West Street, Dunster - 3 bed - £460,000 - Webbers - Wiveliscombe

Property details

Bedrooms: 3

LOCATION
The business is located in a prime tourist position in the popular medieval village of Dunster within Exmoor National Park. Chapel House fronts on to West Street and faces the main pedestrian thoroughfare and is directly opposite one of the main vehicular access ways to the famous Dunster Castle. The property is within sight of the village Church and near by is the popular village School.

The village of Dunster is considered to be one of the prettiest in England and amongst its many attractions are the Castle and the famous Yarn Market. It is on the fringe of Exmoor National Park close to some of the best moorland and woodland countryside offering delightful walks. The seaside town of Minehead is within some 3 miles distance and provides a further range of tourist facilities. The village offers a host of local shops and it is a magnet for day trippers throughout the year and perhaps most famous for the candlelight Christmas celebration.

In recent years the village was used as a backdrop for an edition of the Hercule Poirot series and Chapel House featured as the County Court in a story featured in the programme.

THE PROPERTY
The property is a former Methodist Chapel dating back to around 1878 being a Grade II listed building and having been converted to a delightful family home and income. The property has many architectural features of merit, being constructed of dressed and coarsed red sandstone and having a steep gabled natural slate roof and ornate Dutch gable to the front. There are moulded architraves to the ground floor windows. The property is extremely large and the ground floor, being a formal chapel, is taken up entirely now by the Restaurant/Tea Room on one side and on the other side is the Gift Shop which extends to the rear on two further levels where the former alter used to stand.

Within the Tea Room there are displayed, 3 wall mounted depictions of the 10 Commandments from the Bible believed to date back some 200 years. To the rear of the Gift Shop access is gained to the rear car port where there is a customer cloakroom.

The private quarters are approached from the side of the property having their own separate doorway giving access to a large and airy Entrance Hall, beyond this is the Preparation Room and Kitchen for the Tea Room. From the Hallway stairs give access to the first floor where there is a spacious open plan private Kitchen opening out to the large Dining Room area and beyond that a marvellous Lounge area with a vaulted ceiling which has an apex of 14ft from floor to ceiling. As you walk into the room you are attracted to the far wall where there is a circular decorated stained glass window with a verse from the Bible and 8 busts of bearded Victorian figures. Off the main Lounge are 2 private Bedrooms and off the main Dining Room there is an understairs area ideal as a Library. Off the Dining Room is a private Bathroom/WC with shower and access is also gained to the first floor Conservatory the doorway opening out onto a private balcony overlooking the village with the cottages and village Church beyond. To the second floor there is a large open plan Bedroom with its own en-suite Shower Room/WC. This room could easily be converted to provide 2 or 3 Bedrooms if required (subject to any planning consents).

THE BUSINESS
The business is that of a Tea Room/ Restaurant seating 34 and offers home made lunches, cakes, snacks, coffees and both afternoon teas and cream teas as well as a quality gift shop. The business is operated by a husband and wife team and opens from March to around mid December, closed on Thursdays out of choice, and opening 10am - 4.30pm. The turnover year ending 31st March 2010 is £52,695. The gift shop is operated on separate terms opening similar hours and sells quality gifts including handbags, costume jewellery, Cornish hand made crafts, locally made crafts, some Fairtrade products, cards, ear-rings, pottery, jackets, cushions and bedspread covers. The Gift Shop turnover year ending 31st March 2010 is £43,981. The business is available as a going concern and if the business is acquired including the gift shop then stock will have to be purchased at valuation by negotiation. The final stock figure will depend on the time of year.

AGENTS NOTE
We understand that the chapel was converted around 1971 and originally operated as a pottery kiln before this date. In the mid 1980's the tea shop was established. A discerning purchaser could utilise the entire ground floor as a Restaurant/Tea Shop or continue this already successful business. There is also potential to expand the business by applying for a licence allowing evening opening and winter weekend opening. Details of audited accounts will be available to those seriously interested parties who have inspected the property.

The accommodation, which must be viewed to be fully appreciated, offers extremely large accommodation and a brief description is as follows (all room sizes approximate):

GROUND FLOOR

MAIN RESTAURANT 25'8" x 29'9" (7.82m x 9.07m). Overall and incorporating the Gift Shop area. Comprehensively equipped and includes seating for 34 with range of dining tables and chairs, main counter display area, main cake display cabinet. Gift Shop area has a range of display shelving including glass serving counter and glass fronted costume jewellery cabinet etc. Step up to further split level

FURTHER GIFT SHOP AREA 13'10" x 16'7" (4.22m x 5.05m). This area is used for the sale of scarves, bags, home furnishings, garments etc.

STOCK ROOM 14'9" x 6'8" (4.5m x 2.03m). Off further gift shop area. From rear gift shop area door to rear covered car port and access to Staff/Customer Cloakroom.

GROUND FLOOR CONTINUED From the Tea Room door to

KITCHEN 9' x 12' (2.74m x 3.66m). With single drainer sink unit, small wash hand basin with tiled splashback, gas hob, Classic Hydro 750 commercial dishwasher, range of matching worktops, access to roof space, numerous microwaves, wall shelves, decorated frosted window, built-in cupboard, upright freezer and upright fridge. The kitchen fully equipped subject to trade inventory. Intercommunicating door to

PREPARATION ROOM 4' x 12' (1.22m x 3.66m). With two electric fan assisted cookers, frosted decorated window, range of shelves, upright fridge/freezer, further microwaves. Intercommunicating door to

SIDE PRIVATE ENTRANCE HALL 12' x 14' (3.66m x 4.27m). Including stairwell and recessed entrance Porch with substantial timber door to outside.

STAIRS TO FIRST FOOR Giving access to private accommodation which briefly comprises:

OPEN PLAN KITCHEN AREA 12'10" x 22'3" (3.91m x 6.78m). With views to Dunster and Church beyond and frosted decorated glass to arch window. Main Kitchen having comprehensive range of fitted units including single drainer sink unit, range of laminated work surfaces with base cabinet and cupboards under, corner matching units with cupboards and drawers under and two shelves. Rangemaster gas cooker with hob over. Open plan access to

DINING ROOM AREA 17'4" x 20'9" (5.28m x 6.32m). Incorporating staircase to second floor. 2 radiators, exposed timber ceiling brace and upright pillar. Access to

OPEN PLAN LOUNGE AREA 17'10" x 13'10" (5.44m x 4.22m). Magnificent vaulted ceiling with feature beams and 14' height from floor to ceiling apex. Impressive circular decorated stained glass window with motif sentence from the Bible and inset with 8 busts of bearded Victorian characters and surrounding relief decorated pattern. 2 radiators. Off the dining area

BATHROOM 6'1" x 12'10" (1.85m x 3.91m). With low level toilet, pedestal wash hand basin, bath, heated towel rail, shower unit and tray with Creda fitted shower, concealed ceiling lighting.

BEDROOM 1 13'8" x 13'6" (4.17m x 4.11m). Off Dining Area. With radiator, window to the front, exposed timber braced ceiling.

BEDROOM 2 12'10" x 13'6" (3.91m x 4.11m). With radiator, window to the front, range of built-in wardrobes with central recess.

CONSERVATORY 9'5" x 15'8" (2.87m x 4.78m). Accessed from the Dining Area. With door to private balcony.

STAIRCASE From Dining Area to

SECOND FLOOR

SPACIOUS ROOM 29'10" x 23'11" (9.1m x 7.3m). Overall measurement incorporating stairwell and including En-Suite Shower Room/WC and built-in storage cupboard. This room could easily be converted to 2 or even 3 further Bedrooms subject to any planning permissions required.

OUTSIDE The property fronts on to West Street and has a separate doorway to the Gift Shop and Tea Room/Restaurant on the ground floor and the private quarters are approached from the side entrance door where there is also located a car port and parking for 3 vehicles. Off the car port a door gives access to the cupboard where the oil storage tank is located which feeds the central heating boiler which is located in the ground floor private entrance hall.

SERVICES Mains electricity, water, drainage, gas.

RATEABLE VALUE We have been verbally advised by the owners, that the domestic rates payable are £1,250 per annum and are approximately the same for non domestic. They have benefited from small business exemption, therefore have not paid any business rates for the past 2 years and the next review is not expected before October 2011.

VIEWING Strictly by appointment through the selling Agents.

VAT We understand that our client has not opted to charge VAT. All interested parties should make their own enquiries of HMRC.