Ref: LCAA7326 Offers around 450,000. Breney Barn, Lower Gurtla, Luxulyan, Cornwall, PL30 5DU

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1 Offers around 450,000 Breney Barn, Lower Gurtla, Luxulyan, Cornwall, PL30 5DU FREEHOLD A beautifully appointed detached and modern 3 bedroom barn conversion in a glorious peaceful and scenic rural location set in lovely gardens with two separate paddocks, in all extending to circa 2 acres, together with a purpose built stable block which may offer excellent potential for conversion. A lovely setting adjacent to a nature reserve with fantastic views from the paddocks over the surrounding countryside and Helman Tor.

2 2 SUMMARY OF ACCOMMODATION Ground Floor: entrance hall, sitting/dining room/kitchen, bedroom 3, bathroom. First Floor: 2 double bedrooms, shower room. Outside: large gated parking and turning area accessed from a quiet country lane, well planted garden to the side and south/rear of the barn, further lawned garden above with two separate paddocks and a stable block. In all the grounds extend to circa 2 acres. DESCRIPTION In an exceptionally attractive peaceful rural setting, surrounded by open common/moorland, farmland and a nature reserve with numerous footpaths and bridleways on your doorstep, accessing such local beauty spots as Helman Tor and Breney Common/Redmoor Nature Reserve. The barn has a setting which many will covet, due to its tucked away position whilst it still remains convenient to all local amenities and major roads. A fantastic opportunity to purchase a beautifully appointed barn converted in 2014 with a tastefully fitted interior and flexible accommodation. The accommodation comprises a large sitting room, dining room/kitchen on the ground floor with a third bedroom or second reception room and

3 3 adjacent bathroom whilst on the first floor are two double bedrooms and a separate shower room. The property enjoys good privacy with two garden areas, beyond on which are two large paddocks, one of which has a separate gated access to the lane. In the corner of one of the paddocks is a fenced holding area with purpose built stables on a concrete raft, which may offer excellent potential for conversion to an annexe/letting unit, subject to any necessary consents. In all the gardens and paddock extend to circa 2 acres. LOCATION The 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 excellent outriding and lovely walks, ideal for the nature lover. The nearby villages of Luxulyan and Lanivet provide an array of local services including shops, a post office, local inns, other business and primary schools. The property enjoys easy access to the major towns of Bodmin and St Austell, both of which offer a wide array of leisure, commercial and retail facilities, out of town trading estates and supermarkets, a wide choice of secondary and primary

4 4 school and both have sports centres and railway connections on the mainline to London Paddington, with approximate travel time of 4½ hours. The property enjoys easy access through the lanes 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. To the south west the A30 also provides swift access to both north and south coastal resorts and beaches, such as Newquay, St Ives and Penzance. To the south are the picturesque fishing villages of Mevagissey and Gorran together with a deep natural harbour town of Fowey where there is a wide array of pleasure craft and sailing facilities which can be accessed from the deep natural harbour. THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate) 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 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. To the sitting area is a delightful fitted fireplace with a black hearth on which stands an oak outer surround and mantel and there is a fitted electric woodburner style stove. 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.

5 5 BEDROOM 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 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 builtin airing linen cupboard on the other, housing a pressurised hot water cylinder with immersion facility and built-in slatted shelving. Doors off to:- BEDROOM 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.

6 6 BEDROOM 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, builtin 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 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 Breney Barn is approached from a quiet country lane via twin wooden gates that open onto a large concreted hardstanding with ample room for parking/turning numerous vehicles. There is a gravelled bed to the left hand side with inset cherry tree and well planted flower/shrub borders and gravelled/concrete paths lead around the barn to the rear. The front door is approached from the parking area with an outside courtesy light and the front garden boundaries comprise hedging, shrubs and climbing plants such as clematis, with wooden fencing and bamboo providing an excellent degree of privacy. The path to the right of the house has beautifully planted bank to one side and at the rear of the barn is a gravelled sitting area, facing south. Along the boundary is a raised flower and shrub bed border that is beautifully planted and an attractive natural stone wall with fern, ivy and moss topped by hedging and wooden fencing to provide privacy. Steps from the sitting area at the rear ascend to the gardens above where there is a large lawned garden with inset trees and shrubs providing a lovely sheltered area with fenced and hedged boundaries. On to the approach to the lawned garden is a path leading to a gate into the first paddock and at the back of the lawned garden is a further gate into the rear paddock. The left hand paddock has a field shelter/store in one corner and has a separate gated access back to the lane. In the right hand paddock is a chicken shed and penned off area for chickens and the:-

7 7 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 In all the grounds extend to circa 2 acres. GENERAL INFORMATION VIEWING Strictly by prior appointment through: Lillicrap Chilcott, Landrian House, Lemon Street, Truro, Cornwall, TR1 2PE. Telephone: (01872) sales@lillicrapchilcott.com. POST CODE PL30 5DU. SERVICES Private water supply via borehole, shared between three properties (Breney Barn, The Barn and The Mowey), mains electricity, private drainage (shared with The Barn). For Council Tax see We understand from our clients that Superfast Broadband is available from the pole directly opposite the property. 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

8 8 the second roundabout go straight ahead following signs to St Austell and Bugle on the 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 am to 1.00pm. NB: A number of staff are available for viewing appointments all day Saturday and all day Sunday.

9 9 Not to scale for identification purposes only.

10 10 For reference only, not to form any part of a sales contract.

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