Higher Goneva Farm GWINEAR n n n TR27 5LF 2 Higher Goneva Farm gwinear n hayle n cornwall n tr27 5lf

St Ives – 10 miles n Cathedral city of – 18 miles n and St Michaels Mount – 8 miles n Gwithian Towans – 5 miles n Out of town shopping facilities – 3.6 miles

An exquisite former farmstead enjoying exceptional peace, tranquillity and privacy, perfectly positioned for mid and west Cornwall’s amenities, beautiful beaches and stunning coastline.

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3 SITUATION

HIGHER GONEVA FARM is one of the most beautiful and peaceful mini Cornish estates to come onto the market in some time. The current owners have lovingly and thoughtfully restored these glorious Grade II Listed properties over the past ten years, using the finest local materials and specialist craftsmanship. The attention to detail throughout the whole estate is clear to see.

Situated on the edge of a small rural village, accessed via a private tree-lined lane, the buildings are set within magnificent grounds and gardens of approximately 12.5 acres, surrounded by unspoilt countryside with uninterrupted views over to Trencrom Hill on the outskirts of St Ives. There are various courtyards, private gardens to each property, level and well enclosed productive fields and a large agricultural barn offering resident barn owls and equestrian/livestock facilities.

Multi-generational family living is a very real option at ‘Higher Goneva Farm’; in fact this is how the current owners use the estate. The secluded nature of each property allows complete privacy and independence, whilst being able to enjoy sharing in extended family life if so desired. Alternatively, there is a great opportunity to generate a substantial income from the estate, with a previously successful holiday let in ‘The Hay Barn’ - (http://www.haybarnholidaycottage.co.uk), ‘The Granary’, with no restrictions, ‘The Dairy’, formerly with full planning permission to convert to a further three-bedroomed cottage, and a ‘ring fenced’ income from solar PV until 2037.

Rare and unique’ can be over used phrases, but in this instance are entirely justified. It is hard to overstate just how special a place ‘Higher Goneva Farm’ is, representing the opportunity to live an idyllic Cornish country life.

4 THE FARMHOUSE THE HAY BARN Known to exist prior to 1700 and with parts dating back to Of mellow stone and timber clad elevations under a fine wet- circa 1600, ‘The Farmhouse’ is a traditional cross-passage house laid Cornish slate roof, benefiting from unrestricted holiday of fine granite elevations under a picturesque roof of thatch occupancy. Providing two bedrooms and superbly converted and Cornish slate. Many authentic features include a Listed to a contemporary design with tall glazed screens giving entrance door, plank and muntin panelling, open fireplaces, much natural light and a lovely outlook over the picturesque small pane sash windows and beamed ceilings etc, with all main grounds. Featuring oak and travertine marble flooring, internal rooms overlooking and opening onto a beautiful courtyard doors in solid oak, a superb lounge with vaulted ceiling and garden with gate onto extensive formal lawned gardens glass-fronted log-burner, and its own private sheltered grounds, beyond. The accommodation comprises three charming again enjoying the beautiful, unspoilt, westerly views. reception rooms, three bedrooms including a ‘master’ with en- suite, luxurious family bathroom and a ground floor ‘annexe’ with permission for further extension.

5 THE GRANARY Located on one side of the large gravelled courtyard, again enjoying its own garden area and high degree of privacy, of striking mellow stone elevations with granite quoins and lintels, and a cedar clad extension, under Cornish slate roofing. Beautifully converted to provide another fine home with two bedrooms of the utmost quality, with full residential consent and separate legal title.

The extensive works carried out by the vendors have been comprehensively documented and overseen by all appropriate organisations, with just some of the work including complete replumbing, complete rewiring, tasteful neutral decorations throughout, installation of high quality sanitary ware, a state-of-the-art biomass boiler providing heating to all three dwellings, and the provision of a private water supply by way of a borehole (with mains connection remaining if preferred).

THE OUTBUILDINGS Forming another side of the gravelled courtyard is the former ‘dairy’, which previously benefited from planning permission for conversion to a three-bedroomed cottage with unrestricted holiday use. A purpose-built agricultural barn, with resident barn owls, measures 22.5m x 13.8m and is ideal for the storage of livestock, machinery and vehicles etc.

THE GROUNDS Each of the three dwellings benefit from their own beautifully stocked, landscaped and private garden areas. There is a large level lawned area, ideal as a tennis court or swimming pool etc, gated driveway, extensive ample parking, and a productive kitchen garden area with fruit cages, greenhouse and raised beds, ideal for those seeking a high degree of self- sufficiency. The three fields are all interconnected and lie to the western side of the property, with no public rights of way, and comprise high quality double-cropping land which is well enclosed and level, and has previously been used for daffodils and grass-keep etc. In all, the exquisite gardens and grounds extend to approximately 12.5 acres or thereabouts.

6 THE FARMHOUSE

Clematis clad entrance with Listed panelled door to the:-

RECEPTION HALL Beamed ceiling, tiled flooring, turning staircase rising to the first floor landing, radiator, traditional panelled doors to the reception rooms.

SITTING ROOM A charming double aspect room with deep silled small pane casement window to the rear elevation and sash window with panelled reveals overlooking the front gardens. Beamed ceiling, oak flooring, inglenook fireplace with glass-fronted Jotul log-burner.

FAMILY ROOM/SNUG Another charming versatile room with sash window to the front elevation, beamed ceiling and former inglenook fireplace with clome oven and granite lintel.

INNER LOBBY Granite flooring and door to:-

UTILITY ROOM Deep silled casement window, built-in cupboard and timber worksurface with ceramic butler-style sink. Door to:-

CLOAKROOM/WC Low flush WC with concealed cistern, storage cupboard with Flomaster hot water cylinder and immersion heater. Computerised timer control panel, radiator, deep silled window to the rear.

KITCHEN/DINING ROOM A beautiful room with large granite flagstone flooring throughout and sash windows to both the front and rear elevations. Granite inglenook fireplace with solid fuel Aga. Display/book shelving, beamed ceiling, radiator, door to the front gardens, archway to the:-

7 ceramic sink with mixer tap. Miele four-ring ceramic hob with EN-SUITE SHOWER ROOM oven/grill below. Integrated fridge, freezer and dishwasher. Again, most attractively appointed with a quality white contemporary suite comprising a low flush WC with concealed FIRST FLOOR cistern, walk-in shower cubicle with double head shower, and Turning staircase from the reception hall with, at mid landing, broad wash hand basin with mixer tap. Mellow timber flooring, sash window to the rear elevation, and staircase continuing to radiator, part tiled walls, roof light. the:- FAMILY BATHROOM LANDING A magnificent bathroom with fully exposed pitched ceiling and Original timber panelled walls, timber floor and door to linen deep silled small pane window to the front elevation. Timber room with ample shelving and cupboards. flooring, radiator, white suite comprising low flush WC with concealed cistern, roll-top bath with mixer tap, and pedestal MASTER BEDROOM wash hand basin. Mellow timber flooring, bedroom fireplace, sash window to the front elevation enjoying a lovely outlook over surrounding BEDROOM TWO KITCHEN countryside. Access to loft area, radiator, built-in double Fully exposed ceiling with roof trusses. Bedroom fireplace, sash Another highly characterful, light, double aspect room with wardrobe, door to:- window to the front, radiator, built-in double cupboard. casement windows overlooking the gardens. Timber flooring, radiator, canopied ceiling, range of fitted wall and base units BEDROOM THREE with granite worksurfaces between with inset butler-style Again, featuring a fully exposed pitched ceiling and roof truss. Small pane window to the front elevation, radiator.

8 FLOOR PLAN

9 THE ANNEXE Forming one side of the front courtyard gardens, benefiting from planning permission for additional kitchen and shower room extension to provide a self-contained ground floor annexe.

LIVING ROOM Stable door and casement window to the front gardens, further deep silled casement window to the rear. Fireplace with granite lintel.

BEDROOM Windows to both front and rear elevations, part canopied ceiling.

THE EXTERIOR FRONT COURTYARD-STYLE GARDEN A real feature of the property, part gravelled, paved and laid to lawn with broad brick-edged granite sett pathways. Covered passage with pedestrian gate from the side parking area, sheltered porch with door to the kitchen/breakfast room, fifty year old peach tree. Stone wall and rose covered arch with gateway and granite gateposts to the main garden area.

LAUNDRY/BOOT ROOM Stable door from the front courtyard garden, radiator, part exposed stone wall, built-in workbench, butler-style sink with slate drainers. Roof lights. THE HAY BARN THE MAIN GARDEN AREA Lying immediately to the western side of the house, enjoying an ENTRANCE HALL BATHROOM extremely sunny and sheltered, south and west-facing aspect, Glazed door from private gardens. Travertine marble A magnificent contemporary bathroom with white suite overlooking the property’s own adjacent fields to miles of flooring, built-in cloaks storage cupboard and separate comprising a low flush WC with concealed cistern, bath surrounding countryside. Comprising an extensive area of level ‘utility’ cupboard with space and plumbing for automatic with mixer tap, twin wash hand basin. Travertine marble lawn, well enclosed by stone walling, shrubberies and hedging washing machine and stainless steel hot water cylinder with tiled flooring and part tiled walls, pitched ceiling. Tall part to all sides. Five-bar gate to the fields. immersion heater and timer switching. obscure windows to the front elevation. Radiator and under- floor heating, shaver socket.

10 KITCHEN/DINING ROOM Full height screens to the front elevation providing a beautiful outlook over ‘The Hay Barns’ private tree-lined gardens, and over surrounding countryside to Trencrom Hill in the distance. Oak flooring, radiator, comprehensive range of high gloss cream-painted units with tall brushed steel handles with wood-block and polished black granite worksurfaces between. Stainless steel sink unit with mixer tap and cutlery drainer, integrated dishwasher, four-ring ceramic hob with oven/grill below and illuminated extractor canopy over. Integrated fridge with freezer shelf. Windows to the side elevation.

BEDROOM TWO Two deep silled windows to the side elevation, oak flooring, beamed ceiling, radiator, built-in cupboards.

LIVING ROOM A magnificent living room with vaulted ceiling with exposed oak trusses. Marble tiled flooring throughout with under-floor heating, double casement doors to the side elevation with full height screens over providing much natural light. Glass-fronted log-burner on raised slate hearth. High level window to the rear elevation, oak staircase with storage cupboard under, rising to a ‘gallery’ with door to:-

MASTER BEDROOM Another double aspect room with oak flooring and open pitched ceiling, built-in double cupboard, radiator, door to:-

EN-SUITE SHOWER ROOM Contemporary white suite comprising a low flush WC with concealed cistern, circular ceramic wash hand basin with mixer tap, walk-in shower cubicle with Mira shower. Limestone tiled flooring and part tiled walls. Velux roof lights to the front elevation.

THE EXTERIOR A pedestrian gate and slate pathway leads to the front of the property where there is a broad full width slate patio, gravelled terrace, rockery and deep area of lawn, well enclosed to all sides, providing a high degree of privacy.

11 THE GRANARY

ENTRANCE HALL Stable door from the gardens, timber floor, granite steps rising to the living room. KITCHEN/DINING ROOM machine, integrated dishwasher. Oak flooring, pitched A delightful, light, double aspect room overlooking the cathedral-style ceiling. New black solid fuel Rayburn providing CLOAKROOM/WC picturesque grounds. Appointed with a full range of cream- cooking, domestic hot water and central heating. Quality contemporary white suite with low flush WC and wall painted Shaker-style units with polished black granite and mounted wash hand basin. Tiled floor, radiator, window to the slate worksurfaces. Stainless steel butler-style sink with mixer gardens. tap, integrated fridge and freezer cabinets, integrated washing

12 LIVING ROOM THE GROUNDS AND A delightful reception room with tall, beamed ceiling. Two windows with granite reveals and oak sills to the front elevation with stable OUTBUILDINGS door between. Granite inglenook fireplace with glass-fronted log- burner. Glazed alcove to the rear. Two radiators. Broad oak staircase THE FIELDS/PADDOCKS with deep walk-in cupboard below. Comprise three level, well enclosed, double-cropping fields, previously used for daffodils, currently laid to grass-keep. All FIRST FLOOR interconnecting and providing a lovely outlook from ‘The LANDING Farmhouse’ and ‘The Hay Barn’ to unspoilt countryside beyond. Oak flooring, former doorway with granite reveals to the rear THE COURTYARD elevation. The entrance drive continues to the rear of the farmhouse and BEDROOM ONE opens onto an extensive gravelled courtyard off which are ‘The Windows with granite reveals and oak sills to both the front and Granary’, ‘The Hay Barn’ and ‘The Dairy’ buildings. The courtyard rear elevations. Built-in full height cupboard, radiator. provides ample parking and turning space for numerous vehicles, with the driveway continuing to the agricultural barn. FAMILY BATHROOM Part glazed stable-style door overlooking the courtyard, with THE DAIRY granite reveals. Contemporary white suite with panelled bath, A superb stone outbuilding under a recently re-clad pitched roof separate shower cubicle, pedestal wash hand basin and low flush with exposed trusses. Former planning permission for conversion to WC with concealed cistern. a further three-bedroomed holiday dwelling. Pretty courtyard area to the rear with footpath to the front gardens of ‘The Farmhouse’. BEDROOM TWO Another delightful double aspect room with windows to the front LEVEL LAWNED GARDEN and side elevations overlooking the picturesque grounds. Access to Located to the side of the entrance driveway and to the rear of the over-head loft storage area, oak flooring, radiator, built-in double house, level and well enclosed to all sides, ideal for a tennis court, cupboard housing a large capacity foam lagged hot water cylinder swimming pool etc. with supplementary immersion heating and computerised control AGRICULTURAL BUILDING panels. 22.5M X 13.8M (73’9” X 45’3”) THE EXTERIOR Of substantial timber construction by A1 Buildings. Currently Five-bar gates with granite gateposts from the courtyard. Paved comprising five loose boxes with much space for storage of patio, gravelled kitchen garden with raised beds, implement store, machinery, vehicles and biomass fuel. Boiler room with HDG greenhouse. Lawn bordered by dry stone walling, rose beds and Compact biomass boiler and storage tanks etc. Pump and filter for steps to a raised upper lawned garden area, again sheltered, private private water supply. 4kw array of solar panels. and peaceful, enjoying lovely views to the adjacent field. Fruit trees, KITCHEN GARDEN griselinia hedging, large timber store. Located to the rear of the agricultural building with a large fruit cage with raised beds, further area of level lawn and aluminium framed greenhouse. Stock-proof orchard with chicken run.

13 GENERAL INFORMATION 2: As you enter the village of Connor Downs turn left at the crossroads, signposted to Carnhell Green. Continue on this road, passing Trevaskis Farm Shop then Rosewarne Manor on SERVICES the right, over the level crossing, and on into the village. Mains electricity connected to all properties. Private borehole 3: At the junction turn right and continue, passing the pub water supply (with mains connection remaining). Biomass on the left, for exactly half a mile. You will see a double bend boiler fired central heating (additional solid fuel Rayburn sign on the left, and directly ahead, on the very sharp left-hand to ‘The Granary’). Supplementary solar panelling with ‘ring bend, a double-fronted stone cottage with French windows fenced’ income until 2037 (over £2,000 per annum). (and a red post box recessed into the left side), and a tall black and white Victorian house with a palm tree in the garden to its COUNCIL TAX left. Turn right immediately in front of these cottages onto an The Farmhouse – Band D unmade lane, (this is Rosewarne Road). The wooden entrance The Granary – Band C gate to ‘Higher Goneva Farm’ is the first on the left about 100 The Hay Barn – Band C yards further on. Please ensure that you latch the gate closed after driving through it, then follow the gravel drive around TENURE to the right, past the back of ‘The Farmhouse’, and you will come to ‘The Hay Barn’ on the left. (NB: If you pass a large Freehold. white house with a central arched window on the left – which POSSESSION is immediately after the sharp left-hand bend – or the big sign on the left for ‘Parbola’, you have gone too far and will need to Vacant possession upon completion of the purchase. turn around and go back).

VIEWING AGENTS NOTE By telephone appointment with the vendor’s Joint Sole Agents: We understand ‘Higher Goneva Farm’ has the additional Laskowski & Company, 28 High Street, Falmouth, TR11 2AD. benefit of no public rights of way across any of the property Telephone: 01326 318813. E-mail: info@laskowskiandcompany. and, can access an OFSTED ‘Outstanding’ primary school, co.uk or View It, Love It, Live It, Tremough Innovation Centre, either across its own field, or via an alternative footpath Penryn, TR10 9TA. Telephone: 01326 314768. ‘outside’ that leads to the other side of the field. E-mail: [email protected]

DIRECTIONAL NOTE It is recommended you follow the route towards on the A30:-

1: Take the (West) exit, turn left at the top of the exit slip road and then right at the roundabout, signposted to Connor Downs.

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