WOODLAND MANOR HOTEL GREEN LANE, CLAPHAM, BEDFORD MK41 6EP

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1 WOODLAND MANOR HOTEL GREEN LANE, CLAPHAM, BEDFORD MK41 6EP

2 SUMMARY Country Manor Hotel set in 4.7 acres of private grounds; 34 well-appointed en suite guest bedrooms including 3 to detached cottage; Restaurant and function room with combined capacity for 100 Stylish bar; Conservatory; Planning permission to develop a new block of 7 lodges (13 bedrooms); Scope for further development subject to planning; Net turnover for the year ended December 2016: circa 1m. INTRODUCTION Records of a grand residence on the site date back to the early 19th Century though it was not until 1901 that Justice of the Peace, William Long Fitzpatrick (whose family crest is displayed over the entrance) constructed the manor house we see today. After World War II the Manor was used as a guest house and as a hospital for the Ministry of Supply. Later it was used as a research establishment before becoming a hotel in Acquired by our client in 2008, Woodland Manor is an established hotel, events and wedding venue run under the auspices of a general manager. Presented to a high standard throughout, hotel trades as successful upper mid-market hotel with complementing mid-week and weekend revenue streams. It is the agent s opinion that clear scope exists to grow the business further. For example, increasing the number of wedding receptions (2016: 36), building out the consented scheme for lodges/ more bedrooms and continuing to capitalise on the prosperity of the surrounding region. It is offered for sale due to our client s focus on other business interests. LOCATION The Woodland Manor Hotel occupies a secluded yet accessible trading location in the village of Clapham, just off the A6 and around 2 miles from centre of the county town of Bedford. In addition to corporate orientated clientele, the hotel is a popular wedding and events venues and ideal base to explore the attractions in and around the riverside town of Bedford. The area enjoys great transport links, with notable conurbations in the region including Milton Keynes (17 miles), Northampton (22) and Cambridge (32). Fastest train times from Bedford to London St Pancras are around 44 minutes. Central Bedfordshire forms part of the Economic Heartland; a collective of diverse and resilient economies deemed of national strategic importance. Of particular note is the region s strength in the science and technology innovations sectors. Indeed, Bedford is set to capitalise on its position along the Cambridge-Milton Keynes- Oxford Growth Corridor ; a major infrastructure project highlighted in the 2016 Autumn Statement which includes 27m of improvements to the Oxford to Cambridge expressway and upgrades to the region s rail network. Source:

3 THE PROPERTY AND EXTERNAL AREAS Originally constructed in 1901, this manor house is principally arranged over 2 storeys. It has been added to over the years including conservatory and bedroom wing. The main house retains much of its original character including sweeping staircase from the reception lounge leading past stained glass windows to the main house bedrooms above. A detached cottage, incorporating 3 of the guest bedrooms, is located within the grounds and a short distance from the main hotel building. Planning permission has recently been granted to develop a new block of 7 lodges (comprising 13 bedrooms) to the north east section of the site. Drawings for the consented scheme are available on request to Colliers International. Our client had advised that scope (subject to planning) exists for further development, potentially to include extension of the restaurant/ function suite and a spa building. Set in approximately 4.7 acres, the site includes extensive lawned areas and ample car parking. GUEST BEDROOMS The hotel features 34 en suite guest bedrooms, including 3 generous suites. All of the bedrooms are of a good size and are presented to high standard; with many in the original house benefitting from recent, individualised refurbishment. The bedrooms in the garden wing are particularly spacious and, again, have been maintained to a high standard by way of rolling refurbishment programme. Overall, the bedrooms are configured as follows: Premium Double 10 Double 18 Single 3 Suite: 3 In keeping with the hotel s upper mid-market status, all of the tastefully decorated bedrooms feature complimentary Wi-Fi, colour TV, hairdryer and hospitality tray.

4 PUBLIC AREAS The hotel features an array of fine public areas. These include: Autograph Restaurant, a silver service restaurant with a fabulous reputation; a beautiful room with up to 80 covers opening to a terrace with seating for a further 20. It adjoins the main function room which has capacity for around 20. In the main and especially for wedding receptions, the 2 rooms are combined to provide capacity for around 100. The Lounge Bar, with seating for around 30, is a more relaxed and informal dining and drinks area. In addition, the hotel as a spacious, relaxed reception lounge featuring cosy areas, character fireplaces and seating for around 12 Conservatory with capacity for around 20, and typically used for smaller meetings and private dining. Ladies and Gents WCs to the ground floor. ANCILLARY AREAS These include a well-equipped commercial kitchen, walk-in refrigerated room with walk in fridge preparation rooms, laundry room and chef s changing rooms. SERVICES The property is connected to mains water, drainage and electric. LICENCES We understand that licenses held at the property include Premises Licence, Public Entertainment Licence and licence to hold civil marriage ceremonies. WEBSITE TENURE The property is held on a freehold basis.

5 THE BUSINESS The Woodland Manor trades as successful upper mid-market hotel with 68% of Trip Advisor reviews rating the hotel as excellent or good. The principal revenue streams are strong midweek corporate business complemented by weekend weddings and leisure guests. Operated by a General Manager, the hotel employs some 14 full time and 20 part time members of staff. The recent trading performance is summarised as: Y/E December Net Turnover 999k 1.015m 852k For the year ended 2016, approximately 38% of the revenue was derived from accommodation with the balance from a mix of F&B, private and corporate function sales. It is the agent s opinion that clear scope exists to grow the business further. For example, increasing the number of wedding receptions (2016: 36), building out the consented scheme for lodges/ more bedrooms and continuing to capitalise on the prosperity of the surrounding region. FURTHER INFORMATION AND VIEWINGS Further information is available on request to Colliers International. In the first instance a customer viewing may be undertaken, whilst all formal appointments to view must be made through the vendor s agents who are acting with sole selling rights. Please note that under no circumstances should any approaches be made to hotel staff. GUIDE PRICE AND METHOD OF SALE Offers in the Region of 2.5m are invited for the freehold interest in the property and business. Stock in trade to be sold at valuation. Interested parties should note the property is opted to tax. Further information on this aspect of the opportunity is available from Colliers International.

6 Woodland Manor Hotel Woodland Manor Hotel The cottage FURTHER INFORMATION For further information or to arrange an inspection of the property, please contact: Paul Barrasford SUBJECT TO CONTRACT Insert source Disclaimer Colliers International gives notice that these particulars are set out as a general outline only for the guidance of intending Purchasers or Lessees and do not constitute any part of an offer or contract. Details are given without any responsibility and any intending Purchasers, Lessees or Third Party should not rely on them as statements or representations of fact, but must satisfy themselves by inspection or otherwise as to the correctness of each of them. No person employed or engaged by Colliers International has any authority to make any representation or warranty whatsoever in relation to this property. May 2017 Colliers International is the licensed trading name of Colliers International Property Advisers UK LLP which is a limited liability partnership registered in England and Wales with registered number OC Our registered office is at 50 George Street, London W1U 7GA.