flackley ash hotel - Davis Coffer Lyons

On instructions of the joint administrators Lloyd Hinton & Anthony Hyams of Marriotts Recovery LLP
FLACKLEY ASH HOTEL
London Road, Peasmarsh, Rye, East Sussex, TN31 6YH
Luxury Country House Hotel, Restaurant and Spa
set in 5 acres of grounds
Offers invited in excess of £1,950,000
Flackley Ash Hotel
Coffer Corporate Leisure
Key Details
Attractive, country house hotel
Close to the East Sussex Coast, the Kent border and the historic town of Rye
45 en suite guest bedrooms on 3 floors
Restaurant (120 covers), conservatory, lounge bar (50 covers)
Function/conference room (90 covers)
Leisure spa (300 members) - gym, pool, Jacuzzi, steam room & beauty rooms
Excellent mixed use and multiple income stream hotel with room to grow
Landscaped gardens, grounds of circa 5 acres and extensive car parking areas
Total Sales of just under £1.3m for year end March 2012.
Flackley Ash Hotel
Coffer Corporate Leisure
Location
The Flackley Ash Hotel is located in the village
of Peasmarsh, East Sussex, close to the border
of Kent, a pleasant rural village about 4 miles
north of the historic town of Rye on the A268.
Rye is a vibrant market town that has a long
history stretching back from Roman times, as
well as being home to smugglers in the 18th
Century. Its ancient buildings and cobbled
streets and alleyways provide a wonderfully
eclectic mix of specialist shops and stores and
attract many tourists.
There is also a variety of major festivals in Rye,
including the Rye Bay Scallop Week, Maritime
Festival and the Rye Arts Festival.
Hastings is located to the west, Folkestone to
the east. Romney Marshes and the popular
beaches at Winchelsea and Camber Sands are
nearby.
The hotel offers a good base for exploring the
surrounding areas which include a number of
castles including: Camber Castle (7 miles),
Bodiam Castle (9 miles), Hever Castle (37 miles),
Leeds Castle (34 miles), Battle Abbey (15 miles)
and Scotney Castle (18 miles).
There is also a number of historic houses within
easy reach including: Great Dixter House and
Gardens (5 miles), Sissinghurst Castle and
Gardens (16 miles) and Batemans (17 miles).
There are also other places to explore including:
vineyards, the Rare Breeds Centre, RSPB
Reserve, Bedgebury National Pinetum and Bewel
Water.
There are good road routes leading to Ashford
(20 miles), Tunbridge Wells (25 miles),
Canterbury (27 miles) and junction 10 of the
M20 (10 miles). The nearest railway station at
Rye is approximately 3 miles away and provides
services to Hastings and Ashford International,
from where services into London St Pancras take
around 40 minutes.
Flackley Ash Hotel
Coffer Corporate Leisure
Property
Public areas
The Flackley Ash Hotel is Grade II* Listed. It is
understood to date from the Georgian era and has
been extended on a number of occasions over the
years, mainly at the rear; the last bedroom block was
added in 1997.
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Restaurant – arranged on 2 levels, generally laid
out for around 60 covers with capacity for
functions of up to 120.
•
Conservatory – adjoining the restaurant and
providing additional seating.
•
Bar lounge – located to the front of the hotel
with lounge seating for around 22 and capacity
for more.
•
Conference/function room – located at the rear
of the hotel with patio doors leading to the
garden.
•
Capacity for up to 70 for weddings or up to 90
delegates theatre style for conferences.
•
TV Lounge with a seating capacity for around 20.
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Leisure spa – with gymnasium, swimming pool,
Jacuzzi, steam room, ladies' and gentlemen’s
saunas, showers and WCs.
•
Beauty rooms – three beauty rooms and
reception area.
•
Customer toilets – two sets of customer WCs,
adjacent to the reception and the function room.
It is felt that the property offers scope for further
extension should this be required and there is
potential for a more commercial use of the extensive
grounds (subject to the usual planning consents being
obtained).
Letting accommodation
Ground floor
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8 twin bedrooms.
9 double bedrooms.
2 family bedrooms suites
First floor
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4 twin bedrooms.
15 double bedrooms.
2 family bedrooms suites
Second floor
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3 double bedrooms.
2 family bedrooms suites
Public areas
Flackley Ash Hotel
Ancillary Areas
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Kitchen – main kitchen with adjacent prep kitchen,
pastry section and dry food store.
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Laundry – detached building housing the laundry.
•
Cellar – arranged in several areas to provide beer
cellar, wine cellar and food store.
•
Offices – head chef’s office off the kitchen.
Bookkeeper’s, general manager’s and director’s
offices.
•
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Staff facilities – on the first floor, off the kitchen,
are the chef’s changing rooms and staff WC.
Other – there are various store rooms through the
hotel, together with five boiler rooms and external
stores including two substantial timber units at the
rear.
Coffer Corporate Leisure
External details
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Site is approximately 5 acres
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Mature landscaped gardens around the hotel,
including an area with putting and croquet lawn
and a number of other games.
•
Extensive car parking areas.
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Further grounds that could be developed for
trade purposes
Owner's accommodation
On the first floor of the original building there are
two one-bedroom flats, each containing a lounge,
bedroom, kitchen and bathroom. There is a further
bedroom and another room on the second floor.
It is considered that this accommodation could easily
be converted to provide additional hotel bedrooms.
Flackley Ash Hotel
Coffer Corporate Leisure
The business
Trading information
Flackley Ash Hotel is an established business with a
good mixture of trade from leisure business,
restaurant and spa.
Sales for the year ended March 2012 show net
turnover of £1,289,918 and good adjusted net profit
levels. Sales for the year ended March 2013 are
expected to be a little bit lower.
The hotel has been operated by the vendors since
2004. The business is currently run by one of the two
owners together with a strong structured
management team.
The hotel trades with a good split between
accommodation, food and beverage and leisure/spa.
We consider that the Flackley Ash represents an
excellent opportunity for a forward-thinking individual
and experienced operator who is prepared to continue
to invest in the hotel’s future potential, particularly the
wedding trade and the imaginative use of the
substantial gardens and grounds.
Full financial information will be provided to
interested parties following a formal viewing and
upon receipt of a signed Confidentiality Agreement.
Flackley Ash Hotel
Coffer Corporate Leisure
Fixtures and fittings
Fire risk assessment / EPC
The hotel is being offered for sale as a furnished and
equipped trading business, therefore all trade fixtures
and fittings will be included in the sale price. An
inventory will be provided if required.
We have assumed that a suitable and sufficient Fire
Risk Assessment has been carried out. Under the
Regulatory Reform (Fire Safety) Order 2005 this
assessment needs to be recorded in writing where
there are five or more employees, the property is
under enactment of a licence or where an alterations
notice has been served.
Licences
The property has a Premises Licence granted by the
relevant local authority. 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
hotel is licensed for Civil Ceremonies.
The property has an EPC Rating of D.
Tenure details
The property is being offered for sale as an
unencumbered freehold.
Services
Viewing
We understand that the property is connected to
mains electricity and water and we have been advised
that the property is connected to the mains drainage
system via a septic tank with sewage pumps to the
mains. The property also has an oil-fired central
heating system.
No direct approach may be made to the property.
For an appointment to view, please contact joint
agents:
Business rates
The 2010 rateable value is £164,000 with the rates
payable for 2011/12, we understand, of £71,012
(subject to confirmation).
Lawrence Telford
Coffer Corporate Leisure
52 Portland Place
W1B 1NH
T: 0207 299 0746
E: ltelford@cocol.co.uk
Joint Agent:
Andrew Moore
Christie + Co
4 Tonbridge Road
Maidstone
ME16 8RP
T: 01622 656000
E: andrew.moore@christie.com
MISREPRESENTATION ACT: Coffer Corporate Leisure & Christie & Co provide these particulars as a general guide to the property,
which is offered subject to contract and to being available. These particulars do not constitute an offer or a contract or any part of an
offer or contract. We (or anyone in our employ) do not imply, make or give any representation, guarantee or warranty whatsoever
relating to the terms and neither does our client (the vendor or lessor). Any intending purchaser must by inspection or otherwise,
satisfy himself as to the correctness of any of the statements contained in the particulars. All negotiations must be conducted through
Coffer Corporate Leisure or Christie & Co. (March 2013).