A UNIQUE OPPORTUNITY

A UNIQUE OPPORTUNITY

Bailbrook House is a famous country house hotel and conference centre, which is located less than two miles from the heart of Bath, England s only World Heritage city. The property has most recently been used as a residential conference facility and there are plans to transform it into a 139-bedroom upscale luxury hotel and spa. The charming Grade II* Listed Bailbrook House will be retained at the centre of the proposed development. Freehold Offers in excess of 10,000,000 On the instructions of: Contact: Jeremy Jones or Sebastian Meredith, Christie + Co, 39 Victoria Street, London, sw1h 0eu, Tel: 020 7227 0700 www.christiecorporate.com

Bailbrook House hotel is an 18th century mansion on the outskirts of England s only World Heritage city. the city of bath The City of Bath is renowned the world over as a unique destination of architectural and historical importance. Bath s outstanding universal value was recognised by UNESCO s World Heritage Committee, who awarded the City World Heritage status in 1987. The Roman Baths, classic Georgian architecture and Bath Abbey, for which it is famous, mean that the City benefits from extraordinary levels of leisure demand. Royal united Hospital Twerton on avon Lower Weston upper Bristol Rd Charlcombe Walcot Larkhall Swainswick London Road Bathwick Warminster Road Bath Golf Club Bathampton university of Bath Batheaston Box Road Bradford Road Bathford Farleigh Wick KIngsdown Golf Club Considered to be one of the UK s primary tourist destinations, Bath welcomes approximately 3.8 million visitors per annum, more than a million of whom stay in the City. New developments and attractions include the Thermae Bath Spa, where guests can bathe in Britain s only natural thermal spa, and SouthGate, a new 360 million retail-led mixed-use development. Recognised not only for its Roman Baths, rich history and outstanding architecture, Bath is also considered one of the best shopping destinations in the South West. These combined attractions help to ensure that Bath retains its established position as one of the UK s most popular weekend and leisure destinations. Scarcity of opportunities and strict planning control has meant that new build hotel development opportunities close to the heart of Bath are rare. Widcombe Claverton Cumberwell park Golf Club Bailbrook House History Originally built in the early 19th Century for a wealthy lawyer, Dr Denham Skeet, Bailbrook House was designed by the well known Bath architect John Eveleigh. In 1974 the property was converted into an international training college for air traffic controllers and was substantially extended at this time. In 2001 the property was acquired by a leading private residential conference centre operator, who upgraded the standard of accommodation. The property was acquired by its current owners Hilwood Resorts & Hotels in 2007, who intended to create a 5-star luxury hotel, spa and conference venue. Situated within approximately 20 acres of parkland, the site offers the best of country life in a peaceful setting, whilst also being conveniently close to the centre of Bath.

BATH The city is a masterpiece of Georgian architecture

Bailbrook House Today Bailbrook House is owned and operated by Hilwood Resorts & Hotels who have been pursuing an ambitious development scheme since acquiring the business in 2007. Their plans are well advanced with the local authorities and with English Heritage. The business currently operates as a residential conference and training venue, with additional revenue generated from the strong demand for hotel accommodation close to the heart of Bath. The classic Grade II* Listed House also attracts strong wedding reception demand and is licensed for Civil Ceremonies. The current configuration of the bedroom accommodation is as follows: + 78 en suite letting bedrooms, which were refurbished in 2001 + predominantly large double and twin bedrooms, which offer a high standard of accommodation.

Bailbrook House offers a total of 12 conference and meeting rooms and 17 syndicate rooms, with capacities ranging from 6 to 160. Predominantly arranged across the original Bailbrook House, the full selection of meeting areas can be summarised as follows: Meeting Room Specifications Room name Approx sq m Floor Max Capacity Isambard Kingdom Brunel 158 G 160 Henry Talbot 92 1 60 Queen Charlotte 67 G 50 Lord Nelson 62 1 42 Duke of Clarence 49 G 40 John Eveleigh 48 1 35 General James Wolfe 47 1 30 John Wood 35 1 30 Thomas Gainsborough 31 1 30 Beau Nash 24 1 25 William Pitt 35 G 24 Jane Austen 39 1 20 Syndicate Room Specifications Room name Approx sq m Floor Max Capacity Princess Elizabeth 24 G 15 Lady Isabella King 18 G 8 Nelson 1 and 2 14/22 1 12 Eveleigh 1 and 2 28 1 20 Wolfe 1,2 and 3 16/11/12 1 6 Wood 1 35 1 15 Wood 2 37 1 20 Gainsborough One 25 1 30 Beau Nash 1 16 1 8 Turret Rooms 1-4 Used mainly for one-to-one interviews Bailbrook House offers a wide selection of breakout areas, coffee lounges, bars and dining areas.

Very few guests leave without commenting on the beauty of the surroundings and their enjoyment of Bath itself. The remaining accommodation is arranged as follows: Main House + 10 conference rooms + 13 syndicate rooms + 5 break out areas/coffee lounges with a conservatory + Sauna, fitness gym and changing facilities + Management offices + Staff changing facilities + Substantial storage areas from the basement to the upper floors. Bailbrook Court + 78 en suite letting rooms + Substantial storage areas. Dining and Recreation Facilities Arranged over two floors in this self-contained area are: + Main restaurant + Bar/lounge + 2 conference rooms + Commercial kitchen with additional dining area + Commercial kitchen. External Areas Bailbrook House stands in excess of 20 acres of landscaped grounds. This spectacular location affords panoramic views over the City. There is a floodlit, all weather sports pitch. Ample car parking, across the site, to the front and side of the property. There is a substantial detached gate house constructed in circa 1970, previously used as staff accommodation and more recently offices. Services The property is heated by gas and electric heating. There is air conditioning in the principal public and meeting areas. As a means of growing the wedding reception market, Bailbrook House has a License for Civil Ceremonies. In addition, there are extensive basement areas in the main house, which offer substantial development opportunity, subject to the necessary planning approval. Brunel SUITE + The main conference suite with independent access + Maximum capacity of 160 + Lounge and breakout area + Cloakroom and storage.

Bailbrook House The Future As previously stated, Bailbrook House Hotel currently trades as a mid market 78 bedroom hotel, with a strong emphasis on conference and training. Since acquiring the property in 2007, Hilwood Resorts & Hotels have worked with the local planners and English Heritage to devise a redevelopment scheme, which will enable the development of an upscale 139-bedroom luxury hotel destination. The key components of this refurbishment and new build project will include: + 139 luxury bedrooms (including 14 suites within the listed main house) + 2 fine dining restaurants + Spa and leisure centre + Extensive meeting and conference facilities + Selection of bars and lounges. Christie + Co is advised that the planning process is in its very final stages, with full formal approvals anticipated by December 2008. The scarcity of new opportunities in Bath cannot be overstated. The potential to create such a unique property will greatly appeal to private and group hoteliers who are keen to capture a business in a strategic trading location.

A number of the images within this brochure have been provided for illustrative purposes only. The final completed hotel development may differ from the representations shown here.

NO DIRECT APPROACH MAY BE MADE TO THE HOTEL FOR AN APPOINTMENT TO VIEW PLEASE CONTACT: Jeremy Jones or Sebastian Meredith Christie + Co 39 Victoria Street London SW1H 0EU T: 020 7227 0700 E: jeremy.jones@christie.com or sebastian.meredith@christie.com Conditions of Christie + Co s particulars. These sales particulars are prepared as a general guide to the property/properties (which expression includes business and trade content, if any, included in the sale) for the convenience of a prospective purchaser or tenant (an acquirer ) and are intended for business people familiar with commercial transactions. If you are not sure that you fi t this description, you should take relevant independent advice before proceeding further. Christie + Co for itself and for the vendors, owners or landlords of the property (together the Client ) whose agent Christie + Co is, give notice that: (a) These particulars are made without responsibility on the part of Christie + Co or the Client; they do not obviate the need to make appropriate searches, enquiries and inspections, nor do they constitute any part of an offer or contract, and statements herein are not to be relied upon as statements or representations of fact; any acquirer must satisfy himself, by inspection or otherwise, as to their correctness and any error, omission or mis-description therein shall not affect or annul the sale or be grounds for rescission or compensation; (b) The Client does not make or give, and neither Christie + Co nor any of its employees has any authority to make or give, any representation or warranty whatever in relation to the property; (c) Christie + Co has not carried out a detailed survey, nor tested the services, appliances and specifi c fi ttings; (d) Dimensions (where given) are approximate and should be verifi ed by an acquirer; and (e) Any accounts or fi nancial statements or registration information provided to an acquirer are provided on behalf of the Client by Christie + Co, and Christie + Co cannot therefore offer any guarantee of their completeness or accuracy, and accordingly shall not be liable for any loss, damage, cost, expenses or other claims for compensation arising from inaccuracies or omissions therein. These details were believed to be correct at the date of publication but their accuracy is not guaranteed. Subject to Contract. Copyright Reserved Christie + Co. November 2008. Ref: J838 A number of the images within this brochure have been provided for illustrative purposes only. The fi nal completed hotel development may differ from the representations shown here. AGENCY VALUATION SERVICES INVESTMENT CONSULTANCY www.christiecorporate.com