FOR SALE

Strictly Private & Confidential

West Kingsdown, Sevenoaks, Kent TN15 6AB www.woodlandsmanorgolf.co.uk

Offers invited in the region of £1.6 million.

An historic golf club originally established in 1928 to a design by JH Taylor situated in an AONB within easy reach of London & the M25

WOODLANDS MANOR GOLF CLUB

• Idyllic 18 hole 6,040 yard (par 70) parkland golf course set in an Area of Outstanding Natural Beauty close to central London & the M25 Motorway

• Original course design by JH Taylor in 1928 - with a re-design by Neil Coles in 1967

• 795 sq m (8,560 sq ft) clubhouse

• Extensive practice facilities

• Mature business offering potential for commercialisation (if deemed appropriate)

• Turnover c. £635,000

• 530 members – 7 Day membership subscription from £99.00

• Established functions and weddings trade

• Central London (The City) 24 miles (60 minutes)

• 235,442 resident population within 20 minutes’ drive

• 1,175,740 resident population within 30 minutes’ drive

• 55.5 hectares (137.1 acres)

• Freehold

Offers invited in the region of £1.6 million

Woodlands Manor offers a challenging but playable layout with a good balance of holes and spectacular countryside

The practice facility is one of the best in the area and is conveniently located directly in front of the clubhouse.

Our mature parkland golf course is set in an Area of Outstanding Natural Beauty, only 60 minutes’ drive from the City of London

IntroductionWoodlands Manor Golf Club is a highly attractive 18 hole parkland golf course with a spacious clubhouse situated in an Area of Outstanding Natural Beauty close to South East London. The property is freehold and extends to c. 55.5 hectares (137.1 acres).

Originally opened in 1928 as a 9 hole golf course designed by JH Taylor the renowned six times Open Champion, Woodlands Manor Golf Club is being offered for sale as the principal shareholder wishes to retire. This historic Club is presented to a good standard and offers the chance to acquire a proprietary owned private members’ style golf club that is thought to be one of the oldest in the region.

The Club was acquired by the vendor in April 2000. Woodlands Manor is one of the vendor’s multiple business interests and is operated more for the love of the game and pride of ownership, as much (if not more) than commercial reward. The business generated a turnover of c. £635,000 in the year to 30 June 2014, and is considered to offer potential for commercialisation should the new owner so desire.

Woodlands Manor Golf Club is currently being offered to the market on a confidential basis in advance of a proposed public marketing of the property in the autumn. Offers in the region £1.75 million are invited for the freehold property.

LocationWoodlands Manor Golf Club enjoys a commercial trading location close to South East London and the M25 Motorway, yet is situated in the peaceful Knatts Valley Area of Outstanding Natural Beauty. A location plan is at the rear of the brochure.

The property is situated approximately midway between Orpington, Sevenoaks and New Ash Green, in the area bounded by the M25, M26 and M20 Motorways and their respective interchanges. The principal access to the property is via a country lane - Tinker Pot Lane - that leads directly off the A20.

Central London (City of London) is approximately 24 miles (60 minutes) from the property, principally via the A20, which leads directly into Central London.

Experian population reports dated May 2015 confirm that there is a resident population of 235,442 within 20 minutes’ drive of the property, increasing to 1,175,740 within 30 minutes.

Description of the PropertyWoodlands Manor Golf Club was originally established in 1928 as a 9 hole golf course to a design by JH Taylor. JH Taylor and Henry Cotton played the inaugural round of golf on the course to commemorate its completion.

Requisitioned during the Second World War during the ‘Dig for Victory’ campaign, the Club re-opened in 1967 in its current 18 hole format following a re-design of the layout undertaken by the respected golf course architect Neil Coles. The existing clubhouse dates from the late 1970s following the destruction of the original by a fire.

The Club occupies a most tranquil location set amongst swathes of woodland and rolling downs – stark contrast to the hustle and bustle of nearby city life. The course has been laid out over mainly freely draining land that forms part of the Knatts Valley Area of Outstanding Natural Beauty.

The property is divided by Tinker Pot Lane. The clubhouse, car park and practice ground lie to the south of the Lane, whilst the golf course lies to the north. The facilities comprise:

18 Hole Golf CourseThe 18 hole golf course extends to 6,040 yards (par 70) from the white tees, comprising five par 3s, ten par 4s and three par 5s, arranged in two loops of 9 holes starting and finishing close to the clubhouse.

The greens throughout the course are principally of traditional construction, with automatic irrigation. The course is presented to a good standard and, overlying chalk, is playable throughout the year.

A mix of tough holes that need careful planning and holes where an under par score are a gift makes this challenging yet rewarding course the ideal opponent for golfers of all ages and abilities. A hole by hole guide follows:

Hole 1 Par 4 432 yardsA long opening hole with a downhill tee shot and excellent view of the green. Avoiding the dense trees on the right hand side of the fairway produces a strong tee shot. An elevated bunker just short of the green makes the approach shot shorter than it is, so a little extra club is required. Making the green in two sets up a good birdie opportunity - the perfect start to any round.

Hole 2 Par 5 489 yardsThe toughest part of the first of the par 5s encountered on the course is an avenue of trees to navigate through. A straight drive gives longer hitters a chance to reach the green in two, but the green is protected by a pond and any shots falling short of the green will end up in the water.

Hole 3 Par 5 464 yardsDespite having the widest fairway on the course, and seeming very short for a par 5, scoring on this hole is not easy. Except for the very longest hitters, tee shots typically land into the hill, robbing the drive of its true distance. The sloping fairway also makes accurate approach play into the green very difficult. The two tier and angled sloping green – one of the most difficult on the course – makes putting very challenging too.

Hole 4 Par 4 286 yardsThis driveable par 4 offers a brief respite from the tough challenges of the opening three holes. Once again, the tricky part lies in the sloping green. Seen as a birdie opportunity, over confidence can often throw up some surprise bogeys.

Hole 5 Par 4 419 yardsMuch like in football, it is important for shots from the tee to go between ‘the goalposts’ the nickname given to the two conifers on either side of the green. Wayward drives are heavily punished by a copse on the left and out of bounds on the right. Those wishing to risk treading out of bounds are rewarded with a clearer view of the green.

Hole 6 Par 3 218 yardsThe member’s bail out zone to the right of the green leaves a treacherous chip shot down to the green. Those able to carry the ball 200 yards should go for the green. Players who don’t want to risk it are advised to lay up short of the green and settle for par.

Hole 7 Par 4 362 yardsThis hole hosts one of the most daunting tee shots on the course. The only route to the fairway is over the right hand side of two intimidating chestnut trees. Once cleared, the green is best approached from the right, with the ball left short and allowed to roll on.

Hole 8 Par 3 150 yardsThe shortest hole on the course that punishes those who leave the ball too long or too short, with out of bounds behind the green and a cluster of trees and a pond in front.

Hole 9 Par 4 402 yardsAn uphill right to left dogleg par 4, which is a spectacular end to the front nine. Two big fairway sand traps dominate the fairway, requiring a calculated approach. The second shot to the green is one that is guarded by bunkers on all sides. The green itself has a surprisingly steep slope from back to front making it very hard to read.

Hole 10 Par 3 151 yardsThe par 3 10th is one that players never forget. The perfect shot is the one that can combine distance and elevation to reach the green without falling short. The green is cut into the hillside making this a very tricky par 3.

Hole 11 Par 4 332 yardsThis hole is proof that a par 4 doesn’t have to be long to be challenging. The semi blind fairway slopes sharply from left to right and requires an accurate shot to avoid the bunkers on the left and the woods on the right of the fairway. The narrow green is protected by an overhanging tree, which can hinder approach shots.

Hole 12 Par 4 354 yardsA strong uphill tee shot with a good amount of fade is required to navigate the trees on the right, but still find the fairway. The challenging green slopes from front to back and is guarded by a bunker. It is better to over hit and chip back towards the bunkers than to tackle the bunkers head on.

Hole 13 Par 4 369 yardsA dangerous hole if ever there was one. The lake on the left of the fairway poses a danger to everyone other than the longest and shortest hitters. Trees to the right punish those who try to avoid the water. Those who find the fairway still need to navigate the greenside bunkers to find the green.

Hole 14 Par 4 321 yardsThe tee shot is tight and hugs the hedges that mark the out of bounds. A draw around the right to left dogleg is the best shot, but caution is needed to miss a hidden pond that captures many a golf ball. The second shot is no easier, as the approach to the flat green is made difficult by an out of bounds area on the left and a large bunker at the front right of the green.

Hole 15 Par 3 159 yardsThis may be the easiest of par 3s, but that doesn’t mean it is a pushover. Once the bunkers that lie some 20 yards of the hole are crossed, players are met by a steep sloping green and the ball will kick left thanks to the natural slope. Missing the green to the right will leave a very tricky second shot and is best avoided.

Hole 16 Par 5 540 yardsA potential card wrecker for those who fail to conquer it. The trees on the left hand side run the whole length of the hole requiring a good draw to be avoided. The green is situated in a natural bowl and is the steepest green on the course. Three putting is not uncommon, making par a great score with just two holes left.

Hole 17 Par 4 386 yardsThis is a long uphill shot, which leaves the approach shot to the green virtually unsighted for all but the longest hitters. Danger lurks each side of this right to left sloping green. The green is 50 yards in length and spread over two tiers, so a birdie putt is always extremely tough.

Hole 18 Par 3 210 yardsFinally, you get to enjoy the magnificent view that you were too out of breath to enjoy having ‘climbed the Eiger’. The tiny green lies some 100 feet below you and plays well short of its measured distance. Out of bounds lies to the right of the hole, both before and after crossing the road. Enjoy the hang time that your tee shot gets.

Practice FacilitiesThe impressive ractice facilities occupy a gently sloping south facing valley immediately adjacent to the clubhouse and car park.

The extensive facilities comprise an expansive practice ground playing towards a backdrop of trees, an irrigated practice putting green, and new 6 hole academy course. The academy comprises holes between 90 and 120 yards and is ideal for novices or those wishing to improve their short game skills.The practice facilities are presented to a high standard and are playable all year round thanks to their free draining characteristics.

Greenkeepers’ FacilitiesThe greenkeepers’ facilities are situated adjacent to the clubhouse and car park, screened by a brick and flint wall. Access is available from Tinker Pot Lane.

The facilities include a substantial general purpose building constructed of brick, flint, concrete block and profiled sheeting under a profiled sheet roof; an adjacent lean to structure; concrete surfaced yard and covered buggy storage.

Golf course materials are stored in an area at the opposite end of the car park.

The Vendor is currently in discussions with Sevenoaks District Council regarding the potential development of the greenkeeping area for alternative residential / commercial use, with a replacement greenkeeping facility to be constructed by the course materials storage area.

ClubhouseWoodlands Manor’s clubhouse offers extensive facilities for golfers and non-golfers alike. The accommodation is principally arranged over a single storey, with the ladies and gentlemen’s changing rooms, pro shop and offices linked to the main clubhouse by a glazed walkway.

The main clubhouse dates from the late 1970s and is of timber framed construction, under a mainly flat roof, with an apex skylight. The changing rooms / pro shop / office complex is of traditional construction (principally brick elevations under slate roofs) of various age and condition.

The accommodation, which extends to circa 795 sq m (8,560 sq ft), includes:

Main clubhouse• Glazed entrance lobby

• Lounge Bar (80-100 covers)

• The Manor function room / area (200) covers

• Bar store

• Ladies and Gents WCs

• Kitchen (commercially fitted and equipped) with associated stores, preparation rooms and walk in fridge.

Secondary clubhouse (ground floor)• Ladies golfers’ locker room, changing room, showers & WCs

• Entrance lobby

• Boot room

• Gents spikes WC

• Gents golfers’ locker room, changing room, showers & WCs

• Boiler room

• Golf professionals shop

• Workshop

• Offices (2)

• Staff accommodation (entrance hall, and ground floor kitchen).

Secondary clubhouse (first floor)• Staff accommodation (open lounge / dining area;

2 bedrooms and bathroom)

The main clubhouse provides flexible accommodation, with a light and airy feel, offering views over a small terrace and the practice facilities beyond.

A part tarmac and part hard surfaced car park adjoins the clubhouse, with overflow parking available adjacent to the practice ground.

A former all weather tennis court (in need of replacement) is situated close to the clubhouse.

Tenure & PossessionWoodlands Manor Golf Club is held freehold. The property extends to 55.5 hectares (137.1 acres).

All aspects of the business are operated in hand.

The Vendor, who has been running the club as a lifestyle business, entered into an agreement with Pentland Golf & Leisure in November 2014 to take over the day to day management of the business. Pentland Golf & Leisure receive an annual retainer (out of which they pay for a full time manager) and a bonus if the business achieves certain targets. The agreement is terminable on three months’ written notice after an initial 12 month term.

The staff accommodation is occupied by a Greenkeeper as a condition of his employment with the business.

The Vendor entered into a lease agreement in March 2013 with Free Ideal Biomass (Stage 1) Ltd for a bio mass boiler. The agreement is for a 20 year term at a peppercorn rent.

Vacant possession of the property will be available on completion of the sale, subject to members’ annual playing rights, and the agreements referred to above.

Ground Floor

First Floor

The Existing BusinessWoodlands Manor Golf Club is a proprietary business, albeit that it regarded by many locally to be a private members’ club, not least due to its establishment in 1928 and the Vendor’s current relaxed management approach. The business trades as a limited company – Unique Leisure and Estates Limited.

Trading HistoryTrading accounts for Unique Leisure and Estates Limited for the years ending 30 June 2012-2014 show:

2014 2013 2012

Subscriptions £183,845 £235,617 £243,952

Green fees £65,359 £52,443 £76,729

Societies £25,732 £29,571 £36,880

Buggies & Hire £29,255 £22,248 £28,501

Food £121,039 £123,452 £137,119

Beverage £74,830 £63,960 £76,353

Retail £116,104 £87,142 £98,112

Miscellaneous £19,711 £24,615 £19,980

Turnover £635,875 £627,756 £710,544

The business achieved an operating profit (EBITDA) is each of the years shown above.

The forecast for the business for the year to 30 June 2015 indicates a trading performance comparable to that achieved in 2014.

Detailed trading accounts will be made available to those parties who undertake an accompanied inspection of the property.

Woodlands Manor Golf Club is a member of the Golf Club Network, an association of 38 golf clubs throughout the country. Membership of Woodlands Manor enables members to play free during the week at any other of the Network clubs (or for a reduced green fee at weekends).

MembershipWoodlands Manor Golf Club has a current membership of c. 530, more than 50% of which are full 7 day members.

The membership year runs from 1 January. Current membership categories and fees (inclusive of VAT and affiliation fees) include:

New Existing member member7 Day £899.00 £999.00

7 Day (< 40 yrs) £799.00 £799.00

7 Day (< 30 yrs) £699.00 £779.00

5 Day £399.00 £779.00

7 Day Lifestyle Plus £250.00 £250.00

7 Day Lifestyle Easy £99.00 £99.00

7 Day pm Plus £549.00 £449.00

New member subscriptions are introductory subscriptions offering a discount for the first year of membership.

Lifestyle members pay a reduced green fee for each round played – the green fee varying according to type of Lifestyle membership, day and time played.

Corporate membership packages are also available – Business Gold at £540.00 (giving 8 complimentary green fees per month) or Business Platinum at £1,249.00 (giving a full membership of the Club for the nominated holder, plus three complimentary guests per week).

Green FeesThe green fees for the current season are:

Summer (1 April – 31 September)

Day Visitor GuestMon £22.00 £16.00

Tues (pm) £25.00 £16.00

Wed & Thurs £25.00 £16.00

Friday £28.00 £20.00

Sat & Sun (pm) £35.00 £25.00

Winter (1 October – 31 March)

Day Visitor GuestMon £20.00 £16.00

Tues (pm) £20.00 £16.00

Wed & Thurs £20.00 £16.00

Friday £20.00 £20.00

Sat & Sun (pm) £25.00 £25.00

On-line tee bookings are available via Tee Butler on the Club’s web site. The simple to use system allows golfers to pay on the day and offers discounted green fees when un-used tee times are available. Those registering on the system receive a complimentary round of golf.

Buggy HireWoodlands Manor Golf Club has a fleet of 12 buggies, which are leased. The buggies are available for hire at the following rates:

Weekday £27.00

Weekend £27.00

9 hole £15.00

SocietiesWoodlands Manor Golf Club offers fine facilities for societies (subject to a minimum of 12 golfers) throughout the year. The Course has a good reputation with society organisers and enjoys high levels of repeat business. 2015 society packages include:

The AshFull English breakfast or lunch; 18 holes

Mon £28.00

Tues £31.00 (pm only)

Wed & Thurs £31.00

Fri £34.00

Sat & Sun £39.00 (pm only)

The ElmCoffee & bacon roll; Lunch; 27 holes

Mon £39.00

Tues Not available

Wed & Thurs £42.00

Fri £45.00

The OakFull English breakfast; Two course dinner; 18 holes

Mon £44.00

Tues £47.00 (pm only)

Wed & Thurs £47.00

Fri £50.00

The Club hosted 183 society/corporate days in the calendar year ending 31 December 2013, 154 in the year to 31 December 2014; with 142 hosted or booked in the current year.

Weddings, Functions & ConferencesWoodlands Manor Golf Club is a fine venue for weddings, functions, and private parties. The facilities are available to members and non-members alike.

The room hire fee for wedding ceremonies is: £250.00. The function room hire charge for evening events varies in accordance with the client’s needs.

Typical weddings packages include:

ConfettiDrinks on arrival

3 course wedding breakfast

½ bottle house wine

Glass of sparkling wine for toast

From £40.00 per person

BouquetDrinks and canapés on arrival

3 course wedding breakfast

½ bottle house wine

Glass of sparkling wine for toast

Evening buffet

Chair covers and sashes

From £60.00 per person

Evening buffets are available from £12.00 per person. House wine is typically charged at £16.00 per bottle.

The clubhouse offers facilities for conferences and meetings, accommodating up to 120 delegates. Typical room hire charges are:

Full day £250.00

Half day £150.00

The day delegate rate (applicable to groups of 20 people or more) is £30.00 per person to include:

Coffee / tea on arrival

Mid morning coffee / tea & biscuits

Buffet or hot 2 course lunch

Afternoon tea & biscuits

Screen & flipchart

Room hire charge

LicencesSevenoaks District Council Licensing Unit confirms that the property has been granted a Premises Licence under the Licensing Act 2003 - Licence number KS0501191.

The permitted opening hours of the premises are Monday – Thursday and Sunday 07.00 to 00.30; Friday and Saturday 07.00 to 01.30.

The sale of alcohol is permitted Monday – Thursday and Sunday 07.00 to 00.00; Friday and Saturday 07.00 to 01.00.

The business also holds a Civil Ceremony Licence granted by Kent County Council – Approval number 235.

Golf Course Maintenance EquipmentWoodlands Manor Golf Club has a full complement of modern golf course maintenance equipment, the great majority of which is owned outright and is included in the sale.

Rateable ValueThe Valuation Office Agency confirms that the Rateable Value of the ‘golf course and premises’ is £76,000 with effect from 1 April 2010.

StaffThe business currently employs a General Manager (paid for by Pentland Golf & Leisure Limited); a Senior Greenkeeper and 1 Greenkeeper; 2 full time clubhouse / kitchen staff; and a full time PGA golf professional. A full time staff complement of 6. Part time staff (typically 6) including 2 shop assistants and seasonal greenkeeping staff are also employed, along with casual staff on an as needed basis.

ServicesClubhouseMains water and electricity

Private drainage.

Bio mass fired central heating & hot water systems

Calor gas cooking

Telecommunications

Air conditioning (bar and function room)

Greenkeepers’ complexMains water and electricity

Private drainage.

Golf CourseWater for the golf course irrigation system is supplied from the mains

Town & Country PlanningSevenoaks District Council confirms that the property falls under the Sevenoaks District Council Core Strategy Development Plan (adopted February 2011) and the Allocations and Development Management Plan (adopted February 2015).

The whole property is currently classified as Metropolitan Green Belt and an Area of Outstanding Natural Beauty. Parts of the property are classified as Local Wildlife Sites and Ancient Woodland.

Public footpaths SD286, SD287, SD281 and SD282 cross the golf course / practice ground and are clearly marked by yellow stakes to ensure the safety of all.

Energy Performance CertificateThe clubhouse has an energy performance rating of 11 A.

Basis of DisposalWoodlands Manor Golf Club is being offered for sale as the principal shareholder wishes to retire.

Offers in the region of £1.6 million are invited for the freehold property, fully fitted and equipped.

The business currently trades as Unique Leisure and Estates Limited. The vendor’s preference is to achieve a disposal by means a sale of the entire issued share capital of Unique Leisure and Estates Limited – albeit that a sale of the freehold property will also be considered.

Consumable stocks are to be taken over by the purchaser, at valuation, on completion.

The sale contract will include a clause reserving a percentage of future non golf / leisure development value to the vendors – the terms of which are to be agreed with the purchaser.

Web SiteFor a further insight into Woodlands Manor Golf Club visit www.woodlandsmanorgolf.co.uk

Further Information & ViewingFor further information on Woodlands Manor Golf Club, or to arrange an inspection of the property, please contact:

Ben Allen BSc (Hons) MRICS07920 812 018020 7911 2360ben.allen@gva.co.uk

Important NoticeYour attention is drawn to the Important Notice at the end of these particulars.

Important NoticeBilfinger GVA is a trading name of GVA Grimley Limited. Conditions under which particulars are issued by GVA Grimley Limited for themselves, for any joint agents and for the vendors or lessors of this property for whom they act, are:

(i) the particulars are set out as a general outline only for the guidance of intending purchases or lessors and do not constitute, nor constitute part of, an offer or contract.

(ii) all descriptions, dimensions, references to condition and necessary permission for use and occupation, and other details, are given in good faith and are believed to be correct but any intending purchasers or tenants should not rely on them as statements or representations of fact but satisfy themselves by inspection or otherwise as to the correctness of each of them.

(iii) no person in the employment of GVA Grimley Limited or any joint agents has any authority to make or give any representation or warranty whatever in relation to this property.

(iv) all rentals and prices are quoted exclusive of VAT.

Reproduced by courtesy of the Controller of HMSO Crown Copyright reserved. Licence No774359. If applicable, with consent of Chas E Goad, Cartographers, Old Hatfield, Geographers A-Z Map Co Ltd and/or The Automobile Association. For identification purposes only.

These particulars were produced in July 2015 with a mixture of current and archive photography.

Ben Allen BSc (Hons) MRICS07920 812 018020 7911 2360ben.allen@gva.co.uk

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L O N D O N

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A2A205A214

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A22