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: [email protected] / [email protected]
Quinton Edwards
Bartholomew House
38 London Road
Newbury
Berkshire
RG14 1JX
Tel: 01635 551441
Email: [email protected]
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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