Ref: LCAA6577 £795,000 The Barn and Breney Barn, Lower Gurtla, Luxulyan, Cornwall FREEHOLD

A unique opportunity to purchase two fantastic 3 bedroom detached barns, both beautifully converted (one quite recently), enjoying an exceptional, peaceful and

scenic rural location, set in approximately 2.6 acres of lovely garden with two paddocks and a purpose built stable block and holding area.

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SUMMARY OF ACCOMMODATION THE BARN Ground Floor: kitchen/dining room, utility room, master bedroom with en-suite shower room, 2 further bedrooms, family bathroom. First Floor: large sitting room with high vaulted ceiling and woodburning stove. BRENEY BARN Ground Floor: entrance hall, sitting/dining room/kitchen, bedroom 3, bathroom. First Floor: 2 double bedrooms, shower room. Outside: both barns have their own parking areas adjacent to each and both are separately accessed from the country lane. Each barn has its own garden area with The Barn having a particularly large lawned rear private garden which is well landscaped. Both gardens have pedestrian gates into the two large paddocks behind and in one corner is a purpose built stable block and holding area. In all, the paddocks and gardens extend to approximately 2.6 acres.

DESCRIPTION In an exceptionally attractive peaceful rural setting, surrounded by open common/moorland and farmland, through which are numerous footpaths and bridleways accessing local beauty spots such as Hellman Tor and Breney Common/Redmoor Nature Reserves this is a setting

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which many will covet, due to the tucked away position of The Barn and Breney Barn whilst they still remain convenient to all local amenities and major roads.

A fantastic opportunity to purchase two separate, three bedroom detached barns, each converted with full residential planning permission, both beautifully presented and currently used as a main residence in the form of The Barn and a holiday letting income from Breney Barn. Breney Barn was beautifully converted quite recently and provides a delightful three bedroom part reverse level residence with a huge sitting room/dining room/kitchen on the ground floor with doors out on to the rear patio and on the opposite side of the entrance hall is a bathroom and bedroom 3. On the first floor are two double bedrooms with a shower room between them. ‘The Barn’ is larger and has been cleverly converted to provide three double bedrooms, the master bedroom having an en-suite shower room and walk-in wardrobe. There is a huge sitting room on the first floor with feature fireplace and woodburning stove and a lovely kitchen/dining room on the ground floor with a high vaulted ceiling, fitted cupboards, an Aga and stable doors accessing both front and rear gardens. Off the kitchen is a separate utility room with further facilities.

Each barn has its own garden areas with ‘The Barn’ having a particularly large one that is well fenced and made private by mature trees and shrubs. There is a smaller garden area around Breney Barn together with a large parking and turning area in front of the barn with flower and shrub bed borders. There is a small low maintenance rear patio with flower and shrub bed borders and steps up to a lawned garden with inset trees. From both private

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gardens there are pedestrian gates opening on to the paddocks which are interlinked and have a separate gated access on to the lane further up. In one corner of the larger paddock there is a small field shelter and in a corner of the smaller paddock is a purpose built stable block and holding area. N.B. This may offer excellent potential for possible conversion to a holiday let/annexe, subject to any necessary consents. LOCATION This property is set in an extremely attractive, peaceful rural area, surrounded by open farmland, common, moorland and a large nature reserve. Footpaths and bridleways intersect the surrounding countryside to provide outriding and lovely walks, ideal for nature lovers The nearby villages of Luxulyan and Lanivet provide an array of local services including shops, a post office, local inns, other businesses and primary schools. The property enjoys easy access to the major towns of Bodmin and St Austell, both of which offer a wider array of leisure, commercial and retail facilities, out of town trading estates and supermarkets, a wide choice of secondary and primary schools and both have sport centres and rail connections on the mainline to Paddington with approximate travel time of 4½ hours. The property enjoys easy access out to the A30 (Cornwall’s main arterial road) which is then dual carriageway all the way to Exeter in Devon where it joins the national motorway network or to the south west provides easy access to the north coastal beaches and numerous coastal resorts such as Newquay and St Ives. To the south are picturesque fishing villages at Mevagissey and Gorran together with the deep natural harbour town of Fowey where a wide array of pleasure craft and sailing facilities can be accessed from the deep natural harbour. THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate)

THE BARN

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Covered entrance with outside courtesy light, partially glazed timber stable door to:- KITCHEN / DINING ROOM – 21’ x 12’5”. This is a beautiful introduction to the property with a high vaulted ceiling and huge exposed A-frame timber trusses. At one end is an impressive brick fireplace with a recessed, blue, oil fired Aga with twin ovens and twin hotplates and slate worktops on either side. To the right is a further area of exposed brick walling with two slate shelves for books/display etc. and a built-in shelved cabinet. Along one wall is a range of cream fronted panelled kitchen cupboards comprising base level cupboards and drawers with two further matching wall cupboards and surrounding roll edge granite effect laminated worktop surfaces with complementary tiled wall surrounds. Inset 1½ bowl white ceramic sink unit with mixer tap and under counter space for dishwasher. This room is dual aspect with windows overlooking the lane and countryside to the front and a picturesque ‘provencale style’ courtyard at the back, ceramic tiled flooring throughout, high level ceiling light points, radiator. Partially glazed timber stable door opening on to the rear garden. Doors off to:- UTILITY ROOM – 12’5” x 6’7” max. 5’6” min. Opaque glazed window to provide natural light, a range of cream fronted base level cupboards matching the kitchen units with surrounding black granite effect roll edge laminated worktop surfaces and complementary tiled wall surrounds. Further matching wall cupboard, inset single drainer stainless steel sink unit with chromium mixer tap, built-in Leisure cooking range with a five ring LPG gas hob top, two electric ovens and a grill beneath. Plenty of space for a large upright fridge freezer, ceramic tiled flooring, high vaulted ceiling, space beside the sink unit for a washing machine and tumble dryer above. At the other end of the kitchen/dining room a door opens onto the:- SIDE HALL (L-SHAPED). Two windows overlook the rear courtyard, radiator with thermostatic control, beamed ceiling with spotlight points, boxed electric circuit breaker board, stairs ascending to the first floor. Built-in storage cupboard housing a freestanding Grant oil fired boiler supplying domestic hot water and central heating with plenty of surrounding slatted shelving. Further range of built-in cupboards. Doors off to:-

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BEDROOM 1 – 13’ x 11’. A beautiful room with high vaulted ceiling and huge exposed A-frame timber trusses, dual aspect with small paned windows overlooking the rear courtyard. Radiator with thermostatic control, large walk-in wardrobe housing a wall mounted Ariston water heater for the en-suite shower room and fitted hanging rail with inset ceiling downlighter, electric plug point.

EN-SUITE SHOWER ROOM. White suite comprising a fully tiled shower cubicle with fitted Triton electric shower unit, white ceramic wash hand basin set on a vanity surround with cupboards beneath, wall tiled splashback above, low level wc, wall mounted electric chromium ladder radiator/towel rail, inset ceiling downlighters, extractor fan, vinyl covered floor.

BEDROOM 2 – 10’6” x 8’5”. Small paned window overlooking the front garden, radiator with thermostatic control, beamed ceiling, two wall light points.

BEDROOM 3 – 10’5” x 7’8”. Window overlooking the front garden, beamed ceiling, radiator with thermostatic control, television aerial point. Built-in double wardrobe with hanging rail space and shelf. One wall light point. FAMILY BATHROOM. Modern white suite comprising a freestanding roll topped white bath with chromium clawed feet and a chromium Victorian style mixer tap and handheld shower attachment. White ceramic wash hand basin set in a vanity unit with drawers beneath and toiletry shelving on either side, low level wc, beamed ceiling, opaque glazed window, vinyl covered floor, radiator with thermostatic control, extractor fan.

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From the side hall a staircase with a wooden handrail on one side ascends to the:- SITTING ROOM – 23’9” including the stairs x 14’. A beautiful and impressive room with a high vaulted ceiling and large exposed timber A-frame trusses. At one end is an attractive natural brick fireplace with a raised hearth on which stands a Morsø woodburning stove. This room is triple aspect with windows overlooking the front gardens, the lane and countryside whilst a further window and glazed French doors open onto a flight of granite steps that descend into the rear courtyard. Television aerial lead, telephone point. Corner cupboard housing the hot water tank with an immersion heater.

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THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate)

BRENEY BARN Partially opaque double glazed panelled wood effect uPVC front door flanked by an outside courtesy light, opening onto the:- ENTRANCE HALL. Recessed mat well with oak effect flooring throughout, staircase ascending to the first floor with built-in understairs storage cupboard, wall mounted electric convector heater, doors off to:- SITTING ROOM / DINING ROOM / KITCHEN – 21’9” x 16’9”. A beautiful light and airy triple aspect room with two large double glazed French doors opening onto the rear patio and wood effect uPVC double glazed windows on three sides overlooking the grounds. The room is divided into three distinct areas with oak effect flooring throughout, two wall mounted electric convector heaters, inset ceiling spotlights, television and satellite aerial points. The kitchen is well equipped with a range of shaker style light blue cabinets comprising a comprehensive range of base level cupboards and drawers with further matching wall cupboard and a central island unit with two cupboards beneath and a wood effect laminated worktop surface. There are further roll edge laminated wood effect worktop surfaces to the side units with complementary tiled wall surrounds and an excellence range of integrated appliances which include an upright fridge, separate freezer and an integrated washing machine, Hotpoint dishwasher, oven/grill with four ring Indesit electric ceramic hob above and illuminating filter hood. Integrated tumble dryer and an inset single drainer stainless steel sink unit with chromium mixer tap.

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BEDROOM 3 – 11’5 x 7’6”. Double glazed window overlooking the rear garden, oak effect flooring, wall mounted electric convector heater. BATHROOM. Beautifully fitted with a modern white suite comprising a panel enclosed bath with chromium mixer tap and shower attachment, tiled wall surrounds and fitted glazed shower screen to one side, white ceramic wash hand basin set in a vanity surround with extensive toiletry cabinets with drawers below and a roll edged stone effect toiletry shelf to one side. Low level wc with concealed cistern, chromium electric ladder

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towel rail/radiator, opaque double glazed window, inset ceiling downlighter, extractor fan, electric shaver point, ceramic tiled flooring. From the entrance hall a turning staircase with wooden handrail, newel posts and banisters ascends to a:- GALLERIED FIRST FLOOR LANDING / STUDY AREA. Two double glazed Velux skylight windows providing lovely views over fields, built-in eaves storage cupboard on one side and a built-in airing linen cupboard on the other, housing a pressurised hot water cylinder with immersion facility and built-in slatted shelving. Doors off to:- BEDROOM 1 – 12’8” x 12’6” (floor area, built into the eaves thus having slightly restricted head height). Two large double glazed Velux skylight windows with inbuilt blinds providing views over fields. Wall mounted electric convector heater, built-in eaves storage cupboard, television aerial point. BEDROOM 2 – 12’8” x 10’ (floor area, built into the eaves thus having slightly restricted head height). Double glazed Velux skylight window with inbuilt blind providing views over fields, built-in eaves storage cupboard also housing the electric consumer circuit breaker board. Wall mounted electric convector heater, television aerial point. SHOWER ROOM. Fully tiled shower cubicle with fitted shower and chromium fitments, low level

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wc, pedestal wash hand basin with tiled splashback and wall light point above. Wall mounted electric chromium ladder radiator/towel rail, vinyl covered floor, inset ceiling downlighters, extractor fan.

OUTSIDE

Both barns are approached from a quiet country lane which accesses a gravelled area in front of ‘The Barn’ which provides off-road parking for several vehicles and Breney Barn is approached via vehicular gates to a large concrete parking and turning area with plenty of parking. To the side of ‘The Barn’ is an OUTSIDE STORE built of granite with twin timber doors to the front and a lovely rag slate roof. This store offers excellent potential to be incorporated within the accommodation of ‘The Barn’ if required or might make an excellent garage (subject to any necessary consents).

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Breney Barn is approached via twin vehicular gates which open on to a large concreted parking and turning area. Both barns have lovely garden areas which are as follows:- Behind ‘The Barn’ is a concreted pathway which leads along the back wall with outside courtesy lighting and steps up to a delightful, gravelled provencale style enclosed courtyard with stone wall boundaries, ornamental flower and shrub beds, ornamental fish pond and a paved patio together with several inset trees providing a gloriously sheltered and private recreational area. From the courtyard, wide steps ascend to a large area of lawn with clearly defined fenced and hedged boundaries providing good privacy. Towards the rear is a large timber garden store which houses the borehole equipment and provides storage for garden implements etc. In front of the timber garden store is a pergola with sitting area beneath. In one corner of the garden is an enclosed vegetable garden with raised beds and below the vegetable garden is a further enclosure where the oil storage tank is concealed and another timber garden shed. There is a gate in the back fence opening on to the smaller paddock area. Behind Breney Barn is a low maintenance gravelled sitting area with attractive flower and shrub bed borders and steps leading up to a lawned garden with inset trees. From the lawned garden there are two pedestrian gates into the paddocks. The two large paddocks are interlinked further up by a timber vehicular gate and the larger paddock has a gated access further down the lane allowing good access for horse boxes etc. In a corner of the larger paddock is a timber field shelter and in a corner of the smaller paddock is a chicken house and run. In the smaller paddock is the:- STABLE BLOCK. Comprising three stables and an attached, small barn to one side for tack/equipment, ride-on mowers, hay storage etc. The stables are modern and constructed of tanalised timber, each stable having its own stable door with galvanised pad bolt latches and hinges. The stables have a water supply and there is external and internal electric lighting with external lighting switches. N.B. The stables may have potential for development into a holiday let/annexe, subject to any necessary consents

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In all, the grounds extend to approximately 2.6 acres.

GENERAL INFORMATION

VIEWING – Strictly by prior appointment through: Lillicrap Chilcott, Landrian House, 59-60 Lemon Street, Truro, Cornwall, TR1 2PE. Telephone: (01872) 273473. Email: sales@lillicrapchilcott.com. POST CODE – PL30 5DU. SERVICES – Both barns share a private drainage system and shared water supply via a borehole. Both barns have mains electricity with Breney Barn having electric convector heating and ‘The Barn’ has an oil fired central heating system. Telephone/broadband subject to suppliers regulations. For Council Tax see www.mycounciltax.org.uk. DIRECTIONS – From Truro follow the A30 northwards towards Bodmin and come off at the Innis Downs roundabout signposted towards Wadebridge on the A389 and St Austell on the A391. Go down the slip road to the roundabout and turn right, crossing over the A30. At the second roundabout go straight ahead following signs to St Austell and Bugle on the

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A391, follow this road for half a mile and turn left towards Bodmin, Wadebridge, Newquay and Padstow then take the first turning right after a few hundred yards towards Luxulyan. Follow this road for nearly a mile and just after passing Creusa Dog Kennels on your right take the left turning towards Trevillian, Gunwen, Hellman Tor and Lanlivery. Follow this lane to the T-junction with a red post box on a triangle of green in the middle of it and at this T-junction turn right, follow the lane past Gunwen Chapel and three cottages, continue on around the bend and Breney Barn will be found on the right hand side. 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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Not to scale – for identification purposes only.

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Not to scale – for identification purposes only.

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

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