Summary - GARWICK COTTAGE, BOSTON ROAD NG34 9LX
3 bed 2 bath Restaurant
Rare A17 freehold cafe with bungalow, parking and development potential..
Freehold roadside site of about 1 acre with high A17 visibility
Cafe building approx. 1,560 sqft, fitted catering-standard kitchens
Two restaurant areas seating around 60 diners, plus shower/WC block
Three-bedroom bungalow with 20ft living room; separate accommodation
Extensive gravel car park; gated rear garden and outbuildings/kennels
Permitted development potential; expansion subject to NKDC planning
Cafe currently not trading; will require refurbishment or reactivation
Oil heating and private septic tank; very slow broadband on site
This freehold roadside cafe and adjoining three-bedroom bungalow sits on about 1 acre directly fronting the A17, offering high visibility and easy access to Boston, Sleaford and surrounding towns. The cafe building (approx. 1,560 sqft) is fitted for catering with two dining areas for around 60 covers, a fully equipped main kitchen and prep areas, plus separate shower and WC block. The bungalow provides substantial owner accommodation or rental income potential with a 20ft living room and three double bedrooms.
The site is versatile for buyers seeking an ongoing business, a conversion/ redevelopment opportunity or combined residence-and-trade. There is scope to expand buildings to the front and rear subject to planning, and permitted development may allow change of use to hotel or residential institution subject to North Kesteven District Council decision. Extensive gravel car parking, gated rear garden, kennels and tree-lined boundaries add usable external space for customers or future development.
Practicalities to note: the cafe is currently not trading and will need reactivation or refurbishment for modern catering use. Heating is via oil-fired boiler and drainage is to a private septic tank. Broadband speeds are very slow in this location, while mobile signal is excellent. The cafe EPC is C; the bungalow EPC is E. Ratable value for business premises is stated at £11,500 pa and bungalow council tax band is B.
For an investor or buyer with trades/ redevelopment ambitions this property offers a rare roadside footprint with residential accommodation, significant parking and clear scope for change of use or expansion, but it requires hands-on refurbishment and planning consideration before any change of use or full re-opening.
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