Bosoughan Farm lies on the edge of the peaceful small Cornish hamlet of Bosoughan, Colan, close to the popular surfing resort of Newquay and some of Cornwall's best beaches.
Newquay offers a wide range of shopping, banking, leisure and educational facilities. One of the closest primary schools, is Summercourt Academy, (4.5 miles) which has an outstanding Ofsted rating. Nearby Newquay Tretherras Secondary School (4 miles) has a good Ofsted rating. There are also highly regarded independent schools in Truro, Bude and Launceston. The Cathedral City of Truro, with lots of shops, bars, restaurants and leisure facilities is approximately 12 miles distant.
The property is centrally located with easy access to most of Cornwall. It is very well connected, with the junction of the A30 and A39 just 4 miles to the SE. Newquay Airport which offers a number of scheduled national and international flights is just 7 miles to the north and nearby Newquay Rail Station offers a branch line connection to London Paddington.INTRODUCTION
Bosaughan Farm offers an architect designed 5 bedroom converted barn and a separate 3/4 bedroom detached bungalow, both with beautiful views across the Cornish countryside. The current owners have recently converted the attached single storey barn into a contemporary 2/3 bedroom annex to the main farmhouse. There are two static caravans, a 3 bedroom and a 2 bedroom.
A generous range of versatile equestrian and agricultural buildings incorporates 17 stables, a heated tack room, a machinery store/lambing shed, a woodchip store and boiler-room, large games/amenity barn and 40m x 20m manege.
The farmland is a mix of gently sloping" Grade 3" pasture and arable land.THE FARMHOUSE
A detached, privately positioned barn conversion, of mainly stone construction, with a timber clad link, under slate roofs. To the rear is a very private rear garden, and the games/amenity barn. A floor plan illustrates the layout, but briefly the accommodation comprises:
The front door opens into a galleried hall on the first floor overlooking the double height kitchen/dining room with part vaulted ceilings. Leading off the hall is a cloakroom with WC, wash-had basin and loft hatch, a corridor to the 4 upstairs bedrooms and stairs leading down to the kitchen/dining room.
The kitchen/dining room, is centrally positioned within the accommodation, linking the two original barns. The dining area is a light airy room, with double height glazing opening out onto a patio with views over the garden. The kitchen has a 4- oven oil-fired aga, large ceramic sink and drainer, floor mounted kitchen units with timber worksurfaces above, a quarry tile floor, exposed timber ceiling beams and a walk-in pantry. Utility room with floor and wall mounted cupboards and sink and drainer and plumbing for a washing machine. The sitting room has exposed timber floor boards and ceiling joists and a chimney flue for a woodburner (woodburner not included), doors open out onto the terrace.
The rear hall has a back door to the rear garden, stairs to the first floor and leads through to the master bedroom. Master bedroom has glazed doors to terrace, exposed timber beams fitted wardrobe, ensuite bathroom with exposed timber floor, white suite comprising corner-bath with shower over, wash-hand basin and WC.
On the first floor (approached from either of the 2 staircases) is a landing with large airing cupboard. Accessed off this are 4 further bedrooms, each with views over the farm's land, exposed timber trusses and one has a Juliet balcony, a family bathroom with white suite comprising a bath, WC, wash-hand basin and shower. The landing leads back to the galleried hall, stairs and WC, by the front door.THE ANNEX
An attractive recently converted annex with fine views and contemporary accommodation comprising a Kitchen/Living/Dining room, with exposed stonework feature wall, engineered timber floors, kitchen units with timber worksurfaces over, a woodburner and two doors to the terrace and garden. There are also two bath/shower rooms, a snug/bedroom and two further bedrooms. The annex is both independently accessed and also accessed from the Dining area of the farmhouse, providing flexible accommodation that can be occupied independently or not.THE GARDEN
An attractive, private and mainly lawned garden is enclosed on three sides by the Farmhouse, Annex and large Games Barn and both static caravans. Planning permission exists for extensions to the front and rear of the farmhouse.THE BUNGALOW
Separately accessed, from the highway and sitting in an elevated position to the west of the farm buildings, with fine views over the farm and beyond, the 3/4 bedroom bungalow is of pre-fabricated construction under a tile roof. It has an Agricultural Occupancy Condition (AOC), but there may be potential (STP) to remove the restriction or broaden the type of occupier.
Briefly the accommodation comprises: Entrance porch, kitchen with stainless steel sink and single drainer, kitchen units with worksurfaces over and tiled splashback. Fine views can be enjoyed from the sitting room and the living room. There is a hallway, with airing cupboard and loft access, 3/4 bedrooms a family bathroom, with bath and wash-hand basin and a separate cloakroom with WC.OUTSIDE
Adjoining the bungalow is a single garage, with light and power and a WC. The gardens are mainly laid to lawn with attractive flower and shrub borders.THE BUILDINGS
The buildings are mainly situated between the farmhouse and the bungalow and comprise two adjoining versatile steel portal frame barns, currently used as a DIY livery yard and business, a single storey concrete block building under an asbestos roof, generous areas of hardstanding and concrete yards and a 40m x 20m manege. On the far side of the garden is a substantial games barn.
The first equestrian barn (18.3m x 12.1m) has concrete floors, part concrete block walls, part timber clad, under fibre cement roofs. It incorporates 12 blockwork stables. The second building (22.9m x 21.3m (incorporating a 22.9m x 21.3m (incorporating a 22.9m x 13.7m lean-to machinery /lambing shed) has partly concrete floors, timber cladding, under fibre cement roofs. It incorporates 5 American stables with concrete floors. The block building (18.3m x 6.1m) + (8.2m x 4.3m) incorporates a heated tack room and a wood chip store and boiler/plant room. The games barn (13.4m average x 9.1m) has a concrete floor. It has been used to host family weddings and parties in the past.THE LAND
The land extends to approximately 72.57 acres (29.37 ha) is a mix of arable and pasture land. It comprises smaller pony paddocks close to the buildings and larger more practical sized fields beyond. The soils are productive and well drained. Much of the land is relatively level or gently east facing. The 3 arable fields run along the western boundary, with pasture fields running down to a stream and small wooded area that forms the eastern boundary. The land is accessed from the road and a central track leading from the road and buildings. A Certified Campsite with 8 electric hookups and a toilet and shower provides further addition income, and offers potential to expand.SERVICES
The Farmhouse and annex: Mains water, mains electricity, septic tank drainage, underfloor heating. The eco-wood-chip boiler generates a lucrative income stream from the commercial RHI (Renweable Heat Incentive). It heats hot water and central heating for the Farmhouse and Annex, the Bungalow and the Tackroom.
Bungalow, Mains water, mains electricity, septic tank drainage, central heating - see above.
Buildings: Mains water, electricity and lightling
Land: Private water supply with mains water supply to the campsite.
There are two 4KW PV solar panel arrays (on the roof of Barn 1 and the roof of the Bungalow). These are both on the most generous original Feed-in Tarrif.TENURE
Freehold with vacant possession on completion. The bungalow tenant and livery customers may agree to stay on if desired.AGRICULTURAL AND ENVIRONMENTAL SUBSIDIES
The land is registered for the Basic Payment Scheme (BPS). The relevant entitlements can be transferred to the purchaser. There are no environmental schemes that affect the farm.LOCAL AUTHORITY
Cornwall Council, County Hall, Treyew Road, Truro, Cornwall, TR1 3AY. T: 0300 123 4100.SPORTING AND MINERAL RIGHTS
The sporting and mineral rights, such as they are owned, are included within the sale.FIXTURES AND FITTINGS
All fixtures and fittings, unless specifically referred to within these sale particulars, are expressly excluded from the sale of the freehold.WAYLEAVES AND RIGHTS OF WAY
The property is sold subject to and with the benefit of any wayleave agreements in respect of electricity or telephone equipment or water or drainage pipes affecting the property. The property is also sold subject to and with the benefit of any public or private rights of way. The Ordnance Survey Plan shows no public rights of way cross the property.PLANS & BOUNDARY FENCES
A plan, which is not to be relied upon, is attached to these sale particulars. Purchasers must satisfy themselves by inspection or otherwise as to its accuracy.WARNING
Farms can be dangerous places. Please take care when viewing the property, particularly in the vicinity of livestock or on any uneven ground.VIEWING
Strictly by prior appointment with the vendor's appointed Agents, Stags Truro Office on 01872 264488DIRECTIONS
From the A30/A39 junction near Indian Queens and Fraddon proceed along the A39. After 0.75 of a mile, at the first roundabout take the the 2nd exit onto the A392 towards Newquay . Pass the White Acres Holiday Park and after 2.7 miles turn right, signposted Bosoughan and Colan. Proceed for half a mile and at the 'T' junction, turn left and the farm is immediately on your right.