A unique opportunity to purchase a link detached house of around 1597 square feet, with planning permission to convert, with relative ease, into a 3 bedroom, 2 bath/shower room family sized residence, occupying good sized mature gardens, capturing beautiful and tranquil views over the Percuil River and National Trust countryside.

The Concept

Please note, we are selling this rare opportunity as sold as seen with its current planning permission. The costs of conversion have been factored into the realistic guide price.

The existing detached residence has planning permission to divide creating a link detached house and linked detached bungalow by way of building a party cavity wall down the middle of the current circa 12ft wide Entrance Hall. The party wall follows a straight line to define each property’s boundaries in their individual plots. The current owners are looking to sell off one side of their home (the linked detached house) and retain what will be the linked detached bungalow for their retirement. Moon Tides, in days gone by, was called Bethany Lodge. Therefore, it seemed appropriate to market the house as Bethany Lodge, allowing the sellers to retain the name Moon Tides for their bungalow.

Summary Of Existing Accommodation

Ground and Upper Ground Floors: Covered Entrance, Reception Hall, Upper Landing, Kitchen / Dining Room, Lounge, Balcony.

Lower Ground Floor: Lower Hall, Bedroom / Study, Connecting Double Garage, Utility Room.

Gardens: Gravelled Parking Forecourt and Landscaped Gardens

Summary Of Proposed Accommodation (Planning Reference: Pa19/07663)

Ground and Upper Ground Floors: Covered Entrance, Reception Hall, Upper Landing, Kitchen / Dining Room, Lounge, Balcony.

Lower Ground Floor: Lower Hall, Master Bedroom with En Suite Shower Room, Two further Bedrooms, Bath / Shower Room, Utility Room.

Gardens: Gravelled Parking Forecourt and Landscaped Gardens.

Summary

Located on a no-through road, obtaining tranquil views over the Percuil River, glorious countryside and the part-wooded National Trust St Anthony headland, this desirable home has good sized gardens. The property is positioned within access to lovely riverside walks as well as around 500 yards walking distance of the harbour, central village amenities, Summers Beach and Freshwater Boatyard.

Offering unrivalled potential, this spacious property is suited towards the discerning permanent or second home, family or retiring buyer, looking for a project, at a relatively low cost. We strongly advise an early appointment to view, since properties of this nature only become available once every while within the village.

Location (Distances And Times Are Approximate)

Summers Beach: 500 yards. Freshwater Boatyard: 500 yards. St Mawes Village Centre: 500 yards. Truro: 10 miles via car ferry. Falmouth: 20 minutes by passenger ferry or 15 miles by car ferry. Cornwall Airport Newquay: 29 miles (daily 80 minute flights to London Heathrow and Manchester). St Austell: 15 miles (London Paddington 4 hours direct by rail). Plymouth: 58 miles. Exeter: 97 miles.

St Mawes

This enchanting south facing harbour village is found on the eastern side of the Fal Estuary, in an Area of Outstanding Natural Beauty, with much of its surroundings owned by the National Trust. The village is centred round its quaint harbour, its own beaches and Castle. It has a good wide range of amenities, which are open all year, including butchers, bakers, convenience store, post office / newsagent, doctors, hairdressers, dentist, pharmacy, village hall, church, delicatessen and clothing shops including Fat Face. The village also has two public houses, and an excellent range of cafes, restaurants, art galleries, gift and ice cream shops.

St Mawes has long been one of the West Country's more desirable and exclusive destinations, with Olga Polizzi's Hotel Tresanton and the recently re-modelled Idle Rocks Hotel both luring the rich and famous. The village has superbly varied and accessible sailing waters and an active sailing club.

Current Accommodation

Reception Hall

Steps lead from the front to a covered entrance patio into a Reception Hall. Dual aspect windows overlook the rear courtyard as well as attracting the beautiful panorama to the front. Engineered oak flooring runs the length of the hall, whilst stairs ascend to the Upper Landing and a further flight descends to the Lower Hall.

Upper Ground Floor

The Upper Landing allows access to the Kitchen and Lounge. The spacious dual aspect Lounge has an expanse of sliding patio doors opening onto a large tiled balcony with glazed safety panels to capture the panoramic views over the Percuil River. Further French doors on one side open onto a balcony with stainless steel railings providing easterly views over the river and rolling countryside. A focal point is a large fireplace with a wood-burning stove on an attractive hearth.

Open Plan Kitchen/Dining Room

The large open plan Kitchen/Dining Room is large enough to fit a sofa as well as a dining table. The bespoke Kitchen has an extensive range of units, glass display cabinets, central island, dresser plus an integrated dishwasher and fridge. To one side is a recessed aga range cooker with two ovens, two grills, a five ring ceramic hob and a filter hood above. This triple aspect room has engineered oak flooring (under floor heated). French doors open onto a balcony with steps down to the rear garden. Two further sets of French doors to one wall open onto balconies overlooking the wonderful river views.

Lower Ground Floor

A Lower Hall has doors to a Bedroom (currently used as a study), Utility Room and Double Garage. The bedroom has a window overlooking the rear garden. The Utility Room has a range of built-in shelving, base level cupboards, sink unit, window, part glazed entrance door, and oil fired central heating boiler. The double integral garage has two 7ft wide up and over doors, window to the side, light and power points, built-in storage cupboard with electronic programming controls for the central heating/hot water and wall mounted consumer circuit breaker board. (The current heating system has three zones controlling: The Lounge and Lower Ground Floor in Zone 1, the under floor heating in the Kitchen as Zone 2, and the Hall and Bedroom wing in Zone 3).

Proposed Accommodation (As Per Pa19/07663 At The Buyers Expense Unless Stated Otherwise)

Entrance Hall

The current Hall (circa 12ft wide) will be divided down the middle by a party cavity wall to create the Entrance Hall for Bethany Lodge and a Bicycle Store to Moon Tides. It has been structurally calculated that the existing slab is capable of taking the load of the cavity wall. A new entrance door can then be installed leaving one of the windows in situ to the rear. The radiator, (the only one in Bethany Lodge to require isolating from Moon Tides hot water tank), will need to be connected in Bethany Lodge’s heating circuit (if required). Heating pipes are located in a void between the two staircases.

Lounge, Balcony, Upper Landing, Kitchen/Dining Room, Utility Room And Bedroom/Study

With the exception of personal taste, these areas require no alteration whatsoever.

Lower Hall

The existing door from the Lower Hall into the current garage is to be blocked up and an opening created approximately 3ft over to create an inner hall and to allow space for an airing cupboard to connect a new pressurized hot water tank to the heating system circuit. Some of the existing overhead heating system pipework will need to be boxed in or re-routed.

Double Garage

The stud wall of the current store cupboard is to be removed to allow a narrower but longer store (approximately 6’0 x 2’6). The heating system circuit is currently in three zones. Only one zone over to Moon Tides will need to be isolated along with the electrical circuits (A new electrical supply from Western Power will be fitted at the sellers expense for Moon Tides).

By use of stud partition and plastered walls and ceilings, an Inner Hall, a 2nd Bedroom, a Bath/Shower Room (serving Bedrooms 2 and 3) and a Master Bedroom with En Suite Shower Room can be built in the current footprint of the Double Garage. There is an existing drainage run in the gravelled parking area by the external wall of the Garage. Internally, below floor drains will need to be created to connect to the two WCs and grey waste to the external drain.

The Garage has light, power and water already connected where new ceilings, down-lighting and power points can be fitted. The two buttresses currently seen can be removed. The planning permission allows each bedroom to have 7 ft wide patio doors to replace the existing up and over Garage doors and the main Bathroom is able to keep the existing window.

The Gardens

The extensive, but easy to maintain Gardens comprise expanses of lawn edged with a variety of mature trees, hedging, shrubs and a number of well stocked flower beds

Front Gardens

Joint access gates lead off Penruan Lane along a gravel driveway, (which will have a right of way over Moon Tides until reaching the freehold of Bethany Lodge). There is ample room for parking of vehicles, boats, caravans, etc. At the front, next to the pillared balcony above the garage, a flight of steps ascend to a covered stone paved terrace and recessed front entrance. At the sellers expense, the area before the steps on Moon Tides freehold will be landscaped to provide privacy. Moon Tides will have its own parking area and pedestrian access path on the western side of its own gardens.

Rear Gardens

A courtyard garden is perfect for capturing the evening sun and has steps with metal safety railings up to the kitchen/breakfast room. A path leads to the rear garden, which is private. To one side, an oil storage tank (for Bethany Lodge only) is concealed in a wooden compound and the electric meter box is recessed into the rear wall of the house.

General Information

Planning Application Reference: Pa19/07663.

The division of a single house to create two link detached houses was granted on 21st November 2019.

Community Infrastructure Levy (Cil): £Nil (For Planning Permission Pa19/07663)

Services

Mains water, electricity and mains drainage. The two linked detached properties already have their own independent drains leading to a joint manhole at the beginning of the driveway before connecting to the mains sewer. Oil fired central heating. (Boiler already in situ but requires a new hot water tank). Satellite Dish. Telephone (Broadband enabled).

Potential (Subject To Any Necessary Planning Permissions)

The planning authority has confirmed that “permitted development rights have not been removed via condition on the recent planning consent”. We have available, upon request, drawings with a concept to build a two storey extension on the parking area on eastern elevation.

Tenure: Freehold

Energy Performance Certificate Rating: E.

Agents Note

As previously referred to, we are selling this property as sold as seen based on its current planning permission. The conversion costs have been factored in to the guide price.

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. Gdpr: 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 at any time by informing us either by email or in writing at our office in St Mawes.