Pack Horse Hotel Leeds
208 Woodhouse Lane, Leeds, LS2 9DX
Pack Horse Hotel Leeds
Only a stone's throw from Leed's University, The Pack Horse is a two storey venue located on busy Woodhouse Lane, close to a variety of other pubs, eateries and shops. The demographics of the area are young, with a variety of students and young professionals living and working close by.
We plan to refurbish The Pack Horse, transforming it from an ageing drinks led pub to a contemporary live music venue that has it's finger on the pulse of Leed's nightlife. Split over two levels, the pub will be divided into a main bar and venue space, perfect for live music or club nights. We will also create a separate function room, creating another income stream for the operator.
The pub would suit a small plates menu such as sharing boards, chicken wings, quirky tapas dishes and pizzas. Combine this food offer with a variety of premium drinks such as craft beers, cocktails and a rum bar. The pub will require a calendar of appealing events to drive trade such as DJs, live bands and beer festivals.
Innovative, Experienced Nightlife Operator Wanted
We have big plans for The Pack Horse and are keen to partner with an operator who is equally as passionate about pubs as we are. You will have prior experience running a similar contemporary nightlife venue and be able to detail your skills in marketing your business. Please note, we will only consider applicants who have prior experience as the operator of a similar venue and who are able to prove they can meet the total in going costs detailed for this pub.
Pub Features
Trading Area & Facilities
The interior design of the pub will be contemporary and stylish. The pub's authentic features will be retained and repainted to a rich colour scheme with stripped back timber flooring, exposed brick walls and quirky extras added to give a modern and unique feel. The back bar will be replaced with high level shelving complete with ladder.
Outside, the pub's current signage will be replaced with more on trend styles such as back lit 'cinema style' whats on boards and Edison bulbs.
The pub's beer garden will be transformed into one of the places to be in Leeds city centre on a warm summer night. With enough space to hold music or beer festivals, the space will include feature art walls, festoon lighting, outdoor fire pits and community style bench seating. We also plan to build a servery in the outside place to accommodate service ability during peak times.
Private Accommodation
Premises Licence 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 - 01:00 | 10:00 - 01:00 | 10:00 - 23:30 |
Financials
| Annual Rent | £ 68,750 |
| Estimated Annual FMOP (Licensee Profit) | £ 71,201 |
| Representative HEINEKEN UK Brand Discount Per Barrel | £ 125 |
| Estimated Annual Turnover | £ 803,256 |
| Estimated Annual Barrelage | 400 |
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“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 |
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Investment
| Ingoing Costs | |
| Estimated Licensee Fixtures & Fittings Value | £ 28,000 |
| Estimated Fixtures & Fittings Valuation Fee | £ 250 |
| Estimated Stock Valuation | £ 10,000 |
| Deposit Amount | £ 17,188 |
| Rent In Advance | £ 1,322 |
| 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 | £ 58,695 |
| Estimated Minimum Ingoing Costs | £ 58,695 |
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In order to ensure a successful start-up, all applicants must have a minimum £10,000 un-borrowed funds. |
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| Other SP&B Ongoing Charges | |
| Estimated Annual Buildings Insurance | £ 2,716 |
| Estimated Annual Maintenance Compliance Charge | £ 1,565 |
| Estimated Annual Accountancy & Stocktaking Charge (including tills) | £ 6,108 |
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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 |
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