Ref: LCAA7652 £995,000 Higher Dowgas Farm, Coombe, Cornwall, PL26 7LU FREEHOLD

An impeccably presented, refurbished, detached 5 bedroomed (1 en-suite) with 2 further bathrooms, period former farmhouse

with 2 large reception rooms, a beautifully fitted kitchen/breakfast room enjoying a fantastic peaceful rural location, offered with associated outbuildings including an

indoor swimming pool and large open fronted barn, situated at the end of a long private drive, amidst circa 30 acres of fields, woodland and formal gardens, conveniently situated between

Truro and St Austell.

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SUMMARY OF ACCOMMODATION Ground Floor: entrance hall, cloakroom, sitting room, dining/family room, study, kitchen/breakfast room, utility room, walk-in pantry, large guest bedroom (2). First Floor: master bedroom with luxury en-suite bathroom, three further bedrooms, family bath/shower room, separate shower room. Outside: double attached garage, stable block, 2 workshops, large modern open barn 69’ x 35’, indoor swimming pool complex with gym area, pumping and filtration equipment room, changing room with shower/wet room area, attractive stone barn suitable for stabling/potential conversion to holiday cottage/studio (subject to the necessary consents). Stone piggery with adjacent vegetable garden and orchard. Approximately 29.75 acres of grounds comprising circa 20 acres of fields, 9.5 acres of woodland and gardens, incorporating a separate vehicular access with large parking area which may be suitable for further development into stabling and sand school areas, (subject to the necessary consents) if required for equestrian usage. DESCRIPTION Higher Dowgas Farm is an extremely attractive and very generously proportioned detached five bedroomed former farmhouse with attractive split level refurbished accommodation over two floors accessed from a double height entrance hall with beamed ceiling and split staircase to the first floor, off one side of the entrance hall is a large dining/family room with stone fireplace and woodburner. Beyond this is a sitting room with a large bay window overlooking the gardens and an attractive stone fireplace. Along the rear of the house is a

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study and a superb 23’3” kitchen/breakfast room which is beautifully equipped with a range of bespoke oak cabinets topped by honed black granite polished worktop surfaces and an excellent range of integrated appliances. We understand from our vendors that the kitchen was fitted by ‘Smallbone’. An inner hall from the kitchen/breakfast room gives access to a utility room and large walk-in pantry.

To the left hand side of the entrance hall is a lower ground floor hallway accessing bedroom 2 and the cloakroom with an inner lobby and door to the attached double garage. The split stairs give access to a gallery above the entrance hall and a long upper landing which approaches the superb master bedroom and luxury en-suite bathroom with separate double shower. There is a further bedroom and family bath/shower room on this side whilst on the other are two bedrooms and a separate shower room. The property has been well maintained with wood effect double glazed windows to all rooms, there is a bio-mass heating system supplying central heating and the boiler is situated in an outside external boiler room. Photovoltaic panels have been installed on the roof of the swimming pool building. The extensive outbuildings comprise a large detached swimming pool complex in the rear gardens with heated indoor pool, changing rooms, shower, gym area and pump/filtration equipment room. There is a

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large modern barn with numerous vehicular bays and lockable workshop areas together with a stable area with two stables and a tack room. In one of the adjacent fields there is a raised area on which stands an attractive stone barn which may well prove suitable for conversion to a one bedroom cottage/studio or further stabling (subject to the necessary consents). The grounds are a particularly attractive feature with four large field enclosures extending to some 20 acres with a further circa 9.5 acres of woodland and more formal gardens that surround the house and outbuildings. There is a stopcock by the farmhouse which would enable water to be run out to the fields to provide a water supply for livestock.

The formal gardens comprise an attractive lawned area in front of the house with ornamental pond and well planted surrounds and lawns and a flower meadow, along the back of the farmhouse, in which stands the swimming pool complex. There is a further area of meadow, a composting area, vegetable garden, a small polytunnel, a stone piggery, orchard and fruit bushes beyond the large modern barn. The property is approached over a long private driveway of circa ¼ a mile (over most of its length only shared with two other properties) which culminates at Higher Dowgas Farm. There is a second vehicular access from a lane at the far end of the land which provides access to a wide hardcore area of parking opening onto a section of woodland. This area may prove suitable for further development into stabling, sand school and turning out area from which access to the fields can be gained (subject to any necessary consents). There is a footpath that runs through a corner of the land before exiting into adjacent farmland. LOCATION The property is approached from a quiet country lane over a long private driveway which accesses a small terrace of cottages at its entrance and then winds down a valley side towards three large properties at the end. Higher Dowgas Farm is the last property at the

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end of the drive. This tucked away location provides rural peace and tranquillity with some lovely views over the surrounding countryside. Dowgas is a small farmstead hamlet near the picturesque village of Coombe, between Truro and St Austell, set in a picturesque rural valley which provides some wonderful walks and bridal paths. The area around Dowgas comprises open farmland and this is a popular location being conveniently situated between St Austell and the county capital of Truro both of which offer a wide and varied range of shopping, leisure and commercial facilities and both have mainline railway stations with a direct link to London Paddington (approximate travel time 4½ hours). There are excellent road links to the A38 and A30, both of which remain largely dual carriageway all the way to Exeter where they join the M5 to Bristol and A303 to London. The nearby village of Sticker provides a local store/post office and a pub. To the north-west lies Cornwall Airport Newquay which provides daily shuttle flights to Heathrow and other European destinations. THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate) Covered entrance with pitched slate roof, outside courtesy light and slate steps to recessed hardwood front door with decorative glazed panel, opening onto:- ENTRANCE HALL – 10’2” x 11’4 including the stairs. Slate tiled floor with steps down to a lower ground floor hallway, radiator with thermostatic control, double glazed window to the front, split stairs ascending to the first floor with understairs storage cupboard. Double volume ceiling with open beams, two wall light points over the stairs and a gallery to one side. Wooden door to:-

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DINING/FAMILY ROOM – 28’3” x 10’7”. Stone effect tiled flooring, large recessed fireplace at one end on which stands a woodburning stove on a raised slate hearth with attractive stone wall surrounds and large timber lintel above. Three large double glazed windows overlooking the front driveway with wide sills beneath, open beamed ceiling, two radiators with thermostatic controls, five wall light points, TV point. Doors off to:-

SITTING ROOM – 24’2” into bay x 13’5”. At one end is a large bay window with five double glazed windows overlooking the side gardens, two further large double glazed windows overlook the front gardens with wide sills beneath. At one end is an impressive natural stone chimney breast with large timber lintel and raised slate hearth with electric power point to the side. TV/video aerial point, two radiators with thermostatic controls, four wall light points, recessed display niche.

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STUDY – 6’11” x 6’9”. Double glazed window overlooking the rear gardens, telephone point and broadband point. Radiator with thermostatic control, loft hatch access. KITCHEN / BREAKFAST ROOM – 23’3” overall x 10’11” narrowing to 10’1” at one end. The kitchen is superbly equipped with a range of bespoke oak cabinets comprising a

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comprehensive range of base level cupboards, drawers and open shelves together with matching wall mounted cupboards, one of which incorporates a plate rack with open shelf beneath. Central breakfast bar with oak cupboards, drawers and pull out baskets to the base, above which is a thick, honed black granite worktop surface with an overhang providing a breakfast bar area and an inset white ceramic sink unit with swan neck chromium mixer tap above.

The surrounding units are also topped by thick honed black granite worktop surfaces with black granite wall splashbacks. There is a wide inset white ceramic butler sink with chromium mixer tap above, Smeg cooker with a six ring gas LPG hob and three ovens beneath, illuminated filter hood above set into an attractive tiled recess with pelmet lighting, deep pan drawers, stone effect tiled flooring, integrated dishwasher, integrated Miele microwave/oven, space for American sized upright fridge freezer. Built-in wine rack set in an attractive brick and stone wall, inset ceiling downlighters, three large double glazed windows overlooking the rear gardens. Door to inner hallway L-shaped with inset ceiling downlighters and a part double glazed door to the back garden, stone effect tiled floor. Doors off to:- UTILITY ROOM – 8’1” x 6’5”. Fitted with a range of wooden fronted units comprising base level cupboards with further matching wall mounted cupboards, surrounding roll edged laminated granite effect worktop surfaces with tiled wall surrounds. Inset single drainer stainless steel sink unit with swan neck chromium mixer tap above, space and plumbing for washing machine, space for tumble dryer, quarry tiled floor, radiator with thermostatic control, double glazed window overlooking the rear gardens.

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WALK-IN PANTRY. Stone effect tiled flooring, built-in range of shelving, roll edge laminated granite effect worktop surface with space for fridges/freezers beneath, double glazed window overlooking the rear gardens. From the entrance hall four slate tiled steps descend to a lower ground floor hallway off which there are wooden doors to:- BEDROOM 2 – 19’ max. x 11’11”. (Ideal as a guest bedroom or for elderly relatives). Dual aspect with large double glazed windows to the front, radiator with thermostatic control, TV/video aerial point, stepped walls in places providing natural shelving. CLOAKROOM. White suite comprising low level wc, pedestal wash hand basin, radiator with thermostatic control, inset ceiling downlighters, opaque glazed recessed window. From the inner hall a further door opens onto a lobby with a door out to the attached garage. From the entrance hall a flight of stairs with wooden handrails, banisters and newel posts on either side, ascends to a split landing. To the right, a flight of stairs lead up to a long first floor landing with two recessed windows, a loft hatch access, radiator with thermostatic control, double glazed window overlooking the rear gardens and doors off to:- MASTER BEDROOM – 20’7” x 14’1”. Dual aspect with three large double glazed windows providing lovely views over the gardens. Two radiators with thermostatic controls, TV/video aerial point, three wall light points. Door to:-

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EN-SUITE BATHROOM. Luxury white suite comprising a large two person Heritage wooden panel enclosed bath with central taps, separate double shower cubicle with built-in shower and chromium fitments, fully tiled wall surround, glazed sliding door and screen to the front, pedestal wash hand basin with wall mounted mirror and glazed toiletry shelf above. Electric shaver point, chromium radiator/towel rail, double glazed window overlooking the front gardens with deep sill beneath, inset ceiling downlighters.

BEDROOM 4 – 19’11” x 8’10”. Two double glazed windows overlooking the front gardens, two radiators with thermostatic controls, television point. FAMILY BATHROOM. White suite comprising Heritage tile enclosed bath with period style chrome and white ceramic taps at one end, low level wc, fully tiled shower cubicle with built-in electric shower unit and glazed door to the front, pedestal wash hand basin, wall mounted chromium radiator/towel rail, fully tiled walls, inset ceiling downlighters, radiator with thermostatic control, three quarter height double glazed window overlooking the rear garden, two large built-in storage cupboards adjacent to the family bathroom. By ascending the stairs to the left of the split landing there is a galleried landing above the entrance hall with wooden handrail, banisters and open ceiling beams, one wall light point, double glazed window overlooking the rear gardens. Doors off to:- BEDROOM 3 – 13’7” x 11’10”. Dual aspect with large double glazed windows providing views over the gardens and some far reaching countryside views, radiator with thermostatic control, two wall light points. BEDROOM 5 – 9’1” x 7’4”. Double glazed window overlooking the gardens and countryside beyond, radiator with thermostatic control. SHOWER ROOM. Fully tiled shower cubicle with built-in tiled toiletry shelving and fitted Mira shower unit, glazed door to the front and screen to the side, pedestal wash hand basin, low level wc, opaque double glazed window, radiator with thermostatic control.

OUTSIDE

Higher Dowgas Farm is approached between two high white gate pillars, on top of which are external lights. A gravelled driveway, flanked by low whitewashed walls lead through to the front of the front of the house where the gravelled area broadens to provide parking for cars at the front of the house, if required. Above the driveway, at the front of the house is a raised slate terrace and steps to the front door. On the left of this area of driveway is an attractive lawned garden with ornamental pond and well planted shrub, flower and tree boundaries with a natural stone wall topped with a variety of flowering plants, dividing the

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driveway from the garden. The gravelled driveway then leads to an ATTACHED DOUBLE GARAGE – 21’10” x 16’9” remote controlled up and over roller door to the front, double glazed window and part double glazed uPVC pedestrian door opening onto the rear gardens, pedestrian door returning to the main house inner hallway, electric light and power points.

The gravelled driveway continues past the garage with an area to the right leading up to the lawn and around to the stables. Straight ahead is a LARGE OPEN FRONTED BARN constructed with block walls, tanalised timber and corrugated roof – 83’4” x 35’ split into four large vehicular bays with sufficient height for tractors, trailers and high sided vans, horse boxes etc. On the left hand side are two enclosed lockable workshop areas with electric power and light points, windows to provide natural light, wooden doors to the front. One of them has a built-in white ceramic butler sink, there is a further recessed area at the far end with twin opening timber doors to the side pathway that leads up to the fields. Beyond the end of the barn, a five bar gate opens onto a further area which comprises a vegetable garden with soft fruit area a polytunnel, orchard and a stone piggery. A track from this area leads up to an unused stone barn which has been re-roofed and re-pointed, this could provide excellent stabling or may even provide potential for conversion to a small cottage/studio (subject to any necessary consents). The area of gravelled driveway that sweeps off to the right approaches a concreted apron and turning out area adjacent to a stable block built of timber with corrugated roofing housing two stables.

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STABLE 1 – 11’8” x 9’11”. Concrete floor, electric light point, window to the front to providing natural light and timber stable door. STABLE 2 – 11’8” x 9’11. Electric light point, concrete floor, window to the front to provide natural light and timber stable door. TACK ROOM – 11’10” x 6’2”. Electric light and power points and a timber pedestrian door to the front.

Adjacent to the stables is a freshwater tap and to the right of the stables is an aluminium framed greenhouse. Beyond the stables, surrounding the swimming pool complex, are areas of grass and wild flower meadow in the corner of which, to the rear of the farmhouse are some trees shielding the LPG tank. Adjacent to the swimming pool building is an area of decking with wooden safety rails to the side accessing the double doors into the swimming pool. SWIMMING POOL COMPLEX. POOL AREA – 42’ x 26’. Double glazed sliding patio door and adjacent screen to the front opening onto the decking, three large double glazed picture windows down one side overlooking the gardens, five wall mounted radiators, multiple wall light points, wooden panelled

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ceiling and beams, recessed area at one end for gym equipment etc. A pedestrian door returns to the rear gardens. SWIMMING POOL – 31’7” x 16’. The pool has a shallow end and tapers at either end to a deep section in the middle. On the left hand sand of the pool is the pump and filtration equipment room housing all the equipment together with a Worcester oil fired boiler that supplies heating to the swimming pool and heating to the radiators in the pool room. The electrical plant required to monitor the photovoltaic panels on the swimming pool building’s roof, are also housed in this area. Wall mounted electric consumer circuit breaker boards, ceiling light point and power points. There is a large changing room with built-in wet room/shower area with matting, built-in Bermuda electric shower unit, wooden panelled ceiling with downlighter, fully tiled walls, adjacent seating area with slatted seating and separate wc with white wc, wall mounted wash hand basin with tiled splashback, wooden panelled ceiling and radiator.

There is outside courtesy lighting around the house and a gravelled footpath leads all the way round the house and back to the front driveway. There is an outside tap at the rear and a pedestrian door in the right hand side pathway round the house leads into the boiler room which houses the biomass boiler that supplies domestic hot water and central heating to the house, with an immersion heater backup. The electric meter and wall mounted consumer circuit breaker boards are also located in this area together with power and light points.

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There are four large field enclosures together with areas of woodland, a water supply is easily provided to the fields if required, in all the fields extend to approximately 20 acres with a further 9.5 acres of woodland and the gardens surrounding the house.

GENERAL INFORMATION VIEWING – Strictly by prior appointment through: Lillicrap Chilcott, Landrian House, 59-60 Lemon Street, Truro, Cornwall, TR1 2PE. Telephone: (01872) 273473. Facsimile: (01872) 273474. Website: www.waterfrontandcountryhomes.com E-mail: sales@lillicrapchilcott.com POST CODE – PL26 7LU SERVICES – Mains water, mains electric, private drainage, biomass boiler providing central heating. Telephone/broadband subject to suppliers’ regulations, (we understand from our client that they have recently had fibre laid on right to the property). For Council Tax see www.mycounciltax.org.uk. DIRECTIONS - From Truro take the A390 towards St Austell and after 11 miles, turn left signposted Coombe and St Stephen. This turning left is opposite a car sales forecourt called Andrew Toms. Proceed along the lane past Mays Agricultural Merchants on the left hand side, after approximately half a mile you will come to a crossroads. Turn right signposted Lanjeth and High Street and after two tenths of a mile take the first unmade lane on the left hand side, beside which is a wooden house sign for ‘Dowgas House’ on a fence adjacent to the entrance to this lane. Proceed along the lane that winds down into a pretty rural valley and proceed past the first barn and second stone farmhouse at the end of the driveway and Higher Dowgas Farm will be found as the last property at the end of the drive marked by two

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high white gateposts with the name Higher Dowgas clearly displayed on a slate plaque on the left hand gatepost. AGENT’S NOTE 1 – 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 – We should point out that down by the vegetable garden there is a footpath that enters the land although it is fenced and gated off from the main farmhouse and outbuildings that proceeds through the land and out into the neighbouring farmland and we understand is seldom used. 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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