8320L

• Nestled between Ashbourne and Dovedale and surrounded by glorious Derbyshire countryside and tourist attractions, within easy reach of Carsington Water, Bakewell and Matlock Bath.
• Bar/Dining (c24+ plus standing) with countryside views, exposed wooden beams and stonework, a log burner and 4 cask ales on offer.
• Dining/Restaurant (36 covers) with rolling countryside views, a log burner and local artists paintings for sale adorning the walls.
• 3 attractive En-suite Letting Rooms (2 double/1 family).
• Fully equipped Commercial Catering Kitchen.
• 2 double Bedroom Owners’ Accommodation with private self-contained yard/garden.
• Spacious plot with plentiful bench seating and colourful floral planters : Rear grassed Garden Area (suitable for marquee use subject to approval) : Children’s Play Equipment : large Patron’s Car Park.
• Advised turnover circa £621,600 (incl. VAT) to December 2018 and a trade split of - 53% Food : 40% Wet : 7% Accommodation.
• Totally Private Estate owned ‘Free of Tie’ renewable lease with a highly attractive rent (Only circa 4% of current advised Net Turnover).

Location

This highly desirable unopposed inn is located on the main road running through the village of Mappleton on the edge of the glorious Derbyshire Peak District National Park (the gateway to the Dove Valley). The Peak District is a world of contrasting natural beauty, with moors, dales, rivers, springs and caverns and at its heart it is known and loved by millions for its breath-taking views, relaxation, inspiration and adventure. The business attracts an excellent level of repeat trade from the thousands of visitors, tourists, walkers and ramblers that frequent this popular region all year round. Surrounded by walks, tourist attractions, beautiful villages, campsites, caravan parks and B&B’s make this an enviable place to live. Nearby points of interest include the lovely market town of Ashbourne (with its infamous Tissington Trail), Carsington Water, Dovedale, Buxton, Bakewell and Matlock Bath. Alton Towers theme park is also only a short drive away. The property is situated within easy access of the transport networks with the A52, A6 and A515 complimented by further ‘A’ roads providing access in and around this simply stunning county.

THE PROPERTY

This substantial and popular Grade II listed inn sits on a large plot and is of limestone/block and brick construction sitting under a pitched tiled roof. A delightful entrance porch with exposed stone walls to the side of the property provides access to the open plan trading areas. These consist of:

Bar/Dining area (c24+ plus standing) has delightful rolling Derbyshire countryside views and is a well-presented room with loose tables and chairs complimented by wooden perimeter bench seating all sat on a ceramic tiled floor. The room has exposed stonework, exposed wooden ceiling beams and hanging chandeliers that look down on a stone-built fireplace with built in log burner to one end. The room also has a darts throw and large wall mounted HDTV. Leads through to:

Dining/Restaurant (c36 covers) also has lovely countryside views and a warm and relaxed atmosphere. Loose tables and chairs all sit on a wooden laminate floor and to one end of the room is an exposed stone and brick-built fireplace with a roaring built in log burner. The room also has local artists paintings available to purchase adorning the side walls.

There is a well-presented central bar server of wood construction with 4 cask ales on offer to service all the trading areas.

Ladies & Gents W.C.’s / CCTV.

There is a fully equipped Commercial Catering Kitchen with stainless steel appliances and surfaces (appliances not tested) and Dessert/Prep, dry goods store, fridge/freezer store and wash up area leading off. There is also a ground floor Cellar with python, remote etc.

OWNERS ACCOMMODATION

The owner’s accommodation is located on the 2nd floor and briefly comprises of: 2 double bedrooms, lounge and bathroom. There is also a single bedroom/office space to the 1st floor. To the rear of the property is a self-contained private yard/garden area with several outbuildings currently used for storage purposes.

LETTING ACCOMMODATION

Situated on the 1st floor of the property are 3 delightful en-suite letting rooms consisting of: 2 double and 1 four poster/family room. All rooms have tea/coffee making facilities, HDTV’s and stunning rolling countryside views across the Okeover Estate.

EXTERNAL

To the side of the property are numerous wooden picnic benches (c80+ covers) and a great place to sit and take in the surrounding countryside views. This is complimented by colourful baskets, troughs and planters all around. To the rear of the property are further picnic benches (c60+ covers) with an enclosed grassed Garden Area and children’s play equipment. There is also a large grassed area currently home to several geese that in our opinion could hold a marquee in order to accommodate events (subject to the relevant approvals). The patron’s Car Park is also to the side/rear with space for circa 45+ cars.

TRADING HOURS

We are advised that the business trades with the benefit of the Premises Licence (not seen) which permits the sale of alcohol during the hours of:

Mon- Sun 12noon to midnight

Current opening hours are:

Mon - Sat 12noon to 11pm

Sunday 12noon to 10.30pm

NB. Important. Prospective purchasers wishing to continue to operate the public house should ensure that they gain the APLH Qualification in readiness for their intended operation of the Public House.

GENERAL REMARKS

The business is offered for sale as a lease assignment with approximately 8 years remaining of the private Okeover Estate owned full repairing and insuring, renewable agreement. We are advised that the inn is totally ‘free of tie’ on all products and that the highly attractive rent is currently £21,240 per annum (only circa 4% of current advised net turnover) not to be reviewed until 2021. We are advised that at the end of the term, the current lease (not seen by Guy Simmonds) should be renewable with no further premium – subject to the provision of the Landlord & Tenant Act 1954. We are advised that the inn benefits from Calor Gas for cooking purposes and oil/electric for heating (no services seen or tested). Business rates payable are advised as currently being circa £3,000 per annum.

THE BUSINESS

The current owners purchased the leasehold business in December 2012 and over the past 7 years have created a popular, thriving and profitable business offering quality locally sourced home cooked food, ales and drinks and comfortable accommodation. This attracts a desirable, loyal, repeat, tourist/visitor clientele and muddy boots, children and dogs are also welcome. The business is currently operated by the owners themselves and they are assisted by 2 full time and circa 12-part time/casual staff. Our vendor clients have other business interests and are now looking to sell this business on in order to be able to concentrate their efforts elsewhere. Sitting at the heart of the local community the business plays host to a long-standing dominoes team, is a member of Brit Stop, holds a popular Sunday carvery and also puts on the occasional quiz, live entertainment evening/themed events. We are advised that accounts ending 31st December 2018 show a turnover of c£621,600 (inc VAT) achieved on a trade split of 53% Food, 40% wet sales & 7% Accommodation. New owners could continue to run the business using the same highly successful formula or may wish to take the business to the next level by introducing ideas from their business plan. This business would ideally suit experienced operators who have previously worked in a similar hospitality environment.

Accounting information will be made available to interested parties after viewing.

Viewing appointments must be made by contacting Guy Simmonds at sales@guysimmonds.co.uk.

Details prepared October 2019