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Viper Rooms owner says Harrogate landlords need to ‘get real’ with rent

The man who owned Harrogate’s last nightclub has spoken of his frustration at trying to operate in the town.

It is now six months since Viper Rooms was re-possessed by landlord North Yorkshire County Council.

It has remained empty since, despite repeated claims by the council of “significant interest from potential tenants”.

Viper Rooms owner Paul Kinsey said he had been in protracted negotiations over a new lease with the council before it re-possessed the building.

Mr Kinsey added he still owned the fixtures and fittings and had continued to negotiate with the council about re-occupying the site.

But a deal has not materialised and his frustration has prompted him to speak out.

The Viper Rooms unit was part of the grade two listed Royal Baths, which the council bought for £9 million in 2018. The baths also includes the former Potting Shed unit, which has been vacant for five years.

Still vacant: the former Potting Shed and Viper Rooms — both part of the Royal Baths.

Their ongoing closure led Mr Kinsey to claim councillors “haven’t got the commercial experience or knowledge” to run large commercial assets and they were making unrealistic demands on tenants.

He said he spent £370,000 refurbishing the club pre-covid and the council was now requesting £150,000 a year on rent and service charge even though the landscape had changed post-pandemic. He said:

“If they think they can get £150,000, good luck to them. It’s a difficult market. The council grossly overpaid for the Royal Baths without doing proper due diligence. It was a trophy asset.

“I can understand them wanting to get a good deal because of that but they have to get real.”

‘Crippling overheads’ on Parliament Street

Mr Kinsey, who lives near Wetherby, said he still wanted to have a venue in Harrogate and had his eye on one site.

But he questioned the appeal of the town to leisure operators, adding the main reason he was so keen to return to the Royal Baths was because he owned the fixtures and fittings and had spent so much on refurbishing it pre-covid.

He said many commercial landlords over-estimated the value of Harrogate and pointed to the number of failed ventures on Parliament Street as evidence of “crippling overheads”.

“I don’t think Harrogate is on many people’s target list. You get more bang for your bucks in other places.

“People who don’t know the area believe the streets are paved with gold. There is a good wealth profile but they spend elsewhere — Leeds, London or abroad.

“Look at how many businesses haven’t been able to make it work on Parliament Street. These are good operators, not cowboys, but even they couldn’t make it work.”

The Stray Ferret asked North Yorkshire Council, which succeeded North Yorkshire County Council on April 1, if it had a response to Mr Kinsey’s claims but it did not issue one.

The Viper Rooms site is being advertised

Asked for an update on the Viper Rooms, which is now being advertised by agents Savills, and the Potting Shed, it said it had nothing to add to its last statement two months ago, when Gary Fielding, the council’s corporate director for strategic resources, said:

“A unit which did house the Viper Rooms is continuing to attract significant interest, and an agent has been appointed to co-ordinate discussions with potential tenants.

“A lease has been signed for the final unit and a dialogue with the tenant is continuing to establish when the new venture will be launched.”

The council’s £9 million spending on the Royal Baths also included the JD Wetherspoon pub and the Royal Baths Chinese Restaurant.

New tenants soon for Harrogate’s Viper Rooms and nearby bar?

Harrogate’s struggling Royal Baths could soon have two new tenants.

North Yorkshire County Council bought the site as an investment asset for £9 million in 2018 but it has not generated the returns hoped for.

When the council bought the site, the units were occupied by J D Wetherspoon, The Potting Shed bar, the Viper Rooms nightclub and Royal Baths Chinese Restaurant.

But the Potting Shed has been closed for years and the sudden demise of the Viper Rooms in December left half the units unoccupied.

Days after the Viper Rooms closed, the council said the site had attracted “significant interest from potential tenants”. But three months on it remains empty.

In an update today, Gary Fielding, the county council’s corporate director for strategic resources, said:

“A unit which did house the Viper Rooms is continuing to attract significant interest, and an agent has been appointed to co-ordinate discussions with potential tenants.

“A lease has been signed for the final unit and a dialogue with the tenant is continuing to establish when the new venture will be launched.”

The new North Yorkshire Council will assume control of the Grade II listed Royal Baths on April 1 when the county council, along with seven district councils including Harrogate Borough Council, ceases to exist.

Harrogate bar bids to stay open until 6.30am

A Harrogate bar has applied to extend its operating hours until 6.30am on Fridays and Saturdays.

Best Bar opened a year ago next to Santorini Express on Parliament Street and already describes itself as a bar and night club.

It is a wine and cocktail bar in the evenings and on Fridays and Saturdays also offers music and DJs from 9.30pm.

In March last year, it successfully applied to Harrogate Borough Council to extend its operating hours from 11.30pm to 4am.

It has now applied to the council to further extend the hours on Fridays and Saturdays until 6.30am.

A spokesman at Best Bars told the Stray Ferret the recent demise of nearby Viper Rooms meant it was the “only bar in Harrogate with proper nightclub music and DJs” and many people did not want to go home at 4am.

He said the club had already successfully trialled some temporary extensions until 6.30am and they proved successful because people were able to party longer and there were fewer problems caused by everyone having to leave at a time when many weren’t ready to do so. He added:

“It made a huge difference and was a great success all round.”

Last month Mojo in Harrogate applied to extend its opening hours until 6.30am as the Harrogate late night scene continues to evolve following the closure of Viper Rooms.

No.12: End of an era as Harrogate’s last nightclub closes

In the last article of our series on the 12 stories in the Harrogate district that shaped 2022, we look back at the story of the closure of Harrogate’s last night club – the Viper Rooms.

For generations of young people growing up in Harrogate, nightclubs have been an essential part of weekend life.

The likes of Carringtons, Jimmy’s and Josephines are still talked about fondly by people of a certain age. So it’s hard to believe not a single nightclub remains.

The last one, Viper Rooms, closed on December 9 — and the end was swift and brutal.

North Yorkshire County Council, which owns the site on Parliament Street, sent in bailiffs to repossess the building and change the locks just hours before the club was due to welcome Friday night revellers.

Repossession notices on door.

Viper Rooms, owned by Paul Kinsey, did not hold back in a social media post announcing the club’s demise after 15 years. It said:

“Having tried for nearly three years to negotiate a new lease with our landlord in good faith and after spending £350,000 refurbishing the club in 2019 they have taken possession of the site, hijacking the process and causing 30 team members to be laid off and causing the cancellation of all the pre-booked Christmas parties.”

Paul Kinsey

Gary Fielding, corporate director for strategic resources at the council, responded by saying it was “protecting the best interests of North Yorkshire’s taxpayers”.

Mr Fielding added:

“We have tried hard to understand the difficulties all our tenants have experienced as a result of the covid pandemic and to offer them our support. This has, in turn, had an impact on our own finances.

“Residents and businesses here rightly expect us to ensure that every effort is made to protect public money and we have a duty to do just that.

“While we do not want to comment on individual cases, we must be fair and consistent and act in the best interests of the public who we serve.”

Viper Rooms is no more.

The closure of the Viper Rooms means two of the four commercial units in the Royal Baths, which North Yorkshire County Council bought off Harrogate Borough Council for £9 million in 2018, are now empty.

The JD Wetherspoon pub and the Royal Baths Chinese Restaurant continue to trade. Mr Fielding said the Viper Rooms site had already generated “significant interest from potential tenants” and a “new agreement for the final one is in the final stages of negotiations”.

So what about Harrogate’s nightclub scene? In its social media post announcing Viper Rooms’ closure, the owners said they would release a “new venue announcement soon”.

But with so many pubs and bars staying open late these says, nightclubs no longer mean as much to many young people.

Have they become an inevitable victim of social trends, or is Harrogate’s nightclub scene set for a revival? The next year should provide some answers.

‘Significant interest’ in Harrogate’s former Viper Rooms, says council

Harrogate’s former Viper Rooms has already attracted “significant interest from potential tenants”, according to landlord North Yorkshire County Council.

The nightclub, which was part of the historic Royal Baths, closed suddenly on Friday last week when bailiffs changed the locks.

Nightclub owner Paul Kinsey said on social media the landlord had repossessed the building after the two parties failed to agree a new lease and that 30 people had lost their jobs.

Gary Fielding, corporate director for strategic resources at the council, said in a statement last weekend it had acted “in the best interests of North Yorkshire’s taxpayers” but declined to elaborate.

The closure of the Viper Rooms means two of the four commercial units at the Royal Baths are now empty.

Asked about the council’s plans for the Royal Baths, Mr Fielding indicated all four units could be occupied soon. He said:

“Two of the four units which are overseen by ourselves are occupied by a JD Wetherspoon pub and the Royal Baths Chinese Restaurant.

“A unit which did house the Viper Rooms has already attracted significant interest from potential tenants, while a new agreement for the final one is in the final stages of negotiations.

“We remain firmly committed to working constructively with tenants where this is in the interests of both local residents and businesses.”

Viper Rooms

Mr Fielding said North Yorkshire County Council inherited the terms of the Royal Baths lease when it bought the grade two listed building from Harrogate Borough Council for £9 million in 2018. He added:

“Among those conditions is Harrogate Borough Council continuing the lease arrangements on a peppercorn rent for two units, which are occupied by the Tourist Information Centre and the Turkish Baths.

“The significance of the visitor economy to Harrogate is well-documented, so both of these units serve important roles in providing information to visitors as well as housing a renowned attraction in the Turkish Baths.

“Alongside the units at the Royal Baths, there are various car parking arrangements at the site including a long-term lease to Harrogate Borough Council and some private arrangements that generate income.

Mr Fielding defended the council’s decision to repossess Viper Rooms. He said:

“We have tried hard to understand the difficulties all our tenants have experienced as a result of the covid pandemic and to offer them our support. This has, in turn, had an impact on our own finances.

“Residents and businesses here rightly expect us to ensure that every effort is made to protect public money and we have a duty to do just that.

“While we do not want to comment on individual cases, we must be fair and consistent and act in the best interests of the public who we serve.”

Mr Kinsey has said he does not wish to comment further at this stage.

Viper Rooms: council issues statement after repossessing Harrogate nightclub

North Yorkshire County Council has said it acted in the “best interests” of taxpayers after it repossessed Harrogate’s Viper Rooms.

Bailiffs acting on behalf of the council entered the Parliament Street nightclub on Friday and changed the locks.

Notices pinned to the doors said any attempt to re-enter the premises would result in criminal or civil proceedings.

It prompted the club to announce on social media, hours before it was due to open, that it had closed with the loss of 30 jobs.

The venue, which was Harrogate’s last remaining nightclub, is part of the Royal Baths commercial investment portfolio acquired by the council for £9 million in 2018.

The club is part of the Royal Baths.

Gary Fielding, corporate director for strategic resources at the council, said in a statement to the Stray Ferret:

“We are unable to discuss details about specific cases that North Yorkshire County Council is involved in.

“However, we will pursue our policies that protect the best interests of North Yorkshire’s taxpayers, and will therefore act accordingly.”

The council has been under pressure to generate better returns on the Baths.

It was described as an “underperforming trophy asset” by one councillor last year because of its low rate of investment returns.

Last month the council warned it would take a tougher line on tenants following further poor investment returns.

Mr Fielding said the council “has done all it reasonably can to support its tenants” through covid, adding:

“We work with our tenants to understand their circumstances in order to maximise the income into the council.

“However, it is not the council’s responsibility to support tenants indefinitely, and if businesses are not sustainable then we work with tenants to bring tenancies to a close.”

Harrogate nightclub Viper Rooms closes suddenly

Harrogate’s only nightclub the Viper Rooms has announced its sudden closure tonight.

The Viper Room’s owner, Paul Kinsey, said the landlord had taken possession of the venue after they failed to negotiate a new lease.

Around 30 staff work at the venue and have lost their jobs, while all Christmas parties booked will be unable to go ahead.

The following announcement was posted on social media this evening:

“It is with great sadness that I have to announce the immediate closure of the Viper Rooms after 15 years.

“Having tried for nearly 3 years to negotiate a new lease with our landlord in good faith and after spending £350,000 refurbishing the club in 2019 they have taken possession of the site.

“We would like to thank all of our loyal team members and entertainers who have entertained the town since 2007.”

The post went onto say that Mr Kinsey would release a “new venue announcement soon”.

This is a breaking news story.

Woman who headbutted Harrogate nightclub manager spared jail

A woman who headbutted a nightclub manager, busting her nose open, has been spared jail.

Jodie Milburn, 19, butted the victim with such force that blood “soaked” the wall outside the Viper Rooms in Harrogate town centre, prosecutor Eleanor Durdy told York Crown Court.

CCTV captured the moment Milburn repeatedly slapped the named woman, who was assistant manager at the popular nightclub, situated in the Grade II-listed Royal Baths building in Parliament Street.

With her arms restrained, Milburn, of Mayfield Grove, Harrogate, then head-butted the victim who was bleeding profusely.

Ms Durdy described the drunken attack, on August 15 last year, as “prolonged and persistent”.

A witness said there was “lots of blood, so much so that the blue wall was soaked in it”.

The victim’s clothes were also covered in blood and she was said to be “stunned”.

Milburn set upon the manager after what she claimed was an incident inside the club involving a man and one of her family members, but this “wasn’t supported by the evidence”, the court heard.

It was initially suspected that the victim’s nose was broken but this didn’t prove to be the case.

Milburn was arrested and charged with assault occasioning actual bodily harm but denied the offence.

A jury found her guilty following a trial earlier this month.

She appeared for sentence yesterday when her barrister Andrew Stranex said that an immediate jail sentence would scupper her hopes of working abroad.

He said she had a troubled upbringing but had done well at college, had good references from her employer and had a new job lined up overseas.

‘Disgraceful piece of behaviour’

Judge Simon Hickey described the attack as a “disgraceful piece of behaviour”.

He told Milburn:

“What you did…was throw your head back when (the victim) was simply doing her public duty…and head-butted her on her nose.

“She reeled backwards and blood poured out of her nose and onto her clothing. A witness said (the victim) was stunned and remained stunned for quite some time. It was a nasty injury (and) you were clearly in drink.”

However, Mr Hickey said the incident was “clearly out of character” and Milburn had “strong personal mitigation” including good character reports.

The judge said that for those reasons, he would not be locking her up and preventing her taking up her new job abroad.

Instead, Milburn was given a nine-month suspended prison sentence and ordered to pay the victim £1,000 compensation “for the hurt and the pain” caused to her.

Harrogate’s Royal Baths: the council’s under-performing ‘trophy investment’

An investigation by the Stray Ferret has revealed that Harrogate’s Royal Baths have massively under-performed as a commercial investment since they were bought by North Yorkshire County Council in 2018.

The council bought the Grade II listed building for £9 million in 2018 as part of a wider strategy to become more entrepreneurial to plug its declining budget from central government.

But the Baths have only generated about a third of the income expected, raising questions about the wisdom of the decision to buy it, as well as whether the council has the necessary business acumen to invest taxpayers’ money in such schemes.

The council was accused of making a “trophy investment” last month when one councillor said he was “absolutely’ speechless” by the £9 million sum paid for the Baths.

It has now emerged that rental income is way down on what was predicted in a confidential report to councillors before they agreed to buy it.

Prepared to pay £10m

The report, which has now been made public, reveals the council was prepared to pay up to £10 million for the Baths, which included four commercial units.

At the time, they were J D Wetherspoon, The Potting Shed bar, the Viper Rooms nightclub and Royal Baths Chinese Restaurant. The Potting Shed subsequently closed.

The report forecast the Baths would generate annual income of £500,940.

But gross income received in the three years since then was just £613,000 — way down on the £1.5 million expected. The council has also incurred maintenance and other costs of £222,000 on the Baths to the end of March 2021, further reducing the income figure to £391,000.

Philip Broadbank

Councillor Philip Broadbank, a Liberal Democrat who represents Harrogate Starbeck on the county council, said

“The price for the Royal Baths investment seems to be high and the rate of return has been very disappointing and needs to improve.

“The Royal Baths complex is in a central position in Harrogate town centre but margins need to improve quickly for council taxpayers to see some financial benefits. It is vital that all the units are let and fully operational and officers need to ensure that happens soon to help the local economy.

“The periods of closure have been significant and challenging and the poor rates of return need to be substantially improved if taxpayers are to have confidence that the investment policies are to work satisfactorily financially.”

‘It will end in tears’

The council has not been helped by lockdowns, which have affected all three surviving businesses. The Royal Baths Chinese Restaurant remains closed but plans to re-open this year.

Stuart Parsons

Nevertheless, Councillor Stuart Parsons, who represents Richmond and is the Independents group leader at the county council, said the financial performance of the Baths was worrying and predicted the council’s attempts to generate income in new ways would “end in tears”. He said:

“There’s always that belief in local government that they have expertise and can deliver anything but they are experts at delivering services rather than property projects.”

He said the council had been “absolutely strapped for cash by central government for 11 years” and was being encouraged by ministers to find new sources of income to “shore up shortfalls”. But he added:

“We have seen a number of councils fail because they have taken on projects like renewable energy and are unable to deliver them.

“They will try their hardest in North Yorkshire but they don’t have the necessary expertise to drive things forward. This will be one of the black marks against the Conservative government. It will end in tears.

“Councils should not be trading. They should be providing services, not building houses or power plants. If they had kept the £9m it could have been used to help people in desperate need in social care.”

Cllr Parsons added it was concerning that major spending decisions involving taxpayers’ money were being made on the basis of such inaccurate forecasts.

“If they are basing their finances on estimates that are unsound then something seriously needs to change.”

North Yorkshire County Council offices in Northallerton.

Councillor Gareth Dadd, deputy leader of the Conservatives on the county council, has been one of the key supporters of the Baths investment.

The Stray Ferret sent him some questions but he did not reply.

‘Better than treasury returns’

A council spokesman said it received legal advice and a surveyor’s report and undertook comparative market analysis to support the business case and necessary due diligence before buying the lease on the Baths from M&G Property Portfolio.

He added the investment “continues to stand up against the alternative investment opportunities where cash returns amounted to an average return of 0.19% p.a. at Quarter 2 21/22”.

Gross income received to the end of 20/21 was £613,000 and standard treasury returns would have generated £152,000, the spokesman added, and therefore the investment “has realised £461,000 of additional benefit to the council and its taxpayer when compared to our standard treasury returns”.

He added covid and lockdowns had had a significant impact since the Baths were bought in 2018.

“Our tenants, in the hospitality sector, have been significantly impacted by the pandemic with extended periods of enforced closure during 2020 and 2021. We are working with them to reach reasonable terms on recovery of arrears where possible.

“National regulations in force until late March 2022 prevent us from evicting tenants that have fallen into arrears as a result of covid.

“All retail and hospitality suffered significant periods of closure and financial challenge throughout the pandemic. The Harrogate Royal Baths is a local asset and we remain confident that Harrogate and the Royal Baths itself will recover from the pandemic and continue to contribute to the Harrogate and North Yorkshire local economy.

Besides the four commercial units, the purchase of the Baths also included two further units held on long-leases by Harrogate Borough Council at a peppercorn rent occupied by the tourist information centre and the Turkish Baths, as well as two car parks similarly let on long leases at nominal rents.

The council set up the Brierley Group of firms, ranging from house builders to lawyers, in 2017 to bring together council-owned companies and find new ways of making money. However, last year it reported a loss of £639,000.

Further losses are forecast for the current financial year.

The council warned last month it faces “enormous financial pressures” and needed to find £19 million in savings.

Viper Rooms bids to extend weekend opening hours until 6.30am

The Viper Rooms nightclub on Parliament Street has applied to Harrogate Borough Council to extend its opening hours on Friday and Saturday nights until 6.30am.

Harrogate’s only nightclub reopened in July after being closed due to covid restrictions since March last year, except for one night on Halloween last year.

It currently serves alcohol until 4am and closes at 4.30am. The application seeks to extend both by two hours.

Owner Paul Kinsey told the Stray Ferret the nightclub is still busy at 4am, so closing later would stop revellers leaving the club all at once. He added there was also a demand from customers to stay out later.

Mr Kinsey said:

“Since reopening we have monitored customer trends closely and we have seen that we are still very busy at 4am.

“Therefore to have a more orderly dispersal of customers and not move several hundred people onto the streets at one time. It’s more sensible to trade later and allow a staggered dispersal of customers as well as catering for customer demand for a later finish to their night.

“We have trialled the later closing hours in recent weeks and it has gone without any issues at all.

“It’s not our intention to trade every night until 6am. it’s just having the permission to do so if needed.”

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‘Disgraceful piece of behaviour’

Prepared to pay £10m

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‘It will end in tears’

‘Better than treasury returns’

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