Offers In Excess Of £500,000

Waterside Cafe And Walters Lake, Wickwater Lane, South Cerney, Cirencester, Gloucestershire

  • Area

    area
    7.5Acres

General information

Location
Waterside Café and Walters Lake is situated adjacent to the Spine Road running through the Cotswold Water Park near South Cerney. Cirencester 6 miles, Swindon 14 miles and M4 (Junction 15) 15 miles.

The Property
Extending to approximately 7.5 acres (3ha) as shown edged red on the site plan. Walters Lake is a purpose built commercial coarse lake that has now matured into an ideal pleasure and match fishery. Waterside Café is a very popular and profitable business with owners' accommodation overlooking Walters Lake.

There is considerable potential to develop other non-café income with further diversification of the adjoining land and Walters Lake subject to planning.

Waterside Café
A purpose built café with an internal area of approximately 120m2 comprising of fully fitted commercial kitchen with ancillary storage and W.C.'s and open plan seating area for approximately 60 internal covers and 40 external covers.

The café is popular with visitors to the Cotswold Water Park, local trade and visiting anglers and serves home cooked to order food. Waterside café has a level 5 food hygiene rating from the local authority.

Owner's Accommodation
Situated above the café with a separate external access, a self-contained flat providing the following accommodation:

Lounge 7.77m (25'6") x 4.46m (14'8") Two skylights, two double doors, door to:

Kitchen 4.45m (14'7") x 3.04m (10') Skylight, door to:

Entrance Hall - Door to:

Bedroom 1 4.45m (14'7") x 3.08m (10'1") Two skylights, door to: En-suite - Skylight, door to:

Bedroom 3 3.08m (10'1") x 2.82m (9'3") Skylight, Storage cupboard, door to:

Bedroom 2 3.04m (10') x 2.82m (9'3") Skylight, door to:

Bathroom Skylight, door.

Outside
There is large car park adjacent to the café with a stone surface together with one storage container and two sheds.

Walters Lake
Extending to 4 acres (1.6 ha) with 73 pegs and a maximum depth of 6ft. Stocked with common carp, mirror carp, roach, rudd, perch, bream and tench.
Walters Lake consists of four lanes which has been designed in such a way that every peg fishes towards an island. The record match weight of 446lbs was caught in May 2013.

Walters Lake has the benefit of natural ground water and four aerators.

The Business
The turnover for the café for the year ending January 2018 was approximately £200,000. The café is open 7 days a week from 7:00 a.m. - 5:00 p.m. The turnover for Walters Lake for 2018 was £24,000.

From 31st January 2019, Walters Lake day ticket prices are scheduled to increase to £10 per day for adults and £6 per day for juniors.

Services
Mains water and electricity. 2 x 2,000 litre gas tanks, (current supplier calor). Private drainage to Bio-digester system.

Underfloor heating to café and central heating to flat.

Business Rates/Council Tax
The flat Council Tax band A amount payable 2018/19 £1,096.67. (Single occupancy)

Café rateable value £ £4,650
Rates payable 2018/19 £0. The property currently qualifies for 100% small business rate relief.

Planning
Planning permission was granted to extend the existing clubhouse and car park as part of a larger planning application dated the 12th January 2010 reference 09/03621/FUL.

A pre-planning application was submitted to Cotswold District Council to establish whether or not planning permission would be potentially forthcoming for a glamping site to include up to 50 camping pitches, together with the redesign of Walters Lake to create a fresh water swimming lake with beach area. The full response is available from the agents.

Energy Performance
EPC (Café) - D
EPC (Flat) - D

Agents' Notes
Tenure & Possession
The café, together with the flat will be offered with vacant possession upon completion.

The Café and Walters Lake will be offered with vacant possession on completion.

Fixtures, Fittings & Stock
The sale includes fixtures and fittings in the café and the flat together with fish stocks within the lakes. Fenn Wright are not liable in any way for the quality or quantity of the fish stocks, nor any death or disease that may affect such stocks. Purchasers must satisfy themselves as to the quality and quantity of the fish stocks prior to purchase. Stock in the café will be at valuation on completion.

Rights of Way & Easements
The property is sold subject to and with the benefit of all existing Rights of Way, whether public or private, light, support, drainage, water and electricity supplied in other rights obligations, easements, quasi-easements and restrictive covenants or all existing proposed wayleaves for masts, staves, cables, drains, water and gas and other pipes, whether referred to in these particulars or not.

Consumer Protection Regulations
Under the regulations, what we say or publish about a property must not be false or misleading and we must provide certain material information to enable a potential viewer or purchaser to take an informed transactional decision.

Measurements
Any areas, measurements or distances referred to as approximate are given as a guide and are not precise. If such details are fundamental to a purchase, purchasers must rely on their own enquiries.

Important Notice
Fenn Wright for themselves and the Vendor of this property whose Agents they are, give notice that:

The particulars are intended to give a fair and substantially correct overall description for the guidance of intending purchasers and do not constitute part of an offer or contract. Prospective purchaser/s and lessees should seek their own professional advice. All descriptions, dimensions, areas, reference to condition and if necessary permissions for use and occupation and their details are given in good faith and believed to be correct. Any intending purchaser/s should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them.

No person in the employment of Fenn Wright has any authority to make or give any representation or warranty, whether in relation to this property or these particulars, nor to enter into any contract relating to the property on behalf of the Vendors.

No responsibility can be accepted for any expenses incurred by any intending purchaser/s in inspecting properties that have been sold, let or withdrawn.

Local Authority
Cotswold District Council
Trinity Road
Cirencester
Gloucestershire
GL7 1PX
T: 01285 623000

Photographs taken: 2018
Particulars prepared: November 2018

Guide Price
Offers in excess of £500,000.

** The vendors have confirmed they will consider selling the café as a separate lot to Walters Lake.

Property summary

Location
Waterside Café and Walters Lake is situated adjacent to the Spine Road running through the Cotswold Water Park near South Cerney. Cirencester 6 miles, Swindon 14 miles and M4 (Junction 15) 15 miles.

The Property
Extending to approximately 7.5 acres (3ha) as shown edged red on the site plan. Walters Lake is a purpose built commercial coarse lake that has now matured into an ideal pleasure and match fishery. Waterside Café is a very popular and profitable business with owners' accommodation overlooking Walters Lake.

There is considerable potential to develop other non-café income with further diversification of the adjoining land and Walters Lake subject to planning.

Waterside Café
A purpose built café with an internal area of approximately 120m2 comprising of fully fitted commercial kitchen with ancillary storage and W.C.'s and open plan seating area for approximately 60 internal covers and 40 external covers.

The café is popular with visitors to the Cotswold Water Park, local trade and visiting anglers and serves home cooked to order food. Waterside café has a level 5 food hygiene rating from the local authority.

Owner's Accommodation
Situated above the café with a separate external access, a self-contained flat providing the following accommodation:

Lounge 7.77m (25'6") x 4.46m (14'8") Two skylights, two double doors, door to:

Kitchen 4.45m (14'7") x 3.04m (10') Skylight, door to:

Entrance Hall - Door to:

Bedroom 1 4.45m (14'7") x 3.08m (10'1") Two skylights, door to: En-suite - Skylight, door to:

Bedroom 3 3.08m (10'1") x 2.82m (9'3") Skylight, Storage cupboard, door to:

Bedroom 2 3.04m (10') x 2.82m (9'3") Skylight, door to:

Bathroom Skylight, door.

Outside
There is large car park adjacent to the café with a stone surface together with one storage container and two sheds.

Walters Lake
Extending to 4 acres (1.6 ha) with 73 pegs and a maximum depth of 6ft. Stocked with common carp, mirror carp, roach, rudd, perch, bream and tench.
Walters Lake consists of four lanes which has been designed in such a way that every peg fishes towards an island. The record match weight of 446lbs was caught in May 2013.

Walters Lake has the benefit of natural ground water and four aerators.

The Business
The turnover for the café for the year ending January 2018 was approximately £200,000. The café is open 7 days a week from 7:00 a.m. - 5:00 p.m. The turnover for Walters Lake for 2018 was £24,000.

From 31st January 2019, Walters Lake day ticket prices are scheduled to increase to £10 per day for adults and £6 per day for juniors.

Services
Mains water and electricity. 2 x 2,000 litre gas tanks, (current supplier calor). Private drainage to Bio-digester system.

Underfloor heating to café and central heating to flat.

Business Rates/Council Tax
The flat Council Tax band A amount payable 2018/19 £1,096.67. (Single occupancy)

Café rateable value £ £4,650
Rates payable 2018/19 £0. The property currently qualifies for 100% small business rate relief.

Planning
Planning permission was granted to extend the existing clubhouse and car park as part of a larger planning application dated the 12th January 2010 reference 09/03621/FUL.

A pre-planning application was submitted to Cotswold District Council to establish whether or not planning permission would be potentially forthcoming for a glamping site to include up to 50 camping pitches, together with the redesign of Walters Lake to create a fresh water swimming lake with beach area. The full response is available from the agents.

Energy Performance
EPC (Café) - D
EPC (Flat) - D

Agents' Notes
Tenure & Possession
The café, together with the flat will be offered with vacant possession upon completion.

The Café and Walters Lake will be offered with vacant possession on completion.

Fixtures, Fittings & Stock
The sale includes fixtures and fittings in the café and the flat together with fish stocks within the lakes. Fenn Wright are not liable in any way for the quality or quantity of the fish stocks, nor any death or disease that may affect such stocks. Purchasers must satisfy themselves as to the quality and quantity of the fish stocks prior to purchase. Stock in the café will be at valuation on completion.

Rights of Way & Easements
The property is sold subject to and with the benefit of all existing Rights of Way, whether public or private, light, support, drainage, water and electricity supplied in other rights obligations, easements, quasi-easements and restrictive covenants or all existing proposed wayleaves for masts, staves, cables, drains, water and gas and other pipes, whether referred to in these particulars or not.

Consumer Protection Regulations
Under the regulations, what we say or publish about a property must not be false or misleading and we must provide certain material information to enable a potential viewer or purchaser to take an informed transactional decision.

Measurements
Any areas, measurements or distances referred to as approximate are given as a guide and are not precise. If such details are fundamental to a purchase, purchasers must rely on their own enquiries.

Important Notice
Fenn Wright for themselves and the Vendor of this property whose Agents they are, give notice that:

The particulars are intended to give a fair and substantially correct overall description for the guidance of intending purchasers and do not constitute part of an offer or contract. Prospective purchaser/s and lessees should seek their own professional advice. All descriptions, dimensions, areas, reference to condition and if necessary permissions for use and occupation and their details are given in good faith and believed to be correct. Any intending purchaser/s should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them.

No person in the employment of Fenn Wright has any authority to make or give any representation or warranty, whether in relation to this property or these particulars, nor to enter into any contract relating to the property on behalf of the Vendors.

No responsibility can be accepted for any expenses incurred by any intending purchaser/s in inspecting properties that have been sold, let or withdrawn.

Local Authority
Cotswold District Council
Trinity Road
Cirencester
Gloucestershire
GL7 1PX
T: 01285 623000

Photographs taken: 2018
Particulars prepared: November 2018

Guide Price
Offers in excess of £500,000.

** The vendors have confirmed they will consider selling the café as a separate lot to Walters Lake.

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