Ref: LCAA ,000. Rosenannon Cottage, Rosenannon, Nr. Bodmin, Cornwall

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1 545,000 Rosenannon Cottage, Rosenannon, Nr. Bodmin, Cornwall FREEHOLD An attractive classic gem of a detached 4 bedroomed cottage, beautifully positioned within a particularly charming well stocked cottage garden along with a detached barn with potential for conversion (subject to necessary planning consent), a large vegetable and fruit garden as well as a separate, enclosed paddock situated on the fringes of this idyllic rural hamlet. In all approaching 1.25 acres. Wholeheartedly and unhesitatingly recommended for immediate viewing.

2 2 SUMMARY OF ACCOMMODATION Ground Floor: open-plan kitchen/dining room, lounge, utility room, shower room, bedroom 4/study. First Floor: landing, 3 bedrooms, family bathroom. Outside: beautiful cottage gardens which surround the property. A separate large lawned area with vegetable and fruit garden including poly tunnel. Additional paddock which is well enclosed with mature hedged boundaries. Off-road parking and the added benefit of a detached stone barn and garage which would be ideal for conversion subject to any necessary planning consents. In all, approaching 1.25 acres. DESCRIPTION Spacious open-plan dining hall leading through to a bespoke kitchen with granite worksurfaces and a Heritage range cooker. Lounge with beamed ceiling, contemporary style woodburning stove and views over the beautiful comprehensively planted cottage style gardens. Additionally, on the ground floor there is a good sized 4 th bedroom/study which has been used upon occasion as a fourth bedroom.

3 3 Accessed from the kitchen is a utility room with access to a recently refitted shower room. From the dining hall, a staircase ascends to the first floor and a spacious light filled landing with expose roof timbers leading to three bedrooms and a comprehensively fitted family bathroom. Additional benefit of a detached stone barn and garage with obvious potential for conversion (subject to any necessary planning consents first being obtained). The gardens are an important feature having been well tended and profusely stocked over the years providing small areas of lawn interspersed with colourful mature flowerbeds which contain an array of established shrubs, trees and plants which provide interest throughout the year. Additionally, and accessed from the garden, is a further area of lawn leading to a vegetable and fruit garden along with a large polytunnel. In addition to the cottage gardens there is also a large paddock which is laid to grass with established mature borders and field shelter, having been used previously by the current owner to keep alpacas. There is off-road parking for 2 vehicles adjacent to the garage. In all, approaching 1.25 acres. LOCATION Padstow about 10 miles Wadebridge about 6 miles Newquay Airport about 9 miles all distances approximate. Rosenannon Cottage occupies an exceedingly convenient yet private and idyllic location within the rural hamlet of Rosenannon, which itself is ideal for access throughout the county and is located close to the nearby village of St Wenn, which is to the south of the St Breock Downs between Bodmin and Wadebridge. The Camel Estuary has, for many years now attracted families on holiday, with the sandy estuary of the River Camel which runs between Padstow (about 10 miles away) to the west and Rock to the east. There are a great deal of compelling reasons why so many families return to this location year after year, with beautiful golden sandy beaches, some of the best surfing in the United Kingdom along this particular stretch of coastline, and when the time permits a wonderful playground for sailors and water enthusiasts alike. The large market town of Wadebridge offers far more extensive facilities. To the south the A30 provides a dual carriageway link to Exeter where it joins the M5 to Bristol and the A303 to London. Newquay Airport at St Mawgan provides regular shuttle flights to London Gatwick (flight times approximately 1 hour), amongst an increasing number of destinations.

4 4 THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate) From the beautiful and comprehensively planted cottage garden a slate path leads to a slate suntrap sun terrace and ultimately a timber stable door providing access into:- OPEN-PLAN DINING ROOM / KITCHEN 24 x A large open-plan comfortable kitchen dining space with white painted beamed and boarded ceiling, wall mounted radiator, two upvc double glazed sash windows with deep window seats overlooking the front garden, part porcelain tiled flooring, feature cast iron pot belly stove on a slate hearth with timber mantle over, two wall light points, multiple ceiling light points, stairs to the first floor, range of bespoke timber base units with black granite worksurfaces over incorporating a Belfast sink with chrome contemporary style hot and cold mixer tap over, tiled splashbacks, black two oven Heritage range which also provides domestic hot water and heating, pantry, display shelving, breakfast bar, inset microwave, space for inset refrigerator, space and plumbing for inset dishwasher, various storage lockers, bookshelving, further upvc double glazed window to the side. Doors to:- LOUNGE 15 1 x Three upvc double glazed sash windows overlooking the front and side gardens respectively, exposed timber beams, built-in low level bookshelving, wall mounted radiator, cut slate fireplace with inset Scan woodburning stove on top of a slate hearth with timber mantle over, two wall light points. UTILITY ROOM 9 7 x 8 4. Tiled flooring, wall mounted radiator, base cupboard with worksurface over, Belfast sink with worksurface to the side and chrome hot and cold mixer tap over, tiled splashbacks, space for freestanding fridge/freezer, space and plumbing for washing machine, space for tumble dryer, wall mounted cupboard, wall mounted shelving with hooks under, upvc double glazed window to the rear, small paned timber and panelled door to the rear, ceiling light point. Doors to:- SHOWER ROOM. Tiled flooring, tiled walls to part, wall mounted contemporary style wash hand basin with chrome hot and cold mixer tap over, low flush wc, obscured upvc double

5 5 glazed window to the side, wall mounted ladder style towel radiator, wall mounted cupboard, ceiling light point, wall mounted mirror with vanity light, walk-in shower with wall mounted mains bed Mira shower controls and rinser attachment. 4 th BEDROOM / STUDY 15 1 x 9 5. Wall mounted radiator, two upvc double glazed windows to the side and rear respectively, upvc double glazed door to the rear, ceiling light point. FIRST FLOOR LANDING. Exposed painted roof timbers, two upvc double glazed windows with deep painted sills, loft access, wall mounted radiator. Doors to:- BEDROOM x A light and bright dual aspect room with three upvc double glazed sash windows overlooking the front and side gardens respectively, loft access, built-in wardrobes with hanging rail and shelving, built-in dressing table with drawers under, two wall light points, wall mounted radiator. BEDROOM x 9 5. Another dual aspect room with two upvc double glazed windows with deep painted sills, exposed and painted roof timbers, wall mounted radiator, two ceiling light points, airing cupboard housing the central heating boiler, additional wardrobe with hanging rail and shelving. BEDROOM x UPVC double glazed sash window overlooking the front garden with deep painted sill, exposed and painted roof timbers, ceiling light point. BATHROOM. UPVC double glazed sash window overlooking the front garden with deep painted window seat, concealed cistern wc, wall mounted wash hand basin with chrome hot and cold mixer tap over, low level storage cupboards with display shelving over, wall mounted ladder style towel radiator, wall mounted mirror, wall light point, panelled bath with twin handgrips and chrome hot and cold mixer tap over, ceiling light point.

6 6 OUTSIDE From the lane, a small pedestrian gate opens onto the beautiful cottage gardens which wraparound three sides of the property providing a number of delightful enclosed private suntrap sitting out areas as well as a larger slated terrace immediately to the front of the cottage providing an idyllic spot for dining. Often said but rarely true the garden at Rosenannon Cottage is undoubted one of its most important attributes consisting of small areas of lawn interspersed with a wonderful array of established shrubs and plants to provide colour and interest throughout the year together with mature trees and hedging providing high degrees of privacy and shelter. The gardens enjoy full sun and lead onto a further area of garden set out for vegetables along with a polytunnel and a netted fruit area all growing within spacious lawns bordered by mature trees which provide privacy. Additionally, this area of garden continues through a gate to an ENCLOSED PADDOCK which has been used in the past to keep alpacas. There is also a field shelter within the paddock. To the front of the property and adjacent to the garage is parking for two vehicles.

7 7 DETACHED BARN 21 8 x Window to the side, light and power, exposed white painted beams, cast iron multi fuel burning stove on top of a stone hearth. Stairs to:- ATTIC FLOOR 21 8 x Exposed roof timbers, small pane timber window to the rear, additional small paned window to the side, light and power connected. GARAGE x 9 9. Twin opening doors to the front, light and power connected. In all, approximately 1.25 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 5PJ. SERVICES Mains water and electricity. Private drainage. Oil fired central heating. For Council Tax see DIRECTIONS From Truro proceed to the A39 (Atlantic Highway) remain on this road until reaching the roundabout at Winnards Perch. Take the 3 rd exit signposted for St Wenn, continue along this road eventually branching off left sign posted Withiel 4 miles, St Wenn 1 mile. Then turn left prior to entering St Wenn signposted Rosenannon. Proceed along this country lane and down the hill into Rosenannon taking the left hand lane prior to reaching the centre of Rosenannon, where Rosenannon Cottage will then be found on the right hand side, prior to the lane bearing around to the left. 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.

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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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