OX29 Horse & Radish, Burford Road, Minster Lovell, Witney

Lease For Sale: Pub with attractive outside areas & living accommodation in a prominent roadside location near Clarkson's Farmer's Dog

A detached property of brick construction being of two floors above ground level with rendered and painted elevations under a pitched slate roof. Located to each side are single storey pitched roof extensions and to the rear is a single storey pitched slate roof lean-to extension.

The left side plot benefits from a dual entrance from the Burford Road leading to tarmac car-park; the ride side plot has a stone driveway and parking area leading to the undeveloped paddock.

Site Areas

The property is located across two titles: ON257135 (Freehold) 1.069 acres & ON222847 (Freehold) 1.023 acres , total 2.092 acres.

The property is held leasehold.

Planning and Conservation

The property is not listed nor located in a conservation area, flood zone or Green Belt. The property is located in the Cotswolds Area of Outstanding Natural Beauty.

Under the Town and Country Planning (General Permitted Development)(England) Order 2015 (as amended) the property should be under the category Sui Generis (public house) with ancillary living accommodation.

Shepherd's Huts Planning Permission

Date 11 October 2022. The property benefits from the grant of full Planning Permission as follows:

22/01434/FUL | The siting of 8 no. shepherds huts together with hard and soft landscaping to include provision of a pond, access track, external lighting and associated services. Please visit West Oxfordshire District Council Planning Register @ https://www.westoxon.gov.uk/planning-and-building/planning-permission/

Public House Trading & Ancillary Areas

A three-section trading area with multiple external points of egress and ingress.

To the front is a slightly raised section (22 seats) leading to 3 x sets of customer WCs (including accessible). Features include flagstone floor and feature fireplace.

The central bar-servery section is split (16 seats) with flagstone floor and fireplace.

Located to the rear is a larger dining area (46) with French doors leading to the patio garden.

Ancillary space includes a trade kitchen with walk-in-fridge, dry store and staff WC. A ground floor cold room is located to the other side.

Living Accommodation

Self-contained 3 x bedroom living accommodation with bathroom, reception, kitchen and office. with a separate side external entrance.

External Areas

The patio to the rear is under a pergola (86 seats) with ample space for bench seating in the large garden and paddock, all overlooking the valley.

To the rear is an open pizza kitchen and to the side is a raised planter kitchen garden.

Services

We understand that all mains services are connected.

Lease Terms & Premium

The property is held on the remainder of a 20 year Free of Tie lease which commenced in June 2021. The passing rent is £74,000 per annum. Rent reviews are each fifth year to open market with annual indexation and the next review is in 2026. The security deposit is £15,000. The lease benefits from renewal rights under the Landlord & Tenant Act 1954 (Part II). A copy of the lease is available on request to seriously interested parties.

The assignor is seeking a premium of £100,000 for the benefit of the lease, licence, any remaining fixtures and fittings, benefit of the planning permission and any goodwill.

Rates & TAX

The 2023 Rateable Value is £20,500. The small business rates multiplier is 49.9p/£. The property may benefit from 75% retail, hospitality and leisure relief (see Gov.UK for information at the time).

Premises Licence

W/18/01240/PRMT.

Supply by retail of alcohol every day 10:00 - 23:30. Premises opening hours 10:00 - 00:00.

The property is located on the edge of Minster Lovell, a Cotswolds village with parts situated on the River Windrush in a semi-rural area. The property benefits from a prominent position on the Burford Road (B4047); located to the south is residential housing and the north are uninterrupted elevated views across the Windrush valley. The property is within West Oxfordshire District Council.

The Cotswolds is England's largest Area of Outstanding Natural Beauty extending to over 800 square miles. Nearby Burford is a quintessential English town known as the x9gatewayx9 to the Cotswolds; the key towns attract large numbers of visitors from the UK and globally (an estimated 25 million people visited the Cotswolds in 2023 (source Destination Management Plan for the Cotswolds (2022-25)).

Approximate distances from key locations are as follows:

Burford 4.5 miles west

Witney 3.1 miles east

Asthall 2.1 miles west

Clarkson's Farmer's Dog P/H 1.6 miles west

A40 1.6 miles west which links the major population areas to the Cotswolds road network

Oxford 17.1 miles east

Dining pub located in the Cotswolds AONB within a few minutes of Clarkson's Farmer's Dog pub

Ground floor approx.GIA 3,132 sqft with bar & dining seating for 84

First floor approx.GIA 1,206 sqft with 3-bedroom s/c living accommodation

Benefits from Planning Permission for 8 x shepherd's huts in adjacent wild paddock

Property site area extends to 2.092 acres with attractive sweeping garden and car-park (24 cars)

Assignment of a 20 year Free of Tie lease from 2021 at a passing rent of £74,000 pa

Lease premium offers invited