The site is accessed from the B3273 from St Austell to Mevagissey. Little Winnick is located in an established tourist location towards the head of the Pentewan valley; The campsite is located in a favourable position adjacent to the St Austell River which benefits from a multi-use trail providing an off-road route to the village of Pentewan and most importantly the nearest beach 1 mile away.
At the entrance to the site is the reception building of 70 Sq M and a child’s play area together with pull in parking for guest arrival/check in. In addition the reception building houses two offices, and a staff toilet. The reception also has the benefit of a shop.
In 2015 a new amenity block was constructed incorporating modern and disabled facilities comprising circa 130 Sq M, together with Wash up area and Laundry room. The amenity block has won both gold and platinum in the national award scheme ‘Loo of the Year’.
The owner’s or warden’s residential accommodation is of ‘Park Home’ style, comprising 3 bedrooms, living room, dining room and kitchen. The accommodation is fenced off from the main holiday park and has the benefit of a large garden.
Area – M2 – Ft2
Reception Building – 70.63 – 760
Ladies WC/Shower – 70.74 – 761
Gents WC/Shower – 49.38 – 531
Disabled WC/Shower – 5.90 – 64
Family Room – 6.20 – 67
Wash Up Area – 24.58 – 265
Laundry – 10.94 – 118
Total – 238.37 – 2,566
Property And Business
The site has been in our client’s ownership for the past eight seasons and is Licensed for 105 pitches along with an additional rally field for temporary group rallies. The main field offers a mixture of hardstanding pitches, grass pitches with electric hook-ups and grass pitches without electric hook-ups. The pitches are level and well-spaced. The rally field has the benefit of 28 electric hook ups, (plus 12 non hook-ups) with the main field having 77 electric hook ups. The site has the benefit of a tarmac road throughout the main field providing circular access. Our clients are selling due to wider business expansion. During their tenure they have made a number of improvements especially to the facilities and have won numerous awards. The business boasts above average repeat bookings, coupled with exceptional forward bookings.
Our client trades on a seasonal business and we consider our client’s business has a Fair Maintainable Trade (FMT) of £200,000, showing a gross of 93% and an adjusted net profit of £57,650 (after deducting all overheads/adjusted net profit, including the rental payment to the landlord), Further accounting information is available.
In summary, this is a beautifully appointed site which is exceptionally popular, boasting numerous awards and provides many facilities for guests, in one of the county’s foremost holiday locations.
The property is held under three separate leases which make up the Park and the entire site is held under Land Registry Title number CL32945. The leases all commenced on 22 February 1984 and are due to expire on 11 May 2077. The rent is reviewed to the Retail Price Index with effect from 1 July every third year. The current rent having increased in July 2020 is £43,163 and is payable to the landlord. The tenant is required to keep the premises in good repair and condition, and to use the site as a Camping, Caravanning and Holiday Park only.
Note: the lease contains a bankruptcy clause. The clause allows the landlord to re-enter the premises should the tenant be unable to fulfil the obligation of payment of rent and the lease should absolutely determine in such an event. The lease also includes a pre-emption agreement under the alienation clause such that if the tenant wishes to assign (sell) it must first offer the interest to the landlord. A reciprocal clause reflects the landlord’s interest; this may affect a purchaser’s ability to secure finance.
Energy Performance Certificate
The Energy Performance Rating for the Owner’s Accommodation is within Band F (34).
Prospective owners should make their own enquiries of the appropriate statutory undertakers:
Western Power: 0845 601 2989
South West Water: 0800 169 1144
Transco: 0800 111 999
We refer you to the government website https://www.tax.service.gov.uk/view-my-valuation/search which shows that the current rateable value is £20,500. To find out how much business rates will be payable there is a business rates estimator.
Value Added Tax
All the above prices/rentals are quoted exclusive of VAT, where applicable.
Each party to bear their own.
Strictly by prior appointment. Please contact:
Peter Heather on 01872 247007 or via email email@example.com or
Graham Timmins on 01872 247019 or via email firstname.lastname@example.org or
Paul Collins on 01872 247029 or via email email@example.com
AGENTS NOTE: Miller Commercial for themselves and for the Vendor/s or lessor/s of this property give notice: [a] These particulars are for an intending purchaser or tenant and although they are believed to be correct their accuracy is not guaranteed and any error or misdescriptions shall not annul the sale or be grounds on which compensation may be claimed and neither do they constitute any part of a Contract: [b] No responsibility is taken for expenses incurred should the property be sold, let or withdrawn before inspection: [c] None of the services or appliances, plumbing, heating or electrical installations have been tested by the selling agent.
Miller Commercial is the trading name of Miller Commercial LLP registered in England and Wales under Registration No.OC373087. The Registered Office of Miller Commercial LLP is Mansion House, Princes Street, Truro TR1 2RF. We use the term Partner to refer to a member of Miller Commercial LLP. VAT Registration No.643 4519 39.