Pack Horse Hotel Leeds

208 Woodhouse Lane, Leeds LS2 9DX

  • Pack Horse Hotel Leeds
  • Pack Horse Hotel Leeds
  • Pack Horse Hotel Leeds
  • Pack Horse Hotel Leeds

Pack Horse Hotel Leeds

Contemporary Bar & Live Music Venue in Leeds City Centre

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 an on trend casual dining menu such as sharing boards, chicken wings or quirky tapas dishes. 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

  • Rolling Tenancy
  • Function Room
  • Music Venue
  • Refurbishment Planned
  • Outdoor Trade
  • Private Accommodation

Trading Area & Facilities

Inside, the refurbishment will covert the current drinkers pub into a contemporary, stylish bar and music venue that will appeal to the students and young professional demographics of the area. The ground floor will house the main bar area, filled with plenty of space for both drinking and vertical dining. Upstairs will house the venue for live music, clubs nights and a private function room for hire.

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

Private accommodation consists of two bedrooms, living room, kitchen and bathroom. In line with our Ready To Trade Promise, we will ensure that the private accommodation is brought up to a good standard so that you can focus on getting your business right.

Premises Licence Details

Please refer to Premises Licence for more 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 £
69,750
Estimated Annual FMOP (Licensee Profit) £
73,134
Representative HEINEKEN UK Brand Discount Per Barrel £
100
Estimated Annual Turnover £
785,698
Estimated Annual Barrelage
407

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).

Historical volume figures may not include purchases made through 3rd Parties.

** All figures quoted are exclusive of VAT

*** FMOP = Fair Maintainable Operating Profit

Investment

Ingoing Costs
Estimated Licensee Fixtures & Fittings Value £
45,000
Estimated Fixtures & Fittings Valuation Fee £
250
Estimated Stock Valuation £
6,000
Deposit Amount £
17,438
Rent In Advance £
1,341
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 £
72,089
Estimated Minimum Ingoing Costs £
72,089

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 £
2,637
Estimated Annual Maintenance Compliance Charge £
TBC
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