On the instructions of Tim Dolder and Trevor Binyon of Opus Restructuring LLP, Joint LPA Receivers, The Royal Beacon Hotel. FOR SALE The Royal Beacon Hotel The Beacon, Exmouth, Devon, EX8 2AF
Summary Summary n 52 bedroom hotel, part Grade II Listed n Restaurant, bar and banqueting facilities n Located in an elevated cliff-top position, with panoramic coastal views n Good access to Exeter City Centre and surrounding areas via the M5, A30 and A303 n Freehold Substantial offers invited for the benefit of the freehold interest
Queen s Drive Location Location The Royal Beacon Hotel is located in Exmouth; a sizable seaside town 11 miles to the south of Exeter in South Devon, The hotel is located close to Exmouth town centre in a A30 Exeter M5 Clyst St Mary A376 A3052 Newton Poppleford A3052 Sidford quiet, elevated position within a Regency terrace. It has panoramic views over well-tended gardens and the Devon coastline, across the River Exe to the Dawlish Warren National Exminster Topsham Sidmouth Nature Reserve. Exmouth is a well-known tourist town with two miles of family friendly beach. It is a A379 A376 Lympstone East Budleigh centre for water sports with the town boasting great conditions for sailing, kite surfing, A38 windsurfing, kayaking, paddle boarding, jet skiing, rowing and yachting. It attracts both cyclists and walkers to follow the cycle path that runs along the seafront, and up to the Exe Estuary Trail and on to the village of Lympstone and beyond to Topsham and into Exeter. There is a regular train service to and from Exeter St. Davids from which there are direct Chudleigh A380 Dawlish Warren Dawlish Exmouth Sandy Bay Budleigh Salterton train services to London Paddington, taking approximately 2 hours 30 minutes. The A237 from Exmouth provides access to both the A30 and the M5. A376 The Property The Royal Beacon Hotel comprises an end of terrace Grade II Listed five storey period property which was constructed in the early 1800 s. The property was previously two separate buildings; a hotel and a house. It was merged into one hotel in the 1960 s and has been operating continuously since then. Exmouth Rolle Street Fore St Albion Hill Salterton Road Cranford Avenue Douglas Avenue To the rear of the main hotel set alongside the hotels car park there is a partially detached bedroom annexe (Courtyard Rooms) which was added around 2008. Royal Beacon Hotel Esplanade Queen s Drive River Exe
Accommodation Description Letting rooms The hotel provides a total of 52 en-suite bedrooms of which 35 are located within the main property with the remaining 17 being located in the rear annexe (Courtyard Rooms). The letting bedrooms within the main property are arranged over first; second, third and fourth floors and thirteen of these allow views out to the sea. The rooms comprise a mixture of doubles and twins with one family room (quad) and two singles. Two of the rooms (202 and 204) can, if required, be interlinked. Four of the rooms have walk-in/shower wet-rooms and the remaining rooms all have bath/showers. The Courtyard rooms are a mixture of doubles and twins, arranged over ground and first floor, linked via a passenger lift. Fifteen of the bedrooms have showers ensuite, whilst two have bath with shower.
Restaurant, Bar and Function Rooms 1810 Restaurant Situated at the front of the hotel and enjoying views out to sea. The restaurant provides seating for 70 in three interlinked rooms, one of which has the benefit of a Civil Wedding Licence. The restaurant is well presented throughout. To one side is a still room which leads through to the commercial kitchen. This is of a good size with an appropriate range of equipment. Off the main kitchen is a large prep kitchen from which there is access to the first floor ballroom. Bar The Marine Bar and Lounge, open to non-residents, is located on the ground floor adjacent to the hotel reception. It is a good size bar and lounge area and benefits from traditional décor, natural light and views over the Exe Estuary and beyond. Donato s Bar/Restaurant Located on the lower ground floor and having both internal access from the hotel lobby and a dedicated entrance from a side road. Donato s Restaurant is not currently trading. The restaurant previously provided seating for up to 70 covers in 3 interlinked areas. It has its own trade kitchen and customer WC s. There are two conference/function rooms within the hotel. The Ballroom Accessed via the hotel lobby, the Ballroom, located on the first floor to the rear of the property, can accommodate up to 120 in an attractive room with high ceilings, chandeliers, and good natural light. It can be divided into two areas comprising a dining/reception area and a dance floor with stage and DJ/point. The ballroom has its own dispense bar as well as a prep/service kitchen from which the main hotel kitchens can be accessed. The Ballroom has the benefit of a Civil Wedding Licence Parlour Room Located to the rear of the main hotel is the parlour room, this is used for a variety of smaller functions such as drinks receptions and/or informal meetings. Public Areas Stairs off the Beacon provide access to the hotel. To the right hand side of the entrance lobby is the lounge and Marine bar. To the left hand side of the lobby is the hotel reception and 1810 Restaurant. Also located on the ground floor are the costomer toilets and access to the passenger lift, linking ground to first, second and third floors of the main hotel. Ancillary Areas Manager s office, staff rest-room, general store rooms at ground level with laundry rooms located on each floor of the hotel.
The Business The Business The Royal Beacon, despite being in Receivership for the last few years, still enjoys a good reputation within the local community. It attracts a regular clientele, drawing guests from both the business sector and the tourist market. The Ballroom is a popular wedding/function venue and whilst the number of bookings has fallen due to the ownership uncertainty, it still has bookings throughout 2016 and into 2017. The Marine Bar offers a variety of substantial bar snacks throughout the week from 12 to 2 p.m. and 6 to 9 p.m. 1810 Restaurant opens evenings only Monday to Saturday and Sunday lunchtimes. Trading Information We are informed that the turnover for the business for the 12 months to 31st December 2014 was in the region of 970,000 excluding VAT. The turnover for the same period to December 31st 2015 was 934,000 excluding VAT. The figures noted have been provided to us by the trading agents and as such are neither audited nor warranted.
Further Information Fixtures & Fittings Rates Fire Risk Assessment We understand that all trade fixtures, East Devon District Council. The Current In accordance with the Regulatory Reform fittings and other items associated with rateable value is 192,500. The UBR (Fire and Safety) Order 2005, we have the running of the business are included 2016/17 is 49.74p in the. assumed that an adequate Fire Risk within the sale. Actual Rates payable 95,672.50p. Assessment has been carried out where there are more than five people employed Licences The property has a Premises Licence and two individual Wedding Licences; one is for The Ballroom and the other is for a designated area within the 1810 Restaurant. It is a requirement of the Licensing Act 2003 that properties serving alcohol have a designated premises supervisor who must be the holder of a Personal Licence. Prospective purchasers are advised to take appropriate specialist advice. The current Rateable Value of 192,500 has not been challenged. A new owner can challenge this assessment to seek a reduction in value. Our Rating advisors suggest there may be potential for a reduction to be achieved should an appeal be lodged. Services All mains services are connected. within the business. Planning We understand that the hotel has a valid consent for its current use. However we would advise all interested parties to make their own enquiries with the Local Planning Authority in this regard. We understand that the main hotel is a Grade II Listed property and that it sits within a Conservation Area. Tenure We understand that the property is held Freehold under title number DN404718. EPC The hotel has an Energy Performance Certificate (EPC) rating grade D (78). A copy of the EPC certificate can be downloaded from the data room.
Offers and Viewing Asking Price Substantial unconditional offers are invited for the freehold interest, complete with goodwill and trade contents, excluding personal items and trading stock. The transfer of the business will include such staff that are employed at the time of sale. VAT Data Site Further information on this opportunity can be made available by way of our virtual data room. Once interested parties have signed our NDA, we will provide password access. Contacts If applicable, VAT will be in addition. Viewing Strictly by appointment, through the vendor s sole agent. Under no circumstances should any party make a direct approach to the business or the staff at the hotel. In the first instance all enquiries or to arrange a formal inspection, please contact the vendor s agent Bilfinger GVA, which is appointed by the Joint LPA receivers acting on behalf of the borrower without personal liability. David Creamore Director, Retail Hotels & Leisure +44(0)20 7911 2155 david.creamore@gva.co.uk Bilfinger GVA, 65 Gresham Street, London, EC2V 7NQ. Andrew Whiteford Associate, Retail Hotels & Leisure +44(0)20 7911 2362 andrew.whiteford@gva.co.uk Disclaimer Bilfinger GVA is the trading name of GVA Grimley Limited, conditions under which particulars are issued by GVA Grimley Limited for themselves, for any joint agents and for the vendors or lessors of this property whose agents they are, give notice that: (i) the particulars are set out as a general outline only for the guidance of intending purchases or lessors and do not constitute, nor constitute part of, an offer or contract. (ii) all descriptions, dimensions, references to condition and necessary permission for use and occupation, and other details, are given in good faith and are believed to be correct but any intending purchasers or tenants should not rely on them as statements or representations of fact but satisfy themselves by inspection or otherwise as to the correctness of each of them. (iii) no person in the employment of GVA Grimley Limited or any joint agents has any authority to make or give any representation or warranty whatever in relation to this property. (iv) all rentals and prices are quoted exclusive of VAT Reproduced by courtesy of the Controller of HMSO Crown Copyright reserved. Licence No 774359. If applicable, with consent of Chas E Goad, Cartographers, Old Hatfield, Geographers A-Z Map Co Ltd and/or The Automobile Association. For identification purposes only. These particulars were produced in June 2016 with a mixture of current and archive photography.