Ref: LCAA6758 Offers in excess of £825,000 Tredinnick Barn, Grampound Road, Nr. Truro, Cornwall FREEHOLD

Best and final offers to be submitted by 12 noon on Friday 14th July 2017 – unless sold previously. A truly exceptional detached, 6 bedroomed converted stone barn lavishly finished to an extremely high standard with liberal use of natural materials throughout. Occupying a

gloriously peaceful, tucked-away rural setting approached from a private road with southerly views over miles of unspoilt farmland and countryside, set within 13 acres of gardens and paddock with a three bay, stone barn garage and a further barn which offers potential for

conversion (subject to consent).

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DESCRIPTION Tredinnick Barn is an imposing and impressive detached six bedroomed granite stone barn, with a natural slate roof that occupies an attractive, elevated rural position approached from a private road with panoramic far reaching southerly views over unspoilt farmland and countryside. The property has undergone a thorough and complete renovation and refurbishment programme that was completed in 2008 and has seen its rustic charm transformed and enhanced with an eye to quality and craftsmanship. It is rare to find a conversion of such quality and the only way a purchaser will determine this is to view the property internally.

The sumptuous 5/6 bedroomed, 4/5 reception roomed accommodation impresses from the moment of crossing the threshold. The U-shaped barn faces south providing frontal views over unspoilt countryside with a large, central raised paved terrace to the front. The front door opens onto a boot room which has bespoke cupboards, coat pegs and a hat stand supplied by Tenacity Interiors, who also furnished the kitchen. The floor comprises tumbled

SUMMARY OF ACCOMMODATION Ground Floor: boot room, entrance hall, wet room/wc, sitting room, kitchen/dining/family room, drawing room, inner hallway, two double bedrooms, shower room. First Floor: 47’10”, partially galleried landing, master bedroom with en-suite shower room and walk-in wardrobe, three further double bedrooms, family bathroom, laundry/utility room. Outside: open fronted 4 bay garage, second stable barn, gravelled parking/turning area for numerous vehicles, lawns and paddocks. In all, extending to just over 13 acres.

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Corinth Travertine tiles which continue throughout the entrance hall, wet room and kitchen/dining/family room. The boot room has a stable door to the entrance hall with stairs ascending to the first floor. A superb wet room/wc with flooring as aforementioned, mosaic tumbled Corinth Travertine borders, honed and filled walnut Travertine walls with cut flax Travertine toiletry shelving and a luxury white suite, built-in shower with chromium fitments and floor drain. Two further glazed panelled doors from the entrance hall open onto the sitting room and the impressive 33’ kitchen/dining/family room. The kitchen is fitted with a bespoke range of handmade cabinets from Tenacity Interiors finished in Farrow & Ball’s Matchstick and Ball Green contrasting cabinets with beautiful black/green granite surrounding worktop surfaces, a four oven electric Aga with oak mantel above and large central island unit. The units have ‘soft closing’ doors and drawers with an American oak central island unit all contrasting perfectly with the cream/beige tumbled Corinth Travertine flooring. This room has ample space for a large dining table and a sitting area at one end centred around an inglenook fireplace with a large built-in Esse woodburning stove.

Twin opening glazed doors from the kitchen/dining/family room open onto a large drawing room with high vaulted ceiling and quality heavy duty oak laminate flooring whilst an internal hallway provides access to two double bedrooms and a luxury shower room. An American ash staircase with chamfered newel posts and spindles ascends, via a half landing to a 45’10” first floor landing (including the stairs) which has heavy duty oak laminate flooring. Doors from the landing open onto the master bedroom suite, which is a large double with en-suite shower room and walk-in wardrobe, three further double bedrooms, a family bathroom and laundry room. All the bath and shower rooms are fitted with quality white sanitaryware; Vulcan Basalt flagged floors to the guest bathroom and master bedroom’s en-suite, with Carrara marble tiled walls. The family bathroom is fully tiled with limestone wall and floor tiles.

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All main reception rooms and bedrooms are fitted with Cat 5 computer/TV connection points, there is underfloor heating throughout the ground and first floors with individual thermostat controls for each room. All windows and French doors have white painted wooden framed double glazed units. The gravelled driveway approaches through twin opening timber vehicular gates accessing a large four bay stone, open fronted garage. There is a large gravelled hardstanding/parking area on one side of the barn providing access to a second barn/stables beyond which are the paddocks. The area around the barn is mainly lawned with raised paved terracing and paths surrounding the barn. The grounds extend to just over 13 acres with the remainder comprising paddocks. LOCATION Tredinnick Barn is situated amidst unspoilt countryside between the villages of Grampound and Grampound Road, both of which offer local shops, sufficient for everyday needs and both of which have inns. Grampound also has a luxury meat/fish shop, antique shop and restaurant whilst both have primary schools. The property has easy access to the A390 which links the major town of St Austell with Cornwall’s capital of Truro a few miles away to the south-west. Truro is the main administrative capital of the county providing a wide range of shopping, leisure and commercial facilities, private and state schools, out of town trading estates and supermarkets and private and national health hospitals. The mainline station at Truro enjoys a direct line link to London Paddington (approximate travel time 4½ hours). A short cut through the country lanes to Grampound Road provides a direct road link to the A30 which then remains largely dual-carriageway all the way to Exeter, joining the M5 to Bristol and A303 to London. Tredinnick Barn is perfectly placed to take full advantage of the wonderful countryside walks available along the numerous footpaths in the area whilst also having the beautiful countryside, rivers and coastal areas of the Roseland Peninsula just a short drive away. The Roseland Peninsula is a superbly unspoilt area with picturesque fishing and coastal villages including St Mawes on the Percuil River which offers a harbour and excellent sailing facilities. A more idyllic yet convenient position would be difficult to find. THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate) The front door is approached from a raised paved terrace at the front of the barn and the front door is on the right hand side. A wide wooden part double glazed panelled front door on the right hand side, with outside courtesy light and brass-style furniture, opens onto the:-

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BOOT ROOM – 12’9” x 6’. Recessed matwell, Travertine tiled floor, range of built-in cupboards comprising one full height and one base level cupboard above which is a roll edged laminated worktop surface with inset single drainer stainless steel sink unit, swan neck chromium mixer tap above and Travertine tiled walled splashbacks. Built-in shelving and coat pegs, large wooden framed double glazed window providing far reaching countryside views, with deep sill beneath, inset ceiling downlighters, wooden panelled stable door to:- ENTRANCE HALL. Turning staircase to first floor with built-in understairs storage cupboard, Travertine tiled floor, wooden, part double glazed panelled door returning to the front terrace. Two wall light points, coved ceiling, wall mounted thermostatic control for underfloor heating, bevelled panelled glass doors off to:- CLOAKROOM / WET ROOM. A quality wet room with walnut Travertine wall tiles, mosaic Corinth Travertine borders and Corinth tumbled Travertine floor tiles with attractive flax flagstone shelving. Built-in mirror fronted toiletry/medicine cabinet. Built-in shower unit with chromium fitments and floor drain. Wall hung wc with concealed cistern and push chrome flush plate. Wall mounted wash hand basin with chromium mixer tap above, extractor fan, inset ceiling downlighters. SITTING ROOM – 12’8” x 11’8”. Large wooden framed double glazed windows overlooking the rear garden with deep sill beneath, coved ceiling with inset downlighters, wall mounted thermostatic control for the underfloor heating. Telephone and TV aerial point.

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KITCHEN / DINING / FAMILY ROOM – 33’1” to chimney breast x 15’2”. This is a magnificent room divided into three distinct areas. The kitchen has been fitted with a luxury range of bespoke cabinets finished in a tasteful Farrow & Ball’s Matchstick and Ball Green with polished pewter handles. The units comprise a comprehensive range of base level cupboards and drawers with further matching wall mounted cabinets, two full height larder units and a large dresser unit against one wall. There are surrounding honed green/black granite worktop surfaces with matching wall splashbacks and a polished wooden worktop surface to the dresser unit. All the worktop surfaces have concealed pelmet lighting above and there is a large central American oak island unit with built-in oak cupboards, open shelved units and a breakfast bar down one side with honed greeny black granite worktop surface above. Inset single bowl stainless steel sink unit with swan neck mixer tap above and draining board incorporated into the granite worktop surface. In the island unit there is an integrated Siemens dishwasher and a range of open shelving. On one side of the kitchen stands a recessed electric cream and black Aga with Aga-mate to one side, in all comprising four ovens, two hotplates, a four ring ceramic Aga hob top and long chromium drying rail to the front. The recess for the Aga has honed black granite worktop surfaces to the side returns, a handmade tiled wall surround and concealed filter hood and pelmet lighting. One cupboard incorporates shelving and spice racks, there are oak lined cutlery drawers, a pull-out/turn pan storage corner unit with chromium baskets. Large recess with ample room for an American sized fridge/freezer and glass fronted cabinets to the dresser units with open shelving between for cookbooks etc. The entire room has an attractive Travertine tiled floor and at one end is an inglenook fireplace with a Travertine tiled hearth and built-in wood-burning stove with timber lintel above and concealed lighting to the inglenook. Telephone point, television point, recessed display shelves to the side of the fireplace, four wall light points, wall mounted thermostatic control for underfloor heating. Two double glazed wooden framed windows and twin opening double glazed wooden French doors overlook and open onto the raised front terrace and provide panoramic views over the surrounding countryside. Inset ceiling downlighters, twin opening bevelled glazed panelled doors to:- DRAWING ROOM – 20’3” 19’9”. This is a magnificent room with a high vaulted ceiling, exposed beams and A-frame trusses, triple aspect with wooden framed double glazed windows overlooking the gardens and a twin opening pair of wooden framed double glazed doors opening onto a side patio. Laminated oak flooring, ceiling spotlight points. On the opposite side of the kitchen/dining/family room a wooden panelled door opens onto an:-

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INNER HALLWAY. Travertine tiled floor, coved ceiling with inset downlighter, wooden panelled doors off to:- BEDROOM 5 – 12’8” x 11’4”. Dual aspect with double glazed windows overlooking the gardens, coved ceiling, television point, telephone point. BEDROOM 6 / STUDY – 13’7” x 12’7”. Triple aspect with large wooden framed double glazed windows providing panoramic countryside views, part double glazed panelled wooden door returning to front terrace, coved ceiling, two telephone/broadband points, television point. Wall mounted thermostatic control for underfloor heating. SHOWER ROOM. Luxury white suite comprising, a double sized fitted shower tray with Carrera marble tiled wall surrounds and a fitted shower unit with chromium fitments and a large rain head, sliding glazed door and screen to the front. Large square vitreous enamel wash hand basin on chromium pillared washstand with glazed shelf beneath, quality chromium flick-over taps above and marble tiled wall surround/splashback. Low level wc with concealed cistern and toiletry display shelving above. Wooden framed double glazed window with deep display sill beneath and fitted louvered shutters, Vulcan Basalt floor tiles, inset ceiling downlighters, extractor fan.

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From the entrance hall a turning bespoke ash staircase with staircase carpet runner and fitted stair rods, ascends to a half-landing where a tall wooden framed double glazed window provides views to the side and the stairs continue with wooden handrails, chamfered newel posts and banisters up to a:- PARTIALLY GALLERIED LANDING – 47’10” overall, including the stairs. Running along the front of the barn with five wooden framed double glazed windows and a twin opening pair of wooden framed French doors and a Juliet balcony, overlooking miles of unspoilt open countryside. Four wall light points, coved ceiling, heavy duty laminated oak flooring, wall mounted thermostatic control for underfloor heating, wooden panelled doors off to:- MASTER BEDROOM – 20’2” x 12’11”. Triple aspect with large wooden framed double glazed windows, all with deep sills beneath providing far-reaching countryside views, a twin opening pair of wooden framed double glazed French doors open onto a Juliet balcony overlooking the side lawns and surrounding countryside. Coved ceiling, three wall light points, wall mounted thermostatic controls for underfloor heating, telephone point, television point. Wooden panelled doors off to:-

LARGE WALK-IN WARDROBE – 11’ x 5’8”. One side is superbly equipped with a range of built-in shelving and hanging rails. Coved ceiling with numerous inset downlighters, loft hatch access. EN-SUITE SHOWER ROOM. Luxuriously fitted with a white suite comprising, a double built-in shower tray with grey marble tiled wall surrounds and fitted shower unit with chromium fitments and rain head above, sliding glazed door to the front and screen to the side. Extractor fan, two large square vitreous white enamel sinks with chromium flick-over taps. Bidet, low level wc with concealed cistern and built-in toiletry shelf above, polished black Vulcan Basalt floor, coved ceiling with numerous inset downlighters, wooden framed double glazed windows overlooking the gardens with built-in louvered shutters, part marble tiled wall surrounds with marble tiled toiletry shelf along one side.

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BEDROOM 2 – 14’3” x 10’9”. Twin opening double glazed wooden framed French doors opening onto a Juliet balcony overlooking the rear gardens, coved ceiling, wall mounted thermostatic control for underfloor heating. BEDROOM 3 – 12’8” x 11’11”. Dual aspect with wooden framed double glazed windows overlooking the gardens, coved ceiling, wall mounted thermostatic control for underfloor heating, loft hatch access. BEDROOM 4 – 12’11” x 11’8”. Dual aspect with wooden framed double glazed windows overlooking the surrounding countryside, coved ceiling, wall mounted thermostatic control for underfloor heating. FAMILY BATHROOM. Luxury white suite comprising a large white bath with chromium mixer tap and handheld shower attachment above. Limestone tiled wall surrounds and toiletry shelf. Large wall mounted mirror above the bath, double shower tray with built-in limestone tiled wall surrounds, toiletry shelf and Java beige pebble borders, fitted shower with chromium fitments and rain head above. Extractor fan, two wall hung ceramic wash hand basins with chromium mixer taps above. Wall hung wc with concealed cistern and push chrome flush plate. Built-in flax marble toiletry shelving areas with mirrors and built-in mirror fronted medicine/toiletry cabinet above. White ceramic limestone flooring, wooden framed double glazed window to the side, inset ceiling downlighters, extractor fan. UTILITY / LAUNDRY ROOM – 10’10” x 9’2”. Down one side is an extensive range of base level cupboards and drawers with further range of wall mounted cupboards above, all finished in light wood fronts with a black granite-effect roll-edged laminated worktop surface and inset single bowl single drainer sink unit with chromium mixer tap above and Travertine tiled splashbacks. In one corner stands a freestanding Grant oil-fired boiler to supply domestic hot water and central heating, two large Megaflow Heatrae Sadia hot water cylinders with immersion facilities arranged to piggyback off each other in order to cope with the hot water demands from a large houseful of guests or a large family. Three adjacent wall mounted electronic programming controls, one large electric consumer circuit breaker board. Space and hot, cold and waste plumbing feeds for washing machine, vent and space for tumble dryer, fitted vinyl flooring, built-in shelves, loft hatch access, inset ceiling downlighters, wall mounted thermostatic control for the underfloor heating.

OUTSIDE

The property is approached via a long, well metalled private road which accesses two properties with ‘Tredinnick Barn’ being the last property at the end of the lane. Two large five bar timber vehicular gates hung between timber pillars, open onto a gravelled driveway that runs along the front of the house providing access on the left to a large pen fronted GARAGE/BARN – 37’ x 21’. Open fronted with four vehicular bays divided by granite supporting pillars, high pitched vaulted roof with exposed A-frame trusses and a concreted floor with external power points and circuit breaker. The gravelled driveway then continues across the front of the house down to a large hardstanding area enclosed by walls and hedges on three sides, this area is gravelled and provides excellent hardstanding for numerous vehicles, boats, trailers, caravans, camper vans, or could equally act as an excellent holding area for livestock. At the far end of this area there is access to a:-

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SECOND BARN – 40’5” x 21’. Metal pillar supports to the front lintel providing four distinct bays, part of this barn has been divided off as a livestock stall with gravelled flooring, there is a high pitched corrugated roof with exposed A-frame trusses and a concreted and gravelled stockholding area to the front. From this area there are two metal gates which open onto the fields.

At the front of the barn is a raised paved terrace that provides access to all the doors in the front and faces virtually due south providing a superb suntrap from which to enjoy the sun throughout the day. There are four external lights illuminating the front courtyard and an attractive pitched roof overhang to the central French windows. Paved pathways lead from the terrace, across the front of the barn, down the sides and across the rear providing paved and gravelled sitting areas, with a flight of stone steps, with outside lantern lights, ascends to the lawns above. To the rear is a large raised lawned area behind Cornish stone walls and in one corner a wooden shed houses the water filtration and purification equipment and water pressure adjustment pump. Beside this are the oil and water storage tanks. The rear lawn is inset with several fruit trees and culminates in a larger triangular area on one side

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which is raised and enjoys wonderful views over the surrounding farmland. To the front, the barn overlooks the raised paved terrace, and then a large expanse of lawn/paddock, enclosed by post and rail fencing and hedging with open fields beyond. In all, the formal gardens and paddocks extend to approximately 13 acres divided into three distinct field paddock areas. GENERAL INFORMATION VIEWING – Strictly by prior appointment through: Lillicrap Chilcott, Landrian House, 59-60 Lemon Street, Truro, Cornwall, TR1 2PE. Telephone: (01872) 273473. Email: sales@lillicrapchilcott.com POST CODE – TR2 4BY. SERVICES – Mains electricity, private water supply, private drainage. Underfloor heating throughout with the boiler also supplying hot water with back-up immersion. Electric Aga to the kitchen for cooking facilities. Telephone/broadband subject to supplier’s regulations. DIRECTIONS – From Truro follow the A390 towards St Austell passing down the hill into Grampound village. Having passed through the 30 mph speed limit restriction signs take the first turning on the left marked Tredinnick Quarry. Follow this lane up a hill, along a flat section until you come to a right hand bend with an unmade lane on your left. Take the unmade lane where there are some wheelie bins marked by a black and white sign saying Tredinnick Barn on the right hand side. Follow this lane down to Tredinnick Barn. 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 information purposes only.

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

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