Happy Wanderer Framwellgate Moor

3 Beech Road, Durham, DH1 5JE

  • Happy Wanderer Framwell Gate
  • Happy Wanderer Framwell Gate
  • Happy Wanderer Framwell Gate
  • Happy Wanderer Framwell Gate
  • Happy Wanderer Framwell Gate

Happy Wanderer Framwellgate Moor

Fantastic Community-Focused Pub - Refurbishment Planned

Due to receive significant investment from Star Pubs & Bars, the Happy Wanderer is located in the Framwellgate Moor area of Durham City. The extensive refurbishment, along with improved visibility, will make the most of the pub's fantastic position, attracting a large and lucrative customer base from the surrounding area.

The proposed refurbishment will allow the newly named 'The Framwellgate' to trade at all points of the day, from early morning coffee to casual drinks at night. A simple but fantastic food menu including light bites and sharing platters will be introduced along with a fantastic drink offer with a range of wines, spirits, and premium products. The pub will boast an impressive terrace and offer the opportunity to show live sports and host live entertainment and pub quizzes. The Framwellgate is destined to become a community-focused pub with updated decor to create a welcoming and stylish environment.

To see an example of a recently completed refurbishment click
here.

Ambitious Operator Wanted!

We are looking for an operator who has previous experience running either a successful pub or business. You must have the ambition to deliver a great pub experience and willing to work with Star Pubs and Bars to allow the pub to reach its full potential.


Pub Features

  • Rolling Tenancy
  • Car Parking
  • Refurbishment Planned
  • Catering Kitchen
  • Outdoor Trade
  • Weekly Billing
  • Monthly Billing

Trading Area & Facilities

Extensive Refurbishment Planned - an extensive refurbishment will transform the Happy Wanderer and reposition it as the newly named 'Framwellgate' - a premium community pub with a modern finish. The pub's layout will be changed to improve trading areas and include a separate area for loyal locals to enjoy drinks. The decor will be given a fresh modern feel with appealing rustic features, including eclectic timber furniture and deep button leather booth seating, to give a welcoming and attractive feel. This, combined with a brand-new kitchen to support an exciting food offer and new outdoor seating at the front of the pub, will transform this pub into a real community asset.

Externally the pub will undergo a facelift which will see much-improved kerb appeal through a new lighting & signage scheme. The pub's terrace area will be completely refurbished and provide excellent additional appeal in the summer months. There is a car park to the front and ample on-street parking.

Please refer to the Refurbishment Details for further information regarding the planned works.

Applicants should be aware that all refurbishments are subject to final board approval which will be determined as part of the leasing process. Where a 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 consists of bedrooms, kitchen, bathroom, and lounge. Where required there will be appropriate works carried out in line with the Star Pubs & Bars Ready to Trade Promise.

Premises Licence Details

Please refer to the Premises Licence for full details.

Premises Licence Opening Hours

Mon Tue Wed Thu Fri Sat Sun
11:00 - 23:00 11:00 - 23:00 11:00 - 23:00 11:00 - 00:00 11:00 - 00:00 11:00 - 00:00 12:00 - 22:30

Financials

Annual Rent £
36,500
Estimated Tenants Annual Operating Profit £
40,142
Representative HEINEKEN UK Brand Discount Per Barrel £
140
Estimated Annual Turnover £
TBC
Estimated Annual Barrelage
299

“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

Investment

Ingoing Costs
Estimated Licensee Fixtures & Fittings Value £
29,838
Estimated Fixtures & Fittings Valuation Fee £
250
Estimated Stock Valuation £
6,000
Deposit Amount £
9,125
Rent In Advance £
702
Training Fee £
1,000
Estimated Designated Premises Supervisor / Manager Fee £
50
Premises Licence Fee £
180
Rates Assessment Fee £
55
Estimated Legal Fees £
650
Estimated Total Ingoing Costs £
47,850
Estimated Minimum Ingoing Costs £
47,850

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 £
1,957
Estimated Annual Maintenance Compliance Charge £
1,862
Estimated Annual Accountancy & Stocktaking Charge (including tills) £
6,108

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