Cocked Hat Scunthorpe

Ferry Road, Scunthorpe, Scunthorpe DN15 8LQ

  • Cocked Hat Scunthorpe
  • Cocked Hat Scunthorpe
  • Cocked Hat Scunthorpe
  • Cocked Hat Scunthorpe
  • Cocked Hat Scunthorpe
  • Cocked Hat Scunthorpe
  • Cocked Hat Scunthorpe

Cocked Hat Scunthorpe

Investment Planned - Town Centre Venue

The Cocked Hat sits within a residential area only five minutes' drive from Scunthorpe town centre. This large pub has multiple income streams which includes a bar lounge with kitchen and a large function space. Location is key with this site - it has the ability to appeal to all demographics within the wider town centre area due to its ability to be transformed for weddings, birthday celebrations or business events.

The lounge area can be used as a traditional British pub, which boasts a classic pub menu and welcoming entertainment calendar to entice locals. The most exciting offer of the pub is the large function space, which can cater to up to 120 covers and has the ability to be transformed into a beautiful space for weddings and birthday celebrations alike.

We plan to invest in this exciting venue to create a pub which has the capability to offer not only a quality mainstream pub menu, but also an impressive function room for both locals and the wider area to use for their special celebrations and events.



Creative, Experienced Operator Wanted

For The Cocked Hat, we are keen to collaborate with an experienced operator who is looking for their next adventure. You will have experience in both food service and running large events, combined with an ability to market the pub on social media. In partnership with Star Pubs & Bars, you will grow your business using your creative mind-set and passion for creating a great customer experience.

Pub Features

  • Rolling Tenancy
  • Function Room
  • Music Venue
  • Refurbishment Planned
  • Outdoor Trade
  • Private Accommodation
  • Weekly Billing
  • Monthly Billing

Trading Area & Facilities

At present, the pub is split into two sections and can be accessed via two separate entrances. There is a spacious outdoor patio located to the front of the pub and one to the rear. The addition of floral baskets and fairy lights to these spaces would increase their appeal to passers-by. Private car parking is also on site. Further details of investment to follow.

Inside, the lounge area of the pub has a vintage feel to it - stripped back floorboards and wood panelled walls add to this. The lounge is spacious and has room for pub games such as pool. The separate function space is large and can cater to circa 120 guests seated. This room has its own large wood panelled bar and ample space for both a dance floor and live acts.

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

More details to follow.

Premises Licence Details

Please refer to the Premises Licence for further details.

Premises Licence Opening Hours

Mon Tue Wed Thu Fri Sat Sun
11:00 - 00:00 11:00 - 00:00 11:00 - 00:00 11:00 - 01:00 11:00 - 01:00 11:00 - 01:00 11:00 - 22:30

Financials

Annual Rent £
TBC
Estimated Annual FMOP (Licensee Profit) £
TBC
Representative HEINEKEN UK Brand Discount Per Barrel £
TBC
Estimated Annual Turnover £
TBC
Estimated Annual Barrelage
TBC

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).

Historical volume figures may not include purchases made through 3rd Parties.

** All figures quoted are exclusive of VAT

*** FMOP = Fair Maintainable Operating Profit

Investment

Ingoing Costs
Estimated Licensee Fixtures & Fittings Value £
TBC
Estimated Fixtures & Fittings Valuation Fee £
TBC
Estimated Stock Valuation £
TBC
Deposit Amount £
TBC
Rent In Advance £
TBC
Training Fee £
TBC
Estimated Designated Premises Supervisor / Manager Fee £
TBC
Premises Licence Fee £
TBC
Rates Assessment Fee £
TBC
Estimated Legal Fees £
650
Estimated Total Ingoing Costs £
TBC
Estimated Minimum Ingoing Costs £
TBC

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) £

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