LOCATION Atwell Gardens is located on the rural outskirts of the popular village of Luxulyan which offers a range of local amenities including a post office, public house, primary school and church. There are open moorland and woodland walks within the Luxulyan Valley with its impressive Treffry Viaduct. Approximately two miles from the Eden Project, Luxulyan Valley is approximately 140 acres in size and in recognition of its historic mining, gained World Heritage Status in 2006. In the village is the railway station, which can take you to either the south coast of Par or the North coast of Newquay. The town of St Austell is situated approximately 5 miles away and offers a wider range of shopping, educational and recreational facilities. Here there is a mainline railway station and leisure centre together with primary and secondary schools and supermarkets. The picturesque coastal port of Charlestown and the award winning Eden Project are easily accessible and within a short drive. The town of Fowey is approximately 8 miles away and is well known for its restaurants and coastal walks. The Cathedral City of Truro is approximately 20 miles from the property. EXTERIOR The extensive mature gardens of about 1.4 acres are beautifully stocked by countless mature shrubs and trees including magnolias, rhododendrons, camellias, beech, ash, oak etc intersected by lawned areas and footpaths which meander through the different sections of gardens. Above this is a bluebell wood planted with a large variety of trees and as its name suggests has a carpet of bluebells in the spring. In one corner of the wood is an old double stable block which is currently used as a wood shed. The lane to the east of the property is part of the Saints Way and Sustrans cycle route from Bodmin/Lanhydrock to the Eden Project. DETACHED GARAGE AND STUDIO BLOCK This is located alongside the vehicle entrance and has been reroofed in recent years and comprises a single garage with inspection pit, rear lobby area with w.c. off. Attached to the side is a useful studio/office with windows to two sides, rear entrance door, power and lights connected and wall mounted electric fire. RESIDENTIAL BUILDING PLOT This attractive plot is located to the south of the house, one of two granted outline planning permission under decision number PA21/03156 on the 20th June 2022 and is included in the sale of Atwell Gardens. The second plot is to the north of the house and is not included in this sale but is available for purchase by separate negotiation for £200,000.. THE ACCOMMODATION To the front of the property a sliding door opens into the veranda which is enclosed by full height double glazed windows. An internal door then leads to the T shaped entrance hall with doors to most rooms. To the right is the living room which has a box bay window to the front and a fireplace with inset multi-fuel burner, slate hearth and granite lintel. Double doors lead from here to the side conservatory. The separate dining room has high shelves around the top of the room and a period fireplace (currently not in use). There is a serving hatch to the kitchen and full height glazed door to the exterior. The kitchen/breakfast room is to the rear of the property and has double aspect windows and a built-in airing cupboard to one end with hot water storage cylinder. The kitchen is fitted with a range of panel fronted floor and wall cabinets and worktops which incorporate a one and a half bowl sink unit. There is a cupboard space for a fridge freezer, plumbing and space for a dishwasher and space for a range cooker. A door leads out to the large rear conservatory/utility room where there is a door to the exterior, windows to two sides and plumbing and space for a washing machine and tumble dryer. Off the main hall to one side are the three ground floor bedrooms. Bedroom two is a good-sized room with a box bay window to the front and side with a fully glazed door. There is a built-in cupboard to one side of the period fireplace which has a tiled back and hearth. Bedroom three is currently used as a study but is a good sized double room with window out to the veranda. Bedroom four is a good-sized single room. Also, on the ground floor is the bathroom with shower over the panelled bath and a sink and there is a separate w.c. The final room would have previously been a bedroom but now houses the stairs to the first floor with built-in under stair storage. The master bedroom, on the first floor, is a large room with two dormer windows enjoying the view across the garden and valley beyond. There are two sets of double built-in wardrobes, various eaves storage access points and an en-suite shower room with Velux window. GROUND FLOOR Enclosed Verandah 15'3" x 4' (4.65m x 1.22m). Living Room 14'3" x 12' (4.34m x 3.66m). Conservatory 13'3" x 9'9" (4.04m x 2.97m). Dining Room 12' x 12' (3.66m x 3.66m). Kitchen/Breakfast Room 20' x 9'3" (6.1m x 2.82m). Rear Conservatory/Utility 19'3" x 8'6" (5.87m x 2.6m). Lobby 9'9" x 8'9" (2.97m x 2.67m). Bedroom 2 14'3" x 12' (4.34m x 3.66m). Bedroom 3/Study 12'8" x 9'9" (3.86m x 2.97m). Bedroom 4 9'9" x 8'6" (2.97m x 2.6m). Bathroom 8'9" x 4'3" (2.67m x 1.3m). Separate w.c. FIRST FLOOR Master Bedroom 23'6" max x 13'9" max (7.16m max x 4.2m max). En-suite Shower Room 7'9" x 7' (2.36m x 2.13m). Tenure Freehold Services Mains water, electricity and private drainage and oil-fired central heating. Council Tax Cornwall Council - Band F Viewing Strictly by appoitment with sole selling agent From Bodmin take the A389 and go through Lanivet. After you leave the village take the left hand turning under the A30 and follow this road almost to the end until you see a right hand turning to Luxulyan. Take this road and follow it for a couple of miles until you arrive at Luxulyan. On entering the village take the left hand turning sign posted to Luxulyan Quarry, opposite the school. Follow this road for a short distance then take the first right hand turning. After a short distance Atwell Gardens will be seen in front of you as the road bears around to the right.
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