Ref: LCAA7797 Offers around £425,000 Woodacre Cottage, New Mills, Ladock, Nr. Truro, Cornwall, TR2 4NJ FREEHOLD

To be sold for the first time in 33 years, a particularly attractive very broad 4 bedroomed, 2 bath/shower roomed detached cottage with modern accommodation still retaining the

building’s heritage, plus an oak framed sun room extension, overlooking extensive landscaped surrounding gardens and grounds with plentiful parking, detached double garage/studio and

solar panels. Historically two cottages that were amalgamated to create one family sized residence, in grounds of about 1 acre including a wooded bank, enjoying exceptional privacy

and a pretty outlook, just 15 minutes’ drive from Truro.

Ref: LCAA7797 2

SUMMARY OF ACCOMMODATION Ground Floor: porch, lounge with woodburning stove, oak framed sun room, slate flagged kitchen/dining room, study, office, rear hall, utility/wc. First Floor: master bedroom en-suite, 3 further bedrooms, bath/shower room. Outside: gated driveway and parking for numerous cars. Detached double garage/pottery studio, modern timber shed and woodstore, further shed, two small stone outbuildings, greenhouse. Lawned garden wrapping around the south and east sides with pond and patios. Terraced garden with elevated entertaining area in a small former quarry. Extensive further terraced gardens and woodland. In all, about 1 acre. DESCRIPTION Woodacre Cottage is a very privately situated property standing in large grounds in the hamlet of New Mills close to Ladock. The property is believed to have been built in the late 1800’s as two adjacent double fronted cottages which were later amalgamated into one much larger house which is now six windows wide across its attractive front elevation. Our clients have lived at the property for 33 years and have raised their family here but now believe that it is time to move on and downsize. Various works have been undertaken in recent years including a new boiler in 2015 when the roof covering was also replaced. In

Ref: LCAA7797 3

2011 a stunning oak framed, mostly glazed sun room was added by our clients’ adult son who is a carpenter and this has added a whole new dimension to the building. Both inside and outside the history of the property has been retained but the accommodation has been modernised. A good sized porch to the front opens through into an engineered oak floored lounge which would have originally been two rooms and has stone fireplaces to either end, one of which now houses a woodburning stove. Beside this is the kitchen/dining room, which also would have been two rooms and has a slate flagged floor running throughout. To the rear is a rear entrance hall/boot room with a utility room/wc off and an opening from the lounge leads through to two adjacent rooms currently used as a study and office.

On the first floor one enjoys an outlook beyond the hedge to the front boundary across the valley to woodland. Three of the bedrooms take in this outlook, with the master bedroom and the guest bedroom being of a good size. The master having its own en-suite shower room. To the rear is the fourth bedroom and a modern bath/shower room with slipper bath and separate shower enclosure.

Ref: LCAA7797 4

The grounds surrounding Woodacre Cottage are equally as important, and as previously mentioned offer complete privacy with wooded fringes. The initial broad gated driveway opens to a generous parking area to one side with further parking to the other and a now grassed over continuation of the drive leading ahead and around to a detached double garage which is currently used as a pottery studio and workshop. In here one will find the control system for the electricity producing photovoltaic panels that are discreetly positioned in an elevated corner of the grounds. There are other more modern and older small stone outbuildings throughout the gardens as well as a greenhouse. The main lawn stretches across the face of the cottage before wrapping around the oak framed sun room on the southern side. Above this are terraced beds of flowering plants, with further smaller areas of lawn and then a large entertaining area set below the face of a small former quarry from where there are delightful views across the valley. Further terraces are found above the parking area with fruit trees and former soft fruit and vegetable beds enjoying full sun but also shelter from the wooded areas of the grounds which in total extend to about 1 acre.

LOCATION Woodacre Cottage is found in the small hamlet of New Mills, close to the village of Ladock which is set in an attractive valley of open farmland and woodland beside the Tresillian River. Ladock provides an excellent local inn and a very useful shop/post office in the centre with major retail, leisure and commercial facilities found in Cornwall’s capital city Truro, which is just 15 minutes’ drive away. Woodacre Cottage offers the benefits of rural life but with all the perks of a city centre just a short drive away. Waitrose supermarket is on the east side of Truro as is a park and ride scheme into the centre of the city. Truro has a main railway

Ref: LCAA7797 5

station which provides a direct link to London Paddington (approximate travel time 4½ hours). There are nearby primary schools in Ladock and Probus, which has further facilities and secondary schooling either at Tregony or Truro where there is also a college. Within easy driving distance to the south are beaches around the Roseland Peninsula and sailing facilities around both sides of the Carrick Roads including at St Mawes and Mylor, indeed our clients’ son was a youth European sailing champion and is now involved with Ben Ainslie’s Americas Cup sailing team. A short drive to the north are the surfing beaches around Newquay and it is only about half an hours’ drive to Padstow. New Mills is an extremely convenient and central location with easy access throughout Cornwall via the A30 expressway which is a few miles to the north linking Land’s End to the motorway network at Exeter and only a couple of miles to the south is the A390 which runs along the south coast of Cornwall before joining the A38 and leading to Plymouth. Cornwall Airport Newquay is about 20 minutes’ drive away to the north and provides plentiful flights to Heathrow as well as many other internal and international destinations. THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate) A paved pathway leads from the parking area across the front of the property to an oak door with an inset window opening to:- ENTRANCE PORCH. Double glazed window to the front, tiled floor, space for coats and shoes etc. Wooden stable door with inset window to:- LOUNGE – 21’2” x 12’. Two double glazed windows to the front, one with window seat below. Engineered oak flooring, granite fireplace to one end of the room and larger stone and granite fireplace to the other end with inset woodburning stove, wooden mantle over and broad slate hearth below. Door and slate threshold opening to the kitchen/dining room, archway to the study and office and opening through to:- OAK FRAMED SUN ROOM – 13’2” x 9’4”. A stunning high vaulted ceilinged thick oak framed building with extensive glazing on four sides including a glazed gable and French doors overlooking and opening to the garden. Tiled floor, underfloor heating with digital controller.

Ref: LCAA7797 6

STUDY – 9’ x 6’ plus recesses. Deep recess with former clome oven, recessed book shelving and a further recessed cupboard with handmade timber doors. Engineered oak flooring. One step up through an opening to:- OFFICE – 9’2” x 6’3”. Large double glazed window to the side and Velux roof window. Engineered oak flooring. KITCHEN / DINING ROOM – 21’10” x 12’2”. Loosely divided into two spaces through a near full width of the room opening with rustic timber supports. Slate flagged flooring throughout, one exposed stone wall with former fireplace. Fitted with a range of wood fronted kitchen units under tiled worktops with a wood draining area leading to a white ceramic Belfast sink with chrome mixer tap over. Wall mounted cupboards and shelving, former cooking range fireplace now utilised for further storage. Integrated electric oven with four burner Calor gas hob and concealed filter hood over. Space within the units for a microwave and dishwasher. Three double glazed windows to the front elevation, plentiful space for a dining table and furniture. White painted timber door to:-

Ref: LCAA7797 7

REAR HALL – 7’1” x 6’. Quarry tiled floor and fully tiled walls allowing this to be the perfect transitional space between outside and inside with plentiful room for coats, boots and further storage. Double glazed window and external timber door. Door to:- UTILITY ROOM / WC. White wc, cantilevered wash basin with chrome taps, tiled splashback to half height and quarry tiled floor. Recess with plumbing for a washing machine, obscured window to the rear.

FIRST FLOOR

LANDING. A long landing running through the centre of the accommodation with access to loft space and lit by a high level window borrowing light from the master bedroom’s en-suite. MASTER BEDROOM – 11’10” x 9’10” extending to 12’5”. Two double glazed windows to the front with an outlook across the wooded valley. Door to:-

EN-SUITE SHOWER ROOM. Travertine effect tiled floor and walls, large glazed screened shower enclosure with an electric shower. White wc, white wash basin with chrome taps set into a tiled counter with white fronted cupboards below. Double glazed window to the front looking across the wooded valley.

BEDROOM 2 – 12’8” x 12’. Two double glazed windows to the front looking across the wooded valley. Handmade light wood fronted range of full heighted fitted wardrobes with cupboards and dressing area to the side. White wash basin with chrome mixer tap and tiled splashback set over a high gloss white cabinet. BEDROOM 3 – 9’ x 8’3”. Double glazed window to the front looking across the wooded valley. BEDROOM 4 – 13’4” x 6’3”. Double glazed window to the side, monopitched ceiling with two exposed timbers, shelved recess.

Ref: LCAA7797 8

BATH / SHOWER ROOM. Modern white sanitaryware including a claw footed slipper bath with chrome mixer tap, wc and wash basin with chrome mixer tap set over a high gloss white cabinet. Large glazed screened shower enclosure with electric shower. Tiled floor and full height tiling around the room. Monopitched ceiling with an exposed timber, obscured double glazed window.

OUTSIDE

DETACHED DOUBLE GARAGE / POTTERY STUDIO – 19’7” x 15’8”. Formerly a double garage but used by our clients as a workshop and pottery studio with five windows on three elevations and a partly glazed door to the side. Power and light connected. Solar panel control system. The property is approached through a broad double timber gated entrance with a concreted drive rising up and splitting in three directions, to the left up towards the house, ahead up to the garage/pottery studio and to the right onto a further extensive area of hardstanding where there is space for numerous cars to park and has also been used for keeping boats. Surrounding the drive are high stone walls, planted banks and mature treelined hedging.

Ref: LCAA7797 9

To the side of the cottage lovely brick paved flooring then runs around to the rear where there is a door into the back hall and also around to the front leading to the front door and to the garden. To the side is a lovely modern timber SHED AND WOOD STORE 12’ x 9’9” approx. overall comprising an open fronted and slatted sided wood store and a shed with two side windows and pedestrian door under a monopitch roof. The most used garden faces south east across the front of the property with a level lawned garden set behind a high boundary hedge and wraps around to the south west side as well. Paving leads across the front of the property and extends in front of a raised fishpond creating a sheltered suntrap patio. Beyond the oak framed sun room is a further patio which enjoys the afternoon sun with stone and sleeper fronted walls above retaining lawned terraces and planted beds with agapanthus, camellias and roses amongst others with steps leading between them. As one rises up you will find an OLD STONE OUTBUILDING approximately 10’ x 7’ partly clothed in clematis under a modern corrugated roof and this is used for general garden and wood storage. The steps conclude at an elevated small former quarry with exposed stone face overhung by trees. This area has been turned into a bark floored raised recreational area of the garden where one can sit and look over the gardens to woodland beyond and has proved the ideal place for summer parties.

Ref: LCAA7797 10

In addition to the formal gardens the grounds then extend much further including to a secluded area at the same level as the house where there is a further large TIMBER SHED 10’ x 8’. Beyond and above this, along the south western boundary, is a wooded bank with a further wooded bank up behind the house. Above the driveway and garage are terraces including a planted area, a plateau with a GREENHOUSE 6’ x 6’ and a further old STONE OUTBUILDING with a slate roof and this houses the oil tank. At an upper level there are fruit trees including an apple, a former fruit and vegetable growing area and at the top is an array of solar panels with extensive additional space beside for further planting or outbuildings to be situated. In all, about 1 acre. 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 – TR2 4NJ. SERVICES – Mains water and electricity. Oil fired boiler (new in 2015), calor gas for the hob, private drainage, woodburning stove in the lounge and underfloor heating in the sun

Ref: LCAA7797 11

room. Solar panels which provide free electricity during daylight hours plus about £600 per annum. For Council Tax see www.mycounciltax.org.uk. DIRECTIONS – Following the B3275 north from Tresillian and Probus, drive through Ladock and along a straight piece of road thereafter. The next hamlet is New Mills and after passing the sign at the entrance to New Mills you will then pass a low stone wall on the left hand side and a white painted cottage with a stone chimney also on the left hand side. Shortly after this is the entrance into Woodacre Cottage which will be found on the left hand side immediately before a crossroads sign. 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.

Ref: LCAA7797 12

Not to scale – for identification purposes only.

Ref: LCAA7797 13

Not to scale – for identification purposes only. For reference only, not to form any part of a sales contract.

Ref: LCAA7797 14