Sale Agreed

Looking for a lifestyle change? What could be better than running a 15th Century tearoom (with lovely living accommodation) in the heart of romantic Hawkshead?

This is a superb opportunity to acquire the business lease of the historic Ministrels Gallery which not only provides and an excellent income but also a simply delightful 2/3 bedroomed home. This self contained living accommodation can be let for holiday accommodation if desired and the already thriving business offers plenty of scope for further development.

Property Details

Location Leave Ambleside village centre on the A593 signposted towards Coniston taking the left hand turn signposted Hawkshead crossing the river Brathay on the B5286. Follow this road south for three or four miles and the village of Hawkshead comes into view. The road bears sharply to the left then right and take the second turning on your right followed by the first turning on your right and then immediately left into The Square. Ministrels Gallery can be found situated in the heart of The Square next to the Methodist Chapel.

Description Minstrels Gallery, situated in the very heart of the village in one of the cobbled courtyards, dates back to at least the 15th Century and possibly further having served the community as a medieval hall for Furness Abbey, a Coaching Inn, Apothecary, Greengrocers and since 1946 as a Tearoom. Its loyal following will no doubt appreciate not only the quality of the fare on offer but also the wonderful character of this historic building – and they will only get to see the ground-floor! With original beams, flagged floors and leaded light windows the Grade II listed tearoom creates its own very welcoming atmosphere, whilst the self contained living accommodation retains the hand turned spindles of the Minstrels Gallery which gives this eye catching and attractive building its name. The tearoom currently provides 26 covers in 3 cosy sections with 16 further covers outside (by permission of the Parish Council). There is obvious potential to extend the opening hours into the evening as this is already a tearoom with not only plenty of character but a wonderful "restaurant" feel. There is an excellent and well equipped kitchen as well as a preparation room and public W.C. The self contained living accommodation can be accessed currently either from within or from a lovely external stone staircase at the rear. The first floor apartment makes a perfect family home with 2 or 3 bedrooms (there is a domestic kitchen here to supplement the kitchen on the ground-floor which could readily convert to provide a third double bedroom if desired). Others may wish to simply sub-divide the property and holiday let the living space, further adding to the already impressive income.

Hawkshead itself is steeped in history with plenty of literary connections with the likes of Beatrix Potter and William Wordsworth who was educated at Hawkshead Grammar School and boarded close to Minstrels Gallery. Surrounded by wonderful scenery being delightfully placed midway between Coniston Water and Lake Windermere at the northern tip of Grizedale Forest and adjoining Esthwaite Water there really is something for everyone here, hence the all year round bustling tourist trade.

The business is offered on a 10 year lease from October 2015 and includes the leasehold interest, business goodwill, trade fixtures and fittings and equipment plus stock at valuation. A copy of the lease and trading accounts can be made available to those with a genuine interest.

A simply superb opportunity not to be missed.

Accommodation (with approximate dimensions)

Tearoom 35′ 5" x 17′ 4" (10.8m x 5.3m Max) With a part stone flagged floor to the left of the entrance door and original Georgian oak flooring to the right and having pretty window seats, oak beams and panelling, leaded light windows, inset display cabinets and a stone open fireplace, there are 5 original oak planked tables with chairs. The tearoom is cosily arranged in 3 distinct and pleasantly arranged sections including a charming snug. (Area 1 17’4" x 12’4", Area 2 16’11" x 15’0" and Snug 9’2" x 8’6")

Service Area With an Oak and glass service counter, oak shelving, a Sanremo coffee machine, LCR touchscreen till and a telephone point for a card machine.

To the rear is a small area which has a sink, anti slip flooring and houses the Valliant central heating boiler.

Kitchen and Preparation Area 13′ 7" x 5′ 6" (4.14m x 1.68m Min) Well equipped with stainless steel working surfaces and splash backs incorporating a bowl and half sink unit and a range of commercial kitchen equipment including a Tricity Bendix 5 ring gas stove, Blue Seal Turbo Fan oven, Lincat oven and separate grill, 2 further stand alone grills, a lec fridge and Beko fridge. There is plenty of shelving to provide additional storage.

Pantry Storage With further floor to ceiling shelving and having a Beko refrigerator and 2 freezers.

Wash Up Area With a large stainless steel single drainer sink with a commercial spray tap, working surfaces, a Comenda commercial dishwasher and a fridge freezer.

Cellar Storage With a window half way down the stone staircase and having shelving units in the main cellar area.

From the Tearoom a lovely old Oak Jacobean staircase leads to

Half Landing With a window overlooking the courtyard to the rear and a lovely inset oak and glass display cabinet.

W.C With a tiled floor and having a wash hand basin and W.C. This W.C serves the tearoom guests currently.

A further staircase from the Half Landing leads to

Self Contained Apartment

Landing Spanning the length of the property and having a lovely area which could be used as a seating area with a window overlooking the courtyard to the rear and having a radiator and rear stone staircase access.

Living Room 16′ 8" x 16′ 0" (5.08m x 4.88m Max) A dual aspect room full of character and having original features which includes the 15th Century hand turned spindles of the Minstrels Gallery, 17th Century Oak flooring, a medieval window, beamed ceiling and a fireplace. There is a pretty window seat overlooking The Square, a television point and a large double radiator.

Kitchen 14′ 5" x 9′ 10" (4.39m x 3m Min) Another dual-aspect room with built-in painted storage cupboards (one of which houses the Biasi combi boiler), complementary working surfaces which incorporates a stainless steel single drainer sink unit, plumbing for an automatic washing machine, gas and electric cooker points and having a radiator. This room could easily revert into a third bedroomed if desired.

Bedroom 1 13′ 5" x 11′ 11" (4.09m x 3.63m Max) With Oak flooring, a beamed ceiling, radiator and having a lovely window seat which overlooks the Market Square.

Bedroom 2 13′ 1" x 10′ 2" (3.99m x 3.1m Max) With a beamed ceiling and window seat and having a radiator and loft hatch.

This room is currently utilised as an office/study.

Bathroom A good sized family bathroom with a three piece suite comprising a panel bath with Mira 415 shower over, pedestal wash hand basin and W.C. There is a heated towel rail and a radiator.

Outside To the front of the property are two flower beds which extend left and right of the main entrance there is also space for a four tables providing additional covers for the tearooms(with permission from the Parish Council). This outside seating area does not form part of the leasehold title.

Bin Store Located at the rear of the property underneath the external staircase to the apartment.

Parking Residents can purchase an annual parking permit from the Parish Council for the Old Police Station car park.

Services Mains electricity, gas and water are connected.

Tenure The lease is for a term of 10 years from 7th October 2015. The current rent is £21,600 pa. FRI with rent reviews every 3 years linked to RPI. A copy of the lease and business accounts can be made available on request to those with a genuine interest.

Council Tax and Business Rates Council Tax Band A for the self contained apartment.

We understand from the vendor that Minstrels Gallery has a rateable value of £12,250, with the amount payable for 2017/18 being £5708.50.

Viewings Strictly by appointment only with Hackney and Leigh, Rydal Road, Ambleside, Telephone 015394 32800.


Floor Plan

Floorplan Minstrels Gallery, Berkeley Square, Hawkshead, LA22 0NZ



Contact the Ambleside Office or call on: 015394 32800
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