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Morning Briefing for pub, restaurant and food wervice operators

Thu 7th Sep 2017 - Propel Thursday News Briefing

Story of the Day:

Yum China Holdings introduces first commercial application of facial recognition payment: Yum China Holdings, the licensee of KFC parent Yum! Brands in mainland China, has launched restaurant concept KPro by KFC in Hangzhou aimed at urban professionals and featuring a seasonal menu, ordering kiosks and a pay-by-smile option. The menu includes seasonal produce and made-to-order salads, paninis and roasted chicken, as well as freshly squeezed juice, gourmet coffee, craft beer and premium ice cream. The store is designed with a welcoming “greenhouse” layout and an open kitchen, creating what Yum China called a “friendly and vibrant food market atmosphere”. KPro also allows customers to order at digital kiosks or with their mobile phones by scanning QR codes and ordering at their tables. One of the most notable features, however, is the integration of mobile payment platform Alipay’s Smile To Pay facial recognition payment option. Yum China said Alipay’s payment technology utilised a multi-step authentication process including a facial scan and mobile phone number to verify identity and facilitate payment. This marks the first commercial application of the facial recognition payment technology. “Smile To Pay will bring another level of convenience for customers,” said Jidong Chen, Ant Financial Service Group’s director of biometric identification technology. Ant Financial operates Alipay. Johnson Huang, general manager of KFC, added: “Elevating the customer experience through new design, flavours and technologies has always been central to our approach at KFC in China. We are excited to partner with Alipay to bring the world’s first commercial application of the facial recognition payment solution to our customers.”

Industry News:

Propel Multi Club Conference open for bookings, Boxpark founder to present, two free places for operators: The final Propel Multi Club Conference of 2017 is open for bookings. The full-day event takes place on Wednesday, 1 November at the Millennium Gloucester hotel in London. Roger Wade, founder of Boxpark, with sites in Shoreditch and Croydon, will talk about the strategy behind the food and beverage offer at Boxpark and future plans. Multi-site operators of pubs, restaurants and foodservice outlets can book up to two free places by emailing Anne Steele on

Bar and Nightclub Conference open for bookings: This year’s Bar and Nightclub Conference, organised by the Association of Licensed Multiple Retailers (ALMR) and Propel, is open for bookings. It takes place on Monday, 9 October at Bafta, Piccadilly. It will be followed by the Dusk ’til Dawn Awards for bar and nightclub operators at Cafe de Paris in the evening. Speakers at the conference will include Scott Matthews, chief executive of CG Restaurants, who will explain the success of the company’s Dirty Martini cocktail brand in the late-night market, its USPs, approach to staff training and marketing, regional expansion and future prospects. Jamie Campbell, who heads up the retail business at CGA, will reveal details of usage, areas of growth, food and drink trends and evolution within the UK bar and nightclub market. Meanwhile, ALMR chief executive Kate Nicholls will talk to John Gaunt, of John Gaunt Solicitors, Allan Harper, of Burning Night Group, Toby Smith, of Novus Leisure, Nick Griffin, chief executive of Pleisure, Terry Pullen, chief executive of Sugar Hut, Robert Humphreys, vice-chairman of Best Bar None, and Rommel Moseley, director of business development and partnerships at Drinkaware, about the current trading and regulatory regime. For the full schedule, click here. Tickets for the Bar and Nightclub Conference are £89 plus VAT for operators who are ALMR members and £129 plus VAT for non-ALMR members. Supplier tickets are £165 plus VAT for ALMR members and £225 plus VAT for non-ALMR members. For the Dusk ’til Dawn Awards, tickets are £150 plus VAT for ALMR members and £195 plus VAT for non-ALMR members. Tickets for both events can be booked by emailing Jo Charity at Nominations are still open for the Dusk ‘til Dawn Awards. For details, click here

Overseas investors increase spend on Scottish hotels six-fold in 2017 so far: According to agent Savills, £51.295m has been spent in Scotland’s hotels market by overseas investors to date this year, more than six times the 2016 annual figure that totalled £7.8m. US investors have been the most prevalent, spending £35.3m since January, all of which was invested in Edinburgh. Key deals include PGIM’s (US) acquisition of Safestay Hostel, International Hotel Properties (British Virgin Islands) buying Holiday Inn Express – the largest single transaction by an overseas investor at £17.7m – and a US investor purchasing The Bonham hotel. Indian investors have also been active, deploying £8.3m in key deals including MGM Muthu acquiring both the Highland Heritage Portfolio and Newton Hotel in Nairn. Chinese group Creation Gem International has acquired The Isle of Eriska Hotel And Spa, while 7 Hospitality (Singapore) has bought Dundee’s DoubleTree Hilton. Steven Fyfe, associate in the hotels team at Savills Scotland, said: “Hotels in UK regional cities are in high demand with overseas investors, fuelled by the relative weakness of sterling resulting in advantageous exchange rates and the sharpness of yields in prime markets, providing owners with the opportunity to sell very comfortably just now. While Edinburgh remains the most sought-after hotel market in the UK outside London, Scotland’s competitive tourism industry also makes assets located elsewhere attractive investments, highlighted by 2017’s spread of deals across Dundee, Nairn, Eriska and the Isle of Bute.”

Kilburn live music venue where Adele began career to close after late-night curbs make it ‘unviable’: Kilburn live music venue The Good Ship, which helped launch the careers of Adele and Kate Nash, is to close after late-night curbs made it “unviable”. The venue in Kilburn High Road, which will close on Sunday, 29 October, hosted comedy nights as well as gigs at weekends. Last year, police and Brent council reviewed the pub’s late-night licence following concerns over events finishing at 3am and security arrangements. Owner John McCooke, who has run the venue for 12 years, was able to keep his licence to 2am but said it affected trade on Friday and Saturday nights. The Good Ship will be the third music venue to close in Kilburn since 2011 following the loss of The Luminaire and Power’s Bar. McCooke told the Evening Standard: “We are the only late-night music venue in Brent. When the council looked at our licence I thought ‘this will kill the business’ but the measures they put in place with the early closures meant it was a slow death. Kilburn has an amazing history with The Beatles, The Smiths, Rolling Stones and The Who playing here. Kilburn has always punched above its weight but in less than six years three venues have closed, which is shocking.”

Meadowhall Leisure Hall set to win local authority backing: A proposed extension to Meadowhall shopping centre in Sheffield, which would transform the centre’s car park into a new retail destination known as The Leisure Hall, looks set to be approved. The extension would consist of a 1.1 million square foot multi-level extension under a glazed roof, adding dining and entertainment options as well as internal and external spaces for events and community use. Also included within the redeveloped site would be new restaurants, a cinema to replace the existing facility, a new cafe court, gym and additional leisure space to offer new experiences and activities. The yellow and part of the red deck car park, which are located on the south side of the centre, would be demolished to accommodate The Leisure Hall. The plans are due to go before Sheffield City Council’s planning and highways committee this week. A report by the local authority’s chief planning officer states: “It is recommended that members agree they are minded to grant planning permission subject to no objection from the secretary of state.” Meadowhall opened in 1990 and at the time was the second-largest shopping centre in the UK, covering 1.4 million square feet of floor space. It contains 230 retail outlets and 50 places to eat and drink. If the plans are approved, British Land would invest £300m in the biggest development at Meadowhall since it opened and the leisure hall expansion would create more than 1,000 jobs.

Commercial property auction market has ‘remained stable despite political flux’: The commercial property auction market has largely remained stable with no significant changes to pricing, supply or demand despite the political flux of the past six months, according to auctioneer Allsop’s summer review. The company said it had sold 550 lots to date this year at an 85% success rate, raising £351m in total including 100 lots that sold for more than £1m apiece. This compared with £365m raised at an 89.6% success rate during the corresponding period in 2016. The company said its first auction of 2017 in February raised £64m compared with £76.1m in February 2016, despite there being a similar number of lots and with a similar success rate of about 90%. However, despite US interest rates rising on 15 March and the UK’s imminent triggering of Article 50, the company said the market “clearly didn’t share our caution”, with its March sale totalling £93.4m, only £8m short of the previous year’s total. And despite the triggering of Article 50 on 29 March and a snap election called on 18 April, the auctioneer said its May sale realised “an impressive” £105m. Allsop said its half-year sale in July, which followed the shock election result, showed a hardening in average yields from 5.5% in the May sale to 5.3% as investors competed for “safe, quality income”. However, overall sales of £88.5m were comfortably above the previous year’s sale total of £70m. The company stated: “The results are in line with expectations, despite the uncertainties which the political situation has once again created. We hope the year will continue as it has begun.”

Company News:

Punch commercial and marketing director Neil Macgeorge to step down: Punch Taverns marketing and commercial director Neil Macgeorge is to step down at the end of this week. He joined the company in March 2016 tasked with “leading the drive to put the consumer at the heart of (Punch’s) 3,300 pubs”. His departure follows news that chief executive Duncan Garrood is also stepping down following the sale of Punch to Patron. Macgeorge said: “The scope and scale of what I was brought in to do has obviously changed dramatically so it is the right decision, and timing, to leave.” Macgeorge brought extensive digital, brand, customer relationship management, multichannel and commercial experience to Punch, having worked in leadership roles at a range of blue-chip businesses. He started his career as a graduate management trainee at Unilever. In addition to three years in the strategy discipline of an international management consultancy, he has worked at companies such as KP Foods, Allied Domecq and EE (formerly Orange), where he ran the consumer pay-monthly business for a number of years and was responsible for launching the EE brand and the UK’s first mobile 4G service. 

McDonald’s to sell bottled McCafé drinks in US supermarkets, remodels restaurant range: McDonald’s has said it will sell bottled McCafé drinks at supermarkets and other stores in the US early next year, following in the footsteps of rivals Starbucks and Dunkin’ Donuts. The company told the Daily Mail it had signed a deal with Coca-Cola that will bring three McCafé Frappe flavours – caramel, vanilla and mocha – to stores. Dunkin’ Donuts signed a similar deal with Coca-Cola last year, while Starbucks has sold its bottled Frappuccinos with PepsiCo for years. McDonald’s already has a McCafé presence in grocery stores, selling its ground and whole coffee beans. McDonald’s has also remodelled its McCafé range in its restaurants, introducing new-look, cafe-quality espresso beverages made with freshly-ground espresso and US-sourced whole or non-fat milk alongside recrafted lattes and mochas. The new beverages include a caramel macchiato available hot or iced and a cappuccino made from sustainably sourced beans and a choice of three flavours. McDonald’s USA president Chris Kempczinski said: “We understand how important the coffee culture is for consumers and we are committed to meeting that demand at the taste, convenience and value only McDonald’s can offer. This is a central part of our growth strategy and we can’t wait to share what’s next.” The refreshed look and feel will include a new brand logo and packaging that will change with the seasons. 

Chefs behind Michelin-starred Hong Kong restaurant Serge Et Le Phoque bring brand to Fitzrovia: Charles Pelletier and Frédéric Peneau, who won a Michelin star for their high-end French restaurant Serge Et Le Phoque in Hong Kong, have opened an upmarket restaurant of the same name in Fitzrovia. The restaurant has opened in the new Mandrake hotel in Newman Street offering the duo’s signature scallop with anchovy and fried leek root. In 2015, Pelletier and Peneau’s progressive French cuisine earned them a Michelin star. Their Mandrake restaurant offers a la carte and tasting menus featuring dishes such as octopus with century egg and French speciality cake dacquoise, which is made with layers of almond and hazelnut meringue served with vanilla cream, Hot Dinners reports. Sommelier Bert Blaize, formerly of Clove Club, has curated a drinks selection that focuses on natural, organic and biodynamic wine. Boutique hotel The Mandrake offers 34 bedrooms, three luxury suites and a penthouse.

Tullymore House to open French-style restaurant in Belfast: Belfast-based hospitality group Tullymore House, which is behind the Italian restaurant brand Fratelli, is to open a French-style restaurant in the city centre. The company is investing £700,000 to open Café Parisien at Cleaver House in Donegall Place, creating 50 jobs. The restaurant will be set over two floors, with the ground floor featuring a creperie with seating for 50 diners and an open-style kitchen. The 100-cover restaurant on the first floor will offer a modern twist on classic brasserie dishes for lunch and dinner as well as afternoon tea. There also will be private dining and terraced areas. Separately, the £1.5m redevelopment programme of the Holy Rosary Church in Ormeau Road into a Fratelli restaurant is on schedule to be completed next year. Project manager Colin Johnston told the Irish News: “We believe Café Parisien will go some way to support the growing demand for quality food and drinks in a city that is making a name for itself in terms of tourism.” Tullymore House also operates the Galgorm Resort And Spa and a property development company.

YO! Sushi opens fourth Glasgow site: YO! Sushi has opened a fourth restaurant in Glasgow, at The Fort shopping centre, following the launch of its flagship site in the city centre in June. YO! Glasgow Fort is located in a 2,300 square foot unit at the main entrance to the shopping centre’s new leisure quarter. YO! Sushi has signed a 20-year lease and it is the company’s first venue in the city to feature outside seating. In keeping with Glasgow’s status as the UK’s “most vegan-friendly city”, the menu includes 16 vegan and 29 vegetarian dishes. YO! Sushi chief executive Robin Rowland told Glasgow Live: “We have been blown away by the response to our return to the city centre. Glasgow loves YO! – and the feeling is mutual. The arrival of YO! Glasgow Fort is another fitting statement for the city and fans can enjoy all their favourites as well as exciting new food offerings, all set against a striking new design aesthetic.” YO! Sushi’s other restaurants in Glasgow are in the Silverburn and Braehead shopping centres. The company, backed by Mayfair Private Equity, has seen like-for-like sales increases of more than 5% since last summer in the wake of moves to evolve the company in a number of key areas. 

Compass Group launches coffee shop concept Bateman & Co at Boxpark Croydon: Contract foodservice company Compass Group has launched its coffee shop concept, Bateman & Co, at Boxpark Croydon. The concept takes inspiration from Jack Bateman, who founded “factory canteens” in Croydon during the Second World War to feed workers involved in the war effort. In 1967, Bateman’s company was acquired by contract caterers Grand Metropolitan, which became Compass Services in the 1980s. Bateman & Co offers “traditional British flavours”, including bubble and squeak with poached egg for brunch, and pie with mash and crushed peas for lunch or dinner alongside a blend of Rainforest Alliance coffee. Bateman & Co is open daily from 7am to 7pm and from 9am to 5pm on Sundays. 

Byron closes Metrocentre site in Newcastle: Better burger brand Byron has closed its Metrocentre branch less than 18 months after opening. The company launched in the Metrocentre last April, when it moved into The Qube leisure complex. However, less than 18 months after opening, Byron has closed its Gateshead restaurant and removed any reference to it from the company’s website. Intu, the company that owns the Metrocentre and Eldon Square shopping centres, confirmed Byron had moved out of the Metrocentre. The retail unit is currently unoccupied while Intu looks for a new business to move in. Gavin Prior, general manager of the Metrocentre, said: “We’re always working hard to refresh our store line-up with new and exciting retailers to give our visitors the best possible shopping experience. Since the Qube development in 2016, we have introduced nine new catering brands to the centre, which include some of the best performers in their groups. We are currently in discussion with a number of retailers who are keen to have a position in our centre. We’ll be in a position to announce new brands soon.” Byron still operates a Newcastle restaurant in Grey Street. Another unit in The Qube that was formerly occupied by the Handmade Burger Co remains empty following the collapse of the company into administration in July.

Di Maggio’s Group opens Glasgow restaurant at former newspaper printing site: Scottish restaurant operator Di Maggio’s Group has opened a venue on the site of a former Glasgow newspaper’s printing works. The company, which operates The Atlantic and Anchor Line restaurants, has transformed the site in St Vincent Place into a newspaper-themed bar and restaurant with the walls lined with editions of the Evening Citizen, the first evening newspaper in Glasgow. The 218-capacity Citizen Bar And Dining Rooms offers all-day dining and features an Editor’s Suite that includes safe boxes where regulars can store rare bottles of whisky. The Citizen also serves Tennent’s Tank Lager from copper tanks behind the bar. Di Maggio’s Group director Tony Conetta told The Dram: “This project has been hugely enjoyable because it has uncovered incredible stories about the city and its people. From a public call-out for information on The Citizen newspaper, we’ve been inundated with fascinating tales and original photography. We’re really excited to showcase these stories.” Di Maggio’s Restaurant Group owns 18 restaurants across Scotland, including Amarone and Café Andaluz. 

All Our Bars to reopen Greene King pub after £500,000 investment: All Our Bars, led by Paul Wigham, is reopening The Boot in Bracknell, Berkshire, a Greene King pub, following a £500,000 refurbishment. The pub in Park Road has been closed since the end of April. Wigham said: “We cannot wait to open what will be a fantastic pub and dining venue with innovative drinks and a fine menu of tantalising dishes. The designers have come up with some amazing ideas that really show what a beautiful building this is. It’s looking superb. Once again it has been a brilliant experience working with our partners Greene King, who have been hugely supportive throughout a long renovation process. This is a true retail/pubco partnership that transcends many of the industry issues that are making headlines for the wrong reasons. We look forward to continuing our partnership into the future.” Customers will be able to utilise new beach huts for alfresco dining in the summer months, while a more formal area will be available to hire for functions and private meetings.

JD Wetherspoon ponders vegan menu additions, launches smaller meals range: JD Wetherspoon chairman Tim Martin has said the company is considering adding more vegan and vegetarian options to its menu. Replying to a number of requests for more options published in the latest edition of Wetherspoon News, Martin wrote: “The message is loud and clear from recent letters, customers would like more vegetarian and vegan options.” Martin added he would discuss the matter with his team. Wetherspoon has already added a Japanese dish – teriyaki noodles – to its menu that uses non-egg noodles suitable for vegans and containing less than 5% fat and fewer than 500 calories. The company has also launched a “smaller meals range” for customers looking for lighter options. Choices in the range include scampi, and fish and chips, which offer the same ingredients as Wetherspoon’s regular meals but in smaller quantities. Meanwhile, a controversial plan to build a Wetherspoon pub at a former doctor’s surgery in Cross Gates, Leeds, has been taken to the next level as the company has appealed to the government to approve it. The proposal, which has divided opinion in the community, could have been approved or rejected at a Leeds City Council meeting last month. However, the decision was deferred for a second time so further talks could take place with Wetherspoon over concerns regarding noise, loading and deliveries at the Austhorpe Road site – issues many objectors are concerned about. The company has now taken the unusual step of appealing to the Planning Inspectorate before the council’s north and east plans panel has even made its decision.

Carouse London eyes second site, at Crouch Hill pub plagued by squatters: Fledgling pub company Carouse London has applied to reopen The Hopsmiths in Crouch Hill, which closed last year and is currently occupied by squatters. Carouse London was founded by brothers Theo and Ben Caudell and Chris Hurd, who opened their first pub – The Rose and Crown in Kentish Town – in 2015. The team plans to resurrect The Hopsmiths after applying for an alcohol licence. Theo Caudell told the Islington Gazette: “It’s a lovely little pub in a good area and it’s right next to the station. We are going to try to replicate what we have done with The Rose and Crown – create the kind of pub we went to when we were younger, with comfort and good vibes. It’s also got 22 draft lines, which will allow us to replicate what we’ve done in Kentish Town, but it also has a much better kitchen so we can do better food.” Previous owners Late Knights took over the pub, then known as The Noble, in 2015 but announced its closure in August last year.

Stonegate Pub Company reopens former JD Wetherspoon pub in Newbury: Stonegate Pub Company has reopened former JD Wetherspoon pub The Diamond Tap in Newbury, Berkshire. Wetherspoon put the Cheap Street bar on the market in May 2016. All staff have transferred to the new venue. Stonegate said the new pub would feature a new menu, real ale and music while it considered “how best to use significant investment to secure the pub’s long-term future”. Stonegate Pub Company chief executive Simon Longbottom said: “We have a strong track record in buying and investing in pubs – and the teams within them – enhancing the offer, and enabling them to thrive under our ownership. We are big believers in securing the future of high street and community pubs. In the meantime it’s a huge welcome to the pub’s team and loyal customers, whom we look forward in continuing to serve.” In July, West Berkshire Council approved plans to create a restaurant quarter in Newbury’s Kennet shopping centre. Five or six new restaurants will be located along the Cheap Street side of the centre. Stonegate Pub Company operates more than 690 pubs split into two divisions – Branded (Slug and Lettuce, Yates’s, Walkabout, Common Room and Venues) and Traditional (Proper Pubs, Town Pub & Kitchen, and Classic Inns).

Turnover and profits grow at Longleat: Turnover and profits have grown at the commercial arm of Wiltshire tourist attraction Longleat boosted by rising visitor numbers, a series of successful events and the return of BBC television series Animal Park. Longleat Enterprises includes the safari park at the 465-year-old estate, as well as Cheddar Gorge and a group of hotels. According to recently filed accounts, turnover rose to £31.9m in the year ending 31 December 2016, up from £30m in 2015. Pre-tax profit increased to £3.2m from £2.9m, with Ebitda up to £6.6m from £5.1m the year before. Combined visitor numbers for the Longleat Safari And Adventure Park and Cheddar Gorge businesses grew by 3% to 1.1 million.

Cambridgeshire-based pub operators take on second site: Cambridgeshire-based pub operators Luke Edwards and Stuart Tuck have taken on their second site. Edwards and Tuck, who run The Blue Lion in the nearby village of Hardwick, will reopen The Architect in Castle Hill, Cambridge, on Friday (8 September) offering traditional pub food such as fish and chips and pie and mash. Customers will get the chance to design and build their own dishes from selecting their fish, batter style, sides and a range of sauces. Drinks will include craft beer, guest ales and a gin menu. Edwards told the Cambridge News: “After seven successful years at The Blue Lion we have finally decided to open our second venture. It’s a different location with a different food and drink concept but the same quality and service.”

Papa John’s rolls out first deep crust pizza range: Papa John’s has rolled out its first deep crust pizza range across the UK following a short trial. The company said a specially formulated dough recipe had created a buttery, seared crust for a “fuller flavour and a light and fluffy deeper dough, almost double the depth of regular Papa John’s pizzas”. The pizzas are cooked in a specially designed pan and feature new-recipe tomato sauce that has also been created using Californian vine-ripened tomatoes that go from field to can in six hours, Papa John’s said. A blend of spices and extra virgin olive oil are added to the sauce, which is then reduced to create a “richer tasting sauce, complementing the new thicker base”. Each Papa’s Deep Crust pizza also uses an extra cup of cheese, the company added. The range can be ordered with all toppings available in the original Papa John’s range. Papa John’s has more than 350 sites across the UK and over 5,000 stores in more than 40 international markets and territories.

Starbucks names Rosalind Brewer as group president and chief operating officer: Starbucks has named Rosalind Brewer as group president and chief operating officer, effective from Monday, 2 October. Brewer, former president and chief executive of Sam’s Club and current Starbucks board member, has more than 30 years of management experience and more than ten years of experience leading multinational retailers. “Starbucks is a culture-first company focused on performance and Roz is a world-class operator and executive who embodies the values of Starbucks. She has been a trusted strategic counsellor to me ever since she joined our board of directors and I deeply value her insight, business acumen and leadership expertise. Roz is the right leader to help us realise our greatest ambitions in this next chapter of our journey,” said Kevin Johnson, Starbucks president and chief executive. He added: “I am honoured Roz is joining Starbucks in this capacity and playing an important role with an accomplished team of senior leaders that reflects the strength and diversity of our organisation.” Brewer will report to Johnson and serve as a member of Starbucks’ senior leadership team. She will also continue to serve on Starbucks’ board of directors. As group president and chief operating officer, Brewer will lead the company’s operating businesses across the Americas, as well as the global functions of supply chain, product innovation, and store development organisations.

Three Cheers Pub Co to open ninth London site, second with Ei Group: Three Cheers Pub Co, led by Tom Peake, Mark Reynolds and Nick Fox, is to open its ninth pub – The Princess Victoria in Shepherd’s Bush – next month. The venue is the second acquisition for Six Cheers, its managed expert partnership with Ei Managed Investments, and the company’s first venue in west London. The early 19th century pub, which was once owned by Richard Branson, will be transformed inside and out. Peake will work with designer Adam Ellis to rejuvenate the pub, with a new front terrace added to the existing courtyard garden. The site in Uxbridge Road will accommodate 150 covers downstairs with 96 outside and a first-floor function room seating 70. The menu will concentrate on British produce with a focus on Scotch eggs, British charcuterie, puff-pastry pies, artisan pizza and flatbread. The drinks menu will reflect the pub’s history as a gin palace by stocking more than 100 gins and 40 beers. Peake said: “It is such a well-loved pub with a rich history and we can’t wait to breathe new life into it.” Ei Managed Investment operations director Nathan Wall added: “We’re thrilled to be opening this pub with Six Cheers and strengthen our relationship. We’re confident customers will love the new look and offer under the expert management of the team.” Three Cheers Pub Co was formerly known as Renaissance Pubs.

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