Ref: LAT210004 GUIDE PRICE: £700,000 Charming Character Barn Conversion with Outbuildings & Land BOSPEBO FARM HIGHER KEHELLAND, CAMBORNE, CORNWALL TR14 0DN Attractive and versatile 3-4 bedroom barn conversion situated overlooking its own land and with superb unspoilt far reaching countryside and distant sea views towards St. Ives Bay. Range of outbuildings, some with PP to provide additional business/residential use and to extend the main dwelling providing flexible family accommodation with a variety of potential layouts. Four Acres of pasture land ideal for equestrian use, hobby farming and interests etc. Delightful rural location at the end of private shared lane yet within easy reach of the main A30, mainline railway station and just over 20 miles to Newquay Airport. KEHELLAND 1 ½ MILES * A30 1½ MILES * CAMBORNE 3 MILES * GWITHIAN 6 MILES HAYLE 7 MILES * TRURO 16 MILES SITUATION Bospebo Farm is conveniently located about 1½ miles west of the village of Kehelland which has a primary school, 3 miles from the large commercial and retail town of Camborne, and within easy reach of the main A30 trunk road at Camborne West and Loggans Moor. The property is nestled midway between the A30 and the North Cornish Coast, with the National Trust Godrevy Head and Gwithian Towans with its wide expanse of sandy beach popular with surfers and families, about 1½ miles as the crow flies. Hayle has a good range of services and amenities including hospital, schools, supermarkets, takeaways, garages, retail, leisure and entertainment facilities etc. There are railway stations at St. Erth and Camborne on the main Penzance to London Paddington line and Cornwall Airport just north of Newquay is about 21 miles distant with national and European flights. THE PROPERTY Bospebo Farm originally comprised a working farmstead of traditional agricultural stone built buildings with the original farmhouse situated adjacent to the current property. The main barn was converted in 1994 into a charming family home. In 2008 planning permission was obtained to convert the adjoining stone barn into ancillary accommodation to the main house inc. utility, cloakroom and living area with double doors leading to outside decking enjoying the valley views out to sea. The ‘old dairy’ is the main building in the courtyard and has permission for conversion into three bedroom holiday accommodation plus a studio ideal for hobby interests or working from home. (PA08/00227/F dated 3rd October 2008, commenced). Driveway The property is situated in an elevated position with superb views over the valley towards Nancemellin, over Gwithian and out to sea at St. Ives Bay in the distance. The courtyard offers ample hardstanding and parking together with the former agricultural buildings inc. the old dairy, a small barn adjoining the main dwelling, stable block, garage storage building and areas of yard ideal for landscaping. The land is situated to the side and rear of the yard and buildings and is conveniently shaped and ideal for livestock, equestrian use, hobby farming, pets and poultry etc. The property is approached via a minor Council maintained road leading from Kehelland to various farmsteads and on to Nancemellin with the hard surfaced track to Bospebo Farm on the right hand side lined with feature mature pine trees. The drive enjoys superb far reaching views across the valley and out to sea. There is a hard standing parking area to the front of the main dwelling together with some stables, the drive leads around to the yard, buildings and land. The main dwelling comprises a traditional stone barn with a slate roof, wood frame double glazed windows and doors and oil fired central heating. The barn comprises single and two storey sections with versatile 3-4 bedroom accommodation. The accommodation briefly comprises: Entrance Hallway: “L” shape room with radiator and staircase to first floor. Utility/WC: 8’ x 6’, wc, pedestal wash hand basin, Grant oil fired boiler, space and plumbing for washing machine, wall cupboard, window to Studio. Kitchen & Breakfast Room: 21’11’’ x 11’10’’, lovely light room with three windows and a sunny aspect with views towards the sea in the west enjoying evening sunsets, stable door onto decking and courtyard, good range of floor and wall units with block wood work surface, inset ceramic double sink and drainer with mixer tap, space for American style fridge/freezer, cooker and extractor over, island with cupboards under, two radiators, ceiling light clusters, vinyl flooring. Door and steps up to Lounge: 18’4’’ x 15’, dual aspect room with deep set windows, two radiators, open vaulted ceiling, feature Stovac multi-fuel burner on slate plinth. Dining Room/Home Office/Bedroom 4: 15’7’’ x 12’4’’, light dual aspect room with attractive views, currently used as home office, recessed door with two steps down to Studio: 29’ x 19’4’’, versatile large room suitable as family living room or studio workshop, dual aspect, mezzanine floor with ladder, two Velux windows, electric consumer unit, range of shelves, stove on slate plinth, door to unconverted stone barn (with planning permission for conversion into ancillary accommodation), door to courtyard with decking. First Floor: Landing: two windows. Bedroom 1: 15’9’’ x 12’4’’, dual aspect room with deep set windows and attractive valley views, radiator, built-in double door wardrobes with cupboards overhead, bonnet ceiling. Bathroom: 9’9’’ x 8’7’’ max, wc, bath, pedestal hand basin, radiator, window, shower cubicle with direct shower, ladder towel rail, half height tiling. Bedroom 2: 10’2’’ x 8’7’’, distant sea views, bonnet ceiling with loft access, built-in wardrobe over stairwell, radiator. Bedroom 3: 12’2’’ x 11’5’’, dual aspect room, bonnet ceiling, radiator. OUTSIDE To the rear of the house is the former farm yard with a decked area outside the kitchen which has lovely views towards the sea together with a further area ideal for landscaping. There is a kitchen garden, an enclosed vegetable plot with water and an orchard area containing mixed fruit trees ideal for creating home produce. To the west of the buildings is a large raised lawned area which then fronts the field. Ample hard standing parking area. Stable Block (38’ x 13’10’’) of concrete block built with composite slate roof, divided into four stables with windows. Stone Barn (37’ x 12’) adjoining the main dwelling, with planning for conversion to ancillary accommodation inc. bathroom, utility and living area to the Studio potentially creating an annexe to the main house, currently comprising two rooms. Proposed Rear Elevation to include Adjoining Barn Old Dairy (86’ x 18’6’’) detached single storey concrete block built building with slate roof, various openings to the west, power connected. Adjoining Barn (17’10’’ x 9’3’’). These have planning permission for conversion into a three bedroom holiday unit and studio (see plans below). Garage/Workshop (30’ x 20’) concrete block built with concrete floor, metal sheeted roof, double sliding doors, power connected. Old Silage Pit with concrete floor. Water connection. Gate into the field. Timber Shed housing the private water supply UV filter, pH balancer, pressure balancer, holding tank, situated on the drive. The former Silage Pit has a concrete surfaced base and is ideal for storage, site for garden building, parking of a trailer, boat, caravan etc. The Land surrounds the courtyard and buildings mainly to the north and west, is comprised within a single field down to pasture and bound by Cornish hedges with a dividing fence line to the neighbour’s land. The field extends to 4 acres or thereabouts with the whole property including yard and drive etc extending to 6.33 acres or thereabouts. From the land there are most attractive unspoilt valley views out towards the sea. SERVICES: Mains Electricity connected. Shared private water supply. Private foul drainage system. Oil fired central heating. None of the services or appliances, plumbing, heating or electrical installations have been tested by the selling agent. Interested applicants are advised to make their own enquiries and investigations prior to making an offer. WAYLEAVES, EASEMENTS & RIGHTS OF WAY: The sale will be subject to and with the benefit of all existing wayleaves, easements and rights of way as may exist. The entrance track is owned by Bospebo Farm with the farmhouse and neighbouring farmer having rights of way over it. PARTICULARS & PLAN: Whilst every care is taken in the preparation of these particulars, their accuracy is not guaranteed, and they do not constitute any part of an offer or contract. Any intending purchaser/s must satisfy themselves by inspection or otherwise as to the correctness of each of the statements contained in these particulars. The attached plan is not to scale and is for the purpose of identification only. Although believed to be correct the accuracy of the plan is in no way guaranteed nor does it form part of the Contract. VIEWINGS: Strictly by appointment with the selling agents, Lodge & Thomas, 58 Lemon Street, Truro, TR1 2PY. Tel: 01872 272722, Email [email protected] DIRECTIONS: From Camborne West on the A30, take the old Connor Downs road towards Roseworthy and turn right signposted “Kehelland” passing under the dual carriageway and then turn left at the “T” junction. Turn left at the next “T” junction and proceed past Cornhill Farm, Bartinney, Trevorian and then the lane to Bospebo Farm will be found on the right hand side before Nancemellin Farm. .