Granny Dowbekins

Pooley bridge, Ullswater

Iconic lakeland village location with magnificent views over the new bridge, river & lake.

Substantial and beautifully appointed tearoom extending to 82 covers inside and tiered riverside tea garden for 110

Two high quality self-catering holiday letting apartments

Turnover circa £1m with substantial profits

Offers around £2,500,000 – Freehold

Granny Dowbekins, Pooley Bridge, Penrith, CA10 2NP

Granny Dowbekins occupies, probably one of the most iconic trading positions in the Lake District Park. Situated on the entrance to the village of Pooley Bridge, overlooking the newly completed bridge, the property was originally a cottage and blacksmiths shop, dating back to the 17th Century which was extended in the 1800s. In 1904, the premises were given to the butler and housekeeper of The Rampsbeck Hotel for their lifelong service. At this time, it became a café and guest house and now comprises a lovely contemporary tearoom with veranda with tiered riverside tea garden that can serve up to 192 covers. The property is decorated and appointed to the very highest of standards with modern and fully fitted catering kitchen, prep and service areas as well as having two lovely self-catering apartments, adding to the income.

Against a backdrop of classic Lakeland fells on one side and a gently curving shoreline of fields and woodland on the other, Ullswater bends and twists its way through nine miles of spectacular Lakeland countryside, yet it is this beauty complemented by its lovely feeling of remoteness that brings tourists in their droves to this area of the Lake District National Park. However, this area is so easily accessed from the M6 Motorway only a few miles away and is also close to Keswick and the northern fells. At the foot of the lake where the River Eamont rises, lies the delightful honey-village of Pooley Bridge. This wonderful, character village is a destination in its own right as well as being the starting point for so many people who take the steamer from the village jetty to Glenridding via Howtown – a high point of many visitors stay in the Lake District.

The present owner acquired Granny Dowbekins in 2000. During his ownership, he has transformed the business and has invested very significantly in the property. Firstly, he acquired the adjacent cottage, extending the tearoom and catering facilities into this area and taking the opportunity to re-fit and re-equip the kitchens to the highest of standards, fitting modern equipment throughout. The tearoom was re-configured to give a spacious and contemporary style with the addition of further covered seating and a veranda to the rear as well as landscaping the tea garden in a tiered-style to provide an excellent Al Fresco dining area. The first floor was also re-configured to give a wonderful three-bedroom self-contained apartment with superb views out across the river and a second two bedroom self-catering apartment. The whole property has been completely re-wired and re-plumbed to modern standards. Turnover is still to reach its peak as the village has been affected, not only by Storm Desmond and the loss of the bridge, but also the resulting diversions. Now that the brand new and beautiful bridge has been completed together with its subsidiary landscaping, turnover will continue to increase for years to come and Granny Dowbekins is already rated in the Top 2% in the Lake District for breakfasts and lunches. Having enjoyed his many years at Granny Dowbekins, the owner is looking to retire to further his writing career.

THE PROPERTY

Of rendered and part Sandstone/Limestone construction and over two floors, the accommodation is topped with a Westmorland slate roof.

PUBLIC AREAS

Vestibule. Tearoom to seat up to 82 with laminate flooring and in a lovely contemporary style with feature bay windows and access down to the river. Servery. Garden room with underfloor heating and tiled floor, double bi-folding doors out onto the covered veranda in a Victorian style. Total seating for 192.

SERVICE AREAS

Substantial service kitchen with non-slip floor and fully Bioclad walls. Canopy and extraction. Walls fully stainless steel clad and having fluorescent lighting and underfloor drainage system for cleaning. Wash-up/prep kitchen, again Bioclad walls with two big stainless steel sinks and non-slip floor. Drinks store. Cleaning cupboard. Laundry cupboard. Staff WC and shower. Prep/bakery kitchen again with non-slip floor, Bioclad walls, fluorescent lighting and canopy and extraction. Large walk-in fridge. Office and covered way to provide toilets for customers as well as disabled WC and baby changing area.

EXTERNAL

Extensive external areas with superb tiered seating area with magnificent views out to the river and new bridge. This area will seat up to 110. Side entrance area.

SELF-CATERING APARTMENTS

Pooley Bridge Apartment

Stairs up to landing with laundry cupboard. Living room being open plan with delightful bay window and corner window with views over the new bridge, Helvellyn and Ullswater. Fully fitted contemporary kitchen area with marble worktops and canopy and extraction. Master bedroom, twin bedroom and third bedroom is a single in the loft with exposed beams. House bathroom with feature bath and double shower and hand basin. Tiled floor. Shower room with double shower and wash hand basin.

Hunters Cottage

Entrance hall with cleaning cupboard. Stairs to landing. Living room with lounge area and contemporary modern fitted kitchen. Bathroom with P-shaped bath and over-bath shower. Double bedroom and fitted wardrobes.

SERVICES

Eden District Council at Penrith (01768) 817817.

Mains water, drainage and electricity. Oil-fired heating. LPG heating to the Garden Room and Baking Kitchen.

WEBSITE

www.grannydowbekins.co.uk

TRADE

Please note that the overall turnover of the business has been affected over the last three years by the effects of Storm Desmond, loss of the bridge and road closures.

Accounts for the year ended 31 March 2020 show taking (net of VAT) of £XXXXXXXXX with trading profits (before finance costs, depreciation and non-recurring items) of £XXXXXXXX.

Included in the overall figures are takings for the two self-catering apartments of circa £50,000 per annum and also wholesaling of Granny Dowbekins Gingerbread made at the café and sold to other businesses.

A full data pack including an analysis of all of the accounts, full set of Energy Performance Certificates, trading projection for the forthcoming year and additional history and other information is available to potential purchasers following a viewing.

PRICE

Offers around £2,500,000 are invited for the freehold complete with goodwill and trade contents (according to inventory), excluding personal items. Stock at valuation.

FINANCE

Colliers International is able to assist prospective purchasers by introducing sources of finance if required. Whilst we do not charge the buyer for this service, we may receive an introductory commission from the lender or broker involved.

IDENTITY CHECKS

In order to comply with anti-money laundering legislation, the successful purchaser will be required to provide certain identification documents. The required documents will be confirmed to and requested from the successful purchaser at the relevant time.

TO VIEW

All appointments to view MUST be made through the vendors’ agents who are acting with sole selling rights.