JD Commercial Property Directory

TEA ROOM / CAFE AND LEISURE PARK WITH THREE BEDROOMED ONSITE OWNERS ACCOMMODATION

 Cafe / Tea Room, Leisure Park and three bed owners accommodation
 Views overlooking the Town’s harbour and Bristol Channel
 Leisure park with attractions including tennis, putting, green bowls, French boules, croquet, table tennis
 Improved grounds, gaming areas and kitchen during current owners tenure
 Cafe with internal and alfresco covers for circa 66
 Three bedroomed owners accommodation, with private garden
 Operated by a husband and wife partnership with no staff
 Services : All mains connected
 Rateable Value : £1,525    Rates Payable : £366.76 (with small business relief)

LOCATION

Ilfracombe is a popular resort situated on the North Devon Coast, with an estimated population in the region of 10,500.  The sub regional centre of Barnstaple lies approximately 13 miles to the south.

THE SITUATION

The subject property is situated in Larkstone Gardens, at the foot of Hillsborough Hill overlooking the Town’s harbour and the Bristol Channel.  There are two municipal car parks close-by including the car park adjacent to the Town’s swimming pool.

THE PROPERTY AND CONSTRUCTION

Originally constructed and designed as the Town’s tennis club and Tea Room, the building dates to the early 1920’s.  Over the years the establishment has been transformed from solely being a tennis club to the Leisure Park which is seen today.  The Leisure Park has been developed with assorted terraces providing different gaming areas including putting, grass tennis court, croquet, green bowls, French boules and table tennis.  As well as the gaming attractions the cafe / tea room offers both internal and external seating with far reaching views over the harbour and beyond to the Bristol Channel.  The cafe / tea room is situated at the front of the owners dwelling, which is of two storey construction under a pitched tiled roof.  There have been later extensions to the front and side of the property which are used as the commercial parts of the business.  The private accommodation consists of three first floor bedrooms, kitchen, lounge / diner and utility room and a private rear and side garden.  Our clients’ have improved and upgraded the grounds, gaming areas and kitchen during their ownership.

THE PROPOSAL

Our client is inviting offers for the leasehold interest of the business and an assignment of the existing 10 year lease with approximately 8 years remaining.  The current rent is £11,000 p.a.x.

THE BUSINESS

The business is owner occupied by a husband and wife partnership, with no additional staff employed.  Currently trading 6 months of the year, hours have been further reduced as one of the owners has other employment commitments out of the area.  As such the business has been operated 7 days a week in July and August with only weekend opening for the remaining 4 months.  For further accountancy information please contact the selling agents, JD Commercial.  There are two areas of the property that have not been developed to produce income and as such there is yet further scope to increase the trade.  These two areas are as follows: 1) three hard surface former tennis courts 2) further parcel of land opposite the main Leisure Park site.

AGENTS NOTE

Our client’s currently rent the Pitch and Putt course which adjoins the Leisure Park as part of Larkstone Gardens.  This is not within the main lease, and it is owned by North Devon District Council, and as such its operation is due to be put to tender in 2011.  The figures for the Pitch and Putt and the Leisure Park have been kept separate by our clients.

THE STOCK

Any current stock to be purchased at valuation upon completion.

THE INVENTORY

The property is sold with an inventory of trade fixtures, fittings and equipment, including grass cutting and maintenance equipment.

VAT

Payable, if applicable, at the prevailing rate.

THE ACCOMMODATION (comprises)

GROUND FLOOR

CAFE / TEA ROOM
Covered entrance leading to cafe area, with table and chair seating for circa 16 overlooking Leisure Park and Bristol Channel.  Base units, fridge, 2 x microwaves, stainless steel wash hand basin, till, ice cream fridge.  Patrons’ toilet with low level w.c., adjoining cloak room with wash hand basin and hot water heater

ADDITIONAL SECOND TEA ROOM AREA (FORMER LOUNGE)
17`5 x 16`10 (5.30 m x 5.15 m) radiator heating

KITCHEN
Vinyl floor, fridge, 4 tier shelving unit, 2 compartment oven with grill and 8 gas burner rings, stainless steel work benches, eye and base units, electric oven with worktop fitted electric hob, double glazing, radiator heating, wash hand basin, servery hatch to kitchen area with Cafe / Tea Room

HALLWAY with carpet and radiator heating

BATHROOM
Vinyl floor, radiator heating, wash hand basin, low level w.c., bath, double glazing

UTILITY ROOM
Boiler, chest freezer, upright freezer, double glazing, door to rear yard and garden

FIRST FLOOR

LANDING with carpet and radiator heating

BEDROOM 1
11`10 x 11`7 (3.60 m x 3.55 m) carpet, radiator heating, double glazing

BEDROOM 2
10`11 x 9`2 (3.30 m x 2.80 m) carpet, radiator heating, double glazing

BEDROOM 3
14`5 x 12`1 (4.40 m x 3.70) carpet, radiator heating, double glazing

OUTSIDE

The owners have their own family garden to the side and rear of the property.

THE LEISURE PARK

The Leisure Park area is predominately laid to lawn with floral borders and established trees / shrubs.  There are different gaming terraces such as putting green, croquet, French boules, green bowls and a fenced grass tennis court.  At the entrance to the Leisure Park is a children’s play area with climbing frame and assorted toys.  There is a terraced grass seating area to the front of the Cafe / Tea Room with picnic benches providing covers for at least 50. 

Commercial Funding

Having been in the trade for many years we have established good connections in the finance sector.  Our association with these Banks and Commercial Brokers mean that we are able to offer you introductions to competitive finance packages, for a new purchase or refinance purposes alike.  Whether it is initial advice on your likely purchase level or if you are at the point of making an offer, you will often be able to achieve preferential rates, possibly saving you thousands of pounds.  Please call for more information.

IMPORTANT NOTICE
JD Commercial for themselves, and for the Vendors of this property whose Agents they are, give notice that:
1.  The Particulars are set out in general outline only for the guidance of intending purchasers and do not constitute part of an offer or contract.  Prospective purchasers should seek their own professional advice.
2.  All descriptions, dimensions and areas, references to condition and necessary permissions for use and occupation and other details are given in good faith and are believed to be correct, but any intending purchaser should not rely on them as statements or representations of fact and must satisfy themselves by inspection or otherwise as to the correctness of each of them.
3.  No person in the employment of JD Commercial has any authority to make or give any representation or warranty whatever in relation to this property or these particulars nor to enter into any contract relating to the property on behalf of JD Commercial, nor into any contract on behalf of the Vendors.
4.  No responsibility can be accepted for any expenses incurred by any intending purchaser in inspecting properties which have been sold, let or withdrawn.

PROPERTY MISDESCRIPTIONS ACT 1993
1.  All measurements are approximate.
2. While we endeavour to make our sales particulars accurate and reliable, if there is any point which is of particular importance to you, please contact JD Commercial and we will be pleased to check the information for you, particularly if contemplating travelling some distance to view the property.
3. We do our utmost to comply with this Act in full.  However we are also trying to represent our clients’ properties in their high possible light, as such we may use summer photographs to promote some properties.

VIEWING
By strict appointment through the selling Agents, JD Commercial, 42 Ridgeway Drive, Bideford, North Devon. EX39 1TW
TEL: (01237) 424053 / 07868 846357 E-MAIL: sales@jd-commercial.co.uk