Property description

A charming cottage which has been imaginatively extended and improved to offer generous accommodation including the possibility of a separate annex for a dependent or elderly relative. The current owners, requiring extra space for visiting relatives, decided to convert an existing barn and outbuildings for use as additional bedrooms and a shower room. The newly converted rooms are heated separately from the main house (LPG gas boiler), only requiring the addition of kitchen facilities to provide self contained quarters. Delightful south facing rear gardens are well stocked with specimen shrubs and includes lawns, patio areas, ornamental ponds and a vegetable plot. In total this property features - 4 bedrooms, sitting room, dining room, breakfast kitchen, garden room, study, bathroom, shower room, dressing room, workshop and separate garage. A newly installed oil boiler provides heating and hot water to the original cottage. The picturesque hamlet of Tregorrick is situated just to the south of St Austell in the beautiful Pentewan Valley. The property benefits from a 35th share of approximately 7 acres of amenity land consisting of fields, newly planted orchards, woodland and a pond. The land runs down to the Pentewan Valley Trail. All of the owners can make use of the land.

Approach
Orchard Cottage is situated on Tregorrick Lane with a small drive and double opening gates giving access to the rear garden. A detached garage with up and over door fronts onto the lane. A garden gate leads through the front garden and on to:

Entrance Porch
Glazed windows to three elevations. Ceramic tiled floor. Timber and glazed front entrance door gives access to:

Hallway
Loft access hatch (ladder and part boarded), central heating radiator and ceramic tiled floor. Doors to living room, kitchen, bedrooms and family bathroom. Open access to dining room. Door to Little Orchard accommodation.

Dining Room - 9' 3'' x 7' 11'' (2.81m x 2.41m)
Double glazed window to front elevation. Ceramic tiled floor.

Living Room - 20' 10'' x 12' 6'' (6.34m x 3.81m)
Inglenook fireplace with log burner. Exposed beams. Feature alcove. Two double glazed windows to front elevation. Oak flooring. Two central heating radiators and further storage space.

Breakfast Kitchen - 13' 11'' x 13' 7'' (4.25m x 4.13m)
Range of base and wall mounted kitchen units with work and preparation surfaces over. Tiled splash backs and spotlights. Astracast style 1 1/2 bowl sink. Integrated under counter fridge. Integrated washing machine and dishwasher. Space for electric cooker. Vaulted ceiling with velux window. Further storage cupboards. Cupboard housing oil fired central heating boiler. Windows to two elevations. Ceramic tiled floor and central heating radiator. Door to:

Garden Room - 12' 6'' x 8' 6'' (3.80m x 2.58m)
Double glazed windows to three elevations and double glazed door giving access to gardens. Ceramic tiled floor. Vaulted ceiling with velux window.

Bedroom - 12' 4'' x 9' 2'' (3.75m x 2.79m)
Built in cupboard. Double glazed window to front elevation. Central heating radiator and coving to ceiling.

Bedroom - 13' 5'' x 9' 1'' (4.08m x 2.78m into bay)
Double glazed bay window to rear elevation. Additional double glazed window. Central heating radiator. Eye level storage.

Family Bathroom - 13' 8'' x 9' 5'' (4.17m x 2.87m) MAX
Four piece suite comprising low flush WC, pedestal wash hand basin, corner bath and shower cubicle with electric shower. Exposed beams to ceiling and skylight. Extractor fan and central heating radiator. Exposed pine flooring. Door to airing cupboard.

Little Orchard - Annex
Dressing Room/Annex Lobby

Study/Office - 11' 9'' x 11' 7'' (3.57m x 3.54m MAX) irregular shaped room.
Double glazed windows overlooking the gardens. Central heating radiator. Additional double glazed window. Exposed pine flooring. Bespoke fitted desks. Door to garden. Door to Bedroom. Door to:

Boiler Room/Walk in Storage
LPG central heating boiler providing heating for Annex. Wine racking.

Through Bedroom - 10' 10'' x 9' 7'' (3.29m x 2.91m)
Window giving views over the gardens. Opening skylight window. Exposed pine flooring. Central heating radiator and door to:

Shower Room - 6' 2'' x 5' 9'' (1.87m x 1.75m)
Low flush WC, pedestal wash hand basin and shower cubicle with thermostatic shower. Exposed floorboards. Skylight window. Heated towel rail.

Bedroom - 11' 3'' x 9' 7'' (3.44m x 2.91m)
Built in wardrobe. Window giving views over the rear garden. Opening skylight window and central heating radiator. Exposed pine flooring.

Workshop - 10' 0'' x 7' 3'' (3.04m x 2.21m)
Power and light. Could be incorporated into main annex accommodation as a kitchen/additional space.

Outside
Delightful south facing gardens comprising lawns, patio areas, raised beds, shrubs, fruit trees and established hedging. Greenhouse. Productive vegetable garden and ponds. Further screened patio area with timber shed and store.

Garage - 22' 6'' x 9' 7'' (6.86m x 2.91m)
Up and over door to lane. Power and light. Window giving views over the garden. Personnel door to rear garden.

Energy Efficiency Rating - 50 - Band E

Property Features :

• Cottage with Annex
• 4 Bedrooms in total
• South facing rear gardens
• Flexible Accomodation
• Rural Hamlet