DESCRIPTION

The Blacksmiths Arms comprises a substantial public house arranged over ground and first floors, extending to approximately 3,790 ft² (352.1 m²) in total. Externally it also benefits from a single-story stone-built holiday accommodation, outbuildings and campsite in all extending to approx. GEA of 2,055 ft² / 191.02 m² The ground floor provides extensive and versatile accommodation including multiple reception and dining areas, a bar area, commercialstyle kitchen facilities, WCs, and associated stores. The layout reflects its use as a public house, but also lends itself well to alternative uses, including residential conversion, mixed-use, or continued hospitality use (subject to the necessary consents). The ground floor benefits from its prominent roadside position a largely open internal flow between principal rooms. The upper floors provide six bedrooms split with separate access, together with bathroom facilities and circulation space. The accommodation is of (truncated)

SITUATION

The Blacksmiths Arms property is situated on Main Road within the village of Alvington, lying just to the south of the market town of Lydney in Gloucestershire. The location benefits from a semi-rural village setting while remaining conveniently placed for day-to-day amenities available in Lydney, which offers a range of local shops, supermarkets, public houses, schooling and leisure facilities. The area is well connected, with the A48 providing direct access to Chepstow, Gloucester and the wider road network, including the M48 and M4 for links to South Wales, Bristol and the Midlands. Lydney also benefits from a mainline railway station with regular services to Cardiff and Gloucester. The surrounding Forest of Dean offers extensive countryside, walking routes and outdoor amenities

SERVICES

The properties benefit from mains water, electric and drainage. Gas is supplied via bottle gas

ACCOMMODATION

The ground floor provides a series of interconnected reception, dining and bar areas, together with kitchen accommodation, WC facilities and ancillary storage. The layout reflects the property’s historic use as a public house, with good circulation between the principal rooms and direct access available to the front and side elevations. The first floor is arranged to provide six rooms, together with bathroom facilities and circulation space. The accommodation is distributed over two sections of the building and is accessed via internal staircases from the ground floor. Separate external access via the side of the property provides further accommodation comprising two bedrooms and communal bathroom, accessed via an internal staircase.

TENURE

Freehold with vacant possession on completion

OUTSIDE

Pedestrian access is provided directly from the A48, with the property benefitting from an attractive front seating area fronting the road. Vehicular access to the rear of the property and the adjoining campsite is provided via a right of way over land registered under Title Number GR119459. The property further benefits from a range of sheds and outbuildings, including a purpose-built shower block serving the campsite. Included within the title is a onebedroom holiday cottage, offering ancillary accommodation and additional income potential.

OVERAGE

The property will be sold subject to an overage provision, whereby the Vendor will be entitled to 30% of any uplift in value arising from the grant of planning permission for new-build development, for a period of 25 years from completion

RIGHTS OF WAY & EASEMENTS

The property is sold with any rights, easements or incidents of tenure which affect it

BUSINESS RATES

Current rateable value (1 April 2023 to present) - £1,500

PLANNING

Interested parties are advised to make their own investigations with the local authority

LOCAL AUTHORITY

Forest of Dean District Council –

VIEWING

Strictly by appointment with the Agents: David James and Toombs & Toombs Tel: &

VAT

The guide price stated is exclusive of VAT whether or not chargeable