Pickburn Arms Doncaster

Doncaster Road, Doncaster, DN5 7UZ

  • Pickburn Arms Doncaster

Pickburn Arms Doncaster

Gorgeous Destination Country Pub

Surrounded by rolling countryside, The Pickburn Arms is located in a geographically desirable hamlet. Sat just off the A1, the pub can be easily accessed from Doncaster and other surrounding towns. Over 500 new family homes have been built within a ten minute walk of the pub with more developments announced for 2020. The pub is also conveniently situated only a five minute drive from popular tourist attraction, Brodsworth Hall, making it the perfect place to stop by for some lunch after a morning visiting the local attraction.

Once refurbished, The Pickburn Arms will be perfectly positioned within the market as a destination country pub that offers quality food and premium drinks in a relaxing yet special atmosphere. The pub would suit a quality, freshly cooked food menu that boasts all the beloved pub classics combined with more speciality items such as steaks and seafood. Developing an offer that appeals to not only evening diners but those looking for a pleasing lunch menu will also be key. Combine this with a selection of cask ales, on trend spirits and premium lagers to create the perfect country pub!

The outdoor space at the pub would also allow for various footfall driving events such as beer festivals, charity events and even private functions to be catered to. The sky is the limit when it comes to opportunities to drive trade at The Pickburn Arms!

Are you an experienced hospitality entrepreneur?

Food is definitely the hero at The Pickburn Arms and we are currently looking for an experienced and ambitious operator who has a passion for great food and great service. You will have prior experience running a similar venue and know how to market this new business through a variety of channels. Does this sound like you? Apply now for an informal chat with our Recruitment Manager to hear more about our plans for the pub and how we can support you to grow this promising business.

If you want to take a virtual tour of a recent refurbishment we have carried to get a feel for our plans at the Black Bull, then click here

Applicants should be aware that all refurbishments are subject to final board approval which will be determined as part of the leasing process. Where a significant investment is made in a pub by Star Pubs & Bars, an "Investment Exemption" will be required. The exemption means that the option of a Market Rent Option lease won't be available at rent review for a period of up to seven years for this site, as per The Pub Code (2016).


Pub Features

  • Rolling Tenancy
  • Function Room
  • Car Parking
  • Refurbishment Planned
  • Catering Kitchen
  • Outdoor Trade
  • Private Accommodation
  • Cask Ale

Trading Area & Facilities

A full refurbishment will take place at The Pickburn Arms, with an investment of over £440,000.

This will include a mixture of new loose and fixed furniture combined with new timber flooring, brick feature walls and eye catching decorative items. A selection of widescreen TVs will decorate the locals bar along with comfy and welcoming booth style seating. This bar will then transition into a dining only space that includes style seating, feature light fittings and new carpets throughout. The existing raised area within the pub will be retained a function area. The kitchen will be replaced completely, with new dry goods and a new office area for staff created. The toilets will be retained in the existing space and receive a full refurbishment. Works will also be completed on the private accommodation. Watch this space for more details and imagery!

Outside, the pub's signage will be refreshed with a new eye catching design. We will create a beautiful patio space to the front of the property for al fresco dining - the perfect place to gather with friends on a warm summer's day!

Applicants should be aware that all refurbishments are subject to final board approval which will be determined as part of the leasing process. Where a significant investment is made in a pub by Star Pubs & Bars, an "Investment Exemption" will be required. The exemption means that the option of a Market Rent Option lease won't be available at rent review for a period of up to seven years for this site, as per The Pub Code (2016).

Private Accommodation

The private accommodation at The Pickburn Arms consists of, three bedrooms, lounge, kitchen and, bathroom. In line with our "Ready to Trade Promise", should any works be required, we will ensure your private accommodation is in good order so that you can focus your energy on getting business right.

Premises Licence Details

Please refer to the Premises Licence for further details.

Premises Licence Opening Hours

Mon Tue Wed Thu Fri Sat Sun
10:00 - 00:00 10:00 - 00:00 10:00 - 00:00 10:00 - 00:00 10:00 - 00:00 10:00 - 00:00 10:00 - 00:00

Financials

Annual Rent £
69,500
Estimated Annual FMOP (Licensee Profit) £
71,923
Representative HEINEKEN UK Brand Discount Per Barrel £
150
Estimated Annual Turnover £
805,746
Estimated Annual Barrelage
216

“The above figures are provided as a guide only and will be finalised as part of the commercial agreement (please download the rent model from Trading Information section for full financial details).

** All figures quoted are exclusive of VAT

*** FMOP = Fair Maintainable Operating Profit

Investment

Ingoing Costs
Estimated Licensee Fixtures & Fittings Value £
80,000
Estimated Fixtures & Fittings Valuation Fee £
250
Estimated Stock Valuation £
5,000
Deposit Amount £
17,375
Rent In Advance £
1,337
Training Fee £
1,000
Estimated Designated Premises Supervisor / Manager Fee £
55
Premises Licence Fee £
180
Rates Assessment Fee £
50
Estimated Legal Fees £
650
Estimated Total Ingoing Costs £
105,907
Estimated Minimum Ingoing Costs £
105,907

In order to ensure a successful start-up, all applicants must have a minimum £10,000 un-borrowed funds.

The Estimated Licensee Fixtures & Fittings (F&F) Value assumes that the pub will be let on a Rolling Tenancy or Business Start-Up Agreement, where we own the majority of the F&F. The F&F Value for Full Repairing & Insuring Leases will be significantly more.

The calculation of the Estimated Minimum Ingoing Costs assumes a minimum deposit of 1 month's rent or £3,000 (whichever is greater) and that fixtures and fittings (F&F) are rented. The subsequent deposit build up and F&F rental costs are not included in the rent model or ongoing costs below.

Other SP&B Ongoing Charges
Estimated Annual Buildings Insurance £
TBC
Estimated Annual Maintenance Compliance Charge £
TBC
Estimated Annual Accountancy & Stocktaking Charge (including tills) £
6,108

The above figures are provided as a guide only and will be finalised as part of the commercial agreement (please download the rent model from Trading Information section for full financial details)

* All figures quoted are exclusive of VAT

** Deposit build up will be payable over a maximum of 24 months

*** Fixtures and Fittings annual rental fee should be estimated at 15% of the F&F value. The actual F&F value will be determined on the day of entry

**** Maintenance Compliance Charge relates to the fees for various statutory inspections

***** Estimated Legal Fees is a charge applied to your account by SP&B for creation of your Lease. You are required to engage and pay for your own solicitor - your solicitor's fees are not included in the above estimate

****** The above figures assume that rent is billed weekly in advance and that Star Pubs & Bars retain ownership of large fixtures and fittings. Initial costs for a Fully Repairing and Insuring lease will be higher as rent is invoiced monthly in advance and all fixtures and fittings must be purchased