A DETACHED ROSELAND COTTAGE IN A DELIGHTFUL RURAL SETTING

A character south-facing property set within a large site of approximately 0.4 of an acre.
Tucked away within the tiny rural village of Ruanlanihorne, deep in the Roseland countryside and with a lovely mature garden. Views to the historic church tower and glimpses over adjacent meadows.
A versatile arrangement of accommodation suitable for use as one large 4 bedroom residence or a 3 bedroom cottage with 1 bedroom self contained annex.
Oil central heating, double glazing, newly fitted solar panels and many original period features.
Ideal for a growing family, retirement or those needing an annex for a dependent relative or holiday letting.

Freehold. EPC Band - E Council Tax Band - F

General Comments And Location - In many respects this property epitomises the perfect Roseland cottage. Believed to date from the early 1700's and probably originally thatched, the cottage is known to have previously been used as a local kiddleywink (a small inn licensed to serve beer and cider). It is set in a large garden which is both private and mature and of appeal to the keen plantsperson owing to its sheltered sunny aspect and featuring a stream emanating from a permanent spring with an adjacent shallow open well. The cottage itself has been enlarged from its original form in the late 20th century and the current owners have remodelled earlier extensions and upgraded services and insulation to modern standards and including the most recent addition of solar panels. However they have been careful to preserve and enhance the traditional atmosphere of the earlier dwelling and original character features are in evidence throughout.

The cottage affords a versatile arrangement of accommodation which can be adapted to suit the needs of the individual. At present it is occupied as a 4 bedroom dwelling with 2 bathrooms, en-suite facilities to the main bedroom and a generous reception space in 2 large open plan rooms as well as a kitchen/breakfast room and cloakroom/utility. All timber windows (with the exception of 2 small windows) are double glazed, there is a good level of insulation and a central heating system fed from an oil fired Rayburn in the kitchen. Solar panels have also been installed to reduce energy costs.

Ruanlanihorne is a village about two and a half miles west of Tregony where there has been very little new or modern development in recent years. As with most of the Roseland Peninsula the countryside has been designated as an Area of Outstanding Natural Beauty and the saltings of the silted creek which are a feature of the village have been declared an SSSI. There is a public house and church within the village and a further range of local facilities at nearby Tregony including shop, pub, hairdressers, doctors surgery and both primary and secondary schools. The coast at Pendower is about three to four miles away and many of the scenic locations of the Roseland Peninsula are within easy reach. The city of Truro with its Cathedral and fine shopping centre is about eleven miles and St. Austell a similar distance.

The Cottage - This is a very attractive building with mainly rendered and white painted elevations (excepting the gable elevation in natural stone) and all under a slated roof. Windows are largely double glazed timber casements and with many rooms having more than one aspect there is plenty of natural light throughout the accommodation. There are radiators in all rooms fed from the oil-fired Rayburn.
There are plenty of traditional features including beamed ceilings, slate flooring and two splendid inglenook fireplaces in the main reception complete with clome ovens.

In greater detail the accommodation comprises (all measurements are approximate):

GROUND FLOOR

Rear Hallway - with slate paved floor.

Cloakroom/Utility - with antique wash basin and wc. Heated towel rail, slate paved floor, fitted shelving and plumbing facility for washing machine.

Kitchen - 5.11m x 2.90m (16'9" x 9'6") - fitted with a comprehensive range of oak cupboards ("Out of Wood") with ample work surface area having double ceramic bowl set within and also incorporating a small breakfast table. Integral appliances include electric oven, gas hob and dishwasher. beamed ceiling and inset lighting. Oil fired Rayburn stove for cooking and central heating. Views to the adjacent meadow.

Living/Sitting Room - 7.95m x 4.19m (26'1" x 13'9") - a room full of character with original inglenook fireplaces at each end both with clome ovens and one fitted with a multi-fuel stove. Door to the front garden, open tread stairs with cupboard below and built-in half glazed cupboard in an alcove complete with illumination. Beamed ceiling, feature window through to the rear hall and two radiators.

Annex Reception Room - 7.39m x 3.89m (24'3" x 12'9") - affectionately known as "The Salon" and being a very light triple aspect room with double doors opening to the west facing gravel terrace and with feature semi-circular window in the gable above. Two radiators and fitted shelving. Stairs to BEDROOM (4) on the mezzanine level above with storage lockers and eaves storage space.
Please note: The room has plumbing and electric discretely hidden to enable the fitment of a small kitchen if this part of the building were to be utilised as an independent annex.

Bathroom - with bath complete with MX electric shower over, wash hand basin and wc. Extractor fan, ladder rack radiator and courtesy light.

FIRST FLOOR

Landing - with Airing Cupboard containing insulated cylinder and dual immersion heaters. Control for PV panels.

Bedroom 1 - 4.62m x 3.00m max (15'2" x 9'10" max) - with two windows to the front elevation and a smaller window in the west gable. Fitted wardrobes along one wall and radiator. Door to ENSUITE TOILET with wc and wash basin.

Bedroom 2 - 4.22m x 3.63m max (13'10" x 11'11" max) - an unusual shaped room with massive feature chimney breast and corner alcove with window suitable as a study/sitting area. Radiator.

Bedroom 3 - 3.00m x 2.92m (9'10" x 9'7") - a dual aspect room currently used as a study. Fitted shelving, radiator and under eaves storage.

Bathroom - 3.00m x 1.85m max (9'10" x 6'1" max) - panelled to dado height and with suite comprising double-ended bath complete with MX electric shower over, wash hand basin and wc. Ladder rack radiator.

Outside - Double gates provide access into the cottage from the road (plus a separate pedestrian access) and then into a large timber OUTBUILDING suitable for use as a garage or a workshop with light and power connected. Alongside a further painted timber outbuilding is in use as a "MAN SHED"/ STUDIO, a double-glazed, lined and insulated building with light and power connected and with timber decking overlooking the rear garden and stream.
A projecting sliver of land has independent access from the road, incorporates the oil storage tank and is used for private parking.

The Garden - The gardens are a perfect complement to the cottage. They are private, mature and sheltered and gently slope in a south-westerly direction away from the adjacent minor road . A sweep of lawn edged with flower and shrub borders incorporates a delightful white-painted trellis arbour whilst on the lower side of the garden a stream flowing from the spring runs into two small ponds. Alongside the stream there is verdant shady-area planting including a splendid tree fern whilst close-by there are apple trees and an area designated for wild flowers. This part of the garden features a splendid copper beech tree and views of the fields beyond.
Separated from the main garden by a low fence and pedestrian gate there is a kitchen garden with a lean-to "Apollo" greenhouse and an additional smaller conventional greenhouse.
In the far corner another segregated area is utilised for chickens and also planted with a selection of soft fruit bushes and canes within an extensive timber framed fruit cage. Here there is also a small timber GARDEN SHED for tools and mower storage.
At the rear of the cottage landscaping has included decorative low box-hedged beds with slate chippings and internal planting including a mature pear tree. Brick-edged gravel pathways provide access around the garden and further gravel terracing extend to both the front and side elevations which are vantage points with views beyond the garden. There are external water taps front and rear, wall mounted external lighting and a waterproof power point. The whole site extends to almost 0.4 of an acre.
Please note: garden statuary and granite are not included in a sale.

Services - Mains electricity with newly fitted solar panels lowering energy costs. Mains water. Private drainage. Oil storage tank for central heating.
NB. The electrical circuit, central heating system and appliances have not been tested by the agents.

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Viewing - Strictly by Appointment through the Agents Philip Martin, 9 Cathedral Lane, Truro, TR1 2QS. Telephone:[use Contact Agent Button] or 3 Quayside Arcade, St. Mawes, Truro TR2 5DT. Telephone[use Contact Agent Button].

Directions - Ruanlanihorne is signposted on the A3078 at Tregony Bridge. When descending into the village from the Tregony direction the property will be easily identified on the right hand side of the road and just before the Parish Church.