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Economic Viability Report
With Regards to the Viability of
The Witham House Public Tavern 5 Witham Bank East
Boston Lincolnshire
PE21 9JU
Prepared on behalf of
Mrs C Guille 5 Witham Bank East
Boston Lincolnshire
PE21 9JU
8 January 2016
Poyntons Consultancy Ltd 24, 26, 28, South Street
Boston Lincolnshire
PE21 6HT 01205 361694
Feasibility Report – The Witham Tavern, Witham Bank East, Boston 08 January 2016
Poyntons Consultancy
CONTENTS
1.
Executive Summary
Client’s Brief and Introduction to the Report
2.
Location
3.
Description
4.
Trading History
5.
The Public House Licensed Trade Market
6.
Analysis of the Failure of the Witham Town
Conclusion
Feasibility Report – The Witham Tavern, Witham Bank East, Boston 08 January 2016
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CONTENTS ~ Continued
APPENDICES
1. Location Plan
2.
Site Plan
3.
4.
Photographs
List of Public Houses
5. Plan Indicating Density of Pubs within 0.5-1.0 mile Radius
6.
Brochure for Sale of Property in July 2011
Feasibility Report – The Witham Tavern, Witham Bank East, Boston 08 January 2016
Poyntons Consultancy
EXECUTIVE SUMMARY
This report considers the economic viability of The Witham Tavern public house.
Items considered in the report include National public house closure trends, closures in Boston,
local demography, the location of the property and the shape and size of the property, local
competition to the property, trading history and other factors.
The conclusion of this report is that there is little or no economic viability with regards to the
ongoing running of the public house as an independent entity.
Feasibility Report – The Witham Tavern, Witham Bank East, Boston 08 January 2016
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1. Brief and Introduction
Poyntons Consultancy Limited have been instructed by Mrs C Guille to provide an opinion
as to the economic viability of the Witham Tavern Public House, Boston, Lincolnshire.
The scope of this report encompasses the existing premises, the locale, the national and
local trading situation with regards to public houses and possible reasons why this
business has failed multiple times over the last 10 year period.
Conclusions looking at the evidence have been reached at the end as to why licensees at
the address have not succeeded.
The report has been prepared by James Fairman, MRICS, a Chartered Surveyor at
Poyntons Consultancy Limited to specialise in commercial property in the South
Lincolnshire region with offices in Boston.
Existing clients include breweries and owners of public houses. The company has sold a
number of public houses in the last two year period and feels well qualified to express
opinions on the state of the market and licensed trade related issues.
Feasibility Report – The Witham Tavern, Witham Bank East, Boston 08 January 2016
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2.
Location
The Witham Tavern comprises a public house located in Boston, Lincolnshire.
Boston is a market town with a resident population of approximately 68,000 with a 2011
consensus.
The local economy relies heavily on agro commercial businesses including intensive
commercial farming and food packaging. The town has a strong retail offering, twice
weekly market with local major employers including the local hospital, Local Authority,
Fogarty’s, Dynamic Cassette International and the farming community.
The town has seen a great increase in immigrant population over the last 10 year period,
fuelled by economic migrants looking for work, which is obtainable in the fields and pack
houses around the town.
The property is located approximately 1km to the north-west of the town retail centre, to
the east of the River Witham, in a cul de sac immediately to the west of the Nottingham
to Skegness railway line.
Neighbours include residential property and the railway itself, the cul de sac terminating
at No 7 Witham Bank East turning into a public footpath heading alongside the east bank
of the River Witham towards Lincoln, which is 30 miles to the north-west. To the north-
west of the property are residential properties extending along the towpath with rear
vehicular access from Witham Town leading into Tattershall Road to the rear.
Tattershall Road is a largely residential area comprising high density freehold houses
leading into local authority accommodation in Jubilee Avenue, Sherwood Avenue and
Robin Hoods Walk, with sheltered accommodation off Whiting Square and terraced
housing on Norfolk Place.
Feasibility Report – The Witham Tavern, Witham Bank East, Boston 08 January 2016
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3. Description
A location plan, site plan and photographs of the property are included within the
appendices of the report.
The property comprises a detached freehold public house with residential
accommodation over.
The property is of conventional construction being originally built in the Victorian era
sometime around 1900, with later pitched and flat roof extensions to give an extensive
dining area to the rear.
The main trading accommodation is located on the ground floor. A centrally located
doorway leads to an entrance lobby where there is a bar area and games room.
Internal walls have been removed around the bar area which has now been extended
into additional seating.
Three steps lead down to the rear which is divided into two main dining areas.
In addition on the ground floor is the beer cellar, to the rear of which is a commercial
kitchen, WC and ancillary accommodation and a small enclosed rear garden area with
parking.
An internal doorway leads to stairs where there is a two bedroomed apartment on the
first floor for Manager’s Accommodation.
Feasibility Report – The Witham Tavern, Witham Bank East, Boston 08 January 2016
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4. Trading History
The property has operated as a public house for the last century, with a later emphasis
in the latter quarter of the 20th Century on food provision.
Within the last 15 years, the property has had a number of owners and tenants
providing a variety of different offerings.
The property was run by a tenant as a public house with food from 2001-2006 and was
subsequently sub-let to a number of tenants, each failing to run a profitable business.
In 2006, the property was altered to provide a Thai restaurant by two families. These
tenants were evicted for non-payment of rent, following a bankruptcy.
Between 2007 and 2010, the building had seven different sets of tenants who were
running a public house with food.
Following a year long tenancy in 2009-2010 the public house was closed.
The property was offered for sale in 2010 as a Freehold with Vacant Possession
(brochure enclosed), the property was offered by Private Treaty and remained unsold.
Having been approached by Savills the property was subsequently purchased by the
current owner, Mrs C Guille of Witham Bank East in 2011.
The pub has been trading since that time unprofitably. Trading accounts are available on
request.
Mrs Guille offered the property to the market as a Freehold with Vacant Possession with
Christies in 2012 and it remained on the market for a period of two years without an
enquiry before it was withdrawn from sale.
Feasibility Report – The Witham Tavern, Witham Bank East, Boston 08 January 2016
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5.
The Public House Licensed Trade Market
National Market
Reference to a parliamentary briefing held in the library of the House of Commons in
May 2015 has provided some statistics relating to the decline in the demand in the East
Midlands and nationally for public houses from the public.
This trend has been associated with an overall decline in beer sales and the
corresponding growth in the off licence trade killing sales of alcohol by supermarkets.
The British Beer and Pub Association estimate the total numbers of pubs in the UK has
fallen by 19% since the year 2000 from 60,800 to 49,433 in 2012.
There is no doubt that there has been a significant decline in the number of pubs since
2012 but statistics have not yet been produced for this period.
It is estimated that two fifths of these properties are independent, with one fifth being
owned by brewers and two fifths owned by pub companies.
The pub closure rate peaked in around 2009 with 52 pubs being closed per week. It is
estimated that this closure rate has now fallen to around 28 pubs a week.
The losses have been heaviest in urban areas particularly pubs just outside of town
centres, which were traditionally seen as drinks led community pubs. These pubs, of
which the Witham Tavern is one, have seen a continued decline in beer sales. The BBPA
estimate that the UK beer drinking volumes have fallen by 35% since 1979.
Corresponding off trade sales have grown from 12% of UK beer sales in 1980 to over
47% in 2012.
The decline in the number of public houses over the last 10 years has resulted in a large
sell off by the National Brewers, the Pub House Estates with the emergence of the
PUBCO, a Pub Company. This has added competition for privately owned free houses
Feasibility Report – The Witham Tavern, Witham Bank East, Boston 08 January 2016
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with no tie, a market that is declining.
Some major companies, such as Wetherspoons have been able to bulk buy cheap
alcohol and this has added even more pressure on independently owned public houses
with regards to beer margins. Therefore it is true to say that the market has been
increasingly dominated by a few small players to the detriment of the independent
operators.
Local Market
Historically Boston has had an unusually high number of pubs per head and seen a
larger number of closures than average over the last 15 year period. This could be seen
to be because the pubs provided sustenance for labourers who were involved in
agricultural activities. Changes in mechanised farming practices have reduced the
amount of labour required for harvest, which has resulted in a number of natural
closures for community centred public houses.
However, the closure rate has accelerated over the last 15 years because of the
economic issues outlined above with regards to national trends but also possibly because
of increased taxation on alcohol and the smoking ban.
In the appendices are a list of public houses in Boston and the locality.
Since 2010, out of the 84 public houses listed in Boston and around approximately
37.5% are now closed and or on the market.
Approximately 50 of these properties are within the suburban conurbation of Boston
Town and since 2010 approximately 40% are either closed, or on the market either for
sale or to let.
Full details of these are available in the appendices, however, the properties that are
closed in the town locale include the Woad Man on Church Road, the Kings Head on
Emery Lane, the Still in the Market Place, the Volunteer Inn on Skirbeck Road, the
Feasibility Report – The Witham Tavern, Witham Bank East, Boston 08 January 2016
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Beridge Arms on Station Road, the Great Northern on Station Street and the New Castle
Inn on Fydell Street.
A relatively large number of pubs are on the market currently as opportunities available
to rent or buy including the Stump and Candle in the Market Place, the New Castle Inn
on Fydell Street, the Town Pump on Sibsey Lane, the Ship Tavern on South Street,
Merrimans on Great Fen Road, the Ball House on Wainfleet Road, the Red Cow Inn on
Wide Bargate, the Lord Nelson on Woodville Road and the Peacock Inn on High Street.
Therefore, locally it can be seen that closure rate of public houses in Boston is high.
Feasibility Report – The Witham Tavern, Witham Bank East, Boston 08 January 2016
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6. Analysis of the Failure of the Witham Tavern
The Witham Tavern has had a poor trading history over the last 15 year period with 7
separate landlords attempting three different types of businesses from the same
address, all of which have failed to make a profit and one of which has been declared
bankrupt as a result.
This report has already outlined that the licensed trade sector has been negatively
affected by changes in the economy, changes in smoking regulations and competition
from off licence trade and cheap supermarket sources of alcohol.
In addition, Boston has been more than adversely affected by pub closures, possibly
because of other social reasons relating to migration and changes in leisure habits.
The property is located in an area of high density residential housing. Traditionally it
would have served for evening drinkers. Close by to the property is The Unicorn Inn
which has now taken over this function leaving the Witham Tavern largely redundant.
Other competitive public houses within the region are located within half a mile and
include The New Castle Inn (currently shut), The Carpenters Arms, The Little Peacock
and a number of other pubs on West Street and the Market Place totalling 25.
In the appendices of this report is a plan showing a 0.5 mile radius indicating that the
density of pubs within this half mile is far higher than average and the area is well
served by competitors.
If one takes in the area of 1 mile, then the number of pubs within this radius increases
to around 40 properties.
Therefore it is felt that if the Witham Tavern were to close, there are plenty of other
alternative venues for customers.
The area in which the pub is located has a lower than average amount of disposable
Feasibility Report – The Witham Tavern, Witham Bank East, Boston 08 January 2016
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income and a higher than average age.
This has affected the through flow of customers at the premises which has probably
contributed to its failure as a venue.
There is a relatively large amount of Local Authority and Sheltered Housing within a
300m radius to the east of the River Witham.
The property is located on a cul de sac and therefore it is a low profile location in terms
of visibility, with no passing trade to any discernible level.
In addition, there is no daytime working population, as opposed to a town centre pub so
very few visitors for lunches as evidenced by the till receipts.
The public house is also adversely affected by its close proximity to the railway which
overlooks the garden area to the rear.
Unfortunately for the public house, a large 80,000ft2 Asda Supermarket is located on the
other side of the Sluice Bridge, approximately 300m from the property.
This property supplies cheap alcohol to the local populous making very difficult trading
conditions for the Witham Tavern.
The building has a large and awkward plan shape.
The footprint of the property extends to over 3,000ft2 and has a number of different
floor levels and areas which are out of sight from the main bar.
Therefore the property experiences greatly increased staffing costs, in order to patrol the
trading area and this has also resulted in a high rateable value which reduces the
profitability of any operations carried out there.
Some trade could be derived from Sunday lunches at the premises, however although
Feasibility Report – The Witham Tavern, Witham Bank East, Boston 08 January 2016
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this has been tried on numerous occasions over the last 15 years, the public house is not
considered to be a destination driven venue. This has been exacerbated recently by a
number of incidences with uncontrolled alcohol being drunk on the tow path close to the
Marina which has certainly discouraged visitors in the general area.
It is not true to say that the property could be forced to stay open, it already has
permitted development rights for a retail development, however this is unlikely to
happen as the location is poor with regards to its profile, visibility, passing trade and
general footfall.
The property is not located on a bus route and there is no external area at the front of
the property, the current arrangement of decking being on land on the neighbouring
property, the boundary being close to the front elevation.
Alternative types of business have been tried at the pub including Thai restaurant, steak
house and other food offerings, however they have all failed due to the nature of the
property as outlined above.
The bed and breakfast market has also been attempted and it is generally felt not to be
a destination that would be suitable for this type of clientele.
The property was purchased in 2011 and was closed again at the time it was transferred
to its current ownership.
Much effort has been put into maintaining a high quality offering, however the property
has failed to make any sort of profit trading at a loss.
Feasibility Report – The Witham Tavern, Witham Bank East, Boston 08 January 2016
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Conclusion
Over the last 15 year period, trade at the Witham Tavern has suffered greatly due to a
national decline in the popularity of public houses generally having an inappropriate
catchment area with too much competition from other public houses and
supermarkets selling cheap alcohol.
The building has an inefficient plan shape with regards to running a business requiring
higher than average staffing costs and it is not DDA (Disability Discrimination Act)
compliant.
The property is located on a cul-de-sac with little passing trade, in an area which has
seen high levels of alcohol abuse discouraging destination driven diners.
The property has seen a number of tenants fail at the premises over the last 15 year
period including a variety of different types of business including a Thai restaurant
which resulted in a bankruptcy.
Although the pub is currently well run, promoting itself to customers and offering a
high level of service, it would appear to not produce sufficient trade to make a profit,
currently running at a loss and it is considered that the building is not financially viable
as a public house and alternative uses should be considered acceptable.
The area is well served by The Unicorn, which is approximately 70m away from the
property and also on the other side of the bridge, The New Castle Inn, which is
currently closed.
Within half a mile radius of the pub are 25 other public houses, there are around 40
within a mile radius of the property which is more than adequate for the local
population.
Therefore it is considered there is little economic viability for the public house in its
current form.
Feasibility Report – The Witham Tavern, Witham Bank East, Boston 08 January 2016
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APPENDIX 1
Location Plan
Feasibility Report – The Witham Tavern, Witham Bank East, Boston 08 January 2016
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Feasibility Report – The Witham Tavern, Witham Bank East, Boston 08 January 2016
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APPENDIX 2
Site Plan
Feasibility Report – The Witham Tavern, Witham Bank East, Boston 08 January 2016
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Feasibility Report – The Witham Tavern, Witham Bank East, Boston 08 January 2016
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APPENDIX 3
Photographs
Feasibility Report – The Witham Tavern, Witham Bank East, Boston 08 January 2016
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Feasibility Report – The Witham Tavern, Witham Bank East, Boston 08 January 2016
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Feasibility Report – The Witham Tavern, Witham Bank East, Boston 08 January 2016
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APPENDIX 4
List of Public Houses
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Address Status
THE WINE BAR & CLUB F.L.U.I.D, BRIDGE STREET, BOSTON, LINCS, PE21 8QF OPEN
MOORES ARMS, CHURCH END, FRAMPTON, BOSTON, LINCS, PE20 1AD
CLOSED - ON
MARKET
ANGEL INN, CHURCH END, WRANGLE, BOSTON, LINCS, PE22 9EW OPEN - ON MARKET
WOAD MAN INN, CHURCH ROAD, BOSTON, LINCS, PE21 0LJ CLOSED
FIVE BELLS 1, CHURCH ROAD, BUTTERWICK, BOSTON, LINCS, PE22 0HT OPEN
KINGS HEAD INN, CHURCH ROAD, FREISTON, BOSTON, LINCS, PE22 0NT OPEN - ON MARKET
WHITE HART, CHURCH ROAD, OLD LEAKE, BOSTON, LINCS, PE22 9PB OPEN
BRITANNIA INN, CHURCH STREET, BOSTON, LINCS, PE21 6NW OPEN - ON MARKET
BUTCHER'S ARMS, COMMONSIDE, OLD LEAKE, BOSTON, LINCS, PE22 9PR OPEN
THE INDIAN QUEEN & THREE KINGS 4, DOLPHIN LANE, BOSTON, LINCS, PE21 6EU OPEN
YE OLDE RED LION, DONINGTON ROAD, BICKER, BOSTON, LINCS, PE20 3EF OPEN
KINGS HEAD, EMERY LANE, BOSTON, LINCS, PE21 8QA CLOSED
NAPOLEON INN, FISHTOFT ROAD, BOSTON, LINCS, PE21 0AA OPEN
NEW CASTLE INN 36, FYDELL STREET, BOSTON, LINCS, PE21 8LF
CLOSED - ON
MARKET
RED COW INN, GAYSFIELD ROAD, FISHTOFT, BOSTON, LINCS, PE21 0SF OPEN
MERRIMANS, GREAT FEN ROAD, WYBERTON FEN, BOSTON, LINCS, PE21 7PB OPEN - ON MARKET
GOLDEN LION INN 46, HIGH STREET, BOSTON, LINCS, PE21 8SP OPEN
ROBIN HOOD, HIGH STREET, BOSTON, LINCS, PE21 8TA OPEN
THE MOON UNDER WATER 2-6, HIGH STREET, BOSTON, LINCS, PE21 8SH OPEN
PEACOCK INN 10, HIGH STREET, KIRTON, BOSTON, LINCS, PE20 1EG
CLOSED - ON
MARKET
COWBRIDGE INN, HORNCASTLE ROAD, BOSTON, LINCS, PE21 9HX OPEN - ON MARKET
KINGS ARMS, HORNCASTLE ROAD, BOSTON, LINCS, PE21 9BU OPEN
ROPERS ARMS, HORNCASTLE ROAD, BOSTON, LINCS, PE21 9BU OPEN - RESTAURANT
WHEATSHEAF, HUBBERTS BRIDGE ROAD, KIRTON HOLME, BOSTON, LINCS, PE20 1TW OPEN
BOGEYS, JOHN ADAMS WAY, BOSTON, LINCS, PE21 6TQ OPEN - ON MARKET
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DUKE OF YORK INN, LINCOLN LANE, BOSTON, LINCS, PE21 8RU OPEN
PINCUSHION INN, LONDON ROAD, BOSTON, LINCS, PE21 7DD OPEN
RAILWAY INN, LONDON ROAD, BOSTON, LINCS, PE21 7EW OPEN
SHIP INN, LONDON ROAD, BOSTON, LINCS, PE21 8AG OPEN
BLACK BULL 23, LONDON ROAD, KIRTON, BOSTON, LINCS, PE20 1JE OPEN
COACH & HORSES 86, MAIN RIDGE EAST, BOSTON, LINCS, PE21 6SY OPEN
ADMIRAL NELSON, MAIN ROAD, BENINGTON, BOSTON, LINCS, PE22 0BT OPEN
SHIP INN, MAIN ROAD, FOSDYKE, BOSTON, LINCS, PE12 6LH OPEN
THE THREE HORSESHOES, MAIN ROAD, LEVERTON, BOSTON, LINCS, PE22 0AU OPEN
BRICKLAYERS ARMS, MAIN ROAD, OLD LEAKE, BOSTON, LINCS, PE22 9LH OPEN
STUMP & CANDLE, MARKET PLACE, BOSTON, LINCS, PE21 6NF OPEN - ON MARKET
THE PROSPECT 32-34, MARKET PLACE, BOSTON, LINCS, PE21 6NH OPEN
THE STILL, MARKET PLACE, BOSTON, LINCS, PE21 6EH CLOSED
PIG AND WHISTLE, MARKET PLACE, SWINESHEAD, BOSTON, LINCS, PE20 3LJ OPEN - ON MARKET
THE WHEATSHEAF HOTEL, MARKET PLACE, SWINESHEAD, BOSTON, LINCS, PE20 3LJ OPEN
SPIRIT OF ENDEAVOUR, MAYFLOWER PARK, MARSH LANE, BOSTON, LINCS, PE21 7TA OPEN
NEW INN, PEN STREET, BOSTON, LINCS, PE21 6TF OPEN
THATCHED COTTAGE RESTAURANT, POOLS ROAD, SUTTERTON, BOSTON, LINCS, PE20
2EZ OPEN - ON MARKET
BULL & DOG, SHORE ROAD, FREISTON, BOSTON, LINCS, PE22 0LZ OPEN
VOLUNTEER INN, SKIRBECK ROAD, BOSTON, LINCS, PE21 6DG CLOSED
BAR 1874, SOUTH END, BOSTON, LINCS, PE21 6JX OPEN
MAGNET TAVERN, SOUTH SQUARE, BOSTON, LINCS, PE21 6HX OPEN
JOSEPHS SPORTS BAR SHODFRIARS HALL, SOUTH STREET, BOSTON, LINCS, PE21 6HE
CLOSED - ON
MARKET
SHIP TAVERN, SOUTH STREET, BOSTON, LINCS, PE21 6HE OPEN - ON MARKET
MILL INN, SPILSBY ROAD, BOSTON, LINCS, PE21 9QN OPEN
BERIDGE ARMS, STATION ROAD, SUTTERTON, BOSTON, LINCS, PE20 2JH CLOSED
GREAT NORTHERN HOTEL, STATION STREET, BOSTON, LINCS, PE21 8RL
CLOSED - ON
MARKET
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THE BARGE HOTEL, SWINESHEAD BRIDGE, SWINESHEAD, BOSTON, LINCS, PE20 3PT OPEN
FOUR CROSS ROADS INN, SWINESHEAD ROAD, FRAMPTON FEN, BOSTON, LINCS, PE20
1SF OPEN - ON MARKET
HAMMER & PINCERS, SWINESHEAD ROAD, WYBERTON FEN, BOSTON, LINCS, PE21 7JE OPEN
THE UNICORN 17, TATTERSHALL ROAD, BOSTON, LINCS, PE21 9JS OPEN
THE WHITE SWAN INN, THE VILLAGE, BICKER, BOSTON, LINCS, PE20 3BX CLOSED
BALL HOUSE INN, WAINFLEET ROAD, BOSTON, LINCS, PE21 9RL OPEN - ON MARKET
BURTON INN, WAINFLEET ROAD, BOSTON, LINCS, PE21 9RW OPEN
THE CASTLE INN, WAINFLEET ROAD, FREISTON, BOSTON, LINCS, PE22 0PF OPEN
THE QUEEN OF SPADES, WELLINGTON ROAD, BOSTON, LINCS, PE21 0NX OPEN
79, WEST STREET, BOSTON, LINCS, PE21 8QZ OPEN - RESTAURANT
EAGLE HOTEL, WEST STREET, BOSTON, LINCS, PE21 8RE OPEN
JOLLY CRISPIN, WEST STREET, BOSTON, LINCS, PE21 8QZ OPEN
THE AXE AND CLEAVER 16, WEST STREET, BOSTON, LINCS, PE21 8QH OPEN
RED COW INN, WIDE BARGATE, BOSTON, LINCS, PE21 6RY OPEN - ON MARKET
THE MERRY MONK 4, WILLINGTON ROAD, KIRTON, BOSTON, LINCS, PE20 1EH
CLOSED - ON
MARKET
WITHAM TAVERN, WITHAM BANK EAST, BOSTON, LINCS, PE21 9JU OPEN
CARPENTERS ARMS INN, WITHAM STREET, BOSTON, LINCS, PE21 6PU OPEN
LORD NELSON P H, WOODVILLE ROAD, BOSTON, LINCS, PE21 8BB CLOSED
GOODBARNS 8, WORMGATE, BOSTON, LINCS, PE21 6NP OPEN
LITTLE PEACOCK, WORMGATE, BOSTON, LINCS, PE21 6NS OPEN
ANCHOR HOTEL, CHURCH ROAD, FRISKNEY, BOSTON, LINCS, PE22 8RD OPEN
RED LION, CHURCH ROAD, STICKFORD, BOSTON, LINCS, PE22 8EP OPEN
MALCOLM ARMS, FRITH BANK, BOSTON, LINCS, PE22 7BE
CLOSED - ON
MARKET
JOLLY SAILOR, HAGNABY LOCK, STICKNEY, BOSTON, LINCS, PE22 8BX OPEN
THE OLD WINDMILL INN 72, LEAGATE ROAD, GIPSEY BRIDGE, BOSTON, LINCS, PE22 7BZ CLOSED
WITHAM AND BLUES, MAIN ROAD, LANGRICK, BOSTON, LINCS, PE22 7AJ OPEN - RESTAURANT
ROYAL OAK INN, MAIN ROAD, NEW BOLINGBROKE, BOSTON, LINCS, PE22 7LD OPEN
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RED LION HOTEL, MAIN ROAD, REVESBY, BOSTON, LINCS, PE22 7NU OPEN
STAR INN, MAIN ROAD, SIBSEY, BOSTON, LINCS, PE22 0TZ CLOSED
WHITE HART, MAIN ROAD, SIBSEY, BOSTON, LINCS, PE22 0TN OPEN
THE RISING SUN, MAIN ROAD, STICKNEY, BOSTON, LINCS, PE22 8AA OPEN - ON MARKET
THE ROYAL OAK, MAIN STREET, MAREHAM LE FEN, BOSTON, LINCS, PE22 7RL CLOSED
THE BARLEY MOW, SEA LANE, FRISKNEY, BOSTON, LINCS, PE22 8SD OPEN
WHEAT SHEAF INN, SPILSBY ROAD, NEW LEAKE, BOSTON, LINCS, PE22 8LE CLOSED
DUKE OF WELLINGTON, STATION ROAD, MIDVILLE, STICKNEY, BOSTON, LINCS, PE22
8HW OPEN
Feasibility Report – The Witham Tavern, Witham Bank East, Boston 08 January 2016
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APPENDIX 5
Plan Indicating Density of Pubs within 0.5-1.0 mile Radius
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Feasibility Report – The Witham Tavern, Witham Bank East, Boston 08 January 2016
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APPENDIX 6
Brochure for Sale of Property in July 2011
Feasibility Report – The Witham Tavern, Witham Bank East, Boston 08 January 2016
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Feasibility Report – The Witham Tavern, Witham Bank East, Boston 08 January 2016
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Feasibility Report – The Witham Tavern, Witham Bank East, Boston 08 January 2016
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Feasibility Report – The Witham Tavern, Witham Bank East, Boston 08 January 2016
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