RESTORATION AND DEVELOPMENT PROJECT

An old farm cottage and a range of farm buildings with yard in a central village location and available as two lots.
Lot 1 - A detached cottage requiring complete refurbishment. EPC - G
Lot 2 -(Guide price £150,000) A range of old farm buildings and a parcel of land suitable fro redevelopment (subject to any necessary planning consents).

General Remarks And Location - This must be one of the last development opportunities within the old village nucleus of Probus. It has been the homestead to a small farm since ancient times and has continued as such right up to the present day. It is set right in the very heart of Probus, just off the village square, close to the parish church and within the designated Conservation Area. The property naturally divides into two separate lots with the cottage for renovation fronting the narrow village street and a range of old farm buildings with yard and former orchard on the opposite side. The whole property is an exciting development opportunity and affords huge potential.


Probus is a thriving community approximately six miles east of Truro and a little further west of St. Austell. The village has an excellent range of everyday facilities including parish church, public house, primary school, farm shop, post office, village hall, restaurants and even a fish and chip shop. A regular bus service connects to both Truro and St. Austell and here there are a wider range of facilities, including banks, building societies, schools, colleges and main line railway link to London (Paddington). The village is also easily accessible to the picturesque Roseland Peninsula and many of the beaches along the south Cornish coast.

Lot 1 - The Cottage - This comprises a detached stone and cob building in need of renovation and very much in its original form. The accommodation comprises (all measurements approx)

GROUND FLOOR

Hall - A wide entrance to the cottage with doors to rooms on either side and an opening continuing through to the rear

Sitting Room - 3.68m x 3.43m (12'1" x 11'3") - with tiled fireplace and beam ceiling.

Dining Room - 3.68m x 2.77m (12'1" x 9'1") - with woodburning stove set within fireplace recess on raised hearth, beam ceiling and built-in cupboard.

Rear Hallway/Kitchen - 2.49m x 2.24m (8'2" x 7'4") - with sink unit having Express immersion over, stairs to first floor and door to rear courtyard.

Utility/Dairy - 2.77m x 2.49m (9'1" x 8'2") - with low beam ceiling, cupboard under the stairs and slate bench.

FIRST FLOOR

Bedroom 1 - 3.91m x 3.12m (12'10" x 10'3") - with canopy ceiling.

Bedroom 2 - 3.91m x 2.92m (12'10" x 9'7") - with canopy ceiling.

Boxroom/Bedroom 3 - 2.97m x 2.13m (9'9" x 7') -

Linney Room/Bedroom 4 - 2.87m x 2.49m (9'5" x 8'2") - with limited ceiling height.

Outside - A walled garden extends along the front of the cottage whilst at the rear there is an enclosed courtyard with access to an OUTSIDE WC. Attached to one side of the cottage there is a STORE of metal sheet construction and also a small WOODSTORE integral with the wc. A further area of land extends along the south-westerly side of the cottage but this is completely overgrown. The pathway/lane alongside is also part of the freehold but subject to such rights of way as may exist for the neighbouring properties.

A particular feature of the outside of the property is the old well with traditional pump adjacent to the garden wall.

Lot 2 - The Farm Buildings - These comprise a collection of single storey structures of stone, concrete block and sheeted construction. They are all accessed from a concreted yard which is walled and gated from the road. They comprise GARAGE 14' x 10'4", adjacent STORE 14' x 8'6", 2 stall STABLE 14' x 8', LOOSE HOUSE 20' x 15' and BARN 15' x 15'.

A grassed area extends alongside the yard.

Planning & Development - No enquiries regarding redevelopment of the farm buildings site have been raised with the Local Planning Authority. Without doubt there is considerable potential for residential development but all purchasers must satisfy themselves as to the realistic likelihood of such permission being granted. The site is being "sold as seen."

Services - Mains water, electricity and drainage connected to the cottage.
NB. The electrical circuit and any appliances have not been tested by the agents.

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Directions - The property is easily located just off The Square in Probus and can be identified by the map within the brochure.