Ref: LCAA6848 Offers around £850,000 Avery House, 13 Bodmin Hill, Lostwithiel, Cornwall FREEHOLD

A breathtaking, extensive terraced period town residence with amazing contemporary interiors of about 3,650sq.ft. concealed behind an imposing period façade, in a delightful quiet location with

extensive south and west facing garden of about ⅓ of an acre, parking and 30ft garage. The interiors bring eclectic ‘London’ style to Cornwall, including a 37’ x 30’ open-plan kitchen/dining

room/reception room with a wall of glass opening to the sunken terrace and gardens. The amazing accommodation extends over 3 floors and commands far reaching views over the town to the

Fowey river valley - all just a short walk from the historic town centre and mainline railway station.

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SUMMARY OF ACCOMMODATION Ground Floor: reception hall, 37’3” x 30’4” max open-plan kitchen/sitting/dining room of stunning design with walk-in store room and larder/utility off. Further large reception room, wc. First Floor: wonderful staircase and landings, vast master bedroom suite with balcony facing the views, seating and dressing areas, walk-in wardrobe and en-suite shower room. Three further bedrooms, stylish bath/shower room. Second Floor: huge vaulted ceilinged bedroom with 6th bedroom or nursery off and en-suite shower with separate wc. Outside: off road parking for two cars in front of a 30’ long garage. Walled and gravelled frontage. Very private and sheltered south west facing patio, large lawned garden in two areas with established plants including a magnolia tree. In all, about ⅓ of an acre. DESCRIPTION Avery House is an unlisted historic house in a beautiful conservation area in the picturesque riverside town of Lostwithiel. The house has evolved dramatically over the years from a smaller cottage to a much more grand three storey terraced house and then in 2008 our clients undertook a huge schedule of works to the property including fitting Scandinavian double glazed sash windows, new heating, plumbing and electrics, damp roofing, timber treatments, insulation works, roofing and importantly a huge three storey extension to the

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rear. This extension provides large amounts of glass to what are now the major rooms which face south west and now engage with the large gardens, with the whole plot extending to about ⅓ of an acre.

Our clients evidently have a skill for interior design both in the architectural layout of the remodelling and also in the finishing touches and styling all of which has proved a huge draw for holiday rental clients who pay between £1,500 and £2,500 per week to stay at the property with three months’ worth of lettings in the high season generating £36,000 with no significant fees through ownersdirect.co.uk. Only the front door in its obscure glass boxed entrance gives away anything about the interior of this house from the roadside but once through that door a superb reception hall opens up with a full wall of cupboards and wardrobes to one side and an elegant easy rising staircase in front of a restored stone wall invites you deeper into the home. An inner hall leads to a large reception room at the front currently used as a gym and study, a wc with a glass wash basin set onto a wonderful thick piece of old slate adds drama and the final door opens into one of the most spectacular rooms in any house available on the market in Cornwall. This huge space extends to 37’3” x 30’4” max with about half of the room being under a 17’ high vaulted ceiling. At the heart of this space is a Corian work topped kitchen

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with a larder/utility off and then rotating around this is a dining room and separate “summer” and “winter” sitting rooms. The summer sitting room looks through a full wall of glass to the patio and garden whilst deeper into the house and given even more presence by darker wall colours is a more cosy space focused on an open fireplace. In addition, there is also a store room off.

The first floor is traditional in layout but not in scale as there is a huge master bedroom suite designed so the bed faces straight through the room and out of a large bank of windows and glazed doors which open onto its own balcony. Protruding sections of wall provide spaces for a sitting and dressing area and a short hall leads to a huge walk-in wardrobe and en-suite shower room. There are three other very good bedrooms across the front of the house and they share an exciting bath/shower room. The second floor is divided into two sections with the main part being approached over a continuation of the staircase past an exposed stone wall before opening directly into a huge bedroom with white painted exposed timbers and a semi open-plan shower area whilst there is also a separate wc and sixth bedroom or dressing room off. The other part is approached over a movable ladder and crawl space doorway into attic space with an apexed section of glass overlooking Lostwithiel and down the Fowey River valley. The garden to the rear faces south west but due to its elevated nature enjoys sun throughout the day. A more sunken secluded patio creates a sheltered and private place to entertain whilst the garden is divided into two sections, one of which is lawned and the other has been left uncultivated but has huge potential. All of the garden area takes in wide and far reaching views over the interesting roof tops of Lostwithiel to countryside all adding to this very special property. The final piece of the puzzle is provided by an off-road parking area for two cars with a 30’ long garage to its rear. Our clients purchased Avery House as they were looking for a property akin to those they knew and loved in London and that was also within walking distance of a mainline train station to get back to the capital and around the country but without feeling like they had not moved to Cornwall. Avery House suits this perfectly as the picturesque nature of the town,

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surrounding countryside and the sailing facilities along the Fowey River along with the views from the house and gardens mean that although the house is every bit up to the standard of central London, the surroundings are a world away. LOCATION Lostwithiel was at one time the county capital of Cornwall with many of its older buildings well preserved and steeped in history. The local church still bears some of its battle scars from the English Civil War. The town has an excellent array of amenities including banks, two bakeries, a butchers, delicatessen, chemist, newsagents, mini supermarkets, restaurants and five local inns all well frequented by a vibrant local community. The town sits on the upper tidal reaches of the River Fowey with beautiful walks along the river and boats can be launched on the high tides. The river provides a lovely playground all the way downstream to the bustling harbour town and port of Fowey whilst the tributaries and creeks provide lovely countryside that can be enjoyed whilst pottering along the river or walking the banks. Fowey is one of Cornwall’s most upmarket waterside havens with an excellent array of restaurants and pubs overlooking the sailing waters which are served by two sailing clubs. There is racing within and outside of the harbour throughout the season with Fowey Week being the highlight of the summer normally including a display from the Red Arrows and the fabled harbour race for the visiting Falmouth working boats. Lostwithiel has its own mainline station providing a direct link to London Paddington with approximate travel time of 4½ hours to the capital. The A390 runs through the town connecting to the A38 and providing a largely dual carriageway link all the way northwards to the city of Plymouth in Devon. Only a few miles to the north of Lostwithiel one can join the A30 dual carriageway at Bodmin which joins to the national motorway network at Exeter. THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate) A contemporary front door which hints to the interior opens to:- RECEPTION HALL – 28’2” x 9’4” to front of cupboards. Initial lobby area with mat floor and obscure double glazed windows (double glazing throughout the majority of the house). Full wall of full height and very deep fitted cupboards and coat cupboards. Broad elegant turning staircase rising to the first floor with an exposed stone wall behind and feature internal window looking through to the dining room with a deep slate sill below. Full height wide opening to inner hall with doors to the kitchen/reception room, wc and:-

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RECEPTION ROOM – 18’2” x 15’2”. Three large sash windows to the front with slate sills. Currently used as a study and gymnasium but would also be suitable as a cinema or children’s playroom. WC. Concealed cistern contemporary circular white wc with purple painted panelling behind. Recessed mirror backed and art deco style white tiled area with a circular glass wash basin with integrated chrome mixer tap set over a thick rustic slate worktop with purple cabinet below. Contemporary light grey tiled flooring, extractor fan. OPEN-PLAN KITCHEN / SITTING / DINING ROOM – 37’3” x 30’4” reducing to 23’5”. A vast semi open-plan space revolving around a central kitchen with a large dining area and separate winter and summer sitting area to either side of the room. Partly under a 17’ high vaulted ceiling with a bank of eight roof windows to one side, high level picture window to the other looking up to the sky and magnolia tree and with a full wall of glass along one wall including double doors out to the patio and garden. Three further tall picture windows to the side, internal window lending light to the reception hall. WINTER SITTING AREA with a dark painted brick wall and a large open fireplace. SUMMER SITTING AREA overlooking the garden. Slate flagged floored KITCHEN with high gloss white units under matt white Corian worktops with slate upstands behind apart from a yellow glass upstand behind the hob. Breakfast bar to one end of an island, wood work top over one section of the units, stainless steel under mounted sink with chrome mixer tap over, concealed bin access, Neff stainless steel five burner gas hob with a ceiling mounted extractor over and stainless steel and glass twin oven and grill below. Doors to a store room and from the kitchen to:- LARDER / UTILITY – 9’6” x 6’9” extending to 8’. Contemporary slate flooring with a large step up with space for a washing machine, dishwasher and tumble dryer or wine fridge with white worktop over. Areas of white painted brick and stone walling, space for a fridge/freezer and further appliances as well as food storage.

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STORE ROOM – 11’ x 4’6”. Housing the mains gas fired Worcester boiler and plumbing system, plentiful space for clothes drying and storage, extractor fan.

FIRST FLOOR Approached over a beautiful staircase with LED tread lights and painted wooden bannisters which then continues to the second floor with a wall behind the staircase of exposed stone. Lit by the internal window to the dining room and a further sash window with slate sill at second half landing height. LANDING. Contemporary light oak doors to bedrooms 2, 3 and 4, four steps up to a further area of landing under a 13’ high mono-pitched ceiling with roof window and further period single glazed window to the side. A ladder gives access to the roof space which has a wall of glass taking in views over the surrounding countryside and over Lostwithiel to the Fowey River valley. A section of the wall is clad in the original timbers from the house. Contemporary light oak doors to the bath/shower room and:- MASTER BEDROOM SUITE – 26’ x 20’3” including wardrobe. A very large and interesting space with tall windows and glazed double doors opening onto a DECKED BALCONY from where there are lovely views over the garden and Lostwithiel to the Fowey River valley. Recesses created by protruding walls providing space for furniture to one side on a white painted wood boarded plinth and to the other as a dressing area. One white painted rustic wood boarded wall leading around behind the bedhead wall to a WALK-IN WARDROBE. Doorway to:-

EN-SUITE SHOWER ROOM – 12’6” x 5’9”. Huge walk-in mosaic white tiled shower enclosure with plate glass screen, ceiling mounted shower head, floor drain and a wall of galvanised steel. Continuation of the mosaic white tiling to two walls with a

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huge mirror over a thick slate worktop with a chrome mixer tap protruding from it over a white square wash basin. Recessed glass shelving, extractor fan, electric shaver socket, Velux roof window in a void, heated towel rail, concealed cistern circular white wc with slate worktop over.

BATH / SHOWER ROOM – 11’7” x 5’9”. A beautifully fitted room with contemporary light grey strip tiling to the walls with mirrored sections and accented by a red wall in the shower which has a ceiling mounted rain head and plate glass screen side. Partly sunken double ended white enamelled cast iron bath with chrome mixer tap over. Concealed cistern white wc with a slate worktop over and matching slate worktop with a white circular wash basin and wall mounted chrome mixer tap. Heated towel rail, Velux roof window in a void, extractor fan.

BEDROOM 2 – 15’1” x 11’7” reducing to 10’8”. Large window to the front with deep wooden window seat below and an outlook past period houses to countryside in the distance. Interesting wall angles creating a high level shelf. BEDROOM 3 – 12’2” x 8’9”. Large sash window to the front with deep wooden window seat. White painted contemporary oak door interconnecting to:-

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BEDROOM 4 – 12’3” x 8’5”. Large sash window to the front with deep wooden window seat, door returning to the landing.

SECOND FLOOR The lovely staircase continues under a vaulted ceiling and further stone walling before opening directly into:- BEDROOM 5 – 17’3” x 15’7” plus recesses. High canopied ceiling with white painted timbers, two sash windows to the front, recess with a door into a nursery/dressing room and a wide opening to the other side of the bedhead to:-

EN-SUITE SHOWER ROOM. Tiled floor, large and very high ceilinged tiled walled shower with a chrome mixer shower and extractor fan. Heated towel rail. Door to:- EN-SUITE WC. Concealed cistern white circular wc with a recessed display area over. Light wood worktop with a white rectangular wash basin and chrome mixer tap. Canopied ceiling, continuation of the tiled floor. BEDROOM 6 / NURSERY – 9’6” x 6’9”. Currently used as the sixth bedroom as a twin but with many other potential uses. White painted exposed ceiling beams, sash window to the front with a deep sill and countryside views.

OUTSIDE

To the front the house is set back from the road behind a stepped square topped wall with granite chippings behind ideal for pot plants. Like the interior the garden space is all concealed behind the house. Immediately outside the doors from the huge kitchen/reception room is a large very well sheltered sun trap patio with painted curving walls topped with lavender with a beautiful magnolia tree above. From here a path gives access down the side of the house which is ideal for storage and two flights of thick granite steps rise up to the lawned garden. The lawn is large and commensurate with the size of the house enjoying a relatively good degree of privacy for a town property. Throughout the garden there are fantastic views over Lostwithiel to countryside and the Fowey River valley and around the edge of the garden

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are various hedging types including bamboo. A central feature divides the garden with grasses and palms and wooden sleeper steps rise up to a gravelled area below the magnolia. Beyond the hedging to the south side of the lawn an opening leads through to a more wild area of the garden which has not been cultivated by our clients but they have always considered that this would be a perfect place to erect a summerhouse or artist’s studio due to the beautiful outlook.

GARAGE AND PARKING

Only a few yards up the hill, beyond the neighbouring house, is a driveway entrance into a parking area with space for TWO CARS. To the rear of the parking is a:- GARAGE – 30’8” x 10’7”. Concrete floor, obscured window to the rear, timber double doors to the front.

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Not to scale – for information purposes only.

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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 – PL22 0AH SERVICES – Mains water, drainage, electricity and gas. For Council Tax see www.mycounciltax.org.uk. DIRECTIONS – From the St Austell side descend the hill into Lostwithiel on the A390. At the traffic lights in the centre of the town turn left onto Bodmin Hill and Avery House, no.13, will be found on the left hand side after a few hundred yards. 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. AGENT’S NOTE 2 – Please note there is a pedestrian right of way along the side of the parking area for the owners of number 14 Bodmin Hill to access their rear garden. 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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