Conwy Water Gardens Aquatic Centre and Coarse Fishery

Rowen, Conwy, North Wales LL32 8TP

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At a glance

Attractive, profitable and

versatile business.

7.5 acres (3 ha) site.

4 bedroom detached house.

Unique Dutch Pancake

House

Aquatic centre and shop

3 lake commercial coarse

fishery.

Set within Snowdonia

National Park

Attractive Fishery, Tourism and Aquatics Business, North Wales The Property

An extremely unique, profitable and versatile business opportunity with

potential to increase both turnover and profitability. In addition there is a

detached, four bedroom house situated in a beautiful area of North Wales with

outstanding views over the countryside to the mountains of Snowdonia.

Location

Conwy Water Gardens is located in the lower hills of the Snowdonia National

Park, 4 miles from Conwy and 7 miles from Llandudno the largest coastal

resort town in North Wales. It is within easy reach of Chester (45 mins), and the

motorway network, mainline railway at Llandudno Junction to London (3 hours).

Situation

Conwy Water Gardens is situated approximately 4 miles south of Conwy. The

town of Conwy is very attractive and overlooks the Conwy Estuary. The view is

dominated by the spectacular Conwy Castle with the town still protected by

well-preserved fortified walls. The site extends to approximately 7.5 acres (3

ha) as edged red on the site plan.

The Fishery

The only commercial coarse fishery for 40 miles and situated in the beautiful

Snowdonia National Park, the fishery attracts considerable numbers of anglers,

some of whom travel from as far as Manchester and Liverpool, as well as from

all of the holiday sites around the area.

There are three lakes stocked with ghost, crucian and mirror carp, bream,

tench, orfe, roach, rudd, large goldfish, barbel and chub. All of the lakes are

fully accessible by wheelchair. There is a toilet block situated by the Middle

Lake.

Top Lake (18 pegs) – designed as a match lake with an average depth of 5ft,

well screened and protected by shrubs.

Middle Lake (22 pegs) – 8-10ft deep, stocked with carp to 25lbs plus, tench to

9lbs, bream to 6lbs, roach to 2lbs and barbel to 4lbs.

Bottom Lake (16 pegs) – set in mature woodlands with 100ft tall redwoods at

one end. Stocked with mixed coarse fish species.

There is a hut housing the electricity supply next to the brook from which water

is extracted under licence. There are a number of further ponds on site, one of

which has been modified to serve as a children’s training lake. There is a piped

system from the brook to the Top Lake, which allows fresh water to be pumped

around the site, thus keeping the waters in perfect health all year round.

Nature Trail

The nature trail offers an attractive walk with ducks, geese, chickens,

capybaras, reeves pheasants, lakes and natural wildlife.

The Shop

The shop is adjacent to the Dutch Pancake House which is a stone built slate

roofed building that sells a wide range of fishing tackle, fish keeping products,

confectionary and gifts.

There is a considerable amount that can be done to further increase the turnover and profitability of the business by a new owner.

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The Aquatic Centre

Conwy Aquatic Centre is an established business selling a

wide range of tropical, marine and cold water fish, plants

and corals and is the largest such centre in North Wales.

The Aquatic Centre has recently undergone a major

refurbishment with three defined areas for marine fish,

tropical fish and cold water fish. It is housed in a stone/

block built building, with a slate roof.

To the front is a large enclosed courtyard partly covered by

corrugated Perspex containing pond hardware, cold water

fish, which then opens out into an area with a display of

ponds, liners and waterfalls with a large koi pool.

Within the aquatic centre there is also a small reptile area ,

specialising in tortoises and turtles. Through the reptile

area is the reverse osmosis room where purified and salt

water may be purchased to replenish tropical and marine

fish tanks. Overall, the aquatic centre contains in excess of

90 tanks.

Dutch Pancake House

The Dutch Pancake House’s quality is famous throughout

North Wales and while extremely popular with tourists, it

also generates regular and repeat business from local

residents. The fully licenced Pancake House offers over 65

different pancakes including sweet, savoury and a more

traditional menu in its 52 cover restaurant.

There is additional seating outside with a further 19 covers.

The Dutch Pancake House is regularly booked for functions

and has a 5 star food hygiene rating.

The Business

The current owners have developed the business since

purchasing it in 2007, they are now wishing to retire.

The definition of operating profit in this instance is trading

profit before tax, director’s costs, interest charges,

depreciation and other extraordinary costs. This gives an

indication of the revenue stream that a potential purchaser

The Dutch

Pancake House

sells original

Dutch pancakes

which are unique

throughout the

north-west of

England and

Wales. Many

customers visit up

to 20 times a year.

can hope to achieve prior to his own expenses and the

finance required making the purchase.

Turnover has increased year on year in all three

departments from £386,500 in 2014 to £434,600 in 2016,

an increase of 12.5%, with the Dutch Pancake House

contributing just over 50.0%.

The gross margin has been stable, GM was 61.1% in 2014

to 64.0% in 2015 to 62.9% in 2016.

The operating profit has also increased substantially from

£64,539 (16.7%) in 2014, £85,848 (20.4%) in 2015 to

£91,989 (21.2%) in 2016.

General Remarks/Comments Appertaining to Value

The business is located in a beautiful area of North Wales

with stunning views, a short distance south of Conwy, a

very attractive town over-looking the Estuary, being

dominated by Conwy Castle.

Turnover: 2014 2015 2016

Café £193,730 £215,775 £223,191

Shop £160,377 £170,649 £175,692

Fishery £32,347 £33,761 £35,747

Total £386,454 £420,185 £434,630

Gross Margin 61.1% 64.0% 62.9%

Operating Profit*

£64,539 £85,848 £91,989

Operating Profit %

16.7% 20.4% 21.2%

Net Profit £51,305 £71,863 £80,921

Net Profit % 13.3% 17.1% 18.6%

Wages 27.2% 26.9% 28.0%

Marketing 1.7% 1.5% 0.8%

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The Dutch Pancake House sells original Dutch pancakes

which are unique throughout the north-west of England and

Wales, with people coming from Birmingham, Manchester,

Lancashire and beyond with many regular customers

visiting up to 20 times a year.

Since taking over the business, our clients have extended

and tarmacadamed the car park, built a new aquatics

building, a new fishing toilet block and installed a new

nature walk which includes a variety of animal enclosures

including capybara.

A purchaser could substantially increase the turnover and

profitability of the business. The ways this could be done

are as follows:

Open on a Monday and keep the restaurant open over

Christmas. Extend the opening hours on a daily basis,

opening the restaurant for breakfast and for dinner (at the

present time it is only open for dinner for one off events).

Enlarge the children’s play area and put in additional

attractions to encourage families to come more often.

Increase the number of animal attractions in the nature walk

and charge for entry. There are former water based

enclosures, currently unused and available.

Further cover the central courtyard and enlarge the product

range of fish, fishing accessories and reptiles and add pets.

Offer the centre as a Christmas attraction, selling Christmas

decorations, gifts, Santa’s Grotto, etc.

The Dutch Pancake House is regularly full and so

purchasers could re-apply for the consent and extend the

restaurant by a further 36 covers, taking the covers to

around 90, increasing by nearly 70.0%.

Enlarge the fishery/sitting out area and bring in a mobile

catering facility for the summer months.

Increase the marketing budget which has reduced over the

last three years. The current marketing effort is to print

65,000 leaflets every year which are distributed by North

Wales Tourism. The spread is from Chester in the East to

Anglesey in the West.

There is thus a considerable amount that can be done to

further extend the turnover and profitability of the business

and there is a possibility that planning consent could be

granted for a second residential dwelling, thus allowing for

an extended family to live and work on site.

TUPE

The business is operated by the owners on a full time basis

and they are assisted by a manager. The Aquatic Centre

has three full time staff members, the Pancake House has

two full time staff members and employs temporary staff

during peak times.

The purchaser will be required to comply with the relevant

legislation in respect of present employees. A staff list can

be made available to serious interested parties.

Fixtures, Fittings and Equipment

A detailed list can be made available to seriously interested

parties.

Shop Stock

All stock forming part of the business is available by

separate negotiation. The shop stocks on average

£30,000 of stock during the year.

Planning Permission

We are informed that all buildings are consented and the

house is free of any occupancy ties. Consent was granted

to extend the restaurant by a further 36 covers and an

enlarged bar. Original consent has lapsed, but a re-

application is likely to be considered favourably.

Consent granted for equipment store adjacent to the

holiday cottages, which extends to 46m2. Consent has

been implemented but not signed off by the Local Planning

Authority.

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We are informed that the Local Planning Authority have

indicated that they do not wish to have any more holiday

cottages within the National Park, but they may consider a

manager’s tied residence if a case of necessity can be

made.

The House

From its elevated position the property benefits from breath

-taking views across the valley towards the mountains of

Snowdonia. Built in circa 1996, but extensively redesigned

since, the house is of block construction with rendered

walls under a slate roof and benefits from double glazing

throughout. It comprises:

Ground Floor

Front door to Entrance Hall with tiled floor. Doors to:

Cloakroom with low level w.c., wash hand basin, tiled floor.

Inner Hall with feature stained glass windows on solid pine

door and side panel, stairs to first floor. Dining Room with

wooden beams, solid oak floor, views over garden and lake

to south.

Sitting Room with wooden beams, solid oak floor, multi-fuel

burner set in brick fireplace with slate hearth, views to lakes

and mountains (south and east).

Office with fitted worktop and cupboards below, fitted

shelves, broadband connection, views of Bottom Lake and

the Snowdonia mountains. Good sized fully fitted Kitchen/

diner with range of solid oak units with granite work

surfaces, island, tiled floor, Rangemaster 110 cooker with

extractor fan, Belfast sink unit with tile surround.

Sun Room/Family Room with solid oak floor, built-in

shelving, stunning views over Bottom Lake and hills.

Utility Room with tiled floor, range of full height storage

cupboards, built-in Technic double oven and hob, fridge

freezer, stainless steel sink and drainer, plumbing for

washing machine and tumble dryer. Oil-fired central

heating/water boiler. Door to outside covered way.

First Floor

Master Bedroom (double) with built-in cupboards and en-

suite shower/w.c. Three further Double Bedrooms, two

with built-in storage.

Separate Bathroom with bath, shower, w.c., basin and

storage cupboards. All rooms on the first floor have views

to the lakes and mountains.

Lower Ground Floor

There are two rooms plus further storage space within the

lower ground floor, where access is purely external. This

area is currently used for storage but could be converted

into a granny annexe or used as a children’s playroom/

teenagers living accommodation.

Outside

There is access out of the utility room via the covered area

into an open area with a raised wooden deck sitting area

and a further area enclosed on three sides and covered

with a Perspex covered wooden canopy providing a

protected sitting out area which gives access to the

workshop. From this area there are steps down, to the right

there is access to a summer house, to the left down to a

further large wooden terrace and then further down there is

an enclosed slabbed sitting out area or access into the

garden and into a nature trail.

Services

Mains electricity and water are connected to the house and

Water Gardens which has the benefit of a 3-phase supply.

Septic tank drainage and oil fired central heating.

Council Tax

Residential Dwelling – Acer House

Council Tax Band 2016/17 – E £1,602.88

Business Rates

Aquatic Centre rateable value £7,000.

Business Rates 2016/17 £3,388 (excluding rate relief

of 80%).

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Tenure & Possession

The property is offered for sale freehold as a whole with

vacant possession on completion.

Fixtures, Fittings & Stock

The sale includes fish stocks within the lakes. Fenn Wright/

Quinton Edwards 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 them-

selves as to the quality and quantity of the fish stocks prior

to purchase.

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 restric-

tive 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/Quinton Edwards 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/Quinton

Edwards has any authority to make or give any

representation or warranty, whether in relation to this prop-

erty or these particulars, nor to enter into any contract relat-

ing to the property on behalf of the Vendors.

No responsibility can be accepted for any expenses in-

curred by any intending purchaser/s in inspecting

properties that have been sold, let or withdrawn.

Local Authority

Conwy County Council

Bodlondeb

Bangor Road

Conwy

LL32 8DU

Telephone: 01492 574000

Guide Price

Offers are sought in the region of £1,295,000 plus stock

and moveable plant and machinery at valuation.

Viewing Strictly by Appointment through joint agents:

Fenn Wright

1 Tollgate East

Stanway

Colchester

Essex

CO3 8RS

Tel: 01206 216555

Email: mjf@fennwright.co.uk / tjg@fennwright.co.uk

Quinton Edwards

Bartholomew House

38 London Road

Newbury

Berkshire

RG14 1JX

Tel: 01635 551441

Email: sales@quintonedwards.co.uk

Agents’ Notes

Floor Plans

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Plans

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From the A55 follow signs for Conwy. Go over the

bridge and turn left in front of the castle onto the B5106

towards Trefriw. After 3 miles turn right towards Rowen,

immediately after the Groes Inn. After one mile the

property is on the right, signposted Conwy Water

Gardens and Dutch Pancake House.

*Safety Note to Fishery Buyers*

Please ensure care is taken when viewing and walking

near to lakes and areas of water. Do not walk close to

the edge of waterways, and ensure children are

supervised at ALL times.

Lakes, Ponds & Rivers can be very dangerous so

THINK SAFETY FIRST!

Photographs taken: June 2017

Particulars prepared: July 2017

Directions

To find out more or book a viewing

01206 216 555

Fenn Wright is East Anglia’s leading, independently owned firm of chartered

surveyors, estate agents and property consultants.

• Residential, commercial and agricultural sales and lettings • development, planning and new homes • agricultural property advice, farms and land • mortgage valuations, Homebuyers reports and building surveying • Fisheries (UK and France) and equestrian property (UK-wide)

Consumer Protection Regulations 2008

Fenn Wright has not tested any electrical items, appliances, plumbing or heating

systems and therefore cannot testify that they are operational. These particulars are

set out as a general outline only for the guidance of potential purchasers or tenants and

do not constitute an offer or contract. Photographs are not necessarily comprehensive or

current and all descriptions ,dimensions ,references to condition necessary permissions

for use and occupation and other details are given in good faith and believed to be

correct but should not be relied upon as statements of, or representations of, fact.

Intending purchasers or tenants must satisfy themselves by inspection or otherwise

as to the correctness of each of them. We have taken steps to comply with Consumer

Protection Regulations 2008, which require both the seller and their agent to disclose

anything, within their knowledge, that would affect the buying decision of the average

consumer. If there are any aspects of this property that you wish to clarify before

arranging an appointment to view or considering an offer

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