The Royal Beacon Hotel

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
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Summary
Location
Accommodation
Restaurant,
Bar and
Function Rooms
The Business
Further
Information
Offers and
Viewing
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
nFreehold
Substantial offers
invited for the benefit
of the freehold interest
Location
Summary
Restaurant,
Bar and
Function Rooms
Accommodation
The Business
Further
Information
Location
A30
Clyst St Mary
M5
A3052
Newton
Poppleford
A3052
Topsham
Exminster
76
A3
Lympstone
East
Budleigh
80
A3
8
79
A3
Exmouth
Chudleigh
Sandy Bay
Budleigh
Salterton
Dawlish
Warren
Dawlish
There is a regular train service to and from Exeter St. Davids from which there are direct
train services to London Paddington, taking approximately 2 hours 30 minutes.
6
A37
6
A37
The A237 from Exmouth provides access to both the A30 and the M5.
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To the rear of the main hotelEspset
alongside the hotels car park there is a partially detached
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bedroom annexe (Courtyard Rooms) which was added around 2008.
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The Royal Beacon Hotel comprises an end lof
Sa five storey period
ionterrace Grade II Listed
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property which was constructed in the early 1800’s. The property was previously
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separate buildings; a hotel and a house.
It was merged into one hotelrd Ain the 1960’s and has
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been operating continuously since then.
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The Property
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Sidford
Sidmouth
A3
Exmouth is a well-known tourist town with two miles of family friendly beach. It is a
centre for water sports with the town boasting great conditions for sailing, kite surfing,
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.
Exeter
76
A3
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
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
Nature Reserve.
Offers and
Viewing
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Summary
Location
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.
Accommodation
Restaurant,
Bar and
Function Rooms
The Business
Further
Information
Offers and
Viewing
Summary
Location
Accommodation
Restaurant,
Bar and
Function Rooms
The Business
Further
Information
Offers and
Viewing
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.
Summary
Location
Accommodation
Restaurant,
Bar and
Function Rooms
The Business
Further
Information
Offers and
Viewing
The Business
Trading Information
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.
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.
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.
Summary
Location
Accommodation
Restaurant,
Bar and
Function Rooms
The Business
Further
Information
Offers and
Viewing
Fixtures & Fittings
Rates
Fire Risk Assessment
We understand that all trade fixtures,
fittings and other items associated with
the running of the business are included
within the sale.
East Devon District Council. The Current
rateable value is £192,500. The UBR
2016/17 is 49.74p in the £.
Licences
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.
In accordance with the Regulatory Reform
(Fire and Safety) Order 2005, we have
assumed that an adequate Fire Risk
Assessment has been carried out where
there are more than five people employed
within the business.
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.
Actual Rates payable £95,672.50p.
Services
All mains services are connected.
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.
Summary
Location
Accommodation
Restaurant,
Bar and
Function Rooms
The Business
Further
Information
Offers and
Viewing
Asking Price
Data Site
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.
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.
VAT
Contacts
If applicable, VAT will be in addition.
Bilfinger GVA,
65 Gresham Street,
London,
EC2V 7NQ.
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
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.