Ref: LCAA6410 £595,000 Darkes Farm, Polyphant, Launceston, Cornwall FREEHOLD A beautifully renovated Grade II Listed former farmhouse in a particularly picturesque setting on the edge of a village green; a charming detached 4 bedroom house with self-contained interconnecting 1 bedroom annexe set in beautiful gardens, with a small paddock in all approaching .8 of an acre. 2 Ref: LCAA6410 SUMMARY OF ACCOMMODATION MAIN HOUSE Ground Floor: entrance hall, dining room, family room, kitchen/sitting room, boiler/store room, cloakroom, utility room. First Floor: 4 bedrooms (one en-suite), family bathroom. THE ANNEXE Ground Floor: kitchen/breakfast room, sitting/dining room. First Floor: double bedroom, dedicated bathroom. Outside: delightful slate screed rear courtyard with raised pond and attractive rockery surround, large private lawned area beyond which is an area of meadow interspersed with trees leading through to a small paddock. In all, the grounds are approaching .8 of an acre. DESCRIPTION A tastefully renovated and impeccably presented detached Grade II Listed four bedroom former farmhouse with spacious attached interconnecting and independently accessed annexe holding a delightful position on the edge of Polyphant’s picturesque village green. The renovation has been conducted in total sympathy with the period charm of the building and enhances all the wonderful character features. On the ground floor the accommodation comprises a delightful dining room with fireplace a family room, a beautifully modernised kitchen with black/green granite worktop surfaces, 3 Ref: LCAA6410 slate flagged flooring, an impressive fireplace with recessed Aga and an excellent range of integrated appliances. The kitchen is open-plan to a large sitting area with an impressive fireplace place, woodburning stove and there is slate flagged flooring throughout. Off the kitchen is a store/boiler room, a cloakroom and utility room, the latter having a door that interconnects to the annexe. On the first floor of the main house are four double bedrooms and a large family bathroom with claw footed bath and separate shower cubicle. The annexe has glazed doors from the garden into a refitted kitchen with cream panelled cabinets, oak worktop surfaces and integrated appliances. From the annexe kitchen, a flight of steps descends into a delightful sitting/dining room with a turning staircase ascending to a large double bedroom and bathroom on the first floor. All of the accommodation is tastefully presented and enhanced by the gardens which provide a slate screed courtyard/sitting area beside the annexe with a raised pond, a generous gravelled parking area with room for numerous vehicles and a lawned area enjoying good privacy afforded by the mature shrubs and trees that surround it. From the lawned garden a strip of meadow interspersed with mature trees leads up into a small paddock and in all the grounds are approaching .8 of an acre. LOCATION Polyphant is one of Cornwall’s best hidden secrets, centred around the picturesque village green which features mature trees surrounded by mainly old period stone houses and including a corner shop. There are further local shops available in the nearby villages of Lewannick and South Petherwin. The ancient market town of Launceston is within a short 4 Ref: LCAA6410 drive providing a wider array of leisure, commercial and retail facilities with both state and private schooling. Communication links are excellent with the A30 (Cornwall’s main arterial road) being only a short drive along a picturesque country lane from Polyphant and providing swift access to both north and south coastal resorts further in to Cornwall and easy access out of the county past Launceston, into Devon and onwards to Exeter where the A30 joins with the national motorway network. THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate) Attractive entrance porch with granite pillared supports and a pitched slate roof with outside courtesy lighting and slate flagged flooring leading up to a part glazed panelled timber front door with brass style furniture and a fleur de lis etched glazed panel. ENTRANCE HALL. Slate flagged flooring, radiator with thermostatic control, partially coved ceiling, turning staircase ascending to the first floor with built-in understairs storage cupboard. Doors off to:- DINING ROOM – 13’8” x 13’6”. Large recessed double glazed window overlooking the front garden with window seat beneath, impressive fireplace with large granite lintel above a raised slate hearth on which stands a woodburning stove, engineered oak flooring, coved ceiling with inset spotlights, radiator with thermostatic control. FAMILY ROOM – 12’9 x 10’3”. This room is dual aspect and semi open-plan to the entrance hall. Impressive slate flagged flooring, open beamed ceiling, three wall light points. KITCHEN / SITTING ROOM – 24’5” x 15’7” into either one of two large recessed fireplaces. This was very evidently two rooms at one time and is now divided into two distinct areas. KITCHEN AREA. The kitchen is superbly fitted with a range of ivory finished panelled cabinets comprising a comprehensive range of base level cupboards and drawer with separate central island unit, a full height built-in fridge/freezer and a dresser style cupboard to match the kitchen, (situated in 5 Ref: LCAA6410 the sitting room area). Over the kitchen units and the central island unit and as a top to the base unit on the dresser there are beautiful dark black and blue flecked honed granite worktop surfaces and upstands. Inset white ceramic butler sink with space and plumbing for dishwasher to the side, integrated Neff double oven and grill with five ring Neff gas hob top and illuminating filter hood above. Cupboards beneath the central island unit, with breakfast bar overhangs on either end and wine racks on either side. The upright unit houses an integrated fridge and separate freezer. Impressive slate flagged flooring, coved ceiling with inset downlighters. On one side of the kitchen is a huge old fireplace with exposed stone sides and granite lintel. Inset is an oil fired cream Aga with twin hotplates and ovens and a clome oven faced by an old steel door to one side. Radiator with thermostatic control, high level wall mounted electric consumer circuit breaker board and meter. Old ancient wooden door in one corner to the utility/boiler room. Inset ceiling downlighters, coved ceiling. Telephone point. SITTING AREA. Large double glazed window overlooking the garden with a deep sill beneath and an impressive fireplace at one end with a delightful mellow stone surround, and an arched lintel with the remains of a clome oven behind a large raised granite hearth on which stands a woodburning stove. On either side are built-in cupboards with honed granite shelves above for display. Impressive slate flagged flooring, coved ceiling, television aerial point. 6 Ref: LCAA6410 At the back of the kitchen a door opens on to the:- BOILER ROOM. Divided in to two areas one of which has a vinyl covered floor and a part glazed door on to the garden, one wall light point. The second area houses a Grant freestanding oil fired boiler to supply domestic hot water and central heating with adjacent wall mounted electronic programming controls. Space for upright fridge freezer and washing machine. Doors off to:- CLOAKROOM. White suite comprising a low level wc, wall mounted wash hand basin, part tiled walls, ceramic tiled floor, frosted opaque double glazed window, radiator with thermostatic control, further door. UTILITY ROOM – 10’ max., 8’8” min. x 13’6”. The utility room is well fitted with a comprehensive range of cream panelled cabinets with exposed oak worktop surfaces including a peninsula breakfast bar and an inset single drainer white ceramic sink unit with single drainer board to the side and mixer tap with flexible shower hose. Plumbing and space for washing machine, slate tiled flooring, radiator. Wooden panelled part vaulted ceiling, glazed panelled door opening onto the rear garden, panelled door interconnecting to the annexe with cupboard above, telephone point. From the entrance hall a turning staircase with white painted handrails, newel posts and banisters ascends to a:- HALF LANDING. Large double glazed window overlooking the village green and flooding the stairwell with light. The stairs continue on up to a:- GALLERIED LANDING. Loft hatch access, coved ceiling, radiator with thermostatic control and doors off to:- BEDROOM 1 – 14’8” x 12’6” max. 9’6” min. Large double glazed window overlooking the garden with window seat beneath, built-in wardrobe cupboard. Attractive ornamental Victorian style fireplace with open grate. Radiator, coved ceiling with inset spotlight. EN-SUITE SHOWER ROOM. White suite comprising a fully tiled shower cubicle with fitted shower and chromium fitments including a large rain head. Low level wc, wash hand basin with vanity cupboard beneath, ceramic tiled flooring, coved ceiling with inset downlighter, extractor fan. BEDROOM 2 – 14’ x 11’ into the chimney breast recess. Large recessed double glazed window overlooking the rear garden, with window seat beneath, radiator with thermostatic control, attractive Victorian style fireplace with outer ornamental surround, inner tiled slips, 7 Ref: LCAA6410 open grate and mantel above. Coved ceiling with inset spotlight, built-in wardrobes comprising one double and one single. BEDROOM 3 – 14’ max. x 10’2”. Double glazed window to the front with built-in window seat beneath, built-in double wardrobe, radiator with thermostatic control, coved ceiling. BEDROOM 4 – 10’2” x 11’ to the front of a wall to wall range of built-in wardrobes comprising two doubles and two singles. Large double glazed window overlooking the front garden with deep sill, radiator with thermostatic control, coved ceiling. BATHROOM – 10’4” x 8’9”. The bathroom has been luxuriously refitted and now provides a large double size shower cubicle with fitted shower and chromium fitments with tiled wall surrounds and fixed glazed screen.