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STUNNING AND UNIQUE HOLIDAY COMPLEX – Heart of Cornwall
Price:
Freehold - £2,500,000
HIGHLIGHTS:
• FANTASTIC CONVERSION OF FORMER CLAY DRY
• SPACIOUS HOUSE, SEPARATE B&B + 9 HOLIDAY COTTAGES
• IN ATTRACTIVE GROUNDS WITH SUPERB WATER FEATURE
• RETAINING MUCH OF THE INDUSTRIAL HERITAGE
• VERY SUBSTANTIAL INCOME POTENTIAL
• THE RAREST OF PURCHASE OPPORTUNITIES
LOCATION:
The property is situated in the very heart of Cornwall close to the Eden Project and is easily accessible from the main A30 trunk road (Innis Downs junction) and also from St Austell. Located at Carbis on the minor road between Bugle and Roche it is no more than 15 minutes drive from Newquay airport and 10 minutes drive from Par Station on the main railway line between London and Penzance.
BUSINESS:
This extraordinary property, which is set in c 5 acres, comprises the sympathetic conversion of a Grade 2 listed former clay dry and former brickworks dating from 1830 to award winning B&B and holiday letting accommodation. Designed to incorporate as much as possible of the industrial heritage within the redevelopment scheme, a section of the main building has been preserved with the workings of the clay dry. As such the property could be regarded as a potential museum destination in its own right and represents holiday accommodation like no other in the County.
The unusually spacious accommodation created incorporates a very substantial self contained owner’s residence with 4 bedrooms, an enormous open plan living space, private gardens, a large summer house, two garages and stores, a 6 bed guest house with associated dining room, kitchen, laundry, private walled garden and parking facilities and 9 separate holiday letting units including a studio apartment (sleeping 2 + 2), 6 x 3 bed cottages (sleeping 6) and 2 x 3/4 bed properties (sleeping 8), the cottages each having their own private courtyard and spacious shared parking facilities as well as access to a children’s play area and picnic facilities.
The income earning potential of the development is felt to be substantial and full details of tariffs for the respective letting units are available upon request together with guidance regarding average occupancy rates to assist potential purchasers with business planning.
The extent of the property and its grounds and the quality of the accommodation can only be fully appreciated through a full internal inspection and these particulars are intended as a brief summary only of what is on offer. Interested parties are invited to arrange a formal viewing through Adams & Co following a brief discussion regarding financial position and ability to proceed.
YEARS ESTABLISHED:
The site was acquired by the vendor and her husband in 1996 without planning and much effort was required to secure consent for the proposed redevelopment, which did not commence until 2003 and was then undertaken in stages. The B&B commenced trading in 2005. The holiday letting accommodation commenced trading in 2007. Two of the cottages forming part of the lower terrace were sold off in 2006 and 2007 to assist with funding of the rest of the development and the option remains for new owners to sell off further units if considered desirable.
TRADE:
Please note that if a business is VAT registered, all figures exclude VAT.
The vendor is a widow, having lost her husband in 2009 only relatively shortly after completion of the property development. We hold trading figures for both the B&B and holiday letting accommodation, which can be made available to potential purchasers upon completion of a confidentiality agreement. However, these do not reflect the undoubted potential to generate income from this very substantial property complex.
REASON FOR SALE:
Retirement sale, the vendor’s husband having died prematurely in September 2009.
STAFF:
The business is run by the vendor with the assistance of her daughter and additional casual help on handover days. There are no permanent employees.
OPENING HOURS:
The B&B and holiday letting accommodation is available throughout the year.
BUSINESS PREMISES:
(all sizes are approximate & should be considered 'nominal'.)
The B&B accommodation and ancillary facilities are laid out over two floors under a pitched and tiled roof and form part of the lower terrace of properties developed through conversion of the clay dry.
The accommodation has been finished to a high standard and is beautifully presented throughout incorporating exposed timber and stonework, high quality wooden flooring, attractive carpets and decoration in neutral colours, high quality floor/wall tiling and fitments to all bathrooms/ensuite facilities. All principal rooms are fitted with highly efficient electric wall heaters.
The bedrooms are all fitted with digital televisions with Freeview and tea and coffee making facilities.
There is a very spacious car park for guests and residents to the front of the property and guests are directed to Reception upon arrival. This is accessed via one of several pedestrian bridges over the wonderful water feature which runs parallel to and along the full length of the lower terrace.
A half glazed wooden door and window combination opens into:
Reception:
• Chest level wooden reception desk
• Wooden door to side to shallow cupboard concealing meters and fuse boxes
• Wooden door with 15 x glazed panels and further glazed panel to side gives access to:
Ground Floor Hall:
• Feature wooden open staircase rising to first floor accommodation
• Wooden doors to:
Room 1:
• A very spacious and most impressive family room with double and single bed and ensuite shower room
• Triple window in wooden frame to front elevation overlooking water feature
Inner Hallway:
• Serving a family suite
• Doors to:
Room 2:
• Twin room
• Double window in wooden frame to front elevation overlooking water feature
Room 3:
• Double room
• Triple window in wooden frame to front elevation overlooking water feature
• Deep wooden fitted window seat
Private Shower Room:
• Serving family suite
Returning to the Ground Floor Hall the staircase rises to:
Galleried Landing:
• Internal window overlooking Guests’ Lounge and Dining Room
• Doors to:
Room 4:
• Double room with ensuite shower room
• 2 x Velux type skylights to front elevation
Room 5:
• Double room with ensuite shower room
• 2 x Velux type skylights to front elevation
Room 6:
• Family room with ensuite shower room
• 2 x Velux type skylights to front elevation
Separate WC:
• Serving the Guests’ Lounge and Dining Room
From the landing, feature wooden double doors each with 15 x small glazed panels open into:
Guests’ Lounge and Dining Room (12.8m x 5.4m):
• Fully glazed wooden door and window combination opening onto and overlooking an area of decking with table and seating for 4 leading to an enclosed walled garden (a gate in the left corner gives access to the separate walled garden forming part of the owner’s private residence
• 2 x Velux type skylights to rear elevation
• Feature stone fireplace with fitted wood burner
• Recess with fitted wooden floor cupboards used as a servery under window overlooking the Galleried Landing
• Wooden door interconnecting with owner’s private residence
• Wooden swing door to:
Kitchen:
• Velux type skylight to rear elevation
• Electric oven with gas hob and extractor hood over
• Range of matching floor cupboards with roll edged work surfaces and tiled splash backs incorporating a stainless steel sink unit with single drainer to side
• Fitted washing machine
• Fitted dishwasher
• Upright fridge/freezer
• Two x commercial toasters
• Bread maker
• Coffee percolator
• Wooden door to large walk in cupboard with Heatrae Sadia electric immersion heater
• Wooden door with step down to:
Workshop:
• This is a large space laid out over two floors under a pitched and tiled roof with exposed timbers
• The upper level (6.3m x 5.3m of usable floor space) is stone paved and is currently little used, although from it access is gained to the attached building to the rear being the preserved clay dry. In our opinion this area could be converted for use as a restaurant/tea room as part of a mini visitor attraction linked to the heritage of the site.
• From the upper level open wooden steps descend to the ground floor (11.7m x 6.5m of usable floor space) which is used as an equipment store and workshop for the site being accessible from the front of the property via a centrally set half glazed wooden door and window combination with matching double windows to each side overlooking the water feature
Holiday Letting Accommodation:
The property also incorporates 9 entirely self contained holiday letting units, two of which are located in the lower terrace these being The Studio Apartment (sleeping 2 + 2) together with The Chimney House, a 3/4 bed end of terrace cottage (sleeping 8).
At the time of our inspection these units were both occupied and the following represents a brief summary of the accommodation provided:
The Studio Apartment:
• Located next to the Workshop
• Laid out over two levels under a pitched and tiled roof
• Wooden door and window combination to front elevation
• Open plan living/dining space with fitted kitchen on lower floor
• Open staircase rising to first floor double bedroom with ensuite shower room
The Chimney House:
• End of terrace cottage (adjoining Units 4 & 5 which were sold off for residential occupation in 2006 and 2007 and do not form part of the sale)
• Laid out on 3 levels
• Ground level accommodation representing a lobby, two double bedrooms (one with ensuite shower room), third bedroom with twin beds and separate WC
• Mid level accommodation representing a bathroom and an open plan living/dining space with fully fitted kitchen and wooden French doors opening onto decked area to the side elevation. The lounge area cleverly accommodates the original chimney to serve the feature stone fireplace
• Upper level representing a large double bedroom with twin beds
At the higher end of the site, beyond 3 preserved former brick kilns with associated chimney, a second terrace of properties, also laid out over 2 floors under a pitched and tiled roof, accommodates 7 further cottages being Kilns, a 4 bed unit (sleeping 8), and Water Wheels, Riverside, Linney, Wheal Prosper, Mica and Furness, each being 3 bed cottages (sleeping 6). Steps rise from the car park to a raised concrete walkway from which each cottage is accessed at upper floor level.
Each of the properties in this higher terrace has its own dedicated amenity space, either to the side, or to the rear with decking and outside seating provided. All are very spacious and fitted out to a high standard with electric heating available.
At the time of our inspection a number of the properties were occupied and our viewing was restricted to Kilns (the 4 bed cottage), Water Wheels and Mica (2 x 3 bed cottages understood to be identical to the 4 other 3 bed cottages in the terrace). These units may be briefly described as follows:
Kilns:
The wooden front door with 2 glazed panels opens into:
Kitchen/Diner:
• Wooden window to side elevation overlooking the preserved brick kilns and associated chimney
• Fully fitted kitchen with dining table
• Half glazed wooden door to:
Inner Hallway:
• Staircase with half turn leading to lower floor accommodation
• Wooden door to cupboard housing immersion heater
• Doors to:
Bedroom 2:
• Double (supplied with cot if required)
• Wooden window to side elevation
• Fitted wardrobe cupboard
Bedroom 3:
• Twin
• Velux type skylight to front elevation
• Fitted wardrobe cupboard
Bedroom 4:
• Twin
• Velux type skylight to rear elevation
• Fitted wardrobe cupboard
Bathroom:
• Wooden obscure glazed window to side elevation
• Bath with shower attachment over
On the lower floor:
Lounge:
• A very large room
• Wooden French doors to side elevation opening onto decking area and graveled area with picnic tables enclosed by low wall
• Feature stone fireplace with electric coal effect fire
• Wooden door with small step down to:
Bedroom 1:
• Exceptionally large double with ensuite shower room
• Wooden French doors to side elevation
• Fitted wardrobe cupboard
• Fitted floor cupboard
• Wooden door (giving emergency access to service void)
Water Wheels (No 2) and Mica (No 6) being identical:
The wooden front door with 2 glazed panels opens into:
Kitchen/Diner:
• Velux type skylight to front elevation
• Wooden door to cupboard housing immersion heater
• Fully fitted kitchen with dining table
• Half glazed wooden door to:
Inner Hall:
• Staircase with half turn leading to lower floor accommodation
• Doors to:
Bedroom 1:
• Double
• Velux type skylight to front elevation
• Fitted wardrobe cupboard
Bedroom 2:
• Twin
• Velux type skylight to rear elevation
• Fitted wardrobe cupboard
Bedroom 3:
• Twin
• Velux type skylight to rear elevation
• Fitted wardrobe cupboard
Bathroom:
• Bath with shower attachment over
On the lower floor:
Lounge:
• A large room
• Wooden French doors to rear elevation opening onto decked area with picnic table and overlooking former leat
• Feature stone fireplace with fitted electric fire
At the top end of this second terrace on the lower floor there is a communal laundry facility accommodating 2 x washing machines and 2 x tumble dryers together with a sink unit with single drainer to side and cupboard below and roll edged work surface. A door from the laundry gives access to a service void running the length of the terrace and connecting with a door on the lower floor of Kilns.
This higher terrace is served by its own car park and a play area both being within a boundary wall on two sides.
Note:
Where items of equipment and appliances are mentioned, no warranty is given or implied as to their operational condition.
PRIVATE ACCOMMODATION:
(all sizes are approximate & should be considered 'nominal'.)
The exceptionally spacious owner’s property is wholly self contained and private whilst interconnecting with the guests’ lounge and dining room within the B&B.
The house has been finished to a high standard and is beautifully presented throughout incorporating exposed timbers and stonework, high quality wooden flooring, attractive carpets and decoration in neutral colours, high quality floor/wall tiling and fitments to all bathrooms/ensuite facilities. All principal rooms are fitted with highly efficient electric wall heaters.
Approached either directly from the road from the Bugle side or through the lower of the two car parks serving the B&B and letting accommodation, the house is laid out over two floors under a pitched and tiled roof and may be described in more detail as follows:
A wooden front door with matching glazed panels on either side opens into:
Lobby (2.6m x 1.9m):
• Half glazed wooden door to:
Ground Floor Hall (8.4m x 2.2m):
• Feature wooden open staircase to first floor accommodation
• Wooden doors to:
Bedroom 4/Office (4.9m max x 4.0m max)
• Triple window in wooden frame to front elevation overlooking water feature
Bedroom 1 (6.0m x 3.9m):
• Triple window in wooden frame to front elevation overlooking water feature
• Wooden door to ensuite shower room (3.9m x 1.8m) which also interconnects with the Ground Floor Hall
The staircase rises to:
Galleried Landing (6.0m x 2.6m):
• Small 6 pane internal window overlooking dining area
• Wooden doors to:
Bedroom 2 (6.7m x 3.1m):
• Full width floor level window to end elevation
• 2 x Velux type skylights to front elevation
• Wooden door to walk-in wardrobe cupboard
• Wooden door to ensuite bath and shower room (3.8m max x 2.9m max) with bidet
Bedroom 3 (5.9m x 3.1m):
• 2 x Velux type skylights to front elevation
Bathroom (3.5m x 2.6m)
• Bath with shower attachment over
From the landing feature wooden double doors each with 15 x small glazed panels open into:
Open Plan Living Space (13.0m x 5.4m) divided as follows:
Kitchen (4.3m x 3.1m):
• Fully glazed wooden door and window combination opening into and overlooking enclosed walled garden area with centrally set wishing well feature with gated access to left side leading to the lower part of the grounds and further gate to right side leading to private walled garden serving the B&B
• Rangemaster double range oven (LPG) with extractor hood over
• Attractive range of matching wall and floor cupboards with roll edged work surfaces to 3 sides and incorporating a 1.5 bowl stainless steel sink with drainer to side
• 2 steps down to wooden door opening onto concrete staircase descending to Store Room 1
Dining Area and Lounge (9.7m x 5.4m)
• Fully glazed wooden door and window combination opening into and overlooking enclosed walled garden area (see above)
• 2 x Velux type skylights to rear elevation
• Feature stone fire place with slate hearth and fitted wood burning stove
• Wooden door to cupboard housing Heatrae Sadia electric immersion heater
• Wooden door interconnecting with the guests’ lounge and dining room serving the B&B
Returning to the front of the property separate wooden doors give access to:
Store Room 1:
• A large storage space with stone floor, high ceiling and internal window overlooking Store Room 2
• 2 x heavy metal circular doors inset to right wall being the former furnaces serving the clay dry
• Open concrete staircase rising to wooden door at first floor level giving access to the Kitchen
Store Room 2:
• A further spacious dry store room with brick paved floor
• Internal window overlooking Store Room 1
Attached to the lower side of Store Room 2 is a large garage with pitched roof and wooden double doors with a second similar garage to its side.
Beyond the garages is a substantial private garden area of manicured lawn in three parts leading to the respective boundaries of the property to the front, lower end and rear. Near the garages a wrought iron gate allows access to the walled garden overlooked from the open plan living space within the house.
Adjacent to the lower boundary of the property a substantial and most attractive wooden summer house (not inspected internally) stands in a prominent position looking across an expanse of lawn.
North Yorkshire
£ 750,000
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