Ref: LCAA7458 £495,000

No. 1 Edmondscote, Bill’s Barn and The Studio, Penwartha Coombe, Nr. , , TR6 0AY FREEHOLD

Situated in idyllic Penwartha Coombe, a delightful, tranquil wooded valley close to the picturesque village of Bolingey and less than 1 mile from the magnificent sandy beach at Perran Sands, a delightful holiday letting business comprising two renovated cottages, one detached and one semi-detached, together with a studio letting apartment set in mature lawned and well landscaped gardens with plenty of parking and a garage. The perfect opportunity for a lifestyle business with letting income or multiple residences for dependent relatives etc. 2 Ref: LCAA7458

SUMMARY OF ACCOMMODATION

NO 1. EDMONDSCOTE

Ground Floor: fitted kitchen, 24’4” long sitting room with feature fireplace, superb garden/dining room.

First Floor: galleried landing, 2 double bedrooms, bathroom/wc.

BILL’S BARN

Ground Floor: living room, kitchen, cloakroom/wc.

First Floor: double bedroom with shower.

THE STUDIO

Garden/sitting room, studio room with bedroom and kitchen areas, en-suite shower room.

Outside: gated entrance driveway with parking on both sides for the main residence and holiday cottages. Double garage with utility enclosure, delightful lawned well landscaped gardens, one for the private use of the owner, the other for the use of letting visitors.

3 Ref: LCAA7458 DESCRIPTION / LOCATION

No. 1 Edmondscote enjoys a wonderful setting on the edge of the picturesque and sought after village of Bolingey, set back off the country lane at Penwartha Coombe, within a 10-15 minute walk of Perranporth and its magnificent sandy beach. Bolingey is a small, particularly attractive village, off the beaten track yet within approximately a mile from Perranporth town and beach. The village provides a highly regarded public house. Day to day amenities are readily available within Perranporth with various shops, junior school, restaurants and a regular bus service.

The cathedral city of is approximately 9 miles away and is the county’s retailing, commercial and administrative centre offering an unrivalled range of shops, schools and a mainline railway link from to Paddington (approximate journey travel time of 4½ hours). About 20 minutes’ drive away is Airport at St Mawgan which provides regular domestic flights to London and other UK cities with an ever increasing number of European destinations. The A30 trunk road is easily accessed providing a swift dual carriageway link to Exeter where it joins the national motorway network.

Approached over a gated entrance driveway (over which one neighbouring property also has a right of way), the main cottage, which is semi-detached, has been refurbished and extended in recent years. From the driveway a stable door opens onto a well fitted dual aspect kitchen with a door through to a 24’4” long sitting room with a lovely fireplace and woodburning stove at the end and two doorways open onto a recently added double glazed garden/dining room. On the first floor are two double bedrooms and well fitted family bathroom, exposed stonework and beamed ceilings further enhance the character.

There are two letting cottages comprising Bill’s Barn which is a detached two storey, one bedroomed holiday cottage with a lovely beamed ceilinged sitting room on the ground floor, 4 Ref: LCAA7458 a woodburning stove and stairs ascending to the first floor. Off the main reception area is a self-contained kitchen and separate wc, whilst on the first floor is a lovely dual double aspect double bedroom with a modern shower in one corner. In an L-shape from Bill’s Barn and behind it, looking out over the gardens, is a newly converted Studio which comprises a large decked outside area adjacent to it and twin double glazed doors open onto a lovely sitting room/garden room with double glazed windows on two sides and double glazed roofing panels. A door then opens onto a studio room which has a fitted kitchen on one side and double bedroom area on the other and off which is an en-suite shower room.

The entire property is currently run as a holiday letting business with the current owner letting out Bill’s Barn and The Studio on a regular basis and from time to time also letting out No. 1 Edmondscote.

The gardens are a delightful feature of the property and are divided into two distinct areas, one of which is for the use of the letting units and comprises a large area of lawn with stone and granite paved terraces, landscaped flower and shrub beds featuring some subtropical plants and well defined boundary hedges providing privacy. There is a further lawned garden with a detached summerhouse next to 1 Edmondscote and a gravelled path leading around to the cottage and down to a pedestrian gate back onto the lane.

A central driveway provides access to two parking areas, one for 1 Edmondscote and one for Bill’s Barn and The Studio. The neighbour behind the property has a right of access over the driveway to park in their own garden and also has a pedestrian right of access over the footpath down through 1 Edmondscote that leads back to the lane (although very seldom if ever used).

5 Ref: LCAA7458 THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate)

1 EDMONDSCOTE

Slate pitched roof covered entrance to part glazed panelled timber stable door opening onto the:-

KITCHEN – 12’3” x 10’6”. The kitchen is fitted with a range of base level cupboards and drawers with turned wooden handles and surrounding varnished wood worktop surfaces with attractive tiled wall splashbacks and an inset white Belfast sink and mixer tap. Four ring ceramic hob, double oven and grill, ample space for an upright fridge/freezer and washing machine and further undercounter space for a dishwasher, adjacent to an integrated wine rack. Wooden panelled ceiling, laminated wood effect flooring, double glazed small paned windows overlooking the gardens. Door to:-

SITTING ROOM – 24’4” x 9’6”, extending to 11’ at one end. A lovely bright room with a double glazed window overlooking the front garden and two doorways opening onto the garden/dining room. At one end of the room is an impressive period fireplace with an exposed stone chimney breast and a raised tiled hearth on which stands a woodburning stove with log storage areas to the sides and a timber lintel and mantel above. Beamed ceiling, two wall light points. Stairs ascending to the first floor with built-in understairs storage cupboard and display area.

GARDEN / DINING ROOM – 16’8” x 7’ to the glass. A lovely room with double glazed windows on all sides overlooking the gardens and double glazed French doors opening onto a gravelled path. Double glazed roofing panels, attractive vinyl covered flooring to mimic 6 Ref: LCAA7458 Victorian tiling. Low brick walling with slate sills, three wall light points, wall mounted electric radiator.

From the sitting room a staircase with wooden handrails ascends to a:-

GALLERIED FIRST FLOOR LANDING. With double glazed window, loft hatch access, built-in airing linen cupboard housing a lagged copper water cylinder with immersion facility and slatted shelving above. Doors off to:-

BEDROOM 1 – 12’3” x 10’8”. A lovely dual aspect bedroom with two sets of double glazed small paned windows overlooking the gardens, part canopied ceiling, electric Dimplex heater.

7 Ref: LCAA7458 BEDROOM 2 – 14’7” max reducing to 10’8” x 10’4”. Built-in double wardrobe to the recess, small paned double glazed window overlooking the gardens.

BATHROOM. Fitted with a white suite comprising a panel enclosed bath with tiled wall surround and a fitted electric shower at one end with glazed screen to the side. Low level wc, wash hand basin on a vanity surround with cupboards beneath, double glazed window overlooking the gardens, wood effect laminated flooring, attractive complementary tiled walls, electric shaver point, part wooden panelled walls to half height in places, part coved ceiling.

BILL’S BARN

Part stained leaded light glazed panelled timber front door to:-

8 Ref: LCAA7458 SITTING / DINING ROOM – 14’7” x 11’ (including staircase). Recessed mat well, double glazed window overlooking the front garden, raised tiled hearth and backing wall with a fitted woodburning stove, television aerial point, part wooden panelled walls, beamed ceiling, five wall light points, electric Heatstore radiator, telephone point. Doorway to:-

KITCHEN – 7’ x 6’. The kitchen is fitted with base level cupboards topped by roll edged wood effect laminated worktop surfaces with tiled wall surrounds. Single drainer stainless steel sink unit, integrated electric cooker comprising four ring gas hob top with grill/oven beneath, loft hatch access, small paned double glazed window overlooking the gardens, part glazed timber stable door to front driveway. 9 Ref: LCAA7458 CLOAKROOM. White suite comprising a low level wc, white ceramic wash hand basin with chromium mixer tap on a vanity surround with cupboards beneath. Wood effect tiled flooring, part wooden panelled walls, small paned double glazed window overlooking the gardens, wall mounted chromium electric radiator/towel rail, electric shaver point.

From the sitting/dining room a staircase with wooden handrail to one side ascends to:-

BEDROOM 1 – 14’10” x 12’3” (max including the stairs). A lovely dual aspect room with double glazed windows overlooking the gardens, built-in wardrobe with hanging rail space and shelf above. Part canopied ceiling, loft hatch access. In one corner is a fitted shower cubicle with tiled wall surrounds, fitted electric shower and concertina glazed screen door to the front with inset downlighter to the ceiling. Wall mounted electric panel radiator.

THE STUDIO

Twin double glazed French doors open onto the:-

10 Ref: LCAA7458 SITTING / GARDEN ROOM – 12’8” x 10’ (to the glass). A beautifully light room with double glazed windows on brick walls on three sides overlooking the gardens and woodland with a high pitched vaulted ceiling of double glazed panels. Wood effect laminated flooring, wall mounted electric radiator, two wall light points. Glazed panelled door to:-

BEDROOM / STUDIO ROOM. Double glazed windows overlooking the gardens, part canopied ceiling with loft hatch access. On one side are a range of built-in cupboards comprising a large wardrobe cupboard with shelving and hanging rail and a small kitchenette area with base level cupboards and matching wall cupboards with roll edged laminated wood effect worktops and tiled wall surrounds, single drainer stainless steel sink unit with mixer tap, electric cooker point, under counter space for fridge, illuminating Hotpoint filter hood, inset ceiling downlighters, wall mounted electric consumer circuit breaker board. Door to:-

SHOWER ROOM. Fully tiled double sized shower cubicle with fitted shower and chromium fitments. Low level wc, wash hand basin with mixer tap and tiled splashback, vinyl covered floor, inset ceiling downlighters.

OUTSIDE

Edmondscote is approached from a quiet country lane running through a wooded valley down to Perranporth beach with a large white wooden gate hung between granite pillars accessing a gravelled driveway which accesses No. 1 Edmondscote to the left with a gravelled parking area for three or more vehicles in front of it, Bill’s Barn to the right with a gravelled parking area to 2/3 vehicles in front of it and the driveway then continues through to a cottage under separate ownership at the back and the garage for 1 Edmonscote.

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In front of No. 1 Edmondscote are gravelled paths leading around the house providing access with neatly sculpted areas of lawn with inset shrubs and trees leading down to a detached timber summerhouse with electric light and power and a decked terrace in front of it. A gravelled path then leads through this garden to a white timber gate in the front boundary wall opening back out onto the lane and there are external power points adjacent to the house.

ATTACHED GARAGE – 18’9” x 18’6” with a metal up and over door to the front. Internal electric power and light points and a small utility room in one corner with plumbing and space for washing machine and tumble dryer above. There is a gravelled parking area in front of Bill’s Barn for The Studio and Bill’s Barn’s guests with wooden pedestrian gates opening onto a delightful garden shared by both properties comprising a large area of lawn with inset cherry tree bordered by mature trees, low walls and hedging providing privacy. Cut granite terraces, with a wooden pedestrian gate opening back out onto the lane. Beautifully landscaped and well stocked shrub bed borders with slate scree and some subtropical plants. Adjacent to The Studio is a raised area of decking providing access to the front doors and beyond providing a lovely sitting area, surrounded by wooden balustrading providing views across the gardens. 12 Ref: LCAA7458 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 – TR6 0AY.

SERVICES – Mains water, mains electricity, private drainage, electric heating and woodburners. For Council Tax see www.mycounciltax.org.uk.

DIRECTIONS – Leave Truro on the A390 heading westwards towards the A30. Go past the Royal Cornwall Hospital (Treliske) and on reaching the A30 take the third exit signposted to Newquay on the A3075. After a mile turn left on the B3284 Perranporth road. Follow this road for nearly a mile and at a T-junction turn left continuing to follow signs to Perranporth on the B3284. Follow the road for a further mile or so and then take the turning on the right signposted towards Penwartha Coombe. Follow this road for 0.8 of a mile and Edmondscote will be found on the left hand side. (Approximately 300 yards before reaching the Bolingey Inn).

PLANNING – No. 1 Edmonscote is the main residence and therefore, we understand has full residential planning permission as a dwelling. Planning permission was granted on the 19th July 2010 PA21/0988/10/R for the replacement of the front porch and an extension to provide a utility room and replace an existing greenhouse. The Studio was given planning permission BC16/03457/DOMRG the property was given planning permission retrospectively in order to authorise works previously undertaken for use as holiday use/dwelling. For The Studio a certificate of lawfulness for existing use of development was also granted PA16/09326 which gave the property a lawful development certificate for existing use of converted and extended barn with raised decking area as a one bedroom studio (for holiday letting).

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.

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