GLYNDWR PLANTS
TAFARN Y BRIC CORWEN
WALES LL21 9BU
FOR SALE
Glyndwr Plants offers a wonderful opportunity to work and live on
site in a beautiful part of the world with great opportunities to improve the turnover and profitability.
Bartholomew House, 38 London Road, Newbury, Berkshire, RG14 1JX Fax: (01635) 551440 e-mail: [email protected] www.quintonedwards.co.uk
LOCATION - Glyndwr Plants is located just outside Corwen in north-east Wales, north-west of Shrewsbury, south-west of Liverpool and Chester and west of Wrexham. SITUATION - Glyndwr Plants is located fronting the A494, a short distance north of Corwen. THE SITE The site is flat and benefits from a 93 metre frontage to the road. A site plan is shown with the site boundaries edged red and we estimate that the site extends to approximately 1.073 hectares (2.651 acres). The residential dwelling benefits from a separate access and is edged blue and we estimate that this extends to 0.116 hectares (0.28 acres) which reduces the plant centre site to 0.957 hectares (2.364 acres). We understand that it may be possible to purchase additional adjacent land. DESCRIPTION - Access is off the road on to a tarmacadam drive, left into the plant centre or straight on to the house. In between these two accesses is an area of woodland that could be utilised to extend the car park if required.
Access into the plant centre car park is past the woodland into a rectangular tarmacadam car park, attractively screened by mature planting, offering up to 40 car parking spaces. At the end of the car park is an open gravel area which is used for staff car parking and gives loading access to the nursery area. Customer access into the plant centre is down a gravel pathway, past a clock tower and through the attractive planteria where plants are displayed on defined ground beds and on raised moveable benches. Within the planteria is a shade tunnel and a shade wooden pergola.
Customer access is led to the rear to a four bay glasshouse with brick pavior base used as the main retail shop, benefitting from shade netting to the roof.
To the rear of the shop is a further 4 bay glasshouse, 2 bays benefitting from a Mypex and two bays benefitting from benching, currently used for growing but part or all of which could be used to extend the retail sales area. To the right of the main retail shop is an attractive slabbed patio area to the front of the coffee shop, benefitting from 24 covers with room for more, to the side of which is an open grass area which could also be used for outside seating. The coffee shop which was open in 2007 is within a metal framed building with plastic coated profile metal clad lined roof offering 48 covers plus 5 comfy seats but room for 60 plus with servery and commercial kitchen plus male/female and disabled WC’s. To the rear of the coffee shop and to the side of the glasshouse is an open flat field, well protected as is the whole site by mature hedging and trees which is currently unused but which could be used to extend the coffee shop and for leisure attractions if required – children’s play area, etc. To the left of the retail shop is a polytunnel with Mypex and then a two bay multi-span also with Mypex used for growing, at the end of which is a metal storage container and opposite which, adjacent to the planteria, is a Mypex irrigated plant standing out area. The residential dwelling benefits from separate tarmacadam access into a tarmacadam yard and parking area where there is also access past the house to the rear of the coffee shop, used for delivery purposes. The house is two storeys under pitched tiled roof, constructed in 1997. Access is into a hall, left into the sitting room with open fire or right into the kitchen/breakfast room with tiled floor being fully fitted with one and a half stainless steel sink and drainer. There is access off to a utility room with a stainless steel sink and drainer plus a cloakroom and separate boiler room. Straight ahead from the hall is the dining room with a wooden floor and to the left is an office/snug with a cupboard at the end of the hall. On the first floor is the Master Bedroom with ensuite shower room with shower, WC and wash-hand basin, three further double bedrooms, a single bedroom and a family bathroom with bath, shower, WC and wash-hand basin. There is an attractive patio and garden to the front of the house being well protected from the planteria by a mature hedge.
ACCOMMODATION - We have measured the premises in accordance with the Code of Measuring Practice published by The Royal Institution of Chartered Surveyors and the floor areas are as follows measured gross internal:- The structures are numbered on the line drawings attached.
1. Main Shop 133.9 sq.m. 1,441 sq.ft. 2. Glasshouse 418.6 sq.m. 4,506 sq.ft. 3. Coffee Shop 119.4 sq.m. 1,285 sq.ft. 4. Kitchen 22.0 sq.m. 237 sq.ft. 5. Shade Tunnel 68.5 sq.m. 737 sq.ft. 6. Shade Pergola 68.0 sq.m. 732 sq.ft. 7. Polytunnel 151.1 sq.m. 1,626 sq.ft. 8. Multi-Span 321.1 sq.m. 3,456 sq.ft. 9. Metal Store 12.5 sq.m. 135 sq.ft. 10. Wooden Store 4.3 sq.m. 46 sq.ft. 11. Metal Store 11.0 sq.m. 118 sq.ft.
House – Ground Floor 1. Porch 2.1 m. x 1.4 m 2.9 sq.m. 2. Living Room 6.1 m x 5.0 m 30.5 sq.m. 3. Kitchen 3.7 m x 5.2 m 19.2 sq.m. 4. Utility Room 2.3 m x 2.4 m
Plus 1.5 m x 1.8 m 8.2 sq.m.
5. WC 2.3 m x 1.0 m 2.3 sq.m. 6. Boiler Room 1.6 m x 1.3 m 2.1 sq.m. 7. Dining Room 4.9 m x 4.0 m 19.6 sq.m. 8. Office/Snug 3.1 m x 4.0 m 12.4 sq.m. 9. Store 1.2 m x 1.0 m 1.2 sq.m. House – First Floor 1. Master Bedroom 6.1 m x 2.6 m
Plus 2.4 m x 3.6 m 24.5 sq.m.
2. Ensuite Shower Room 2.4 m x 3.4 m 8.2 sq.m. 3. Double Bedroom 4.0 m x 4.0 m 16.0 sq.m. 4. Double Bedroom 4.0 m x 4.0 m 16.0 sq.m. 5. Family Bathroom 3.7 m x 2.5 m 9.3 sq.m. 6. Single Bedroom 1.7 m x 2.8 m 4.8 sq.m. 7. Double Bedroom 3.6 m x 3.7 m
Plus 2.8 m x 0.9 m 15.8 sq.m.
SERVICES We are informed that the plant centre and house are connected to mains electricity single phase and to the mains water supplies. The plant centre benefits from irrigation systems. The plant centre benefits from oil fired heating, the coffee shop under floor electric heating and the house oil fired heating. The WC’s are connected to two separate septic tanks. RATING ASSESSMENT We have been informed by the Rating Department of Denbighshire County Council that the premises are assessed for rates as follows: Description in the List Nursery and Premises Rateable Value £ 4,150.00 Commercial Rate in the £ 49.1 pence (2019/2020) (below £51,000) Rates Payable £ 2,037.65 (2019/2020) excluding transitional relief Residential Dwelling Band: G Rates Payable: £2,746.07 TOWN PLANNING The plant centre’s 1997 consent is for use of land as a nursery including provision for polytunnels and greenhouses and store/payment office. We have had sight of a planning consent dated 22nd March 2006 for the erection of a commercial building to provide WC facilities, shop and café in connection with existing nursery. However, since 1997 only approximately 30.0% of the plants sold are grown on site which includes all the bedding plants and a few perennials. In principle, therefore, this consent means that you should only be selling plants grown on site with a very limited amount of horticultural sundries. However, as you have been doing this since 1997, it should be possible to obtain a Certificate of Lawfulness for a plant centre. We have had sight of a planning consent in regard to the dwelling dated 1997 where Condition 3 states that the occupancy of the dwelling shall be restricted to a person solely or mainly employed or last employed in the nursery business adjacent to the dwelling or a widow/widower of such a person or any resident dependents. This indicates that the house is tied to the land and cannot be sold separately to the plant centre.
THE BUSINESS - Glyndwr Plant Centre retails mainly plants where there is a limited amount of horticultural sundries with an attractive and successful coffee shop. We have had sight of Accounts for the year ending 31 August 2013-2016 with verbal information for 2017 and Actual & Estimated for 2018 and these indicate the following:
2013 2014 2015 2016 2017 2018 A&E
Turnover Garden Centre
£205,011 £236,239 £276,714 £269,202 £295,000
Turnover Coffee Shop
£86,033 £104,355 £141,414 £148,647 £172,000
Turnover Total £291,044 £340,594 £418,128 £417,849 £467,000 £600,000 % Increase - 17.0% 22.8% - 11.7% 28.5% Gross Margin 55.0% 57.3% 60.3% 60.7% - Operating Profit*
£41,090 £61,169 £97,537 £88,869 £100,000 £135,000
Operating Profit %
14.1% 18.0% 23.3% 21.3% 21.4% 22.5%
Net Profit £30,164 £47,641 £83,999 £75,361 Net Profit % 10.% 14.0% 20.1% 18.0% Wages 17.5% 16.6% 14.5% 15.6% Marketing 0.6% 0.6% 0.6% 0.3% * 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 can hope to achieve prior to his own expenses and the finance required making the purchase. In 2013 turnover was £291,000 increasing in 2016 to £418,000 with the coffee shop initially contributing 30.0% of turnover, increasing to 35.0%. In 2017 turnover increased to £467,000 and in 2018 after a very slow start the business has had the best April, May and June they have ever had and turnover is estimated at around £600,000 and, consequently, the overall turnover of the business has more than doubled in six years. The gross margin has increased from 55.0% to in excess of 60.0%, wages have been dropping from 17.5% to 15.6% and marketing is low at around 0.6%. The operating profit has increased from £41,000 (14.1%) in 2013 to £97,500 (23.3%) in 2015 to £100,000 (21.4%) in 2017, estimated at £135,000 (22.5%) in 2018. GENERAL REMARKS/COMMENTS APPERTAINING TO VALUE - The owners of Glyndwr Plants wish to retire and although the business has been substantially increasing turnover and profitability over the last few years, there are a substantial number of opportunities available for a new purchaser. 1. Extend the retail area into the glasshouse to the rear and considerably widen the range of
horticultural sundries – tools, seeds, bulbs, etc. – that are sold. 2. Extend the coffee shop by way of a conservatory on to the land to the rear as the coffee shop is
regularly overflowing and utilise the land to the rear as a bigger sitting out area, children’s play or leisure attraction.
3. The owners used to do evening events – these have stopped but they could be reintroduced as they
were very successful.
4. Re-organise the planteria and relocate the shade house. 5. Remove the plastic houses and replace with either a multi-span or greenhouse to make more
efficient use of growing. 6. Use the woodland area edged green (0.091 hectares / 0.225 acres) for additional car parking. Glyndwr Plants offers the opportunity for a family to live and work on site in a beautiful part of the United Kingdom with the business having fantastic opportunities for further and rapid expansion.
PROPOSAL – The asking price has been reduced and offers are now sought in the region of £820,000 plus stock and moveable plant and machinery at valuation for the freehold interest of the land, infrastructure, buildings, trading potential and tied detached dwelling. PLANT AND MACHINERY - A detailed list can be made available to seriously interested parties following a formal viewing. STOCK – Stock is available by separate negotiation.
STAFF - A staff list can be made available to seriously interested parties following a formal viewing.
FINANCE - In addition to our property services we have extensive experience in raising money for individuals and businesses. We use a network of first class lending agencies and we can arrange term loans and overdraft facilities.
We have no ties with any bank or other lender and we always act for you, not the bank.
If you want an independent, no obligation, appraisal of your requirements please call Simon Quinton Smith on 01635 262520 or 07785 732460.
LEGAL COSTS - Each party to pay their own legal costs. VIEWING - Strictly by appointment through agents:- Quinton Edwards Bartholomew House, 38 London Road, NEWBURY, Berkshire. RG14 1JX TEL: 01635 551441 FAX: 01635 551440
*Subject to Contract *All Figures Quoted are Exclusive of VAT *All Measurements Are Approximate 24th January 2020
Misrepresentation Act This information and the descriptions and measurements herein do not form part of any contract and whilst every effort has been made to ensure accuracy, this cannot be guaranteed
