PUB VIABILITY ASSESSMENT
Stock image: 1998 Y BEDOL PUBLIC HOUSE, TYN RHOS, CHAPEL STREET, PENYSARN, ANGLESEY, LL69 9YR
DECEMBER 2016
Location Penysarn Type Village Catchment area Amlwch Principle area Anglesey Ceremonial county Gwynedd
Postcode LL69 9YR OS Grid reference SH460908 Population 595 (Census 27/03/2011)
Page 1 of 21
Contents
1.0 Introduction 2.0 Local Trade 3.0 Visitor Potential 4.0 Competition 5.0 Site Flexibility 6.0 The Business at Present 7.0 The Sale
Appendix 1 Public Houses in Penysarn Appendix 2 Statement by Kays Atlas Brewery Plc/Frederic Robinson Ltd Appendix 3 Site Images Appendix 4 Sale Particulars
Page 2 of 21
Y Bedol | Penysarn | LL69 9YR
1.0 Introduction
This document has been created to evaluate the commercial viability of the ‘Y Bedol’ public house located in the village of Penysarn, Anglesey, LL69 9YR.
Public Houses in the United Kingdom are under threat from a number of sources. The smoking ban has discouraged drinkers from drinking in pubs; the increasing availability of cheap alcoholic drinks from supermarkets has altered drinking habits; and the economic downturn has impacted on trade. Taken together, these factors have contributed to increasingly difficult trading conditions for publicans. Public houses are closing down through lack of trade, even when well run, as there is simply not enough business to sustain every pub.
This document along with other supporting documents will clearly demonstrate that there are a number of similar facilities within close proximity that have traded better in recent times. The document will also demonstrate that the previous brewery owners considered the public house to be unviable, hence choosing to sell the premises after 25 years of ownership.
‘Y Bedol’ is a former public house situated in the small, quiet semi-rural village of Penysarn which is located 5 miles from the Town of Amlwch in the north-eastern corner of Anglesey.
The pub was built in 1985 to serve the village and provide food and regular light entertainment; however, the pub closed sometime during 2010-2011 and has been vacant ever since.
The pub and its immediate car park sit within a site measuring approximately 0.82 acres and was previously owned by Kays Atlas Brewery Plc (00050374)/Frederic Robinson Ltd of Stockport.
The site was put up for sale sometime during 2015 and was purchased by 4 Crosses Construction Limited of Menai Bridge after unsuccessfully selling at Auction via Auction House North Wales on Thursday 14th April 2016.
Page 3 of 21
2.0 Local Trade
The ‘Y Bedol’ public house is situated in the semi-rural village of Penysarn, Amlwch.
The 2011 Census statistics indicates that the combined population of the village is circa 595, however it is unclear how many are adults and how many live within a 1-2 mile radius.
Most properties within the village are within walking distance of the pub, for example; the Tyn Rhos estate sits directly adjacent to the site. Numerous villages are located within a 10-mile radius; these include: Amlwch, Nebo, Moelfre, Llaneilian, Burwen, Benllech, Cemaes, Llanfellch, Rhos-Goch and Llanerch-Y-Medd.
The pub has been closed for several years. Following discussions with members of the local community, we are led to believe that many of the residents did not regularly visit the pub to use its facilities during the time it was open, especially during later years prior to its eventual closure. 3.0 Visitor Potential
The pub has been closed for several years due to poor trading. Its location is not considered to be a main destination attractive to many visitors and tourists. The district area is served by far better tourism opportunities along the coast, a prime example being The Copper Kingdom Centre located at Amlwch Port.
Other local tourist attractions are:
▪ Bull Bay ▪ Port Amlwch Watch Tower ▪ Stone Science Museum ▪ Parys Mountain ▪ Point Lynas Lighthouse ▪ Llwyfo Welsh Mountain Ponies
None of the above are sufficiently close to Penysarn to make visiting ‘Y Bedol’ an attractive proposition.
We have been unable to establish fully whether the pub served as a meeting venue for local user groups. We can find no evidence of the pub being used by community groups such as sports teams, local societies and activity meetings.
It is known that the pub had limited facilities and to our knowledge did not show any live sporting events via Sky television or other means.
Tyn Rhos Caravan and Camping site is located within the immediate vicinity. This is the only facility which may attract tourists and potential visitors to the village during summer months.
Arriva Wales provide good public transport services for this area and the No. 62 bus route runs frequently throughout the day Monday through to Saturday and less frequently on Sundays and Bank Holidays. A bus stop is located nearby to the site entrance on Chapel Street.
Our research would indicate there is also two Taxi companies (Annie’s Cabs & Queens Cabs) operating from Amlwch who would service the Penysarn area. 4.0 Competition
There are no other drinking establishments located in Penysarn. To our knowledge, there are in excess of 10 Public Houses with a 1-2 mile radius to the site, mostly located in and around Amlwch.
There are several successful pubs in the LL68, LL69 & LL70 postcodes and immediate neighbouring areas, most of which have been listed below.
Several factors have contributed to their success, for example: The Adelphi Vaults Public House has gained 4.5 of 5.0 star rating on Trip Advisor and operate a successful Surf & Turf kitchen serving good quality food. They also offer regular live music and serve a variety of real ales and are registered in CAMRA’s Good Pub Guide 2016 (Cask Ale). The Adelphi Vaults in located approximately 1.6 miles outside of Penysarn in the Town of Amlwch.
Other successful Pubs in close proximity include: Page 4 of 21
▪ The Mainers, Amlwch 1.7 miles ▪ The Kings Head, Amlwch 1.8 miles ▪ The Liverpool Arms, Amlwch 1.8 miles ▪ The Bull Inn, Amlwch 1.9 miles ▪ The Castell Hotel, Bull Bay 1.9 miles ▪ The Pilot Boat, Dulas 2.3 miles ▪ Clwb Golff Porth, Llechog 2.6 miles
There are too many pubs to list within a 5-10 mile radius, however a more comprehensive list can be found within Appendix 1 5.0 Site Flexibility
The pub has been closed since 2010 and was sold by Kays Atlas Brewery Plc/Frederic Robinson Ltd on viability grounds. As a vacant site the land clearly has potential for many uses. It is understood that only a small number of offers were made for the site during the sale process, none of which were for continued use as a public house and there was no specific interest from any particular groups. There is currently no intention to make space available for hire.
We are unable to locate any type of historical planning applications for the site. As far as we are aware, the only application submitted for the site was when the pub was initially built for commercial purposes.
It is difficult to see how additional uses could be accommodated within the site if the pub were trading, even if the area was considered an attractive tourist destination. The existing building is located within close proximity of a number of residential properties and there would undoubtedly be noise issues associated with other uses.
In the immediate vicinity, Penysarn is served by two convenience stores (Lifestyle Express General Stores & Siop Ty Copr). Siop Ty Copr is located on Lon Tyddyn Waen and provides a Post Office service. These would be deemed appropriate to facilitate the small village. 6.0 The Business at Present
The pub is no longer trading, but its layout is that of a traditional public house with a central bar area serving lounge areas to the left and right. A very small kitchen exists at ground floor level, but this is not considered adequate to provide a commercial catering opportunity for the pub. Toilet accommodation is provided and there is also a pool table and dart board available; although in bad condition due to years of wear and tear and damage caused by dampness due to the pub being vacant for some considerable time.
Whilst the external appearance of the Pub is relatively good, the general internal condition is poor and has been neglected for a number of years. A small flat is located on the second floor of the building, although is also in need of repair and would be considered uninhabitable. Services to the site such as water, gas and electricity are currently non-existent. To our knowledge, all services to facilitate the business were disconnected when the pub ceased trading.
The business closed sometime during the year 2010 due to viability grounds. Clearly, local competition has had a major impact on trading conditions for the ‘Y Bedol’ which eventually forced Robinsons Brewery to sell after 25 years of ownership.
From discussions with the selling agent and local residents, it would appear as though business has fallen over a gradual and sustained period of years. It would be unjustified to suggest that this was a result of poor management; however, we would suggest that other contributory factors such as local competition and lack of investment coupled with the lack of ability to offer restaurant were one of the reasons for falling sales, coupled with other known factors such as being situated within a semi-rural location, the smoking ban, availability of cheap alcoholic drinks at supermarkets and a significant change in drinking habits in general.
It is understood that the pub was open regularly and at convenient hours (11am until 11pm Sunday to Thursday, and 11am to 12pm on Friday and Saturday). A pool table and dart board were available and food was served out of the small kitchen area; however, was inadequate to serve as a modern commercial kitchen.
Page 5 of 21
7.0 The Sale
The pub was offered to the market as a going concern/freehold commercial property. It is understood that two offers were received following the final Auction and none of the offers received were made with a view of continuing to operate as a public house. We have requested confirmation of this from the selling agent and the information will be made available if a response is received.
We believe that the public house was placed on the open market for over 12 months, it also failed to sell at auction. The site was competitively priced and advertised via several well-known online facilities, local agents and specialist licensed trade agents.
Known commercial sales outlets include:
1. Rightmove 2. On The Market 3. Movehut 4. Dafydd Hardy Estate Agents 5. EIG Property Auctions 6. Auction House North Wales
Please see Appendix 4 for detailed marketing and sales particulars.
Page 6 of 21
APPENDIX 1
Public Houses in Penysarn
Penysarn n/a Amlwch Adelphi Vaults Ltd 3 Quay Street 1.7 miles Amlwch The Mariners Salem Street 1.7 miles Amlwch Kings Head Hotel Salem Street 1.8 miles Amlwch Liverpool Arms Machine Street 1.8 miles Amlwch The Bull Inn 12 Market Street 1.8 miles Amlwch Market Tafarn 2-26 Stryd Mona 1.9 miles Amlwch Clwb Golff Porth Llechog Porth Llechog 2.6 miles Bull Bay The Catell Hotel 1.9 miles Dulas Tafarn Y Pilot Boat 2.3 miles Rhosgoch The Ring Rhosgoch Hotel High Road 3.3 miles Marianglas The Parciau Arms 4.1 miles Benllech Benllech Hotel Beach Road 6.2 miles Pentraeth The Tavern on the Bay 6.9 miles
Page 7 of 21
APPENDIX 2
Statement by Kays Atlas Brewery Plc/Frederic Robinson Ltd
To be added if response received
Page 8 of 21
APPENDIX 3
Site Images
Page 9 of 21
Page 10 of 21
Page 11 of 21
APPENDIX 4
Sale Particulars
Page 12 of 21
Page 13 of 21
Page 14 of 21
Page 15 of 21
Page 16 of 21
Page 17 of 21
Page 18 of 21
Page 19 of 21
Page 20 of 21
Page 21 of 21