Pub Layout
The Woolcomber is a very large building and has 2 main trading rooms. From the front main access, you enter into a lobby which houses the ladies and gents toilets and also doors to both trade spaces. To the right, you have the more traditional trade zone, which has a long wooden bar to the back and which is currently used for sports and live TV and hosts a pool table and 2 dart boards. Lots of fixed bench seating and high tables suit the style of this room as an active space with a high footfall. Situated across the entire back of the pub is the second trade zone which is more family orientated and has a more pub lounge feel to it. It is home to a generous long wooden bar, a stage to one corner, and has lots of low-level seating available for drinking and dining. This area also gives access to a small conservatory and the rear grassed garden. Both trading rooms are served by the central bars which back onto each other, ideal for keeping staffing levels low as both bars can be served simultaneously. Off the bar, you will find an office, a large store room with its own external access, and also the trade kitchen. Moving through, you will also find access to the rear enclosed yard and cellar that is below ground and also the entrance to the private quarters. The pub has a wrap-around car park for over 40 cars and at present is partially covered outside the front of the pub with a small Astro turf area accommodating 15 picnic benches. To the rear is a more traditional safe enclosed pub garden with a pergola producing both shade and cover for drinkers.
Trading Style:
The pub at present trades to the local community with most customers walking to the pub. Opening hours are currently dictated by our current licensees from 4pm onwards in the week and all day at Weekends. The draught drinks offer is small and targeted to its current customers. Sports teams such as darts and pool are popular as is the weekly karaoke held on a Friday night. The early doors trade is often bolstered by local tradespeople calling on the way home from work. An external food offering is available at the pub currently which seems to be proving popular with the locals.
Accommodation:
Private Accommodation
This consists of three good-sized bedrooms, a kitchen, living room, bathroom, and separate toilet. The landing is a fair size and is currently used as a dining area and there is ample storage.
Financial:
Annual Rent: £18,000 (Starting rent of £10,400 p/a (net) available)
Security Deposit: £3,000 (Building to £5,000 during tenure)
Working Capital: £2,500
Stock: £2,500
Business Rates: £Nil. Based on the April 2023 rating list, the Zero Rates Payable is based on small business rates relief being applied for by the licensee and the licensee only occupying one property for commercial purposes.
Fixtures and Fittings: To be confirmed upon valuation – funding options may be available for the right licensee.
Tie: All drinks categories are tied. For fully funded licensees on long-term agreements, we offer free-of-tie options for certain drinks categories in exchange for an annual fee.
For a breakdown on financial information, please refer to the ‘Additional Info’ tab.
BDM Vision:
The Woolcomber is an existing opportunity for a new licensee to build on an already well-established solid community pub retail offer. The pub should trade as a community pub with teams and encourage families to use it often. It should ideally be able to hold some big outside events each summer and have a food offer available to increase the footfall. Teams and sky sports would be a huge benefit at the site and would see midweek activity improved greatly. It should draw people out of Hinckley as it is a very short drive away and hold a prominent main road frontage. A proper community venue, the Woolcomber should be able to cater for a variety of clientele and the drinks offer available should be adaptable to trending business needs. An active social media following will also see the trade increase dramatically.
Future Plans:
Additional Information:
Annual Rent: This is our lowest rent figure associated with a Full Tie. If the tie is reduced the effective rent (via Tie Release Fees) will increase. Rent is billed and paid for weekly in advance depending on the payment terms agreed). On occasion, our Business Development Manager will discuss a start-up rent which is discretionary to an individual pub and can be discussed.
Security Deposit: This sum of money will be held on your account and will be returned to you on exiting of the pub based on your final account balance and the condition of the property. Our standard deposit is 25% of the headline rent. On occasion, we can negotiate a lower security deposit with the aim to build up to our full deposit on a long-term agreement.
Working Capital: This is a recommend amount required which will be used in the day-to-day running of the business.
Stock: This will be valued by an independent valuer on the day you take over the pub. This includes unbranded glassware, unopened bottles, wines, spirits, any unopened/opened kegs and cask ale providing the container is unopened.
Fixtures & Fittings: This includes any item that is bolted to the floor or walls, and a fitting to be any item that is free-standing or hung by a nail or hook. This will also include furniture.
Tie: All drinks categories are tied. For fully funded licensees on long-term agreements, we offer free-of-tie options for certain drinks categories in exchange for an annual fee.
Training: £350.00 – Before signing a long-term agreement, you will be required to attend our 7 Steps to Sales Success training programme. Held online over two days, you will learn marketing and business strategies that will help you to grow sales in your pub – step-by-step.
Service Charge Cost: £63.33 per week – The Admiral Taverns Premium Maintenance Package will help take care of your compliance and statutory obligations with one simple fee, whilst giving you peace of mind about your boiler and cellar cooling repair and replacement. This also includes full access to e-learning for you and your staff.
*Zero Business Rates: Based on the April 2023 rating list, the Nil Rates Payable is based on small business rates relief being applied for by the licensee and the licensee only occupying one property for commercial purposes. Please note, this only applies to pubs marked with an Asterix *
#J-18808-Ljbffr