Willow Lakes Leisure Park Barton Street, Grimsby, DN37 0RU

A multi-faceted 44.5 acre (STS) site available as a whole or in three Lots, in an exceptional elevated

location boasting a fully managed holiday lettings business, a camping and caravan site, 3 lakeside log

cabins, 2 well stocked fishing lakes, a sizeable livery business and planning permission to build an

impressive roadside cafe and to expand the stock of log cabins by 11 further units.

Go to www.willow-lakes.co.uk

Willow Lakes Leisure Park Barton Street, Grimsby, DN37 0RU

• Expansion potential with planning permission for an impressive contemporarily designed roadside Café with viewing and picnic area (Lot 2) plus permission for 11 further lakeside log cabins (Lot 3)

Realistic potential for the creation of an additional lake and a further 15 log cabins (STP). Positive pre- application advice from the LPA has been sought. An information pack including all planning documents is available on request from the selling agents. (Lot 3)

• Residential ‘owners/managers house’ presently subdivided into 2 furnished units for holiday letting (Lot 1)

• Three smart, fully furnished lakeside log cabins with a centralized biomass wood chip boiler tied in for a further 17 years, raised terraces with hot tubs and concrete footings in place for an additional 2 cabins(Lot 3)

• Two brick built terraces of 11 furnished holiday units, 1 converted wood-clad furnished holiday unit, all with a centralized wood chip biomass boiler (Lot 1)

• Fully operating Livery yard with 20 indoor stables, post and railed paddocks to supply all stables (with water connected) and a 20m x 80m floodlit manege (Lot 3)

• Two attractive, stocked fishing lakes with fishing pegs (Lot 1 and Lot 3)

• Timber clad reception/office block, ample parking and good road infrastructure throughout the site (Lot 1)

• Camping and caravan site with 12 hook up points, chemical waste point and a WC block (Lot 3)

• Consideration will be given to splitting the site and selling as a whole or in three Lots as shown on the plan. Offers are invited on this basis.

Cornmarket, Louth, Lincolnshire LN11 9QD T 01507 350500 enquiries@masons-surveyors.co.uk

56 Hough Green, Chester, CH4 8JQ T: 07816 520831(Tim Hughes –mobile) www.foxleisure.co.uk

Situation and Directions The property is situated in an outstanding elevated position on the eastern slopes of the Wolds with commanding views across its own grounds and on to the Lincolnshire coastline. Easily accessible directly off the A18 the property is located 11.4 miles from the market town of Louth, 7.8 miles from Grimsby, 25.9 miles from the Humber Bridge and 11.2 miles from Immingham. To drive to the property from Grimsby take the A16 out of town towards Louth for around 3 miles then turn right onto the A46 to Laceby and at the next roundabout turn left onto the A18 for around 3 miles, straight over the next roundabout where Willow Lakes will be located on the left hand side after around 250 yards. The Property An exciting opportunity to purchase a well-located and successful multi-disciplined 44.5 acre (STS)site with fourteen fully furnished, 3 and 4 star, 2 to 9 berth holiday units including 3 immaculate lakeside log cabins which are included in Hoseasons Autograph range together with two commercial fishing lakes, a 12 point caravan and camping site and a smart, well-run livery business with stabling for 20 horses, manicured post and railed grazing land and an 80 x 20m floodlit manege. The property has great expansion potential and benefits from planning permission to build an impressive contemporary designed roadside cafe with parking and a viewing/picnic area and additional planning permission to build 11 further lakeside log cabins. The present owners employ a company who operate on-site in order for them to run the whole business to include managing the bookings for the holiday/ business accommodation business as well as managing the livery. The incoming purchaser has an opportunity to take over the management themselves or negotiate independently with the management company to create a new management contract. In addition the property is presently under contract for holiday bookings through Hoeseasons Holidays. The property also boasts a detached residential house (with separate access) which is presently divided into a 2 bed and 4 bed holiday units but which could be converted back into use as a single owner’s/manager’s residence if required. The site is ideally positioned to provide contractor accommodation (subject to relevant permissions) for the growing renewables industry on the Humber Bank and Immingham (11.2 miles) as well as the off shore oil and gas terminals along the Lincolnshire coastline. Being located between the popular Lincolnshire Wolds and the beaches of the coastline, the area is also popular with holiday makers. The property is adjacent to the A18 which is an important arterial road linking Louth and the coast to Humberside Airport and the M180, making the site well connected and easy to find, and adding to the business potential which could be maximised by the building of the roadside Cafe and viewing area (see planning section)

The Business The business trades as Willow Lakes (Ashby Hill Top Farm) Ltd. For the last 3 years Turnover has increased from £131,000 in 2013 to £206,439 in 2014 to £299,891 in 2015. The latest accounts are Year Ended 30 June 2015 and show a Turnover of £299,891 with an Operating Profit of £100,149. In addition to this is the income from “Humberview” amounting to approx. £20,000 pa producing and estimated Turnover of approx. £320,000 and an Adjusted Net Profit (EBITDA) of approximately £140,000. In terms of income, approximately £23,833 is derived from Livery and approximately £262,589 is derived from the rental of accommodation. The majority of the accommodation income comes from the rental of the holiday cottages and log cabins which are either let directly via the Willow Lakes website or through the on-site managing agents Rapid Accommodation or via the holiday letting agents Hoseasons. The holiday log cabins rent for up to £1,100 per week and £350 per weekend and have occupancy rates of approximately 45 weeks per year. The touring caravan park charge tariffs of £16.50 per night including an electric hook up. Additional income is charged for the storage of horse boxes etc. Our clients have an arrangement with managing agents Rapid Accommodation. In addition to the provision of on site management services Rapid Accommodation also provide an agency function involving the sourcing of new tenants either via the Willow Lakes website or via their own website which is largely geared towards the work force & contractor market for the supply of short / medium / long term accommodation requirements. In our opinion the current levels of turnover and profitability are entirely sustainable as this is a fully managed operation. There is massive scope to increase profitability if the management is taken back “in house” and once the new log cabins have been developed around the lake. Planning Permissions

The property has great expansion potential enhanced by the following planning permissions; Application reference DC/104/13/WAB (North East Lincolnshire Council) Planning permission has been approved (with conditions) to erect 11 holiday cabins with vehicle parking in association with the existing commercial lake. These cabins are to be located around the lower lake where the existing 3 cabins and 2 concrete bases presently are positioned. We are informed by the vendors that they have made the provision for electrical services to the proposed cabins as well as having carried out ground works to give roadway access to the new sites and associated landscaping works. Application reference DC/535/10/WAB (North East Lincolnshire Council) Planning permission has been approved (with conditions) for the erection of a café, new parking, viewing and picnic area, construction of a new access and blocking up of the existing access. The vendors have informed us that they have levelled and landscaped the site as well as creating the new access point. Plans, architects impressions and site plans of the proposed works can be viewed in the agents office, emailed as a PDF upon request and/or viewed online at www.nelincs.gov.uk. The purchaser is to satisfy themselves that all additional planning conditions have been met prior to purchase. Holiday Cottages The impressive stock of cottages comprises two brick built terraces of two storey units (extending to 11 units), a converted wood clad unit and 3 lakeside log cabins, which provide a combined total of 40 bedrooms. The brick built cottages share a centralised wood chip

Proposed plans, pre application advice has been sought

£695,000

Plan of the Site

Please note that if Lot 2 is sold separately then there will be a right of Access granted at all times and for all purposes over Lot 3. Please see this access highlighted in yellow on the above plan.

boiler and the log cabins share a second wood chip boiler. In addition to the purpose built cottages/cabins, the residential house known as Humber View, has been subdivided into 2 units but could be converted back into owners/managers accommodation if required. A selection of the units are briefly described as follows (please refer to the floorplan page – the floorplans are for identification purposes only and are not to scale); Brick Cottage Block 1 (11.43m x 20.2m externally, totalling approximately 461.8 m2 in area) This first row of cottages comprises a brick-built building with a concrete tiled roof and timber double-glazed windows. The building is situated at the top of the site enjoying the fabulous elevated views over the lakes, grounds and on to the Humber Bank. This block provides three 3 bedroom (six berth) cottages and one five-bedroom (nine berth cottage) in total. The row has external lighting and an attractive block-paved viewing/entertainment terrace to the front which takes in the views. The benefits from a utility store and a staff kitchenette with WC. These neat and well-designed cottages all provide well-presented space, designed and furnished in a practical manner. Two example cottages are described as follows: Cottage No. 1 Please refer to the enclosed plan. (Approximate room dimensions are shown on the floor plans which are indicative of the room layout and not to specific scale). This cottage is an end unit of the main terrace of block one and comprises five bedrooms, (nine berth). Accommodation is as follows: Glazed front door and glazed windows to the front, taking in the views. Reception Room with wood-effect flooring. Doors to; Kitchen This separate kitchen has a window to the side of the property and is fitted with a cream-coloured range of base and wall units, stainless steel sink and drainer, electric oven and hob with extractor over and space for refrigerator. Dining Room With a pair of windows to the rear of the property. Bedroom 1 A double room with windows to the rear of the property and wall-mounted TV point. Shower Room Fitted with a white suite to comprise WC, basin and a curtain-sided shower unit. Stairs rise to the first floor from the Reception Room to the First Floor Landing with doors to;

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Bedroom 2 A twin/double room with a part-sloping ceiling and a Velux roof light taking in the view to the front. Bedroom 3 Single room with a Velux roof light to the front, part-sloping ceilings and built-in wardrobe. Bedroom 4 With a sloping ceiling, Velux roof light to the rear (twin/double). Bedroom 5 Twin/double room with a sloping ceiling, Velux roof light to the rear, built-in wardrobes, wall mounted TV point. En Suite Shower Room fitted with a white suite to include WC, basin and corner shower unit. Shower Room With a window to the side of the property the room is fitted with a white suite to include a WC, basin and corner shower unit. Cottage No. 3 Please refer to the enclosed plan. (Approximate room dimensions are shown on the floor plans which are indicative of the room layout and not to specific scale). This three-bedroom, terraced cottage sleeps six with one en suite bathroom and one shower room. Accommodation; With a glazed front taking in the views to the front of the property, a glazed door leads to the open-plan Kitchen Diner/Reception Room which has wood-effect flooring and a kitchen area which comprises a range of cream base and wall units, fitted with a hob electric oven with extractor over, a stainless steel sink and drainer and space for a refrigerator. The room has good space for dining and seating and a utility cupboard. Doors lead to: Ground Floor Bedroom 1 A double or twin room with a TV point, windows to the rear and built-in wardrobes. En Suite Shower Room comprising a white suite with a WC, basin and corner shower unit. Stairs to the first floor rise from the Reception Room and the First Floor Landing provides a storage cupboard and doors to; Bedroom 2 A twin/double room with part-sloping ceiling and Velux roof light to the front, providing views. Bedroom 3 Twin/double room with a part-sloping ceiling and a Velux roof light to the rear, built-in vanity unit and wardrobe. Shower Room With a white suite, WC, basin and corner shower unit.

Brick Cottage Block 2 With an external measurement of 27.9m x 15.6m giving an approximate overall square footage of the building to include the first floor, of 879 m2

. This second row of 7 cottages comprises a brick-built building with a concrete tiled roof and timber double-glazed windows, as well as having a block-paved viewing/entertaining terrace to the front taking in the views over the top lake. This block is deeper than Block 1, affording more living space and is attached to the wood-chip boiler room, as well as benefitting from a Laundry Room which provides three washing machines, two tumble dryers, a storage room and a range of lockable kitchen units. This block provides five two-bedroom (four berth) and two one-bedroom units giving seven units in total. The following is a description of a typical two-bedroom cottage within the block; Cottage No. 8 Please refer to the enclosed plan. (Approximate room dimensions are shown on the floor plans which are indicative of the room layout and not to specific scale). A two-bedroom terraced cottage which sleeps four, with one shower room and one en suite shower room. The accommodation is described as follows: A glazed front with a glazed door to a large Open Plan Living Dining/Kitchen with wood-effect flooring and stairs to the first floor. The Kitchen Area comprises U-shaped range of base and wall units in cream, stainless steel sink and drainer, electric oven, hob and extractor over. Space for a fridge. Door to; Inner Lobby with Utility Cupboard. Doors to; Bedroom 1 A double/twin room with a bank of windows to the rear of the property and an En Suite Bathroom comprising bath, basin and shower unit. Stairs rise to the First Floor Landing from the Reception Room with doors to; Bedroom 2 A large double room with a sloping ceiling and a Velux roof light to the front. Shower Room With tiled walls, WC, basin and shower unit. Box Room With a door to eaves storage. Country View To the upper part of the site close to the main two terraces of brick-built holiday units, is a further holiday unit known as Country View which is a two-bedroom, wood-clad cabin which has oil central heating and which is described as follows; Please refer to the enclosed plan. (Approximate room dimensions are shown on the floor plans which are indicative of the room layout

and not to specific scale). Part-glazed door to Entrance Hall with doors to; Spacious Reception Room with wood-affect flooring and a window to the front taking in the view. Kitchen/Diner With a double aspect, cream-fronted base and wall units, electric oven, hob, extractor, space for a fridge, stainless steel sink and drainer and the Worcester Bosch oil boiler. Bedroom 1 Double room with a window to the side and a door to the En Suite Shower Room which is fully tiled, has a corner shower unit basin with vanity unit, WC and a window to the side. Bedroom 2 A twin room with a window to the side. Bathroom With a window to the side, a tiled floor, vanity unit with WC, base and bath with a shower over. Adjacent to Country View is a unit measuring 9.6 m x 7.9 m comprising of Garaging/Storage and Borehole Pump House and fitted with two sets of double doors making it an ideal lockable implement store or gym for guests. The Log Cabins These three beautifully finished wood-clad cabins are built around the lower lake and benefit from a delightful outlook from their raised terraces, each with hot tub. Finished to a high standard both internally and externally, with stripped wood doors, uPVC glazed windows, spotlight ceiling lights and quality kitchen and bathroom fittings, the cabins make a delightful place to stay. Presently the cabins comprise three separate units to include two two-bedroom units and one three-bedroom unit. The cabins are heated on a separate wood-chip biomass boiler and are built to category 5 insulation with full building regulations. Bases have been put in to build 2 further cabins adjacent to the existing three cabins. Please refer to the planning section for detail on the additional permitted development of 9 further log cabins around the lower lake making a total of 14 log cabins. Two example existing cabins are briefly described as follows; Swift Please refer to the enclosed plan. (Approximate room dimensions are shown on the floor plans which are indicative of the room layout and not to specific scale). An immaculate 3 bedroom cabin comprising; Part-glazed door to; Reception/Kitchen Diner With wood-effect flooring this sizeable space is open to the eaves with a beamed ceiling and a pair of French doors onto a raised terrace with hot tub. The reception diner has a TV point and a smart

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U-shaped kitchen area comprising white gloss units with black surfaces, electric oven, hob and extractor over, sink and drainer, space for washing machine, dishwasher and further white goods. The room has doors to an airing cupboard and a large store cupboard as well as a door to; Inner Hallway With wood-effect flooring, a store cupboard and doors to; Bedroom 1 A double room with a window to the side and a door to; En Suite Shower Room Fitted with a WC, basin, shower unit. Bedroom 2 A double room with a window to the side and wood-effect flooring. Bedroom 3 A double room with a window to the side. Bathroom A smart room with a window to the side which is fitted with a bath and shower over, WC and basin with vanity unit. Teal Please refer to the enclosed plan. (Approximate room dimensions are shown on the floor plans which are indicative of the room layout and not to specific scale). A smart two-bedroom cabin providing; Part-glazed door to; L-Shaped Living/Dining Kitchen Open to the eaves with beams, a TV point and a pair of French doors to the raised decked lakeside terrace with sunken hot tub. The Kitchen Area comprises a range of gloss base and wall units, granite-affect surfaces and a sink and drainer. The kitchen has been fitted with an electric oven, a hob, an extractor over, space for a refrigerator and space and plumbing for a dishwasher. Utility Room With a window to the rear, storage unit with a granite-affect surface, space and plumbing for a washing machine, a lockable store cupboard and an airing cupboard. Master Bedroom A large and impressive suite with a double aspect, walk-through dressing area. The room has space for a double bed and a door to an En Suite Shower Room with a large shower unit, WC and basin with vanity unit. Bedroom 2 This double room has a window to the rear and wood-affect flooring. Bathroom With window to the rear, a vanity unit, WC, basin and bath with

shower over. Humber View Please refer to the enclosed plan. (Approximate room dimensions are shown on the floor plans which are indicative of the room layout and not to specific scale). A sizeable detached residential house which has been sub-divided to provide two holiday units, one on the ground floor and one on the ground and first floor. This property has fabulous elevated views over the paddocks and lake to the front and beyond to the Lincolnshire coast line, as well as a lawned front and rear garden and a separate driveway access from the A18, thus making it ideal to convert it back into a single owner/manager’s residene if required. The property is understood to have oil-fired central heating, mains water and electricity and private drainage. The accommodation at the property is briefly described as follows; Ground Floor (sleeps 7) Glazed door to; Entrance Hall With built-in storage cupboard and doors to; Kitchen A smart kitchen with views to the front and a neat range of wood-fronted base and wall units with black granite-affect surfaces. The kitchen is fitted with a one-and-a-half bowl, stainless steel sink, wall-mounted oven and wall-mounted microwave, gas hob with extractor over, integrated fridge freezer and space and plumbing for a washing machine. Door to; Inner Hallway with a further door to; Reception/Diner A well-proportioned room with a triple aspect and space for seating and dining. French doors lead to a part-covered, paved terrace which takes in the views. The room boasts a fireplace with a moulded surround and spotlight ceiling lights. Bedroom 1 A large double room with a built-in wardrobe, vanity unit, TV point and a window to the rear. Door to; En Suite Bathroom Fully tiled with a corner bath, WC, basin and towel rail as well as having windows to the side. Bedroom 2 A sizeable double room with a window to the rear, a built-in wardrobe and vanity unit as well as a TV point. Bedroom 3 A double room with a window to the front, built-in wardrobes and a basin and a window to the front. Bedroom 4 A single room with a basin, built-in wardrobe and window to the front.

Bathroom With a window to the front and fully tiled walls, the room is fitted with a suite to include a bath with shower over, WC and basin. First Floor Accommodation (sleeps 4) Ground Floor Conservatory A uPVC double-glazed conservatory with double doors to the front and a single door to the rear, this room is presently used as a staff room for the managing agent but also gives access via a side door to; Entrance Lobby With a storage recess, door to staircase to first floor and door to; Ground Floor Bedroom A double room with a window to the front and an understairs recess for storage. Shower Room/Utility Fitted with a central heating boiler, a corner shower cubicle, WC, washbasin with surround and window to the front. Stairs rise to the First Floor Landing With a recessed cupboard and doors to; Bedroom Double bedroom with a window to the front, a double wardrobe and a door to; En Suite With walk-in shower, wash hand basin and WC. Open Plan Reception Diner/Kitchen An attractive room with excellent elevated views, the space has a decorative fireplace and a window to the side as well as sliding French doors to a balcony with balustrade. The room is fitted with a range of white coloured base and wall units with grey work surfaces, complete with a white one-and-a-half bowl sink and drainer, an electric oven and hob, space for a refrigerator. The Lakes The property benefits from two mature and attractive fishing lakes which are presently stocked with rudd, carp, tench, chubb and which are opened for fishing to guests of the site only at present. Each lake is described as follows; The Top Lake This attractive lake is located in the upper part of the site opposite the main run of terraced holiday units. The lake boasts a central island and attractive waterfall feature as well as benefitting from 15 fishing points. The Lower Lake This lake is located to the lower part of the site in a mature setting which is flanked by the existing three log cabins and which provides six fishing points.

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The Land/Livery Business The livery business is presently being operated by the present managing agents and who provide livery agreements to all livery clients. The business has been well-equipped and thought out comprising 22 gently sloping individual post and railed paddocks with a central hard-core roadway leading to each paddock which has a water supply and electric lighting along the walkway. The business is operated on the basis that each client has their own designated paddock per horse. The livery also benefits from a Flood-lit Manege 80m x 20m) which has a sand and rubber surface and to which the livery clients have open usage. The Stable Yard is located to one side of the site and is accessed by a spur off the main driveway onto a sizeable parking/turning area with space to park horse boxes and for visitor parking. Horse box parking is presently charged to livery clients at a rent. The Stable Block comprises a large wood-framed building, (25.6m x 38.6m externally, including side extensions), which has wooden external cladding and is sub-divided into 20 internal stables, each with a lockable tack room/store and an individual hay store. Electric and water is provided to the building. The Reception Block (13.18m x 4.15m externally) This timber-clad office space offers an open-plan work area with IP connections, electric heating and a large tarmac parking area to the front and electric heating.

The Camping and Caravan Site Located to the upper portion of the site, the camping and caravan site provides 12 caravan hook-up points for year-round use (12 months), on grass pitches with 16 amps to each pitch and a central chemical waste point. The site has a WC Block (8.5m x 3.86m overall, externally), which comprises a wood-clad building with veranda which is divided into male and female areas as well as housing a kitchenette area which connects to the adjacent stable block.

Important Information No appliances have been tested by the agents. All fixtures, fittings, carpets and curtains within the holiday units are included in the sale unless otherwise stated in these particulars. The extent of the land is described in accordance with scaled plan measurements and should be verified against the deed plan at sale stage. We understand that the property has mains electricity and water with private drainage but no utility searches have been carried out to verify at this stage. Maps and plans shown are not to scale and for identification only. The property Humber View is in Council Tax Band D. Please note that there are restrictive covenants which may potentially affect future development within the grounds of Humber View, details of which should be checked at the sale stage. The vendors will include a covenant restricting the use of the site to the existing consented planning permissions, the implementation of any further planning applications to increase the number of accommodation units or intensity of use of any part of the site will require vendors formal consent. There are a number of easements and a right of way affecting the property which should be checked at the sale stage. Services Electric: Three Phase with two supplies and two meters Water: Mains and Borehole supplies Oil: Humberview & Single Holiday Cottage on Oil fired central heating system Biomass : The cottages & log cabins are heated via biomass WiFi and back up oil boilers for biomass units Viewing: Strictly by prior appointment via the selling agents

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Teal Log Cabin

Swift Log Cabin

Humber View

Floor Plans

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Cottage No. 1

Cottage No. 3

Cottage No. 8

Floorplans of three Example cottage types

Important Notice

Messrs, Masons Chartered Surveyors and Fox Leisure for themselves and for vendors or lessees of this property whose agents they are give notice that:

(i) The particulars are set out as a general outline only for the guidance of intended purchasers or lessees, and do not constitute, nor constitute part of, an offer or contract;

(ii) All descriptions, dimensions, reference to condition and necessary permissions for use and occupation, and other details are given without responsibility and any intending purchasers or tenants

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; (iii) No person in the employment of

Messrs Masons, Chartered Surveyors or Fox Leisure has any authority to make or give any representation or warranty whatever in relation to this property; (iv) No responsibility can be accepted for

any costs or expenses incurred by intending purchasers or lessees in inspecting the property ,making further enquiries or submitting offers for the property.

Cornmarket, Louth, Lincolnshire LN11 9QD T 01507 350500 F 01507 600561