Ref: LCAA6967 £595,000 The Old Band Room, Warleggan, Mount, Bodmin, Cornwall FREEHOLD

An extraordinarily attractive, recently constructed 2 bedroomed detached house of the highest quality and strong Eco credentials, together with a detached Grade II Listed granite built annexe, situated in stunning plantman’s gardens approaching ½ an acre, on the edge of a sought after rural hamlet, bordering Bodmin Moor, in an Area of Outstanding Natural

Beauty. An opportunity not to be missed!!

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SUMMARY OF ACCOMMODATION MAIN HOUSE Ground Floor: entrance hall, inner hall, kitchen, dining room, sitting room. Externally accessed utility/store room. First Floor: 2 double bedrooms, 1 with en-suite shower room. Family bathroom. ANNEXE Ground Floor: sitting/dining room/kitchen. First Floor: bedroom with en-suite shower room. Outside: covered storage lockers and log store on the approach to the main house front door. Large composite decked veranda down the southern side of the house, overlooking the gardens. Beautiful plantsman’s gardens surround both the main house and the annexe, superbly stocked with a wide variety of flowers, shrubs and specimen trees. Large gravelled parking/turning area with room for numerous vehicles.

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SPECIFICATION

• A fantastic newly built house together with a Grade II Listed granite annexe restored in 2010 to 2011. The new house is constructed to an extremely high eco-friendly specification using high quality materials throughout both properties.

• The property is situated in an Area of Outstanding Natural Beauty in a picturesque rural hamlet on the southern slopes of Bodmin Moor and lies adjacent to the lovely Grade II* Listed parish church dating back to the 13th century.

• The new house was designed and supervised by one of the West Country’s leading architectural practices, specialising in ecological builds and work on both builds was carried out by a specialist builder.

• Extracts from the architects ‘Design and Access Statement’ observe ‘the new house is designed to consume less than half of the primary energy of equivalent new build to current building regulation standard’ CO2 emissions will be substantially less than half (depending on the use of wood fuel). ‘Solar thermal panels will provide approximately 60% of the annual hot water requirement’. ‘The remaining heat load will be met by a 90% efficient LPG condensing system boiler.’

• Virtually all the construction timber is largely douglas fir and larch, taken from Cornish woodland.

• Flooring throughout the ground floor of the new residence is of wide-plank polished pine.

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• Each building has its own LPG gas fired central heating boiler which also supplies the Esse cooking range in the main residence.

• A heat recovery system captures over 80% of all heat generated in the house, then transfers this to fresh air drawn from outside, which is then filtered and recirculated to each room in the house.

• Every window is Argon filled triple glazing, ensuring virtually no heat loss. Conversely, the sun’s radiated heat passes through the glass and is captured by the heat recovery system. This system requires the building to be as air tight as possible. On test after construction, we are told the house was found to be the second most air tight home in Cornwall, at that time.

• Immediately below the wall plaster is a non-combustible lining of dense building material that absorbs heat during the day and releases it during the night acting as a heat ‘reservoir’.

• Maximum heat retention is ensured by an astonishing degree of insulation (up to 15” provided by shredded newsprint) to the walls, floors and ceilings with sheep’s wool also featuring.

• Some 60-70% of hot water in the main residence is supplied by two solar panels on the south facing roof and stored in a large well insulated tank off bedroom 2. This tank can also be heated from the central heating system and a separate immersion heater, if required.

• There is a woodburning stove installed in the fireplace in the sitting room.

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• External lighting around both residences is carefully sited and comprises low powered, low level lights controlled at night by PIRs. The owners have carefully designed the exterior lighting to avoid light pollution as Bodmin Moor is one of the few remaining areas where the night sky can be seen at its best.

• Beautifully landscaped and profusely stocked plantman’s gardens surround both residences.

• A circular stone sheepfold built from granite is featured on the top lawn, these can occasionally be seen in the northern hill districts.

• A separate fruit and vegetable garden features four raised beds and a composting area.

• External finishes include panelled larch treated with a special black paint, contrasting panels of untreated larch, shiplap and a covered walkway with beautiful mellow granite pillars with attractive leadwork and flashings.

• Quality sanitaryware such as Villeroy & Boch and Laufen have been used in the main house with complementary marble tiled walls and floors to the bath/shower rooms.

• Dark grey matt finished kitchen units with glittering reconstituted granite and quartz cream coloured worktop surfaces with concealed lighting, integrated appliances and Marmoleum flooring.

NB: The details within this Specification have been supplied by our clients and cannot all be checked as they are part of the construction. If any of the points are important to your purchase, please seek evidence during the course of a conveyance.

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HISTORICAL NOTE The property nestles next to the lovely Grade II* Listed moorland church of St Bartholomew (13th Century) and until 2010 the land, formed part of the Glebe pastureland owned by the Diocese of Truro. The restored Old Band Room (Grade II Listed) was erected by the then Rector in 1711 as his brew-house, one of only two in the country with an ecclesiastical provenance! This building has been lovingly restored virtually to its original appearance to provide useful ancillary accommodation with modern facilities.

LOCATION Warleggan is a much sought after rural hamlet situated on the southern edge of Bodmin Moor in an Area of Outstanding Natural Beauty with lovely moorland and woodland valley walks on your doorstep. The River Warleggan, better known locally by its Cornish name ‘Bedalder’ (‘which = sweetness’) runs through the valley below, to join the Rivery Fowey. Together with the adjoining village of Mount, the Parish of Warleggan boasts a lively community with a variety of local inspired activities in the village hall at Mount, notably a Friday shop and café which also acts as a valued meeting place for residents. Bodmin Moor provides wonderful walks and outriding over miles of open moorland featuring large tracts of forestry, a large lake (Colliford Lake) to the north and many historical monuments and barrows together with rugged tor - a wonderful recreational area. The River Fowey rises on the moor and there are lovely features such as Golitha Falls within a short drive. The A30 (Cornwall’s main arterial road) is some 15 minutes’ away providing a dual carriageway link out of county to Exeter where it joins the national motorway network. There is swift access to Cornwall’s numerous south and north coastal holiday resorts and beaches. The nearby town of Bodmin provides a wide array of leisure, commercial and retail facilities, out of town trading estates and supermarkets, primary and secondary schools and a mainline railway station. There is a private airfield in the nearby village of Cardinham and Newquay Airport, to the south west, provides daily shuttle flights to UK and some European airports. To the north the rugged Atlantic coast provides beautiful coastal scenery and excellent bathing/surfing/kite surfing beaches. The softer south coast features nearby fishing villages at Looe, Polperro and Mevagissey with sandy beaches facing the English Channel. Fowey’s deep natural harbour has sailing facilities, two yacht clubs and moorings for pleasure craft.

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THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate) Large double glazed entrance door with overhead glazed roofing panels to:- ENTRANCE HALL. Polished oak flooring, recessed mat well, a range of three large cupboards down one side with further cupboards above. CLOAK ROOM. White low level wc, and ceramic wash hand basin, stone tiled splashback, glazed vanity cupboard below. Wall mounted ladder radiator/towel rail, marmoleum flooring. A ceiling vent expels air via the heat recovery system. A door from the entrance hall opens to an inner hall way with a turning staircase to the first floor. Open-plan to the:-

KITCHEN (L-SHAPED) – 9’5” x 7’8” plus 6’4” x 5’6”. The kitchen is superbly fitted with a range of matt dark grey finished cabinets comprising a comprehensive range of base level handle-less cupboards and drawers with surrounding matching wall cabinets and attractive glittering re-constituted granite and quartz worktop surfaces with white glass splashbacks.

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On one side stands and LPG Esse gas fired range with twin hotplate, two ovens and programming controls, finished in gloss black with chrome hotplate covers and an illuminated Siemens filter hood above. Integrated dishwasher, 1½ bowl Franke stainless steel sink unit with chromium mixer tap. Plenty of room for an American sized fridge/freezer and space and plumbing for a washing machine. A large three quarter height window provides lovely views over the gardens to countryside beyond. Attractive light grey Marmoleum flooring.

DINING ROOM – 12’5” x 12’. A beautiful light room with large triple glazed picture window providing lovely views over the front gardens and out over countryside beyond. Exposed wood flooring, recess with fitted glazed display shelving and a walk through on either side to the sitting room. Large built-in understairs storage cupboard also housing a wall mounted Glow Worm LPG gas fired boiler to supply heating and hot water with adjacent wall mounted electronic programming controls and electric consumer circuit breaker boards. There is also a Paragon TV cable splitter provides a feed through to the sitting room and each bedroom. SITTING ROOM – 15’6” x 14’3”. (The width measurements of both the dining room and the sitting room are taken from half way through the passageway connecting the two rooms as they are semi open-plan to each other). A fantastic triple aspect room with large bank of three quarter height windows and a triple glazed door opening onto the front veranda, also providing fantastic views over the gardens and out over countryside beyond. On one side is a freestanding woodburning stove on a raised stone hearth, exposed wood flooring and skirting boards, ceiling air vents deliver warm fresh air, four wall light points, ceiling light point, radiator with thermostatic control, TV/Satellite aerial points, telephone point.

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From the inner hallway a turning staircase with low level LED lighting, ascends to a galleried first floor landing with triple glazed window on the stairs and double glazed Velux skylight window providing light to the stairwell. Built-in airing linen cupboard with a range of slatted shelving. Doors off to:- BEDROOM 1 – 16’7” x 12’ (including the en-suite).

BEDROOM. A lovely light room with triple glazed windows offering picture-book views towards the church. Triple glazed Velux skylight window, two large eaves built-

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in wardrobe cupboards with fitted hanging rails, shelving and automatic light switches. Inset ceiling downlighters, air vent, radiator with thermostatic control. Door to:-

EN-SUITE SHOWER ROOM. Luxury white suite with complementary cream coloured marble tiled floor and walls, large corner shower cubicle with tiled walls and fitted shower with chromium fitments, Villeroy & Boch low level wc and with concealed cistern and chromium wall flush plate, wall mounted wash hand basin. Polished wood toiletry shelf, ladder radiator/towel rail. Wall light point, inset ceiling downlighters, triple glazed Velux skylight window, ceiling, heat recovery air vent.

BEDROOM 2 – 12’5” x 12’. A lovely light room with a Velux skylight window and large gable end window providing lovely views out over the gardens, a field and surrounding

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countryside. Two large built-in eaves wardrobe cupboards with fitted hanging rails and automatic light points. Further large built-in storage cupboard, radiator with thermostatic control, inset ceiling downlighters and heat recovery air vent.

FAMILY BATHROOM. A luxury white suite with cream marble tiled walls and floor comprising a large white bath with chromium mixer tap and tumbled marble panel. Low level wc with concealed Villeroy & Boch cistern and wall mounted chromium flush plate, white ceramic Villeroy & Boch sink with chromium mixer tap. Fully tiled shower cubicle with Matki shower unit with chromium fitments, large ladder radiator/towel rail, wall light point, triple glazed Velux skylight window, inset ceiling downlighters, air vent.

THE OLD BAND ROOM

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GROUND FLOOR KITCHEN / SITTING / DINING ROOM – 18’4” x 11’8”. Dual aspect with a large triple glazed front entrance door providing plenty of natural light and two small double glazed windows overlooking the gardens at the rear. Attractive cut slate flooring flags, Victorian style radiator, inset ceiling downlighters. On one side of the room is a fitted kitchenette comprising a freestanding stainless steel sink unit with chromium mixer tap and draining board to the side with fitted shelf beneath. Further open shelved unit, two roll edged laminated worktop surfaces, under counter space for appliances, wall mounted Vaillant LPG gas fired boiler to supply domestic hot water and central heating, wall mounted Vent Axia single-room heat recovery unit, wall mounted electric consumer circuit breaker board. FIRST FLOOR – 18’6” x 11’9” (including the en-suite). A lovely dual aspect room accessed via a flight of external granite steps with a courtesy light at the top of the stairs and with metal safety railings. Large oak stable door to:-

STUDIO / BEDROOM – 18’6” x 11’9”. Dual aspect with a lovely arched window looking over the gardens towards the church and a glazed door overlooks the gardens and main residence with structural glass safety panel. Attractive bamboo flooring and skirting boards, two Victorian style radiators, single-room heat recovery system, high vaulted ceiling with exposed pinned oak A-frame trusses, telephone point, TV satellite and Broadband points. Door to:-

EN-SUITE SHOWER ROOM. White suite comprising fully tiled shower cubicle with fitted shower and chromium fitments, low level wc, pedestal wash hand basin with tiled splashback, bamboo flooring and skirting boards, inset ceiling downlighters, extractor fan, chromium ladder radiator/towel rail with thermostatic control, to work

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from central heating system or a separate electrical supply, single-room heat recovery unit.

NB: This entire building would work well as a small annexe if required and could be linked via an internal staircase, subject to any necessary consents.

OUTSIDE

The property is approached via a picturesque driveway which leads up to the church and then sweeps off to the right through a large black painted private gate, hung between granite gate posts. The driveway is gravelled and provides a large parking and turning area between The Old Band Room and the new residence. To the left of the driveway is a large expanse of lawn with a feature Yorkshire Moors sheep fold surrounded by silver birch trees and other specimen trees with natural exposed stone wall boundaries topped by hedging and trees, providing views out to the rear over a field.

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The Old Band Room sits to the side of the lawn with gravelled pathways around it leading to one side are four raised vegetable/fruit beds with gravelled paths between them and hedged boundaries provide shelter. There is a composting area and tucked away in the back corner are the satellite dishes, neatly concealing them from the rest of the property. There is a compound on the side of The Old Band Room housing the LPG bottles and a purpose built large timber storage shed with pitched slate roof to one side. There are outside courtesy lights and power points around The Old Band Room.

From The Old Band Room the gravelled driveway and gravelled paths lead down to the main residence which has a lovely approach with monopitch slate roof covered storage areas, two of which house large cupboards behind black wooden doors. There is a central flight of two stone paved steps dropping down into the side garden and two large log storage areas with glazed roofing panels set in lead, above the door. The path then continues along the side of the property to a large composite decked veranda which runs all the way down the front of the building with a stainless steel wire-hung ‘brise soleil’ above and a large flight of stone steps that descend to the gardens below. The decked veranda across the front of the property starts to return along the left hand side where a door opens on to the:- UTLITY ROOM / STORE – 9’7” x 6’3”. Rubber click board flooring, monopitch ceiling with ceiling light point, electric power points, radiator with thermostatic control and large triple glazed window overlooking the gardens. The gardens surrounding the main residence are superbly stocked with a profuse range of flowers, flowering shrubs, specimen trees and tree ferns. The gardens are beautifully landscaped into large flowing beds that surround the property interspersed with gravelled paths and lawns, all designed to provide colour throughout the seasons and the surround boundary/hedges are topped by hedging and trees, providing good privacy.

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The side garden has a large attractive stone paved patio area with plenty of room for table and chairs. A six sided greenhouse and moss covered natural stone wall boundaries with profusely stocked flower and shrub beds, all enjoying lovely views of the church.

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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 – PL30 4HB. SERVICES – Mains water, mains electricity, private drainage, LPG gas fired central heating, telephone/Broadband subject to supplier’s regulations. For Council Tax see www.mycounciltax.org.uk. DIRECTIONS – From Truro take the A30 northwards towards Bodmin and turn off towards the A38/Liskeard turning. Proceed up the slip road to a roundabout at which turn right, go across a bridge and down to another roundabout at which turn left towards the crematorium, Fletchers Bridge. Follow this road for 4½ miles down through a valley and up the other side and cross a cattle grid on to the moor. Turn right towards Warleggan and Mount and in the village of Mount turn left towards Warleggan, by the war memorial. Follow the road into the hamlet of Warleggan and just as you enter the hamlet, on a sharp right hand bend, is a triangle of grass on your left side with the village sign plate of Warleggan on it. Continue round to the right and follow the lane into the hamlet of Warleggan passing the entrance to Welltown on your right and The Rookery on your left, just after which, take the next turning left between two granite gate posts marked The Old Band Room. Follow the road up to the church and in front of the church turn right into the driveway. 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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