8389F

• Prominent riverside location in East Witton, Leyburn, capturing a good level of passing trade.
• Welcoming public bar (circa 18) with impressive open fire.
• Separate Lounge Bar (circa 20) with open fire.
• Intimate dining room (circa 20).
• 3 well-presented en-suite letting rooms.
• Self-contained 2 bedroom owners’ accommodation.
• Stunning large beer garden on the banks of The River Cover with generous outside seating (circa 100).
• Advised turnover Y/E January 2019 of £403,511 (exclusive of VAT).
• Trade sales split approx. 55% Wet / 40% Dry/ 5% Accommodation.

Location

The business is located in East Witton, on the A6108 between Leyburn and Masham alongside The River Cover a few hundred yards upstream from its confluence with The River Ure. Both rivers are extremely popular amongst anglers and yield excellent trout and grayling.

East Witton is a village and civil parish in Wensleydale, in the Richmondshire district of North Yorkshire. The area is a haven for walkers, cyclists and those that partake in field sports.

The parish includes the ruins of Jervaulx Abbey and Braithwaite Hall a 17th Century Manor House, owned by The National Trust.

The western part of the parish lies within the Yorkshire Dales National Park and to the east of the village is the Nidderdale area of Natural Outstanding Beauty.

The Historic Town of Middleham lies just 1.5 miles from the business. Dubbed the Newmarket of the North, Middleham, once the residence of Richard 111 is one of Yorkshire’s most famous horse racing centres. The market town of Masham is the home of the Theakston’s and Black Sheep breweries complete with visitor attractions.

THE PROPERTY

The property is a 2 storey Grade 11 Listed Building of stone construction – rendered under a stone slate roof, occupying a prominent position on the A6108 on the banks of The River Cover.

A Central Bar server extends to both Bar areas- The Public Bar (circa 18) Located at the front of the property with exposed beams and impressive open fire, carpeted flooring with a variety of bench and stool seating around free-standing tables.

Lounge Bar (circa 20) The seating area is carpeted throughout and seating round free-standing tables. Again, with exposed beans and open fire. French patio doors lead to the beer garden.

Separate Dining Room (circa 20) with dual aspect, character beams and exposed brick work on one wall, Gas fire and carpeted throughout.

Ladies and Gents W.C’s.

The business is served by a fully equipped Underground Cellar.

The business has a very well proportioned fully equipped Catering Kitchen, located on the ground floor. Separate wash up area. Separate preparation area and separate fridge/freezer room with walk in fridge. (equipment not tested).

OWNERS ACCOMMODATION

On the 1st floor of the property the owners’ accommodation comprises 2 double bedrooms, large lounge/diner, bathroom and private kitchen.

Notwithstanding the owners’ accommodation within the business, the owners currently live in a large detached bungalow next door. This briefly comprises: 3 double bedrooms, one en suite, family bathroom, kitchen, living room, office, utility area, large garden, driveway and garage. This property is potentially available to buy/rent subject to separate negotiation.

LETTING ACCOMMODATION

The business benefits from 3 well-presented en-suite letting rooms (2 double, 1 twin).

EXTERNAL

To the rear of the property there is a truly impressive riverside beer garden laid predominantly to lawn with wooden bench seating (circa 100).

The business is served by a car park located the other side of the A6108 with parking for circa 30 vehicles.

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:

Monday to Sunday 11.00am to 11.00pm

The business operates opening hours that mirror the trading licence with food currently served:-

Monday to Sunday 12:00 to 14:00 and 18:00 to 21:00

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 property and business is being offered for sale freehold (although we have not had sight of the title deeds). All mains services are connected with gas central heating (no services tested).

We are advised that business rates payable are £6,684 per annum for 2020/21.

THE BUSINESS

The current owners purchased the business in 1996 and this is only being offered for sale so that they can enjoy a well-earned retirement.

The current owners have built up an extremely profitable business from a loyal customer base and an element of passing trade. The business is renowned for its cask ale offerings and has been listed in the Good Beer Guide for over 20 consecutive years. These cask ale traditions and expertise resulted in the business being awarded The Yorkshire Pub of the year in 2011 by CAMRA.

The business has an agreement with the local Jervaulx Estate to sell day fishing tickets to anglers to make use of a 2 mile stretch of fishing rights on The Rivers Cover and Ure. This helped the business gain exposure in the Salmon and Trout publication in 2019.

An additional income stream has been generated through participation in The Brit Stops and MHS Motorhome stopover schemes, whereby motorhome users are able to make use of the car park overnight at no cost on the understanding that they actively support the business whilst staying, it is estimated that around 150 motorhomes make use of this facility each year.

Due to the location of the business it also enjoys strong footfall from those enjoying outdoor pursuits. A very popular Wensleydale circular walk which takes in Jervaulx originates at this historic country inn. A strong winter trade is generated by customers partaking in field sports in the locality.

We are advised that accounts declare takings of circa £403,511 (exclusive of vat) in the year to the end of January 2019.

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: March 2020.