Ref: LCAA7629 £495,000 (incl. goodwill, fixtures and fittings) plus stock at valuation

Cosy Nook Tea Gardens, Langurroc Road, Crantock, Nr. Newquay, Cornwall, TR8 5RB FREEHOLD

A ‘lifestyle’ home and business opportunity in a picturesque Cornish coastal village.

Pipe dream becomes reality..... the opportunity to acquire a marvellous, thriving lucrative restaurant and tea gardens plus self contained first floor owners’ accommodation in an

enviable, prime position in the heart of one of the most unspoilt, desirable, idyllic and popular seaside villages with National Trust beach, between the surfing and family resorts of

Perranporth and Newquay.

Achieving a gross turnover circa £85,000 p.a. from just six months’ opening each year – tremendous scope to further exploit and expand, if desired.

A really first class home and business opportunity in one of the loveliest coastal villages in Cornwall: an eminently suitable opportunity for those already resident in or moving to

Cornwall, wishing to take over a highly reputable established business opportunity which, we understand, has existed as tea gardens since 1900! Serious consideration and viewing highly

recommended by the sole agents.

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SUMMARY OF ACCOMMODATION TEA GARDENS Commercial kitchen, utility room, restaurant, the Tea Gardens 74 covers (previously 96), Gallery, ladies and gents wc’s/laundry area, large storage room, staff wc. THE LIVING ACCOMMODATION First Floor: entrance and private staircase to:- landing, lounge/dining room, kitchen, 2 double bedrooms, bathroom/wc. N.B. Further living accommodation could be created (perhaps 3 bedrooms, 2 bathrooms and very large living room if purchasers amalgamate the restaurant into the living accommodation). LOCATION Crantock is one of the county’s most sought after north coast villages, just a short distance inland from Crantock Beach, coastline and the Gannel Estuary. Crantock itself is a charming little village, to the south west of the holiday resort of Newquay, and is a village steeped in history. Within sight of Cosy Nook Tea Gardens is the ancient

Ref: LCAA7629 3 church, two village pubs and a newsagents/village store/post office. The centre of the village is peppered with enchanting thatched cottages and lovely period houses.

Most visitors come to Crantock for its wonderful beach which is located a short distance along the lane from Cosy Nook Tea Gardens and is a broad sandy beach backed by dunes, between the headlands of west and east Pentire. Between Crantock and the south western fringes of Newquay is a tidal estuary known as The Gannel which extends inland for about 1 mile.

Ref: LCAA7629 4 The majority of open space surrounding Crantock is owned by the National Trust whose stewardship has limited inappropriate development in this part of Cornwall. The property is located in the very heart of the village – a truly ‘perfect’ setting for a restaurant and tea gardens. The Cathedral City of Truro is within easy travelling distance and offers an ever improving range of shopping, commercial and both state and private schooling facilities. The A30 is equally convenient, giving mainly dual carriageway access to the M5 at Exeter whilst the mainline Intercity railway connects to London Paddington, Plymouth, Exeter as well as the Midlands. There are regular flights from Cornwall Airport Newquay at St Mawgan to many internal and international destinations including Heathrow Airport.

DESCRIPTION The Cosy Nook Tea Gardens comprises a charming and very pretty double fronted original cottage in mellow stone work, probably 17th/18th Century and believed to have been one of the poor houses of Crantock. Enlarged over the years with a two storey extension to the side finished in white painted render, the premises are semi detached and, whilst situated in the very heart of the village, are extremely secluded and sheltered – a perfect position for the large brick-paved tea gardens covers approximately half of which is beneath a large canopy overhung by vine and climbing plants enabling use in all weathers. An attractive converted single storey former small barn is now a Gallery where local artists and photographers have been invited to display their works whilst also providing further covers. A building currently used primarily for storage has full planning permission as additional tea rooms with space for a further 16 covers. The main restaurant comprises the entire ground floor of the original cottage, is attractively appointed and equipped and opens onto the tea gardens. This part of the premises has previously been used as an evening restaurant but is currently considered as an extension of the tea gardens. The commercial kitchen is very well fitted with an excellent range of stainless steel equipment and is supported by a neighbouring utility room with commercial dishwasher and plenty of extra worksurfaces.

Ref: LCAA7629 5 The owners’ accommodation occupies the entire first floor of the premises and has its own front door and staircase, totally separate from the tea garden. It comprises light, spacious, two double bedroomed accommodation with lounge/dining room, compact well-fitted kitchen and a fully tiled modern bathroom/wc. From this accommodation there are charming views over the thatched rooftops and village centre. THE BUSINESS The vendors open from Easter to mid-September each year, from 10 am to 4 pm (5 pm in the high season) for teas, coffees, cream teas, ice creams, cakes, other snacks, lunches and breakfasts. The previous owner also provided evening meals in the restaurant. If new owners required further living accommodation then the restaurant could be amalgamated into this, subject to all necessary consents. Part time seasonal staff – typically 2 to 5 – are employed and the present owners undertake the majority of the cooking with help from the staff in food preparation. The Cosy Nook has been mentioned in the national press, Cornwall Today magazine and is mentioned in a publication named Tea Garden Walks. In order to restrict turnover, the current owners have ceased evening restaurant meals and reduced the number of covers from 96 to 74. The opening hours have also been reduced and the tea gardens are closed on Mondays and Tuesdays, although during the high season they also open on a Tuesday. Clearly, in new hands, the business could be further exploited by opening the restaurant in the evenings and/or by opening for a much greater period of the year to take advantage of the popularity of Cornwall and Crantock in particular. Turnover is currently circa £85,000 p.a., deliberately contained beneath the VAT threshold. Several years’ accounts will be made available to seriously interested buyers after, and only after, viewing. Small Business Rates Relief is applicable which makes a big difference to the income. A clearly very well run old-established business in a gorgeous location with very practical and expandable owners’ accommodation, offered for sale for the first time since 2012. THE ACCOMMODATION COMPRISES (all floor plans and dimensions are approximate) MAIN RESTAURANT – 23’7” x 13'. With gabled porch entrance from the tea gardens, two small paned sash windows to the front, each with slate sill. Window to the rear. Two arched niches. Door and two steps down into:-

Ref: LCAA7629 6 COMMERCIAL KITCHEN – 17’4” x 12’3”. An excellent, very comprehensively equipped commercial kitchen with part glazed door from the tea gardens and small paned sash window facing out. Stainless steel preparation surfaces and stainless steel shelving, appliances include commercial cooking range, commercial oven, two deep fat fryers, Lincat grills, microwaves, La Spaziale coffee machine, Buffalo toaster, fridges and freezers, extractor fans. Adjustable shelving. High level storage cupboards.

PREPARATION AND WASH ROOM – 11’10” x 8’3” plus door recess. Large small paned window, stainless steel preparation surfaces to three sides, deep stainless steel sink, Santon water heater, commercial dishwasher, shelving. THE TEA GARDENS. A really delightful large tea garden, brick paved throughout – a real suntrap – fully enclosed and sheltered by high hedging yet in the very heart of the village – the perfect setting! The garden is reached through a wide arched wrought iron gate and approximately half of which is under a large polycarbonate canopy on timber supports overhung by clematis and vine. A further canopy provides a link between the main building and:-

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‘ART AT THE NOOK’ GALLERY – 20’ x 8’7”. A charming restored building with part stonework elevations and small paned windows on three sides, very visible from the village pathway. This building has full retail use and ancillary use to the tea gardens, providing additional covers. Local artists and photographers have been invited to display their works on the walls which are sold for a commission.

Ref: LCAA7629 8 A further detached building in the corner of the garden comprises:- LADIES AND GENTS WC’S PLUS SMALL LAUNDRY AREA. With provision for washing machine and tumble dryer. LARGE STORAGE ROOM. With full planning permission for use as additional tea rooms. Formerly this room was a garage with the approach from the village lane through what is now a STORE ROOM. STAFF WC.

THE LIVING ACCOMMODATION

The owners’ accommodation is completely separate from the business, with its own private entrance door at ground floor level and staircase up to:-

ON THE FIRST FLOOR A private half glazed entrance door opens to a lobby with staircase up to:- LONG LANDING. Two windows, access to loft space, extensive cupboard space. Doors to the bedrooms, bathroom, lounge and:- KITCHEN – 11’8” x 5’10”. Dual aspect of multi pane windows. Fitted with a range of high gloss white modern kitchen units under roll edged stone effect worktops with a stainless steel sink and drainer with chrome mixer tap over. White tiled splashbacks, integrated electric oven and grill with four plate electric hob over. Further fitted cupboards with shelving over. Space for a fridge/freezer and dishwasher. LOUNGE – 13’3” extending to 14’2” x 13’1”. Dual aspect with windows to both sides, contemporary woodburning stove on a slate hearth with exposed flue. Canopied ceiling edges, access to loft space.

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BEDROOM 1 – 12’2” x 12’. Broad window to the front, recess with fitted shelving. BEDROOM 2 – 10’ x 10’. Window to the front, canopied ceiling edge, recess with fitted shelving. BATHROOM. White panel bath with chrome taps, Mira Sport shower over and glazed shower screen. White wc, white pedestal wash basin with chrome taps. Fully tiled walls, white heated towel rail, obscured window. GENERAL INFORMATION VIEWING – Strictly by prior appointment through: Lillicrap Chilcott, Landrian House, 59-60 Lemon Street, Truro, Cornwall, TR1 2PE. Telephone: (01872) 273473. E-mail: sales@lillicrapchilcott.com. POST CODE – TR8 5RB.

Ref: LCAA7629 10 SERVICES – Mains water, electricity and drainage. Propane gas fired boiler. For Council Tax see www.mycounciltax.org.uk. Small Business Rates Relief is applicable with £0 to pay. DIRECTIONS – Arriving at Crantock turn right as if going down to the beach and the centre of the village, then bear left at the square. On the right hand side are several parking bays with a pedestrian walkway leading from the end of them. Cosy Nook Tea Gardens runs alongside this walkway and is approached towards the end of it. AGENT’S NOTE – The above particulars have been prepared as a general guide only for prospective buyers. Whilst we have endeavoured to provide a fair and reasonable description of the property, no specific survey or detailed inspection has been carried out in relation to the property, the services, the appliances and any fixtures and fittings or equipment. All buyers should rely on their own surveys and investigations in connection with any purchase of the property. All measurements, floor plans, dimensions, acreages and distances are approximate only and should not be relied upon for accuracy. OFFICE OPENING HOURS – Monday to Friday 9.00am to 5.30pm. Saturday - 9.00am to 1.00pm. NB: A number of staff are available for viewing appointments all day Saturday and all day Sunday.

Ref: LCAA7629 11 Not to scale – for identification purposes only.

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