• EQUESTRIAN FACILITIES • OPTIONS TO MODERNISE • CONVERSION OPTIONS (STPC) • LAND WITH ROAD ACCESS

Polyphant, Launceston, PL15 7PT

INTRIGUING GRADE II LISTED RESIDENCE having been in same ownership for 50 YEARS, offering many attributes and including

c. 7 ACRES & STABLES, making it very APPEALING to a variety of buyers.

Guide Price £505,000 Freehold

VENDORS COMMENT

'For almost 50 years we have been privileged to live the 'The

Good Life' in Hicks Mill. We have raised children, ponies,

puppies, kept horses (Daisy is our last one who has all the

land to herself), goats, chickens and ducks. Planted numerous

trees and loved our bit of Cornwall.'

A charming attached period Grade II listed Cottage with the

added benefit of an adjoining, partially converted two storey

Barn. Discerning buyers would have the opportunity to

enhance and add their own personal touches, with the

potential to convert the Barn to further accommodation or into

a separate dwelling (subject to any relevant planning

consents).

For those 'Equine' enthusiasts there are three

PADDOCKS, a STABLE BLOCK incorporating 6

LOOSE BOXES and a HAY/STORAGE BAY. In

additional there are extensive formal gardens ideal for

those with 'Green Fingers'. The lower land borders the

River Inney and lets not forget the VIEWS!

The Cottage has an entrance hall, two reception rooms

both with feature fireplaces, kitchen/breakfast room, two

double bedrooms and bathroom. The Barn can be

assessed directly from the main dwelling and currently

has a large double bedroom, cloakroom, utility and

small study.

LOCATION

Nestled in this picturesque valley on the edge of the village of

Polyphant, a pretty Cornish village with its renowned

convenience store known as "Three Cows Ont Green". The

name speaks for itself. Offering commuters excellent and

convenient access to the A30 dual-carriageway and

approximately 5 miles west of the town of Launceston with its

shopping facilities including quirky independent shops, Marks

& Spencer Food Hall, Tesco, Argos, Iceland and Pets at

Home, to name a few. The nearby village of Lewannick offers

Property Description

a Public House, village store/post office and primary school.

Launceston is known as the gateway to the county and sits on

the Devon border. Famous for the ruins of a Norman castle

that stands high on a hillside with dramatic views over Bodmin

Moor and Dartmoor. Situated between the north and south

coasts, so is convenient for beaches and the Cornish

countryside. The surrounding area offers leisure for all types

including 2 golf courses, Roadford Lake Country Park, where

visitors can fish for trout, sail, windsurf, cycle, row, kayak and

camp.

THE ACCOMMODATION COMPRISES

(All Measurements are Approximate)

MAIN HOUSE

Which is attached to a small neighbouring cottage.

OPEN SLATE STORM PORCH

Half glazed front entrance door leading to:

ENTRANCE HALL

Stairs to First Floor. Radiator. Door to:

DINING ROOM

12' 7" x 14' 0" average excluding fireplace and dresser

recesses (3.84m x 4.27m) Front and rear aspect window, one

with seat. Large stone built fireplace (currently not in use)

with two clome ovens, one with door. Slate flags tone flooring.

Beams to ceiling. Radiator. Door to:

HALLWAY

With stable door leading to the rear garden. Built-in storage

cupboard. Further door to:

SITTING ROOM

12' 5" x 11' 5" excluding fireplace (3.78m x 3.48m) Windows

to front and rear aspects. Stone fireplace housing wood

burner. Beams to ceiling. Radiator.

From the Dining Room steps lead down to:

KITCHEN/BREAKFAST ROOM

14' 8" x 14' 2" (4.47m x 4.32m) Stable door to front garden.

Front and rear aspect windows. Range of base level units with

worktop surfaces over. Inset sink and drainer unit. Space for

electric cooker, fridge/freezer and plumbing for dishwasher.

Eye level units. Efel oil fired stove providing central heating

and hot water. Tiled floor. Beams to ceiling.

From Entrance Hall stairs to:

FIRST FLOOR LANDING

Glazed window overlooking the rear gardens. Doors to:

BEDROOM 1

13' 3" x 11' 6" (4.04m x 3.51m) Front and rear aspect windows

with the front having a window seat enjoying views over the

surrounding countryside. A range of fitted wardrobes and

cupboards. Radiator.

BEDROOM 2

13' 10" x 8' 5" (4.22m x 2.57m) Window to front with seat

enjoying countryside views. Radiator. Door to a mezzanine

landing which could be used for a small STUDY or

PLAYROOM.

BATHROOM

10' 7" x 4' 3" (3.23m x 1.3m) Obscure glazed window to rear.

Enamel bath with electric shower over. Pedestal wash hand

basin. Low level wc. Part tiling to walls. Heated towel rail.

Airing cupboard housing hot water cylinder with shelving.

ATTACHED BARN

Partly converted with great potential to create further

accommodation to the House or maybe convert into a

separate dwelling (STPC). The current accommodation in the

Barn is accessed from the Kitchen/Breakfast room via a door

and steps up to:

HALLWAY

Opening to useful storage area with space for further white

goods. Stairs leading up to:

BEDROOM 3

14' 8" x 14' 6" (4.47m x 4.42m) Located over the

Kitchen/Breakfast Room. Front and rear aspect windows.

Pedestal wash hand basin. Two storage cupboards. Radiator.

From Hallway, doors to:

CLOAKROOM

7' 10" x 4' 11" (2.39m x 1.5m) Window to rear. Pedestal wash

hand basin. Low level wc. Radiator.

UTILITY ROOM

6' 10" max x 5' 5" (2.08m x 1.65m) Window to rear. Space

and plumbing for washing machine.

STUDY

6' 8" x 5' 11" (2.03m x 1.8m) Small window.

BARN (UPPER LEVEL)

15' 1" x 14' 7" average measurements (4.6m x 4.44m)

Currently unconverted. Accessed from the Hallway with stable

door to front aspect (not in use), door to rear garden with

window to side. Vaulted ceiling with exposed joists and

beams. Light connected.

BARN (LOWER LEVEL)

Currently unconverted and is accessed from the outside via

the driveway, currently split into two sections:

SHIPPON

23' 6" x 14' 3" (7.16m x 4.34m) Front door and window to

front. Water and light.

WORKSHOP

14' 2" x 6' 6" (4.32m x 1.98m) Power and light connected.

Attached to the side is a:

PARTLY OPEN FRONTED GARAGE

18' 1" x 16' 1" (5.51m x 4.9m) Window to rear. Power and

light connected.

OUTSIDE

From the village lane a pedestrian gate opens into the

Cottage style front garden for the House which is laid to lawn,

surrounded by mature hedgerows. Paths lead to the front

entrance doors to the Hall and Kitchen/breakfast room. From

here steps go down to the ample parking area with access to

the Barn (LOWER LEVEL), GARAGE and LOG STORE and a

five bar metal gate with granite posts opens up to the village

road.

From the road a double field gate with granite posts

opens up an extensive area of grass, which we have

been advised has hardcore underneath, allowing

vehicles to come and go. It also opens back up to the

driveway with a gate to the STABLE BLOCK and a

further gate to:

FIELD ONE - THE 'WINTER' PADDOCK'

Approximately 2 ACRES bordering the River Inney with gated

access into:

FIELD TWO - THE 'ITCHY POST' PADDOCK

Approximately 1.8 ACRES and also bordering the river with

gate back to the STABLE BLOCK and further gate leading up

to the:

FIELD THREE - THE 'GARDEN' PADDOCK

Approximately 0.8 ACRE with Stile and separate gate into the

FIELD FOUR – THE ‘HAY’ PADDOCK:

Approximately 3 acres (TBC) with gated access back to the

village lane.

FORMAL REAR GARDENS

A gardeners paradise with two distinct area. The LARGE

GARDEN which is mainly laid to grass with Rhododendrons

and Specimen Trees. There is also a small paved patio to

admire the views over the land and surrounding countryside

and access to a 'MOWER SHED' (approximately 11' 8" x 8' 9"

(3.56m x 2.67m). The HOUSE GARDEN which is also laid to

grass has a Magnolia, Pieris and a variety of trees. To the

rear of the property is a paved PATIO and is where the oil

storage tank is located.

STABLE BLOCK

Incorporating Six 12' x 12' (3.66m x 3.66m) LOOSE BOXES

and a central FEED/STORAGE BAY 40' x 12' (12.19m x

3.66m), partly open fronted with power and light connected..

VIEWINGS strictly by appointment only.

LOCAL AUTHORITY

Cornwall Council,.

COUNCIL TAX

Band E.

SERVICES

Mains Electricity, Metered Water and Drainage.

DIRECTIONS

From Launceston proceed on the A30 towards Bodmin for

approximately 2 miles and as you descend the hill of Two

Bridges take the right hand lane and turn right signposted to

Polyphant and Hicksmill. Turn right back onto the dual

carriageway to Launceston then turn immediately left

signposted Hicksmill and Polyphant. As you go over the

bridge at the bottom and ascend the hill the other side Hicks

Mill House will be found on the left hand side with a Millerson

For Sale board clearly displayed.

6a High Street, Launceston,

Cornwall, PL15 8ER

01566 776055

launceston@millerson.com www.millerson.com

Consumer Protection from Unfair Trading Regulations 2008: The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit

for the purpose, buyers are advised to obtain verification from their Solicitor or Surveyor. References to the Tenure are based on information supplied by the Seller as the Agent has not had sight of the title documents, again buyers are advised to obtain verification from their Solicitor. Items shown in photographs are not included unless speci fically mentioned within the sales particulars although sometimes however they may be available by separate negotiation. Buyers are strongly recommended to check the availability of any property and make an appointment to view before

embarking on any journey to see a property.

Reproduced b y permission of Ordn ance Survey on b ehalf of the Controller of H er Majesty’s Station ery Offic e. Cro wn Copyright . All r ights res erved. Lic ense numb er

10011628