EXCEPTIONAL WEDDING VENUE and B & B in The COTSWOLDS
• Potential to expand B & B into private-party ‘hotel spa’
• Currently achieves between £3000- £4000 per wedding
£950 B&B per night
• House party achieves £1000 per night
• UNLISTED property
• Ample scope for re-configuration and development
• Perfectly situated between the M4 and M5
• Sought after location in idyllic Cotswolds hamlet
• Ideal partnership opportunity
• Walk-in condition
• Staff/manager’s flat for two
• Hi-speed fibre Broadband (50 MB)
• Feed-in tariff income of approx. £22,000 p.a tax free
• 7.5 acres of secluded gardens, and woodland
• Genuine reason for sale: owner retiring
• Approx 11,000 sq. feet
This substantial and solidly-built mid-Victorian manor house embracing the Gothic style is very private and surrounded by woods and gardens covering about 7.5 acres, with ponds and a stream. We strongly advise you to visit the website at http://www.elkstonemanor.co.uk to view the standard of accommodation and facilities.
Basically, there are 3 double bedroom suites on the top floor and 3 again on the first floor.
What you will not see is the other half of the house. This half includes a sitting room, office, kitchen, engine/ laundry room, walk-in pantry, boot-alley, gardener’s WC.and the swimming pool complex*, 4-car garage, pool pump room and PV array invertors’ room with second boiler. Outside this area is another large space, currently used for stock, as is its overhead loft space. This stockroom is heated and easily convertible to a staff-room or similar STPP to install windows and skylights.
This half of the house also gives access to the staff flat with spacious accommodation for a couple, including a double-bedded room, huge wardrobe, bathroom with tub and rain- shower, very large open-plan kitchenette/sitting/dining room.
On the ground floor currently available for guests you have the drawing-room and dining-room, both with open log fires and full of light from the many sash windows. The other rooms (sitting-room, kitchen, office etc.) are utilised by the owner.
Outside, accessed from the main hall, is a much admired courtyard, totally private and perfect for al fresco dining and drinks parties. The main terrace outside the front entrance caters for large numbers and is welcomed by lady wedding guests wearing high heels!
Below the ground floor is the cellar. This is a sizeable heated space at present used as a snooker room and music centre. A second small room is the wine cellar. This space is ideal for a home cinema.
At 23 metres in length and a 4.5 metre walkway there is ample scope to place relaxation beds and exercise equipment. The 4-car garage is adjacent and could house massage cubicles, creating a spa. The changing room/wetroom is purpose built with a 1.4m x 1.4m walk in shower, spin dryer, WC vanity unit, with hidden pull-out drawers for cosmetics etc. and hair dryer. Also, the size of this pool-hall is the same as that for a marquee designed for 120 covers. There is therefore an option to investigate a false-floor cover for the pool and use the space for indoor events. The area is accessible from outdoors if required.
Our client has been successfully hosting a few weddings per year for the last ten or eleven years to suit her other commitments (the house has been her home for 30 years). She is confident that advertising on a wider scale would easily bring in the number of clients desired to achieve a good turnover. At present one can expect a £3000-£4500 net return per wedding including the B & B the bride and close family use. With 7 months of the year available for marquee events, it would be perfectly feasible to host 14 weddings or more, within that period. In addition, the B & B side of the business, which brings in £1000 per night (selling all six suites), could be exploited. If the pool were to be included in the B & B, the revenue could be increased, and if the garage space were to be converted into massage rooms etc. the whole potential as a private spa break offers an exceptional business opportunity.
The Manor is not a listed building. This means that any interior works do not require planning consent. Additional development on the site would of course require planning permission but the site is so secluded and private that objections to impact on the surrounding area are irrelevant. Equally, the through road carries a lot of through-traffic Mon to Friday during peak hours. So, extra traffic resulting from the expanded business would be non-consequential.
The Manor uses three energy sources: electricity, ground source and oil.
The electricity is predominantly from the Photo Voltaic and powers the ground source heat pumps that heat the pool
as well as the electricity used in the house.
Oil is used for the central heating.
The PV array pays approx £20-22,000 pa tax-free under the government’s Feed in Tariff
The house is very well insulated achieving EPC D