosures and a belt of woodland with a pretty stream running through the middle.

In all, extending to approximately 13½ acres of which circa 8½ acres are paddock and 5 acres of woodland.

Gillfields also has grazing rights on Bodmin Moor for 25 sheep and 13 cattle on Treslea Downs and has two field boundaries immediately abutting the moor providing direct outriding/walks if desired.

DESCRIPTION

Gillfields will be for many the perfect smallholding. Situated in an exquisite area of natural beauty in a picturesque valley, surrounded by circa 13⅓ acres of its own grounds comprising gardens, 7 paddock enclosures and mature woodland with an attractive stream running through. The property is a registered smallholding and has 2 fields directly abutting the edge of Bodmin Moor providing direct outriding and beautiful walks. The property also comes with grazing rights on the Moor and a very useful assorted range of outbuildings.

The house comprises a characterful, detached 4/5 bedroomed house which has been improved and extended by the current owners over the years and is now available for the first time in 42 years.

To the ground floor is an entrance hall, a lovely sitting/dining room with open fireplace, Jetmaster fire, beamed ceilings and double doors to the gardens also provide lovely views down the valley. Adjacent to this is a kitchen/family room with a sizeable kitchen fitted with pine cabinets and quarry tiled flooring. The open-plan family room has double doors out 3 Ref: LCAA8209 onto the rear garden and also enjoys lovely views down the valley. There is a double bedroom on the ground floor with an adjacent shower/wet room and a utility area. On the first floor are three generous bedrooms, a fourth occasional bedroom at the back of bedroom 1 (which could be incorporated into bedroom 1 making the master bedroom larger, if required) and a family bathroom with a white suite. The property is well presented throughout with lovely character features from the original cottage.

The excellent outbuildings comprise two modern timber barns with ample room for livestock and machinery. There is a detached garage adjacent to the house, a two storey stone and block barn off the entrance driveway with an adjacent stable. This two storey barn, the stable and modern barn behind it have use of a livestock holding area with access out to the paddocks.

The property comes with grazing rights on Treslea Downs (a section of Bodmin Moor) for 25 sheep and 13 cattle. Gillfields receives an RPA payment annually for the land and the grazing rights.

The land is a particularly attractive feature of the property comprising a run of 4 fields along the valley bottom bordered by a stream with 2 further fields on the opposite side of the lane, a large orchard area and a modern timber barn between the two. On the opposite side of the stream, on the westward side of the valley, is a belt of mature woodland and further paddock. The woodland extends to approximately 5 acres and all the paddocks together with the formal garden areas around the house extends to nearly 8½ acres with a total land holding of approximately 13½ acres. The garden areas around the house are lovely with a broad swathe of lawn below the house, a more formal back garden with well planted flower and shrub beds which are beautifully stocked and a swimming pool area with paved surrounds. The swimming pool is heated by solar panels located on the garage roof and an 4 Ref: LCAA8209 asphalted entrance driveway sweeps down to the house from the lane providing a parking and turning area for vehicles.

A beautiful well kept characterful property in a stunning rural area, enjoying peace, tranquillity and a sense of being immersed in nature. It is easy to see why the current owners have remained here for so long.

LOCATION

Situated in a picturesque rural valley with the main elevation facing sough west looking straight down the valley just off the western edge of Bodmin Moor below Treslea Downs. This is the perfect location from which to enjoy the immediate outriding and beautiful walks over miles of common land that comprises Bodmin Moor which has a wild and rugged beauty interspersed with large tracts of forestry, ancient monuments and lakes. Gillfields is located in a soft sheltered valley which feature deciduous woodland and rich pasture.

The nearest village is Cardinham which has a primary school and a good community and the nearest town is Bodmin which provides a wide array of leisure, commercial and retail facilities, primary and secondary schooling, and a sixth form college linked to Tremough Campus in Falmouth. Bodmin provides an excellent retail base with out of town trading estates and supermarkets and an array of sports clubs including a large leisure centre with a tennis club. Communications for this area are excellent with easy access through the lanes out to the A30 (Cornwall’s main arterial dual carriageway) which provides swift access further into the county with bisecting roads providing swift routes to excellent surfing and windsurfing beaches on Cornwall’s Atlantic coast and further roads accessing the pretty fishing villages, rivers and sailing clubs and sheltered moorings of the rivers on the south coast such as Looe, Fowey, Falmouth and the Helford. 5 Ref: LCAA8209 In the nearby Glynn Valley is a mainline railway station just a short drive away which provides a direct link to London Paddington with approximate travel time of 4½ hours and north eastwards the A30 provides a swift link by road to the city of Exeter where it joins with the national motorway network. To the west is Cornwall Airport Newquay providing shuttle flights to a variety of UK and some European destinations.

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

Covered entrance with outside courtesy light, glazed panelled front door with matching screen to the side opening onto the:-

ENTRANCE HALL. Slate flagged flooring, radiator, loft hatch access, sliding door to:-

UTILITY AREA. Plumbing and space for washing machine, deep built-in storage cupboards. Doors off to:-

BEDROOM 2 – 11’7” x 11’7”. Dual aspect, radiator, inset ceiling spotlights.

From the utility hall there is also a door onto the:-

SHOWER / WET ROOM. Composite non-slip flooring, floor 6 Ref: LCAA8209 drain, fitted shower with chromium fitments, tiled wall surrounds, wall mounted wash hand basin with mirror above, low level wc, radiator, opaque glazed window.

SITTING ROOM / DINING ROOM – 22’5” overall. Semi open-plan.

DINING ROOM – 16’ x 11’3”. Small paned window to the side, beamed ceiling, open-plan to:-

SITTING ROOM – 11’2” x 16’9” max. including the stairs and into the chimney breast recess. On one side is a raised slate hearth above which is a fitted Jetmaster fire with impressive outer granite surround and lintel. Glazed door to sun porch and window overlooking the rear garden with part exposed natural stone walling, beamed ceiling. Stairs ascending to the first floor, radiator, one wall light point, television aerial point. Glazed door to:-

SUN PORCH – 8’ x 6’4”. Aluminium framed with polycarbonate roof and glazed sides overlooking the rear garden, the valley and the swimming pool.

7 Ref: LCAA8209 KITCHEN / DINING / FAMILY ROOM – 32’7” x 10’9”.

KITCHEN AREA. The kitchen is well fitted with a range of pine fronted cabinets comprising base level cupboards and drawers with surrounding wood trimmed worktop surfaces and an inset 2½ bowl stainless steel sink unit with mixer tap. Double oven/grill, four ring ceramic hob, integrated dishwasher, dual aspect with windows overlooking the grounds and valley beyond, quarry tiled flooring, recess for upright fridge freezer, inset ceiling spotlights. The kitchen is open-plan to the

DINING AREA. A raised hearth on one side housing a solid fuel Rayburn providing central heating and hot water plus cooking facilities via the hotplate and two ovens. Glazed door to the gardens and step down to the:-

8 Ref: LCAA8209 FAMILY ROOM. A lovely light room with glazed panelled doors opening onto the garden, radiator, inset ceiling spotlight, steps and doorway returning to the sitting room.

From the sitting room a wooden staircase ascends to a

SPLIT-LEVEL FIRST FLOOR LANDING. To the right is:-

BEDROOM 1 – 9’3” x 7’8” to the front of a wall to wall range of built-in wardrobes, which on one side, extend to 3’7” deep. The wardrobes comprise two doubles with a central dressing table and further built-in cupboards above. Window, radiator, loft hatch access, doorway to:-

9 Ref: LCAA8209 EN-SUITE DRESSING ROOM / NURSERY / OCCASSIONAL BEDROOM 5 – 9’2” x 6’4”. Radiator, window overlooking fields. (N.B. the wall between this room and bedroom 1 is only timber stud work and therefore it may be possible to incorporate this room into bedroom 1 to make it quite a lot larger).

BEDROOM 3 – 12’ x 11’5”. Loft hatch access, a range of wall to wall built-in wardrobes comprising two doubles and a single with further cupboards above. Small paned window overlooking the garden and valley, radiator, part vaulted ceiling with exposed wooden panelling.

To the left of the landing is:-

BEDROOM 4 – 11’4” x 9’3”. Dual aspect with fantastic views over the gardens and surrounding fields/woodland, built-in double wardrobe, vanity unit with cupboards beneath a fitted sink and toiletry shelf surround. Further shelves to one side, wall mounted mirror, light and shaver point above, radiator, loft hatch access.

BATHROOM – 9’5” x 9’3”. White suite comprising a panel enclosed bath with tiled wall surrounds, fully tiled shower cubicle with fitted Mira shower, low level wc, pedestal wash hand basin, part tiled walls, radiator. Built-in airing linen cupboard housing a foam dipped hot water cylinder with immersion facility and plenty of surrounding slatted shelving.

10 Ref: LCAA8209 OUTSIDE

The property is approached from a very quiet country lane via an ornate metal vehicular gate with separately hinged pedestrian gate and twin flanking metal gate piers. The asphalted entrance driveway sweeps down towards the house with plenty of room for parking/turning and a further area of hardstanding for parking.

To the left is a block built fuel store and to the right is a low two storey stone barn under a pitched slate roof, beside which is the purpose built stone and block built stable under a pitched corrugated roof with timber stable door to the front.

A gate to one side opens onto a small enclosed paddock/grassed holding area with gates into a modern tanalised timber barn with pitched metal profiled roofing and clear panels, electric light and power. 11 Ref: LCAA8209 From the holding area there is a metal vehicular gate opening onto the surrounding paddocks.

To the side of the house is a DETACHED GARAGE – 19’4” X 12’5” modern profile metal roofing, twin part glazed wood doors to the front, pedestrian door into the rear garden, inspection pit.

At the back of the garage is an alumium framed greenhouse with raised planting bed and slate flagged flooring. Paths lead out into the rear gardens which comprise beautifully landscaped and well stocked flower and shrub bed borders including sub tropicals and herbs. Below this is a paved surround to a figure eight shaped swimming pool which is heated via solar panels on the garage roof. Below this and sweeping back along the bottom of the valley, bordering the stream, is a large lawned garden area, (which could be a further paddock if required). 12 Ref: LCAA8209

When approaching the property in the way the directions lead you in, as soon as you take the turn by the 20% hill sign the land belonging to Gillfields is on both sides of the lane. The land to the right of the lane slopes back up the hill, towards the moor. The first is fairly steep with the later fields gently flattening out. The two fields nearest Gillfields house A LARGE MODERN TIMBER BARN with profiled metal roofing for tractor/vehicle storage etc. One of these fields is currently an orchard with a healthy number of apple trees. The fields on the same side as the house run along the valley side and are generally fairly level and border a fast flowing stream. Gillfields owns a long stretch of woodland following the valley side on the opposite side of the stream (in which sea trout are sometimes seen at spawning time).

In all, the grounds extend to approximately 13½ acres of which circa 8½ acres are paddock and 5 acres of mainly mature deciduous woodland. 13 Ref: LCAA8209

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 4DL.

SERVICES – Private water supply from a spring, mains electricity, private drainage, multi fuel Rayburn supplying central heating and cooking facilities. For Council Tax see www.mycounciltax.org.uk.

DIRECTIONS – From Bodmin follow the A30 north eastwards towards Exeter and take the second exit which is signposted towards Airfield, Blisland and Cardinham. Proceed down the slip road, go over a cattle grid and turn right towards Bodmin, Airfield and Cardinham. Follow this road back over a flyover back across the A30 and continue to a T-junction at which turn left towards Airfield and Cardinham. Follow this road for approximately 1 mile to another T-junction at which turn left. Follow this road into the village of Cardinham and at the crossroads turn right. Continue through the village, passing the church on the right hand side and after Cardinham Parish Hall take the next turning left and follow this lane for approximately ½ a mile into the bottom of a valley. Go over a bridge with white railings on either side and bear left. Start proceeding up a steep hill and take the first turning on the left which is unmarked other than on the right hand corner as you turn in is a sign saying 20%. Follow this lane and Gillfields is the second property on the left 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 14 Ref: LCAA8209 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.

COVID 19 – Our clients are shielding and therefore all viewers are required please to wear masks and gloves and to not touch anything whilst viewing the house. No viewers must be showing any symptoms of Covid 19 at the time of viewing.

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.

15 Ref: LCAA8209 Not to scale – for identification purposes only.

16 Ref: LCAA8209 For reference only, not to form any part of a sales contract.

17 Ref: LCAA8209