Harbour Lights South Shields

101 Lawe Road, South Shields NE33 2AJ

  • Harbour Lights South Shields
  • Harbour Lights South Shields
  • Harbour Lights South Shields
  • Harbour Lights South Shields
  • Harbour Lights South Shields
  • Harbour Lights South Shields
  • Harbour Lights South Shields

Harbour Lights South Shields

Fantastic Sea View - Refurbishment Planned

Due for refurbishment the Harbour lights is located in the large seaside town of South Shields, which sits at the mouth of the River Tyne and about 4 miles from Newcastle South Shields is a popular seaside resort, becoming particularly busy in the summer months, and the area also markets itself as Catherine Cookson country. The pub is situated just off Ocean Road, which is well known for the selection of curry restaurants it offers, and beside the water affording it fantastic sea views. It is already popular with both locals and tourists, but given its close proximity to a large caravan site and varied entertainment venues at the sea front, as well as the town centre being nearby, there is excellent opportunity to capitalise on the extensive passing trade.

The Harbour Lights currently offers a home cooked mainstream pub food offer, but given it's seaside location we are looking for the new operator to develop the food offer, potentially with a seafood influence. A complimentary drink offer should also be introduced to include more premium beer and spirit options, which will help build the pub's appeal. The events calendar currently consists mainly of live sports, but there is potential to develop a more varied events calendar to drive additional custom.


Experienced Local Operator Wanted

We are looking for an operator with good local knowledge and ideally experience of running a successful food focused pub to work with us to allow the pub to reach its full potential. Do you have the vision to transform the food, drink and events offer and bring a fresh twist to the pub? If so, we would like to hear from you.

Pub Features

  • Rolling Tenancy
  • Refurbishment Planned
  • Live Sports
  • Outdoor Trade
  • Private Accommodation
  • Cask Ale
  • Weekly Billing
  • Monthly Billing

Trading Area & Facilities

Once the planned works are complete, the Harbour Lights will showcase a refreshed, contemporary interior decor complete with new or revamped fixtures & fitting and soft finishes throughout. Currently the Harbour Lights is a traditional styled pub with a large glass frontage to allow customers to take in the beautiful sea views. The layout consists of a main bar area as you enter, with a snug area to the left, both of which are used for both eating and drinking. There is a conservatory to the back, which is used predominately used for dining. There is a good sized curved bar in the main bar area and mixed seating throughout. The decor is fairly traditional with some appealing features including exposed brickwork and a fireplace and due to the large front windows and conservatory the pub has a bright and airy feel.

Externally the pub has an eye-catching facade with large black painted window frames and gold signage and as part of the refurbishment plans the outside will undergo a facelift to maximise kerb appeal through a new lighting & signage scheme. To the rear of the pub is an enclosed beer garden with picnic benches, which adds to the pub's appeal especially in the warm summer months.

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 upstairs consists of two bedrooms, kitchen, bathroom, and lounge. Where required there will be appropriate works carried out in line with the Star Pubs & Bars Ready to Trade Promise.

Premises Licence Details

Please refer to the premises licence for full 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 - 00:00 11:00 - 00:00 11:00 - 00:00 12:00 - 23:30

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 £
1,000
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 £
1,995
Estimated Annual Maintenance Compliance Charge £
TBC
Estimated Annual Accountancy & Stocktaking Charge (including tills) £
Wet & Dry - from 6,108pa

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