Ref: LCAA6840 £365,000 South Granary, Tregenhorne, Steppy Downs Road, St Erth Praze, Hayle, West Cornwall FREEHOLD

Blissfully located in a gorgeous Grade II Listed enclave of former farm buildings surrounded by unspoilt countryside; a beautifully presented 2 bedroomed attached stone barn conversion plus a detached studio cottage with generous parking and a south facing garden. An ideal home with guest cottage or even as a pair of holiday letting investments,

in an idyllic yet easily accessible location between Mounts Bay and St Ives Bay.

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SUMMARY OF ACCOMMODATION Ground Floor: lobby, 20’ x 14’ sitting/dining room, refitted vaulted ceilinged kitchen/breakfast room. First Floor: landing, 2 bedrooms, bath/shower room. Detached Studio Cottage: bed sitting room, shower room. Integral store. Outside: long communal driveway, private parking for numerous cars, south facing level lawned garden with terraces bounded by trees and a stone wall. Front and rear paved courtyards, timber shed, old piggery/store. DESCRIPTION South Granary is one of a few delightful, Grade II Listed properties converted in about 2004 at the historic farm of Tregenhorne. Tregenhorne was once part of the Lanhydrock Estate with its main house near Bodmin now run by the National Trust, and will most likely have been the manor farm for the area. South Granary is one half of the old granary building and retains its stone structure under a slate roof with granite and brick lintels over the windows and doorways. The property is the southernmost in the development and has its garden on the southern side enjoying a good deal of privacy as well as far reaching countryside views. Around the driveways and grounds are wonderful grass topped granite bouldered walls often lined with trees and these also line part of the private garden for South Granary. To its front

Ref: LCAA6840 3 is a generous courtyard and there is another on the western side at the rear. A slightly sunken terrace is found on the southern wall of the house and to one side of the level lawn is a gravelled patio with specimen shrubs and grasses as well as a sitting out area.

In addition to the main two bedroomed barn conversion this property also comes with a detached studio cottage which was also converted from a stone barn under a slate roof and still retains its barn doors at one end which now open into a store area. This small barn conceals a beautiful interior with vaulted ceiling, a separate shower room and is lit by a roof window as well as a window overlooking the adjacent countryside. This is an ideal space for guest accommodation, working from home or as a holiday let as we believe there are no restrictions on this and it even has full residential consent.

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South Granary itself is also very smartly presented inside with a central lobby having doors to the kitchen/breakfast room and a superb 20’ x 14’ living/dining room centred around a fireplace with a multi fuel stove. Further attractive features include deep window sills to the painted double glazed wood windows, solid wood doors, spotlights and ceiling beams. The kitchen is quite different in character as it is under a high monopitch ceiling enjoying a dual aspect outlook and has been recently refitted with a range of light wood fronted units under composite stone worktops which match well with the light stone effect tiled floor. On the first floor are two bedrooms and a bath/shower room, with all of the first floor rooms being under canopied ceilings. This is an ideal home for a couple with detached guest accommodation but could also prove attractive as a purely investment purchase as such character properties in this area would holiday let extremely well.

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LOCATION Tregenhorne is found in the midst of gorgeous soft, sheltered countryside with many footpaths nearby, including one leading away from Tregenhorne, helping to make the most of the local environment. The positioning of the property is relatively central in the thinnest part of Cornwall, although it is slightly closer to the north coast than the south. On the south the beaches of Praa Sands, Kenneggy Sands, Perran Sands and Marazion are linked by rugged headlands. The north coast is completely different with a 4 mile wide bay backed by sand dunes and offering perfect surfing, kite surfing and windsurfing conditions. There are walks along the nearby River Hayle and about 2 miles away is The National Trust owned Godolphin House estate which has walks through woodland and there is high ground nearby to explore with fantastic views available from the tops of Godolphin and Tregonning Hills. The nearby towns of Hayle, Helston and Penzance offer an extensive range of day to day needs including many national chain shops mixed with local retailers. The road network is excellent with the A30 being mostly dual carriageway throughout Cornwall and linking to the motorway network at Exeter. St Erth has a railway station on the main Penzance to Paddington line with direct trains straight to London. Truro, Cornwall’s capital is about half an hour’s drive away and all of these points combine to create a fantastic rural home.

Ref: LCAA6840 6 THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate) From the parking area a gateway leads between the stone front walls and across a paved path to a painted solid wood door opening into:- LOBBY. Light grey tiled floor, period style radiator. Solid wood doors to the kitchen/breakfast room and:-

SITTING / DINING ROOM – 20’ x 14’4”. Dual aspect with painted wood double glazed windows to the front and rear both with deep sills. Two large ceiling beams, full height fire breast and brick fireplace with a wooden lintel, slate hearth and a multi fuel stove. Spotlights on dimmer controls in two zones over the sitting and dining areas. Two radiators, thermostatic heating control, solid wood door to the rear courtyard, solid wood door to an understairs cupboard housing the oil fired boiler and with further storage space.

Ref: LCAA6840 7 KITCHEN / BREAKFAST ROOM – 15’3” x 10’8”. Recently refitted with a range of bleached oak fronted kitchen units under cream polished composite worktops with matching upstands and a white ceramic sink and drainer with chrome mixer tap over. Concealed integrated Neff dishwasher, larder system, space for a freestanding fridge freezer, washing machine and tumble dryer. High monopitched ceiling with spot and pendant lights. Additional undercabinet and in cabinet lights. Two conservation style roof windows and a dual aspect of double glazed painted wood windows – one with a deep wooden sill. Blue glazed tiled splashback, light grey stone effect tiled floor, period style radiator, space for a freestanding cooker (the Aga module may be available by separate negotiation) with a stainless steel extractor hood over. Turning staircase rising to the first floor.

FIRST FLOOR

LANDING. Painted wood double glazed window to the rear with a deep wooden sill, radiator, wall lights, monopitched ceiling with exposed timbers. Solid wood doors to:-

BEDROOM 1 – 11’ x 10’7”. High canopied ceiling with exposed timbers and spotlights on a touch sensitive dimmer control. Painted double glazed window enjoying fabulous countryside views with a deep sill below. Radiator. BEDROOM 2 – 9’ x 7’5” plus door recess. High canopied ceiling with exposed timbers and spotlights on a dimmer control. Access to roof space, radiator, painted wooden double glazed window enjoying far reaching countryside views with a deep wood sill below. Although currently used as a dressing room the previous owners had this as a good sized single bedroom.

Ref: LCAA6840 8 BATH / SHOWER ROOM. Attractively fitted with modern white sanitaryware and light marble effect tiled floor and walls with a feature strip. P-shaped shower bath with a curving glazed screen, chrome mixer tap and wall mounted Mira Excel chrome mixer shower over. WC, pedestal wash basin with chrome mixer tap. Spotlights and wall light, extractor fan, chrome ladder style heated towel, electric shaver point, obscured double glazed window with a tiled sill below, high canopied ceiling with exposed roof timber.

DETACHED STUDIO COTTAGE

Set away from the rest of the buildings on the opposite side of the access lane is a gorgeous stone studio cottage under a slate roof with outside lighting and a parking space to its front where double doors now open to a shallow but broad storage area. We believe that this cottage has full residential consent and could therefore be holiday let or lived in full time.

Ref: LCAA6840 9 OPEN-PLAN BED SITTING ROOM – 20’5” x 11’3”. Used as guest accommodation but has previously been fitted with a kitchenette and used for holiday lettings. High vaulted ceiling with exposed timbers and Velux roof window, painted double glazed window overlooking unspoilt countryside with a deep wooden sill below. Tiled floor, interesting wall angles and a high level area with a thick wooden shelf. Two recently fitted digitally controlled electric radiators, pendant lights. Recessed wardrobe, shelving and cupboard where there was once a kitchenette. Door to:- SHOWER ROOM. Contemporary white sanitaryware including a wc and wash basin with chrome mixer taps set over a dark wood effect cabinet with a mirror with integrated lighting over. Curving glazed screened shower enclosure with an electric shower, extractor fan, spotlights, electrically heated towel rail with thermostatic controller, tiled floor.

OUTSIDE

The attractive range of buildings which comprise Tregenhorne are approached down a long lane which leads away from any nearby roads and into blissful countryside. The lane then continues around the rear of most of the other buildings before looping back to give access to South Granary and some of its neighbours. The lane is lined with beautiful grass topped stone walls and the sunken remains of a stone piggery now form the ideal place for a concealed oil tank and for further storage. In front of South Granary there is private parking for several cars as well as on the opposite side of the lane. A pedestrian gate opens through the stone walls at the front onto a courtyard with paved paths leading to the front door and around to the garden on the southern side. Across the southern end wall is a deep paved terrace with a gate opening to the rear courtyard and three steps with tread lights rise up between low stone faced walls to a level lawned garden backing onto a further attractive stone wall topped with trees. The edges of the garden are lined with fencing, hedging and shrubs and behind further shrubs and beside a large grass is a granite chipped terrace ideal for evening entertaining. To the rear of the house is a

Ref: LCAA6840 10 further low maintenance paved courtyard below a high stone wall and a door from here opens into modern timber shed with a window overlooking the garden.

GENERAL INFORMATION VIEWING – Strictly by prior appointment through: Lillicrap Chilcott, Landrian House, 59-60 Lemon Street, Truro, Cornwall, TR1 2PE. Telephone: (01872) 273473. E-mail: sales@lillicrapchilcott.com. POST CODE – TR27 6EE. SERVICES – Mains water and electricity. Private drainage. Oil fired boiler. For Council Tax see www.mycounciltax.org.uk. TENURE – Freehold. There are various standard restrictive covenants to maintain the unspoilt beauty of Tregenhorne. A service charge, that is currently about £320 per annum, is payable for maintenance of the shared lane and the private sewage treatment plant shared by the properties of Tregenhorne. DIRECTIONS – There are various ways to approach the property so please see the attached map. The simplest route is from Hayle, take the B3302 signed to Helston and leave Hayle. After about a mile pass a farm on the right hand side and then turn right into Jericho Lane. At the end of Jericho Lane turn right again onto Steppy Downs Road and the second left hand turning will be a lane with a white gate and a sign saying Tregenhorne. Follow this lane down to Tregenhorne and keep to the right following the driveway around past the other

Ref: LCAA6840 11 various properties until it loops back and arrives at South Granary before continuing to a few other properties beyond. 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 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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