Porthmeor Road, St. Ives, Cornwall, TR26

Guide price £1,500,000

  • Receptions:
    3
  • Bedrooms:
    6
  • Bathrooms:
    8

A unique and exciting development opportunity in the heart of the conservation area, known as Downalong with direct access on to Porthmeor Beach. The site is located on Porthmeor Road with other entrances from the Pressing Yard and Porthmeor Beach.

Current Building - Overlooking the beach is a two-storey building with access on three sides, Porthmeor Road, Pressing Yard and Porthmeor beach. The fourth elevation adjoins Barnaloft. The property is not listed but it is in a conservation area. There are four separate Land Registry Titles individually rated for council tax. Some internal walls have been removed. (1) The commercial cafe to the beach front known as Waikiki Cafe. The Waikiki Cafe is owned by the Vendors' SIPP fund. (2) A one-bedroom ground and rear beach level flat, No 3B. (3) A first-floor flat overlooking beach (entrance on Porthmeor road) No 3.(4) A two-bedroom ground, first and second floor maisonette with entrance off Porthmeor Road (No 3A) The first-floor area was sub-divided by the previous owner, Maurice Summary, the entrance to the beach front part was from the steps leading up to No 1, the Pressing Yard. This door retains the No 3C on it but we do not know if this was ever officially divided or separately rated.

Development Plans - Planning permission under reference PA19/08819 was approved in March 2020 to redesign/extend and make external alterations to St Christopher's which formerly comprised three residential apartments and commercial premises. Part of the beach level was once a commercial beachfront cafe which currently has planning permission to convert to residential use. (See land registry plan attached).The approved planning permission is to create three apartments. The accompanying Computer-Generated Images give an indication of what the apartments could look like.The following text describes the layout as seen on the approved architect's plans. This is a provisional idea of how the accommodation could be arranged and should be altered to suit the purchaser's needs, subject to further discussion with planners and in order to comply with current building regulations. For example, our intention was to install a commercial-style sprinkler system rather than the fire doors shown, to create a striking open-plan interior design. (Porthmeor Road runs behind Porthmeor Beach and is one storey above the beach level. The description 'ground floor' refers to Porthmeor Road level. Ground floor would be viewed as first floor from the beach).Full residential planning use with no restrictions.

3 Porthmeor Road - Penthouse Apartment - 2,282 sq ft (212 sq m) Ground /First/Second floors 3 double bedrooms with en-suite shower/bathrooms. Open-plan living/dining/kitchen. Balcony. Roof terrace.

3A Porthmeor Road - Porthmeor Road Apartment - 742 sq ft (69 sq m) First/Second floors2 double bedrooms with en-suite shower rooms. Open-plan living/dining/kitchen. Balcony.

3B Porthmeor Road - Beach Apartment - 1,711 sq ft (159 sq m) Ground/Beach level1 double bedroom with en-suite shower room. Wet room/steam/bath/shower/WC. Further post-surfing shower/WCOpen-plan living/kitchen/diningInset terrace off beach and direct access onto beach.

NUMBER 3 St CHRISTOPHER'S - The Penthouse Apartment (colour blue on architect's plan) Entered from cobbled area in front of property on Porthmeor Road. A glamorous ground, first and second floor, three double bedroom apartment encompassing double-height spaces with dramatic glazing and balcony overlooking the famous Porthmeor surfing beach.GROUND FLOOR (1st floor from beach).ENTRANCE HALL, Coat cupboard, shower room, WC, utility room. RECEPTION ROOM/OPEN PLAN DINING AND KITCHEN AREASApproximately 60ft long with double-height glazing to beach and exceptional views of the sea, beach and headland beyond. Three double height Crittal-style windows overlook the Pressing Yard which have slatted wood screening for privacy/light pollution.Dining/kitchen areas with bridge crossing the void above .Seating area beside double-height glazing with balcony and expansive views of the beach, sea and sky. Floating open-tread stairs to the first floor.FIRST FLOOR (2nd floor from the beach).BEDROOM 2 Bedroom 2 is set back approximately 2 metres from the double-height glazing. It is fronted by a glass wall and includes a walkway across the void (over the seating area below) to a Juliette balcony overlooking the beach. En-suite shower room. WC. wardrobes.Bridge link to bedroom 3 and stairs to roof terrace at rear.BEDROOM 3Large Crittal-style window overlooking courtyard, en-suite shower/WC/wardrobes.SECOND FLOOR (3rd floor from the beach).MASTER BEDROOM 1Vaulted ceiling. Full-width glazing with balcony overlooking beach.En-suite, open-plan shower room with free-standing bath (seen in bedroom on CGI ). WC. wardrobes. SUN TERRACEStairs from bridge to roof terrace at rear of property (approx 3.5m x 2.5m) Parking space directly in forecourt of St Christopher's off Porthmeor Road.

NUMBER 3A ST CHRISTOPER'S - (Porthmeor Road apartment) Approached via traditional granite steps to a first floor sunny balcony this is a light, spacious, apartment with two double bedrooms arranged over first and second floors. FIRST FLOORRECEPTION ROOMDoor from balcony into a south facing living room with open plan kitchen and dining area. Windows overlooking the charming and historic Porthmeor Road.BEDROOM 2Double bedroom with window overlooking Porthmeor Road.En-suite shower room/WC.Stairs up toSECOND FLOORBEDROOM 1Loft -style double bedroom open to eves with dormer window overlooking Porthmeor Road and roof light to the rear above stairs. Low-level storage cupboards. En-suite shower room/WC with second dormer window.

NUMBER 3B ST CHRISTOPHER'S - Porthmeor beach-level apartment A unique split-level, one-bedroom apartment with direct access onto Porthmeor Beach. The beach-front part of this building was once the iconic Sundowner's cafe where well-known artists from the 1930s-1960s gathered and were inspired by the energy of the sea and the amazing sunsets.Entered from the cobbled Pressing Yard, this property, formerly a pilchard press, has thick granite walls with a traditional pressing ledge . CGI Images show the planned careful restoration of the historic wall feature which enhances the very special ambience that exists here - the feeling of living 'on the edge of the sea'.RECEPTIONApproximately 60ft long with built-in sunken seating around the fireplace. Inset full -width glazing/doors to the beach providing uninterrupted, thrilling eye-level views of waves which opens on to a covered, exterior terrace which is set back from the beach, nestled between the existing granite walls providing privacy from neighbours and the beach. Two sets of sliding heavy duty wooden doors set on both the interior the exterior side of the retained granite walls provide privacy an protection against the elements when desired.KITCHEN AND DINING AREASOpen-plan with reception. Due to the low-level seating design, the fabulous views of the sea and beach are uninterrupted. Extra light comes from windows looking onto the Pressing Yard. Enclosed utility room behind.REAR OF BEACH LEVELSPATo the rear of the kitchen there is an area designed as a cave-like spa with granite walls, freestanding bath, shower, steam room and separate WC.WET-ROOM There is a further wet-room/WC for post-surfing showers.STORE ROOMBOOTS/CLOAKROOM BINSTOREThere is an existing secondary door and window to the under croft area located below no 4 Porthmeor RoadSTAIRS UP TO GROUND FLOORBEDROOMSunny, south-facing double bedroom with large windows and door to cobbled forecourt off Porthmeor Road. En-suite shower room/WC and wardrobes.

NOTE Throughout the beach level, drainage has been incorporated into the solid concrete floors to allow any water to escape should it enter the property. On very limited occasions, when extreme winter storms coincide with a very high tide, this can happen - although there has only ever been a small amount of water seepage in the past. The proposed design places electrical outlets at higher levels and includes external quality sockets/switches which are not affected by water.The two sets of heavy-duty oak doors, described above, will provide strong protection from the sea in the event of a fierce storm. Much thought has gone into the design to allow for this rare occurrence without water causing internal damage. With the use of hard surfaces and strategically placed drainage, shown on the plans, any water ingress can immediately escape. The bedroom is located above at ground floor level so it will not be affected.

PARKING A double parking space in a garage suitable for a large car or two small cars is located a couple of minutes' walk away at the junction of Back Road West and the Digey and is available by separate negotiation.

Services Mains gas, electricity, water and drainage.

Fixtures and fittings All those items regarded as fixtures and fittings, together with the fitted carpets, curtains and light fittings, are specifically excluded from the sale. However, certain items may be available by separate negotiation.

Viewing Viewing is strictly by prior appointment with the joint Sole Agents Bradleys Estate Agents Ltd and Knight Frank LLP.

Further note for inclusion in the brochure (referring to architect 's plans) The submitted plans show doors to the bridge above the reception room for example. These doors were included to meet fire regulations for planning application purposes. However, the intention was to install a commercial sprinkler system which would then negate the need for the fire doors leaving a more open plan arrangement.

Directions
From our office on Tregenna Hill turn right. At the bottom of Tregenna Place turn right into the HIgh Street. At Market Place bear left into Fore Street. Follow Fore Street until the end and turn left into the Sloop Car Park. Go through the Craft Market and up the stairs. Turn right, then left into Porthmeor Road. The properties will be facing you.
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Floorplan for Porthmeor Road, St. Ives, Cornwall, TR26