Description
A detached two storey public house of mainly brick construction with living and letting accommodation on the upper floors under a pitched tile roof. There are two single storey wood frame extensions to the rear under pitched bitumen coverings and a detached single storey outbuilding. The property benefits from extensive external areas and car park within a plot of approximately 1.071 acres (0.43 hectares). The area is administered by Test Valley Borough Council.

Terms
Freehold. The guide price has been reduced to £550,000 with vacant possession upon completion. We understand that there will be no staff transfer. We anticipate that VAT will be payable at the going rate.

Planning & Conservation
The property is Grade II listed but is not located within a Conservation Area (the closest being West Meon). The property is not in Green Belt or an AONB. Situated within the Winchester District Council Local Plan and Warnford Parish Council. The property is not listed as an Asset of Community Value.

Trade Accommodation
The ground front entrance leads directly to a prominent L-shaped bar servery with multiple seating areas (88 seats). Located to the rear are two separate raised dining rooms (32) with direct access to the decked patio. The internal areas provide a great deal of flexibility with scope for more seats if required (approximately 175+).

Ancillary space includes a good sized trade kitchen with storage, wash-up and refrigeration areas. There are two sets of ladies and gents WCs located to each side of the property.

Living Accomodation
The six en-suite letting bedrooms are located on the first floor and benefit from direct internal and external access. Manager’s accommodation is located at the attic level and arranged to provide two bedrooms, kitchen reception and bathroom.

External Areas
Located to the west of the property is a single storey detached outbuilding which is used as a beer cellar and store. Customer seating is available to the front (24), on a raised deck area to the rear (30) and garden (scope for 100+) which is bordered by the River Meon. A hardstanding
customer car-park is located to the side and rear (50).

Services
We understand that mains electric and water are connected with septic tank and LPG on site.

Business Rates
The 2023 Rateable Value is £14,000 (this is not the rates payable, pleas check voa.gov for details).

Planning
The property is Grade II listed but is not located within a Conservation Area (the closest being West Meon) and is not in Green Belt or AONB. We understand the established planning use is Sui Generis (public house).

Licensing
The property has been granted a Premises Licence in accordance with the Licensing Act 2003. We understand that the premises is permitted to sell alcohol under the following hours:
Monday to Sunday 10:00 – 00:00