Well-proportioned 3-bedroom single storey residence with spacious light & airy feel. Easy to maintain garden partly laid to lawn with raised patio area, fully enclosed making it perfect for children & pets. Local amenities on the doorstep, yet tucked away off the main road, offering privacy & a quiet location.

INTRODUCTION
Potential to extend with lapsed Planning Permission PA15/1711/05/R. Planning permission was sought and granted for a loft conversion, to provide two further bedrooms and two shower rooms in the loft area. Electric outlets and plumbing capped off in loft.

CONT....
The property has been sympathetically updated in recent years and offers comfortable and stylish accommodation. Local amenities are on the doorstep, yet the property is tucked away off the main road, offering privacy and a quiet location.Suited towards the family or retiring buyer, we strongly advise an appointment to view internally to fully appreciate the qualities of this deceptively spacious home.

Accommodation Summary
Entrance Hall, Living Room, Dining Kitchen, Utility Room,Three Double Bedrooms, Family Bathroom.OUTSIDE: Fully Enclosed Garden, Parking Area.

Location Summary – (distances and times are approximate)
Village Shop - 175ft. Cathedral City of Truro - 9 miles. A30 - 4.7 miles. St Mawes - 15 miles. Newquay Airport - 12 miles with flights to London Gatwick (70 minutes), and Manchester (80 minutes). St Austell - 9 miles with London Paddington 4 hours by rail. Plymouth - 53 miles. Exeter - 81 miles.

Grampound Road
Grampound Road originally sprung up as a small village around a railway station of the same name that opened in 1859. Despite the station closing in 1964, the village has continued to expand. There is a well-stocked shop and Post Office within the village. Children are well catered for with a nursery, a primary school (OFSTED rated Good) and a large children's playground and recreation ground. There is a thriving community in the village, with a well-supported cricket club.Located less than 5 miles from the A30 trunk road through Cornwall, Grampound Road is well connected to the whole of Cornwall and is easily accessed from both the North and South coasts.

Cornwall
Cornwall has been enjoying a renaissance, especially post COVID-19 lockdown. The Duchy offers a range of accessible attractions such as the Eden Project, the National Maritime Museum, the Lost Gardens of Heligan, and the Tate Gallery. The Cathedral City of Truro is the main financial and commercial centre of Cornwall. It has a fine range of stores, private schools, college and the main hospital in the county (RCH Treliske). Both Falmouth University and Cornwall Airport at Newquay are rapidly expanding. Fine dining Michelin star and celebrity chef restaurants are in abundance, including Rick Stein (Padstow), Nathan Outlaw (Port Isaac), and Paul Ainsworth (Padstow and Rock). Rising stars on The Roseland are Paul Green at the Driftwood, Rosevine and Matt Haggath at the Idle Rocks, St Mawes.

A Brief Tour
The property is entered through a double glazed UPVC Front door opening into a generous hallway with doors leading off to the bedrooms, bathroom and living room, with plenty of space for coat and shoe storage. All three bedrooms are good size doubles, with large double-glazed windows allowing natural light to flood in to the rooms. The family bathroom benefits from a generous corner bath, wash basin and wc.

CONT....
Double doors open from the hallway into the spacious and bright 20ft living room, with freestanding log burner and French doors opening out to the patio and garden. Half-glazed double doors lead from the living room to the large, well equipped dining kitchen, with a utility room off, and back door leading to the side of the property. Externally, the garden is completely enclosed and easy to maintain as it has been predominantly laid to patio, with a raised lawn area. To the front of the property is the parking area, with ample space for at least three cars.

General Information

Services
Mains water, electricity and drainage. Mains gas central heating. Telephone (broadband enabled) and television point. NB: the electrical circuit, appliances and heating system have not been tested by the agents.

Planning Permission – Lapsed. PA15/1711/05/R.
Planning permission was sought and granted for a loft conversion, to provide two further bedrooms and two shower rooms in the loft area. Electric outlets and plumbing capped off in loft.

Energy performance certificate rating C.

Council Tax Band C.

Important Notice
Every effort has been made with these details but accuracy is not guaranteed and they are not to form part of a contract. Representation or warranty is not given in relation to this property. An Energy Performance Certificate is available upon request. All negotiations must be with H Tiddy. Before proceeding to purchase, buyers should consider an independent check of all aspects of the property.General Data Protection Regulations: We treat all data confidentially and with the utmost care and respect. If you do not wish your personal details to be used by us for any specific purpose, then you can unsubscribe or change your communication preferences and contact methods at any time by informing us either by email or in writing at our office in St Mawes.

Council Tax Band: C
Tenure: Freehold