Ref: LCAA6628 £850,000 Gummow Farm, Probus, Nr. Truro, Cornwall FREEHOLD

A broad and handsome south facing detached, 5 bedroomed historic farmhouse plus a sizeable detached traditional barn, stables and ancillary outbuildings, overlooking

glorious gardens and land extending to about 4 acres. A wonderful family home with broad countryside views, at the end of a pretty lane yet only about 4 miles from Truro.

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SUMMARY OF ACCOMMODATION Ground Floor: porch, reception hall, snug sitting room, living room, dining room, huge family kitchen/breakfast room with Aga and pantry. Stair hall, dairy/utility room, wc. First Floor: landing, master bedroom en-suite, 4 further bedrooms, bathroom. Outside: impressive driveway, plentiful parking and yard. Detached two storey barn and surrounding outbuildings providing garaging, storage and animal housing. Wonderful walled and hedged south facing lawned garden with mature trees, very well stocked borders, pond and vegetable/fruit garden. Orchard, meadow, three paddocks, stables, large wildlife pond surrounded by trees. DESCRIPTION Gummow Farm is the often asked for but seldom found large south facing farmhouse, with outbuildings and land in a blissful rural location, surrounded by rolling fields, yet amazingly less than 5 miles from Truro. Believed to have been built in the early 1800’s the original part of the house has a classic symmetrical multi paned window frontage with chimneystacks to either end of the pitched roof, with later additions adding to the superb accommodation creating an extensive five bedroomed family home of around 3,000sq.ft. The property has evidently been well cared for and updated throughout our clients’ long ownership of about 30 years including decoration, floor coverings, bathrooms and recently the addition of a

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magnificent and very large family kitchen with Aga, pantry and windows overlooking the gardens and land. The gardens themselves are almost exclusively laid out to the south of the house being level and lawned and mostly edged by either Cornish stone hedging or slate capped walling fronted by a tremendous array of specimen shrubs, small trees and flowering beds. The garden has formal areas, a delightful pond and a vegetable and fruit growing area. To the rear of the house are paved patios and then the land surrounds the rear of the property providing three paddocks extending down to a much larger wildlife pond edged with trees but also with mown areas and places to sit in this most spectacular private environment. In one of the fields is a large field shelter with two small stables and corral whilst off the side of the large driveway are a range of outbuildings attached to an older two storey barn and these provide storage, games room space, garaging for numerous cars, stabling, other animal housing and workshop space. To one side is a yard opening into the fields and to the other is an orchard whilst there is a further meadow on the other side of the approach lane. As a family home so close to Truro and with easy access to the north and south coasts, Gummow Farm is without comparison in the market today and it may be another generation before this house is offered for sale again.

LOCATION Gummow Farm is very easily accessed with both the A390 (Truro to Plymouth road) and the A30 (Penzance to Exeter road) within very easy striking distance, yet the house itself is down a long drive, off a quiet lane and is unaffected by road noise. The house is found just to the south of the village of Ladock which has a public house and a recently built village hall. A couple of miles away is the larger settlement of Probus where there are various shops, restaurants, inns and a fuel station. There are many quiet lanes through the surrounding countryside and footpaths ideal for dog walking. The area is popular with horse riders due to the quiet lanes and bridleways. To the south is the beautiful and revered Roseland Peninsula which has large sandy beaches overlooked by towering headlands, as

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well as soft countryside which descends to the Carrick Roads and River Fal Estuary where excellent sailing can be found. One of the greatest assets of this location is its ease of access to much of Cornwall including Truro which is about 10 minutes’ drive to the south west. Truro is Cornwall’s capital and only city, offering the largest array of retailers, professional services, entertainment and facilities in the county. To the east is the large town of St Austell and to the north are various coastal towns and villages from St Agnes up to Padstow and there is world class surfing to be found along this stretch of coastline.

THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate) A gated archway opens from the drive to the front terrace from where a half glazed door opens to:- PORCH – 8’9” x 5’3”. Windows on two sides overlooking the garden, tiled floor. Multi pane glazed door with matching panels to either side opening to:- RECEPTION HALL – 11’10” x 8’6”. Oak floor, lovely granite fireplace with a wooden lintel, double doors to a large cloaks cupboard. Glazed door to the living room and a door opening to a short hall leading to:-

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SNUG SITTING ROOM – 14’10” x 9’7”. Window overlooking the front garden and smaller window to the rear, open cast iron fire with tiled slips and wooden surround. LIVING ROOM – 20’2” x 12’1”. Two large windows overlooking the front garden, one with a deep sill and storage below. Stone fireplace (formerly housing a woodburning stove) with a thick slate hearth and recessed display shelves and cupboards to either side. Arched alcove. Glazed door to:-

STAIRHALL. Broad turning staircase to the first floor, window overlooking the fields to the rear, understairs cupboard, doors to the dairy and:- DINING ROOM – 16’5” x 13’1”. Broad window overlooking a field and glazed door opening to the rear courtyard. Decorative ceiling and wall mouldings. Door to:- FAMILY KITCHEN / BREAKFAST ROOM – 22’7” x 20’10” reducing to 15’3”. A splendid open-plan family kitchen with windows and glazed doors on all sides looking across the fields, the garden and

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also opening to both the front garden and the rear terraces. High ceiling with canopied edges and exposed timbers, oak floor, large rustic brick fireplace housing a blue oil fired Aga with concealed extractor fan and light over, recess beside the fireplace ideal for a dresser, generous space for a large table, cream painted wood panelling to dado height, matching cream painted door to a walk-in PANTRY with fitted shelving, tiled floor and space for a fridge. Cream county style kitchen units and composite stone worktops including a matching island. Under mounted stainless steel sink with cut draining area and brushed steel mixer tap over. Cream and blue tiled splashbacks, concealed dishwasher.

THE DAIRY / UTILITY – 15’ x 14’ reducing to 9’8”. Dual aspect with windows to the side and rear, half glazed door to the rear, tiled floor, fitted cream painted cupboards and drawers, wood effect worktop with a sink and drainer with chrome mixer tap. Tiled splashbacks where necessary, painted match boarding to half height around most of the room, generous space for washing machines, tumble dryers, chest freezer and a study area. This is the perfect multi purpose room to come back to after having been out in the grounds. Door to:- WC. Modern white sanitaryware including a concealed cistern wc and cantilevered oval wash basin with chrome mixer tap. Tiled floor, cream painted match boarding to half height, obscured window to the rear with cream tiled sill.

FIRST FLOOR

LANDING. Initial square area of galleried landing over the staircase then extending through the house with various fitted cupboards, wardrobe, an arched display area and lit by a window over the stairs and further window along the inner landing. Doors to:-

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MASTER BEDROOM – 13’1” x 11’ to front of wardrobe. Two sets of double doors to fitted wardrobes with cupboards over and decorative fireplace between. Window overlooking the garden with countryside views beyond and window seat. Door to:-

EN-SUITE SHOWER ROOM. Refitted in the last couple of years in a modern neutral style with cream marble effect tiled walls and a large glazed screened walk-in shower enclosure with chrome rain head mixer shower and additional hand shower. Large amount of fitted cream fronted and mirror fronted cabinets with a stone effect worktop, concealed cistern white wc and white worktop mounted wash basin with chrome mixer tap. Heated tiled floor, window with deep sill overlooking the garden and countryside views, extractor fan, spotlights, chrome ladder style heated towel rail with additional electric element.

BEDROOM 2 – 13’1” x 12’8”. Large window enjoying the views to the front with a window seat below. Large decorative fireplace with recessed wardrobes and cupboards to either side. High ceiling with a canopied edged and exposed timbers. Lovely period style washstand with a modern frosted glass circular wash basin with chrome mixer tap over. BEDROOM 3 – 16’5” x 8’. Window and two Velux roof windows overlooking the land. Monopitched ceiling with some loss of head height to the edge. Doors to eaves storage and a fitted wardrobe.

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BEDROOM 4 – 13’3” x 7’2”. Window overlooking the land, high ceiling with canopied edges. BATHROOM – 11’4” x 6’1”. White sanitaryware including a corner bath with chrome mixer tap, shower screen and chrome mixer shower over. Concealed cistern wc with a light wood effect shelf over. Light wood effect cabinet with a white wash basin and chrome mixer tap. Chrome ladder style heated towel rail with additional electric element, tiled walls where necessary, heated floor, door to a large airing cupboard with hanging rail, slatted wooden shelving and hot water cylinder. Large window overlooking the land, extractor fan. BEDROOM 5 – 13’ x 10’2” to front of wardrobes. Window overlooking the front garden and countryside beyond, impressive decorative fireplace, canopied ceiling edges with painted timbers, access to roof space, near full wall of fitted wardrobes with a concealed vanity area including a white wash basin set into a worktop with chrome mixer tap, tiled surround, mirror, light over and space for storage below.

GARDENS AND GROUNDS

The house is approached down a long lane which only leads to this property and the farm buildings beyond. A broad tarmac driveway leads into the grounds between a slate capped wall surrounding the garden and a shrub topped stone wall to the other side and is secured by a five bar gate. Opposite the entrance is a long triangular meadow which is owned by the property and has its own vehicular gated entrance. The tarmac drive opens up substantially between the house and its outbuildings creating a huge parking and turning area with gates opening into the orchard,

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the yard beside the barn and the fields. A pedestrian gate opens through a wall to a terrace at the rear of the house and a lovely wrought iron gate opens under an arch into the front garden giving access to the front door. A spur off the driveway also leads to the double garage at the rear of the barn.

To the front of the house is a large and beautiful south facing part walled lawned garden with a large circular expanse of lawn surrounded by granite chippings in front of the house creating a formal foreground edged with shrubs. Beyond this is a large expanse of level lawn fringed with beds filled with trees and numerous shrubs. A large pine creates a beautiful feature in the lawn to one side where it then rises up gently to a good sized pond with specimen filled beds, a rockery and waterfall feature. Secluded from the house is a vegetable and fruit garden and a gate beside this opens into the fields. To the rear of the house is a triangular paved patio which various rooms of the house open onto.

The fields are arranged to the rear of the house and comprise three enclosures with a mix of older hedging and post and rail fencing as well as symmetrically placed trees along the boundary creating a parkland feel. The fields come together at a crossroads of three gateways and they link back to the yard beside the barn. In the far field is a superb concrete floored corral and large field shelter with small stables to either side. The field then descends

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down to a large fenced pond with surrounding trees creating a blissful wildlife environment where herons and ducks amongst other animals can be regularly seen.

OUTBUILDINGS

In addition to the field stables, shelter and corral there is a sizeable range of outbuildings on the other side of the drive from the house. These appear to have grown from a two storey barn with stabling on its ground floor and a garage. The additions comprise, to the rear, a double garage with workshop and store room off and to the side a hay barn, additional garage and animal housing in total extending to around 2,600sq.ft. Please see the enclosed floor plan for more details. GENERAL INFORMATION VIEWING – Strictly by prior appointment through: Lillicrap Chilcott, Landrian House, 59-60 Lemon Street, Truro, Cornwall, TR1 2PE. Telephone: (01872) 273473. POST CODE – TR2 4JE. SERVICES – Mains electricity, private water, private drainage, oil fired boiler. For Council Tax see www.mycounciltax.org.uk. DIRECTIONS – From Truro proceed east on the A390 through Tresillian and shortly after leaving the village turn left beside the Mercedes garage onto the B3275 towards Probus and Ladock. After about ½ a mile take the left hand slip road signed to Ladock and shortly after this turn left immediately after passing under a railway bridge. Follow this country lane again only a few hundred yards then turn right where there is a sign saying Gummow Farm. Follow this lane out into the countryside and then take the first right again signed Gummow Farm, this leads to the property. 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

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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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For reference only, not to form any part of a sales contract.

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Not to scale – for identification purposes only.

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Not to scale – for identification purposes only.

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