Lock Vaults Hoole

29 Hoole Lane, Chester CH2 3DU

  • Lock Vaults Hoole
  • Lock Vaults Hoole
  • Lock Vaults Hoole
  • Lock Vaults Hoole
  • Lock Vaults Hoole

Lock Vaults Hoole

Prominently positioned on the edge of Hoole alongside the Chester Canal, and just outside the City Centre, the Lock Vaults is surrounded by opportunity. This is an established residential area, with two primary schools, local retail and commercial activity within the immediate vicinity of the pub and 30000 people living within a 1 mile radius, so it is positioned right at the heart of the local community.
Star Pubs and Bars are planning to make a large scale and comprehensive investment in the Lock Vaults to bring the pub back to life as a real community asset with a proposition to suit. This will be based on a great home cooked, contemporary menu complimented by heritage ciders, craft beers and cask ales and world beers. A place to enjoy great coffee in a relaxed atmosphere or a uniquely poured draught lager, all in surroundings that we would describe as having "A Bit of Style!"
This is a great opportunity to re-energise the business and return it to its place as the focal point of local life. You'll be an experienced operator, and you'll quickly see how you could revive the food offer here, sharpening it up to complement the pub's healthy wet sales. What's more, you'll be able to slot effortlessly into community life - perhaps the area's already familiar to you? This pub is known for its fantastic atmosphere and an operator dedicated to maintaining high spirits and standards would prove popular. You'll also know how to motivate your team to provide the kind of top-notch service that will have patrons flocking to enjoy the bustling atmosphere.

Pub Features

  • Rolling Tenancy
  • Refurbishment Planned
  • Catering Kitchen
  • Private Accommodation

Trading Area & Facilities

On entering the pub you are greeted at the horseshoe bar which serves the open plan trading area and the current layout will remain going forward to the new investment.

The planned investment will provide an updated area for casual dining and lead through to a natural bar area where the majority of vertical drinking will naturally migrate in what will be typically harder, contemporary finishes. The kitchen is to be extended and upgraded to be able to service the target food trade. Externally, there will be a complete programme of refurbishment including carefully chosen signage and decoration.

Details of the full refurbishment plans are attached to web page under downloads, please look at the exciting changes to this great pub in a fantastic location.

Applicants should be aware that all refurbishments are subject to final board approval which will be determined as part of the leasing process.
Where 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 Lock Vaults comprises three bedrooms, bathrooms, kitchen and lounge living area.

In line with our Ready to Trade Promise, we will ensure the private accommodation is in good condition, so that you can focus on your business.

Premises Licence Details

Premises Licence Opening Hours

Mon Tue Wed Thu Fri Sat Sun
10:00 - 00:30 10:00 - 00:30 10:00 - 00:30 10:00 - 00:30 10:00 - 01:30 10:00 - 01:30 11:00 - 00:30


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

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


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

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 £
Estimated Annual Maintenance Compliance Charge £
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