Brookside Windermere
Brookside Windermere
Lake Road, Windermere, LA23 2BX Pub Code: 0060023101
Pub Code: 0060023101
Investment TenancyEst. Annual Turnover: £597,239
Annual Rent: £42,153
A refurbishment of around £205,000 is planned to transform Brookside into a premium local pub with a refreshed bar, stronger dining offer and improved kitchen operation. What would you do with this pub to make it a success?
About the area
Brookside is in a suburban part of Windermere, around a 15-minute walk from the town’s main high street and railway station. Windermere sits at the heart of the Lake District and, while the town itself has a population of around 8,000, the briefing notes an estimated seven million visitors annually, giving the pub access to both a strong local market and substantial visitor trade.
There are 2,894 adults within a 10-minute walk and 5,559 within a 20-minute walk. The pub is one of a number of hospitality venues in the area, with eight competitors within walking distance and a wide variety of pubs, cafés and restaurants around Windermere High Street.
Brookside currently trades predominantly as a wet-led pub and attracts a loyal but more mature customer base, while its basic offer has limited destination visits. The investment will reposition it for a broader mix of customers, including families and casual diners, while creating more reasons for locals and visitors to make a specific trip to the pub.
The offer
Brookside, Windermere is available on our investment tenancy agreement. Click here for more information on this agreement. Please refer to the 'Refurbishment Details' section for details of the investment being made.
Who we're looking for
If you’ve benefited from running or owning a pub business, we’d love to hear what experience you can bring. The right operator for Brookside will have extensive experience in premium local hospitality businesses that balance a strong food offer with quality drinks. They will have a clear vision for the food and drink menu, live sport and quiz offer, and local marketing strategy, and can create a memorable experience for their customers.
If this sounds like the incredible pub opportunity you’ve been waiting for, apply today and tell us what you can bring to this pub’s next chapter…
Trading Area & Facilities
The refurbishment will cover the interior of Brookside. A full list of works and pub floor plan can be found in the Downloads section.
The pub's trading area and facilities post refurbishment will be:
- Main trading area with bar
- Separate dining room
- Separate games and sports zone
- 72 internal covers
- 56 external covers
- Catering kitchen
- HEINEKEN SmartDispense
- Two-bedroom private flat with separate kitchen and living room above the pub
- Pub garden
- Car park with 7 spaces
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, 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
With our 5 Star Promise, the rent at the start of your agreement is fixed until the end of its initial term.
Indicative entry costs
£47,038
Estimated Working Capital is an estimate of key start-up costs such as professional fees, training fee, premises license fee, F&F valuation fee & till floats. There will be additional ongoing charges payable during the term of the agreement such as property maintenance, repairs fund, SmartDispense. These costs will be outlined prior to completing a business plan and finalised at Heads of Terms.
The calculation of the Estimated Minimum Ingoing Costs assumes a minimum deposit of 1 month's rent and that fixtures and fittings (F&F) are rented. The subsequent deposit build up and F&F rental costs should be included in your financial assumptions in your business plan. Note that on FRI and Investment Tenancy Agreements deposits will always be 3 month's rent in advance and fixtures and fittings (F&F) must always be purchased. A deposit of 6 month's rent will be required for operators trading under a Limited Company with no Guarantors. In order to ensure a successful start-up, all applicants must have a minimum £10,000 un-borrowed funds.
What we're planning & why
An estimated £205,000 investment will focus on the interior of Brookside, refreshing the customer environment, improving the food operation and creating a stronger premium local pub offer. The scheme will update the bar side, improve the kitchen operation and establish a better dining experience, with private accommodation also included in the refurbishment.
What's happening?
The bar side will receive a complete refresh and redecoration, creating a more attractive drinking environment and giving existing and new customers a stronger reason to visit.
The upstairs kitchen will be reorganised to create a more efficient back-of-house operation, helping the team deliver quicker, better service. The brief also identifies a refitted commercial kitchen as a key part of the scheme.
A new dining space and refreshed interior décor will help re-establish Brookside’s food offer. The intention is to serve good local pub favourites, with the successful operator expected to shape the menu around the needs of the business and its customers.
Live sport and quizzes can continue to provide regular reasons to visit, while the stronger food and drink offer should broaden the customer base beyond the pub’s current predominantly wet-led trade.
Why invest?
The investment is designed to rebuild Brookside’s reputation in the local community, make better use of the pub’s potential and bring the customer environment and kitchen operation up to modern expectations. A stronger food offer, improved service and refreshed surroundings should help attract more local customers, families and Lake District visitors throughout the week.
Turnover is expected to increase by around £7,000, reaching approximately £11,500 net per week following the refurbishment.
To explore some of our recent successful pub investment projects, please see our Investment Showcase page.
Location:
Lake Road, Windermere, LA23 2BX
Selected pub
Other pubs
To apply for this pub or for additional information, please contact us directly
Freephone:
08085 94 95 96
Email us at
enquiries@starpubs.co.uk
Or visit
www.starpubs.co.uk
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