Ref: LCAA8524 Offers around £750,000 Willow Bank, Splatt, Tresmeer, Launceston, Cornwall, PL15 8QY FREEHOLD An excellent development opportunity in a sleepy rural village location, comprising a modern detached 3 bedroom bungalow requiring a small amount of modernisation, set on a circa 1.7 acre site with planning permission granted for an outbuilding’s conversion to a 4 bedroom detached dwelling together with four further building plots for detached new build properties which can benefit from wonderful views over miles of open countryside. 2 Ref: LCAA8524 SUMMARY OF ACCOMMODATION WILLOW BANK – DETACHED BUNGALOW Entrance hall, sitting room, dining room, kitchen/breakfast room, utility room, store room, cloakroom, conservatory, former garage/workshop, 3 bedrooms, en-suite shower room, family bathroom. Outside: well planted and landscaped rear garden with patio, pond and mature flower/shrub borders. Large parking area in front of Willow Bank with a double size carport on one side. In all the grounds extend to circa 1.7 acres on which planning permission has been achieved for five residential dwellings. One of which is a conversion of a former, (possibly Victorian) brick station yard building. Plot 1 – conversion – 4 bedroom detached dwelling Plot 2 – new build – 4 bedroom detached house Plot 3 – new build – 3 bedroom detached house Plot 4 – new build – 4 bedroom detached house Plot 5 – new build – 3 bedroom detached house N.B. with the layout currently approved by the planning authority for the five new properties, a fairly large section of the land has been attributed to Plot 4. A purchaser might wish to revisit these plans to see if more plots might be obtainable, subject to any necessary consents. 3 Ref: LCAA8524 DESCRIPTION A stunning development opportunity in all respects. The setting is superb, situated on the outskirts of a sleepy rural hamlet with an elevated position that provides all the properties to be constructed with fantastic views over the surrounding countryside. The circa 1.7 acre site and the interesting designs created for the detached dwellings will serve to create an exclusive enclave of well designed and well positioned properties within this sought after environment. The existing residence comprises a detached three bedroom bungalow that we believe was constructed in the early 1990’s but now requires a modicum of modernisation to bring it up to modern day standards, however the property enjoys a large garden plot with plenty of parking, a large double carport to one side with photovoltaic panels on the roof and a mature landscaped back garden enjoying lovely views over open countryside. A purchaser may wish to look further at the planning permission granted in as much as there is a further fairly large area of land that is currently available to Plot 4 but with some redesign of the site might lend itself well to planning permission for further dwellings, subject to any necessary consents and an application to the local planning authority. LOCATION Splatt is a sleepy rural hamlet that lies to the west of the old market town of Launceston, between it and the north coast. The surroundings are predominately open farmland with local shops available for day to day needs in the local village of Wainhouse and a shop at the local (Moor View Garage). There are primary schools in the nearby villages of Warbstow and Egloskerry with private and state schooling available in Launceston. 4 Ref: LCAA8524 Launceston is an ancient market town with the ruins of a castle and picturesque streets of older buildings providing a mix of local and national shops. Launceston also has out of town trading estates and supermarkets and the town enjoys easy access out onto the A30 (Cornwall’s main arterial road) which provides a dual carriageway link northwards to Exeter where it joins the national motorway network or back down into Cornwall to access both the north and south coasts. Launceston also enjoys excellent links to both the east and west, accessing Cornwall’s north and south coasts which are quite different from each other. The north coast enjoys the Atlantic swells providing excellent bathing and surfing on such beaches as Widemouth Bay and Crackington Haven. To the east are the picturesque fishing villages of Looe and Polperro and further coastal villages at Downderry and Seaton each having access to nearby beaches and Looe also provides sailing and pleasure craft facilities and moorings in the sheltered waters of the Looe River. There are further sailing and boating facilities offered on the River Tamar which demarks the boundary between Devon and Cornwall and provides excellent access to the day sailing waters of Plymouth Sound plus the many creeks and tributary waters. The nearest mainline railway station is at Saltash which has a direct link to London Paddington with an approximate travel time of 4 hours. To the south west is Cornwall Airport Newquay providing domestic flights to major cities within the UK and some European flights. THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate) Brick arched fronted recessed entrance porch with slate tiled steps and outside light featuring opaque double glazed uPVC door with matching windows on either side opening onto the:- ENTRANCE HALL. Radiator, coved ceiling, loft hatch access, built-in airing linen cupboard with slatted shelving. Doors off to:- SITTING ROOM – 18’4” x 15’. Impressive natural stone fireplace with fitted woodburning stove and large wooden shelf to one side for storage/display. TV aerial point, four wall light points. Large double glazed uPVC sliding patio door and adjacent window opening onto the rear garden, two radiators, extractor fan, coved ceiling. 5 Ref: LCAA8524 DINING ROOM – 15’ x 11’4”. Double glazed uPVC sliding patio door and large adjacent window, opening onto the rear garden, radiator, twin glazed doors connecting to the sitting room, coved ceiling, four wall light points. 6 Ref: LCAA8524 KITCHEN / BREAKFAST ROOM – 13’2” x 10’6”. The kitchen is fitted with a range of light wood fronted cabinets comprising base level cupboards and drawers with further matching wall cupboards and surrounding roll edged laminated worktop surfaces with tiled wall surrounds. Inset double drainer single bowl sink unit with mixer tap, undercounter space for fridge and dishwasher, four ring ceramic hob with illuminated filter hood above, integrated Zanussi double oven and grill, vinyl covered floor, double glazed window overlooking the front, TV aerial point, coved ceiling, ample room for table and chairs, radiator. Door to:- UTILITY ROOM. A range of fitted cupboards with single drainer stainless steel sink unit and mixer tap, roll edge laminated worktop surface with undercounter space for washing machine, further worktop with cupboards below, coved ceiling. Double glazed window to the front, ample room for fridges/freezers. Doorway to:- BOILER ROOM. Freestanding Worcester oil fired boiler to supply domestic hot water and central heating with surrounding storage space. LOBBY. Doors off to:- WALK-IN STORE ROOM. A range of shelving, double glazed window overlooking the rear garden. CLOAKROOM. Low level wc, wall mounted wash hand basin with tiled splashback, vinyl covered floor, opaque double glazed window, coved ceiling. From the side lobby a door opens onto two steps down into the:- 7 Ref: LCAA8524 CONSERVATORY – 11’2” x 9’8”. Double glazed door to the front, double glazed windows to all sides overlooking the gardens, polycarbonate roofing, ceramic tile flooring, steps up to a doorway into the side lobby. N.B. Please note this conservatory was built in front of the garage so at this moment in time the garage can’t be used as a garage but a metal roller shutter door leads from the conservatory into the:- FORMER GARAGE / WORKSHOP – 18’ x 10’. Part glazed pedestrian to the side, two double glazed windows to the rear providing natural light, electric light and power point, metal roller shutter door to the front, wall mounted uPVC panel unit. BEDROOM 1 – 14’5” x 12’4” plus door recess area. Dual aspect with double glazed windows overlooking the rear garden, built-in single wardrobes with further cupboards above and central space for a double bed with bedside shelved niches, radiator. Further large double built-in wardrobe, further storage above. Door to:- EN-SUITE SHOWER ROOM. Fully tiled shower cubicle with fitted shower, low level wc, pedestal wash hand basin, part tiled walls, opaque double glazed window, coved ceiling, radiator with thermostatic control. BEDROOM 2 – 10’2” x 9’8”. Double glazed window overlooking the front garden, radiator, wood effect vinyl flooring, built-in shelved storage cupboard, two wall light points. BEDROOM 3 – 10’ x 9’8”. Double glazed window overlooking the front garden, double bed recess with cupboards above and wardrobes to the side, further built-in wardrobe with cupboard above, radiator, coved ceiling. FAMILY BATHROOM – 10’ x 9’2”. Large corner fitted panel enclosed spa bath with tiled wall surrounds and fitted shower above, low level wc, pedestal wash hand basin, radiator, opaque double glazed window, coved ceiling. OUTSIDE The property is approached from an owned road which is initially shared with two neighbours and then twin metal vehicular gates open onto a gravelled driveway which leads to Willow Bank. In front of Willow Bank is a large concreted apron providing off-road parking and turning for numerous vehicles, to the left is a gate through into the back garden which is beautifully planted with mature flower and shrub bed borders, a pond and has fenced boundaries. To the right hand side is a LARGE CARPORT – 16’7” x 16’2” with clear corrugated roofing panels and rear panels all set on a metal frame. A gated path to the right 8 Ref: LCAA8524 of the carport then leads to the rear garden with an attractive side garden, well planted with flower and shrub bed borders.