8403L

• Picturesque East Staffordshire village set close to Burton upon Trent and Derby and surrounded by countryside and National Trust attractions.
• Bar (circa 40+) with exposed wooden ceiling and wall beams, quality furnishings and attractive log burner.
• Restaurant (circa 35+ covers) with exposed wooden beams to the ceiling and walls and coffee preparation area.
• Spacious ‘South facing’ Al Fresco garden (circa 180+) with heated and lit garden umbrellas, rattan furniture and wooden picnic benches and established colourful borders : Large lined car park : Smoking solution.
• Purpose built external kitchen and servery with a highly popular stone-built wood burning pizza oven.
• Fully equipped commercial catering kitchen with 5* EHO rating.
• 2-bedroom owners’ accommodation.
• Advised turnover circa £700,000 (incl. VAT) for year ending 31st March 2020. Since re-opening post pandemic sales are advised as currently being in the region of circa £14,000+ per week.
• Trade split: 55% Wet sales : 45% Food sales.
• Well respected local brewery lease with an attractive rent (circa 7.7% net t/o).

Location

This highly delightful inn is located in the affluent sought-after East Staffordshire village of Rolleston on Dove only 3 miles away from the famous brewing town of Burton upon Trent. Rolleston on Dove is surrounded by National trust visitor attractions and other desirable affluent villages having itself a primary and infant school, a post office and a few village shops and amenities. Nearby points of interest include Tutbury castle (2 miles), Calke Abbey (7 miles), Kedleston Hall (9 miles) and the fabulous Sudbury Museum of childhood is only 6 miles away. The city of Derby is within easy reach and Alton Towers is only a short drive away. The nearby road networks are excellent with the M42, A50, M1, A511 and A38 providing easy access to nearby areas including the tourist magnet of the Peak District national park.

THE PROPERTY

The property is of fully rendered brick construction and sits under a pitched, tiled apex roof. Entrances to the front and side provide access to all the trading areas. These consist of:

Bar (circa 40+ plus standing) is a delightful room bursting with warmth and character with loose chunky wooden tables, assorted chairs and a leather settee complimented by upholstered perimeter bench seating. The room is mostly carpeted and has exposed wooden beams to the walls and ceiling. There are areas of exposed brickwork and an attractive log burner sits on the side wall. To one end of the room is a large retractable screen and projector that shows major sporting events when required. To the other end of the room is an attractive bar server of wood construction with a feature ‘penny piece’ bar top, 4 cask ales on offer and a large oak perimeter. This leads through to:

Restaurant (circa 35 covers) has a warm, calm and relaxing atmosphere with loose tables and assorted dining chairs all sitting on a wooden floor complimented by exposed wooden beams to the ceiling and walls. An attractive area of exposed brick to the side wall, a large floor rug and fat candles sat on the windowsill really add to the ambience and character. To one side is a coffee prep station to service all the trading areas.

Ladies, Gents and disabled W.C.’s / CCTV.

There is a fully equipped commercial catering Kitchen with a walk-in fridge, 5* EHO rating and stainless-steel appliances and surfaces (appliances not tested). A separate dry goods and fridge freezer storage room is close by.

There is also a Ground Floor Cellar with python, remote and pumps etc.

OWNERS ACCOMMODATION

The owner’s accommodation has private access and is situated on the 1st floor. This briefly comprises of 2 bedrooms (1 double/1 single), a spacious lounge, kitchen and large bathroom.

EXTERNAL

To the front of the property is a spacious slabbed and grassed ‘South facing’ al fresco garden area (c180+) with rattan tables and chairs, wooden picnic benches and 2 large heated and lit garden umbrellas. Established borders, colourful planters and baskets and rolling countryside views make this area a delight in the summer months. To the side of the al fresco area is a purpose brick built external kitchen and servery with a highly popular stone-built wood burning pizza oven. To the other side of the property is a heated and lit smoking solution and the patrons lined car park with spaces 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- Thurs 10am to 11pm

Fri/Sat 10am to midnight

Sunday 12noon to 10.30pm

Current opening hours are:

Sun - Thurs 12noon to 10pm

Fri - Sat 12noon to 11pm

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 5 years remaining of the highly respected Marston’s brewery full repairing and insuring, renewable agreement. We are advised that the inn is fully tied on all products. We are informed that the attractive rent (circa 7.7% of net turnover) is currently circa £45,000 per annum to be reviewed in 2025. We are also advised that at the end of the term, the 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 mains services (no services seen or tested). Business rates payable are advised as currently being circa £36,000 per annum.

THE BUSINESS

The current owners took over the business in early 2019 and continued to run a popular and thriving business playing host to a a loyal, repeat and desirable clientele. The business is currently run by our vendor clients themselves assisted by circa 2 full time and circa 10 part time/casual members of staff. The business sits at the heart of the local community and offers a weekly quiz, regular themed food events and an immensely popular annual garden party & beer festival with acoustic band sessions on Bank Holidays. Pizzas served from the outdoor pizza oven and summer BBQ’s are also popular (especially in the summer months) and one of ‘many’ factors as to why this business previously won ‘Best Pub Restaurant National winner’ in Marston’s pub of the year awards. We are advised that accounts declare takings of circa £700,000 inclusive of VAT for year ending 31st March 2020 on a trade split of 55% Wet and 45% Food sales. Since re-opening post pandemic we are advised weekly sales are in the region of circa £14,000 increasing further when the sun shines. New owners could continue to operate the business using the same successful formula or they may wish to take advantage of extending the opening hours whilst introducing further ideas from their business plan. In our opinion, this business would suit a front of house/chef couple who have experience of working in a similar environment.

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

This business was viewed by Richard Fletcher who would be delighted to discuss further details and can be contacted on 07865 348375.

Viewing appointments can be made by emailing Guy Simmonds at sales@guysimmonds.co.uk or by contacting Richard Fletcher on 07865 348375.

All personal viewings undertaken must adhere to the evolving Covid-19 Government Guidelines

Details prepared July 2021