Ladock, Truro, TR2

SUBSTANTIAL PERIOD HOUSE IN 3.5 ACRES OF GARDENS & GROUNDS

High Noon is a magnificent property offering tremendous versatility with huge potential. Formerly loosely divided into three apartments for holiday letting, High Noon is perfect for multi generational living for a large family or for investment purposes as three self contained letting properties.

The fabulous and extensive gardens are mainly to the east of the house and include a separate gated access from where there is the possibility of creating either a stunning entrance driveway which could sweep through the grounds to the house or even the possibility of creating a new dwelling (subject to consents).

GENERAL COMMENTS

High Noon is a magnificent property offering tremendous versatility with huge potential. Formerly loosely divided into three apartments for holiday letting, High Noon is perfect for multi-generational living for a large family or for investment purposes as three self-contained letting properties. Interestingly the house is not listed. One of the standout features of this captivating house is the internal lift, a rare and charming addition that travels from the ground floor all the way to the second floor, providing convenient access to each level. This lift not only enhances the home's functionality but also adds a touch of historical intrigue. The original pulley system, complete with cogs, is a testament to the engineering ingenuity of the past and is still preserved in the attic. This unique element highlights a level of sophistication of its time and now historical preservation, making it a truly exceptional property. Whether for practical use or as a fascinating conversation piece, the lift and its system contribute to the home's distinctive character and charm.The fabulous and extensive gardens are mainly to the east of the house and include a separate gated access from where there is the possibility of creating either a stunning entrance driveway which could sweep through the grounds to the house or even the possibility of creating a new dwelling (subject to consents).The property s flexible layout and spacious rooms allow for a variety of configurations, making it ideal for accommodating extended family members while still providing privacy and independence. Each of the three apartments boasts its own kitchen, living area, and bedrooms, ensuring comfort and convenience for all residents or guests.Having been a cherished home for over 40 years, it is unusual to find a period house with so many classic and original features remaining and in many respects untouched from modernisation and refurbishment. The property retains an old world charm with a true sense of elegance and grandeur of a bygone era.

In addition to the generous living spaces, High Noon features several attractive amenities, including a terrace, perfect for outdoor dining, and ample parking facilities. The property s picturesque surroundings and extensive gardens offer a unique property, rare to the market. For investors, High Noon presents a lucrative opportunity. The three separate apartments could be let individually (subject to consents), providing a steady income stream, or the entire property could be operated as a boutique guesthouse. The potential to develop a new dwelling on the grounds, subject to necessary planning consents, further enhances the investment appeal of this unique estate.Located in a desirable area, High Noon is conveniently situated close to local amenities, schools, and transport links. Whether you are seeking a family home with room to grow, a multi-generational living arrangement, or a promising investment property, High Noon offers many possibilities.

HISTORY

The building of the original property (Nansawsan House) was commenced during the 1870's by Canon R.F Wise who had earlier purchased the estate, and was intended to provide accommodation for his Curate. Subsequently the house became the residence of the Reverend (Later Canon and Archdeacon) Stamford Raffles-Flint and was enlarged in two stages, the East Wing (High Noon) being completed during the 1890's.Canon Flint was a great nephew of Sir Thomas Stamford Raffles who whilst Governor of Sumatra established the settlement of Singapore in 1819. He was also a descendant of Thomas Mudge, watchmaker to George III. Whilst living at Nansawsan, Canon Flint wrote 'Mudge Memoirs' which was published in 1883 and printed by Netherton & Worth of Truro as a limited edition of 100 copies only. Canon Flint's grandfather Major-General William Mudge (1762-1820) carried out the first ordinance survey of Great Britain during the period 1786-1810. The late Mrs Alison Johnstone of Trewithen, Probus was a daughter of Canon Flint. In 1926, following the death of Canon Flint, the property was sold to Major Herbert Flint (no r?lation) but remained unoccupied until the second world war when it was requisitioned by the War Office. During the war it was used both as quarters for British, Commonwealth and American troops and as a holding camp for German and Italian prisoners of war. A few years ago Nansawsan House received an unexpected visit from a former U.S serviceman who left from the house to take part in the Normandy landings on D-Day, 1944.Following the war the house was again sold and during the early 1950's, under the ownership of Mrs Nation, was divided into its present form and named after the trilogy written by her nephew Crosbie Garstin. Thus the three properties became High Noon, Owls' House and The West Winds. However, the original name Nansawsan House was revived in preference to West Winds during the early 1960's.

AGENTS NOTE

High Noon offers a once in a lifetime opportunity to own one part of one of the finest houses in this special part of Cornwall. The property has too many features to list in a set of particulars and part of the joy of viewing a house such as this is discovering more wonderful aspects and attributes of this house. This property is likely to be of appeal to a wide range of buyers with over 4650 square feet of commodious accommodation arranged over three floors with fantastic space particularly for a large family or families looking for multi generational living.

THE LOCATION

Ladock is a thriving community approximately six miles east of Truro city. Village facilities include public house, primary school, parish Church, shop and post office and superb village hall with regular clubs and activities. Probus is within a couple of miles where there are further facilities and Truro which is renowned for its excellent shops and fine selection of bars, restaurants and main line railway link to London (Paddington). The house is also ideally located for access to the south and north coast as well as the A30. Newquay airport is approximately thirteen miles to the north.

In greater detail the accommodation comprises (all measurements are approximate):

GROUND FLOOR

Pedestrian path through a large iron gate to the front door.

ENTRANCE HALLWAY

Herringbone wooden flooring and turning stairs case.

INNER HALL

RECEPTION ROOM

French doors opening to the terrace.

LOUNGE

Feature fireplace and bay window.

REAR HALL

Second entrance to the ground floor apartment.

KITCHEN

Fitted with a range of units and island. Small utility room.

BEDROOM 1

BEDROOM 2

BATHROOM

A white suite comprising corner bath, vanity wash hand basin, shower and w.c.

INTERNAL LIFT

The original lift system remains in situ running from the ground floor to the second floor with doors on each level. The system has not been tested and any interested party may need to service or repair this.

FIRST FLOOR

The turning staircase with south facing window.

LANDING

Door to inner hall and bedroom 6.

INNER HALL

BEDROOM 3

Window to front enjoying views over the gardens and countryside beyond.

LOUNGE/DINING ROOM

Another fabulous reception room with feature fireplace and magnificent bay window to the gardens.

KITCHEN

A galley style kitchen fitted with a range of units, granite work top and window to the gardens. There is a large cupboard opposite the kitchen.

CLOAKROOM

W.C. and wash hand basin.

BATHROOM

A bathroom with a brand new free standing bath. Wash hand basin, w.c. and shower.

BEDROOM 4

BEDROOM 5

BEDROOM 6

INTERNAL LIFT

Accessible from the hall.

SECOND FLOOR

Turning staircase with another window to the gardens providing plenty of natural light to the stairwell.

LANDING

BEDROOM 7

Exposed beams and south facing window.

INNER HALL

Velux windows providing natural light.

LOUNGE/DINING ROOM

Exposed beams, and window overlooking the gardens.

REAR HALL

Doors opening to the balcony and rear access via external metal stairs. Access to the loft.

BALCONY

Stunning views to the east gardens and grounds.

BATHROOM

Suite comprising bath, wash hand basin, w.c.

KITCHEN

Fitted with a range of units, window to rear and exposed beams.

LINEN CUPBOARD

Fitted with shelves.

BEDROOM 8

BEDROOM 9

OUTSIDE

The property is accessed via a driveway that leads to a gravelled parking area, three garages, and the main pedestrian entrance to the house. As you approach, there is a canopy of mature trees, creating a woodland atmosphere as the drive winds its way down to the rear of the house. This picturesque approach sets a tranquil and inviting tone.The neighbouring property, Owl House, has the right to use the driveway and park alongside their entrance. As previously mentioned, the future owner of High Noon may wish to enhance the grandeur of the estate by creating an impressive drive through the gardens, originating from a gateway on the northern boundary. This could establish a spectacular and exclusive approach, highlighting the elegance and stature of High Noon.In addition to the main driveway, a separate pedestrian path meanders through the beautifully landscaped gardens, leading to metal steps that ascend to the top-floor apartment known as Treetops. This apartment offers a unique vantage point and a secluded retreat within the property. Another pathway provides access to both the front and rear of the main house.

GARAGES

There are three detached garages running alongside the driveway, historically one for each apartment.

GARDENS

The gardens are truly remarkable, representing the lifetime's work of the former owner who landscaped them over the years. These mature and established gardens boast a wide variety of plants, shrubs and trees, creating a diverse and vibrant natural environment. The grounds are expansive, measuring approximately 3.5 acres in total, providing ample space for exploration and enjoyment. Walking through the garden, one can discover hidden nooks and scenic views over the surrounding countryside. The sheer size of the grounds allows for a multitude of activities, from leisurely strolls to more intensive gardening projects.While the gardens currently showcase their inherent beauty, further work will be required to restore them to their former glory. This presents a unique opportunity for a new owner to make their own mark and transform the grounds blending the old with the new and potentially introducing new elements that reflect their own personal vision.The gardens offer tremendous possibilities for those who appreciate gardening, nature, and the joy of creating something special and unique. Whether it's cultivating the wild gardens, designing new features, or simply enjoying the peace and beauty of the surroundings, the gardens at this property will be of huge appeal. The potential for transformation and renewal is vast.

SERVICES

Mains water, electricity and drainage.

N.B

The electrical circuit, appliances and heating system have not been tested by the agents.

VIEWING

Strictly by Appointment through the Agents Philip Martin, 9 Cathedral Lane, Truro, TR1 2QS. Telephone: 01872 242244 or 3 Quayside Arcade, St. Mawes, Truro TR2 5DT. Telephone 01326 270008.

COUNCIL TAX

TBC

ENERGY PERFORMANCE

F

TENURE

Freehold

DIRECTIONS

Proceed in to the village of Ladock from the Truro direction and take the first right hand turning towards Grampound Road. Immediately after the right hand bend the driveway to the property will be found on the right hand side.

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