Hub Box reports 25.1% increase in like-for-likes, sees scope for 100-plus sites: Hub Box, the south west-based burger and barbecue concept led by Richard Boon, believes there is scope to grow an estate of 100-plus sites in the UK, Propel has learned. It comes as the 11-strong business reported record sales and Ebitda for its financial year ending 31 December 2021. Total sales for the group for FY21 were £12.6m, up 75% on FY20 (£7.2m), and unaudited company Ebitda rose to £1.47m, up from £539,000 in FY20. Like-for-like sales for the 33 weeks following the easing of restrictions on 17 May were up 25.1% against 2019. Hub Box, which counts Loungers’ co-founders Alex Reilley and Jake Bishop amongst its backers, opened two new sites in the financial year, in Falmouth in June and Cheltenham in September. Boon, chief executive and founder, told Propel: “We are very pleased with how well the business has performed, particularly given that we were unable to trade our sites fully for over a third of the year. We used the various lockdowns well to focus on improving our proposition, being ready to make the most of when we were able to trade and building an infrastructure fit for ambitious growth. Our coastal sites benefited from a very buoyant staycation market and our city centre sites also performed extremely well. Our two new openings have outperformed our expectations. The numbers for FY21 demonstrate how much the business has matured and give us confidence that Hub Box is ready to expand beyond our traditional south west heartland.” The business is currently relocating its site in Plymouth to the Royal William Yard scheme in the city, which is expected to open ahead of Easter, and is planning to open another two to three sites in 2022, including one in Worthing. Looking further ahead, Boon added: “We believe that between coastal locations and major towns/cities in the UK, there is scope for 100-plus sites, and we are busy negotiating a number of opportunities as we gradually look to ramp up the Hub Box roll-out.” 

Variety of vegan-inspired sites added to the sixth edition of The New Openings Database, 26,100-word report included: A variety of vegan-inspired sites have been added to the sixth edition of The New Openings Database, which is produced in association with StarStock. The database will show the details of 495 newly announced site openings and upcoming launches for Premium subscribers when it is published on Friday (4 February), at midday. The database, which is published monthly, shows the details of which company has opened a site or its plans to open one in the future. It will have details on what type of site it is and its location. There will also be a website link to the businesses so you can find out more about them. The sixth edition of the database features Floozie, the all-vegan stuffed cookie concept founded by Kimberly Lin in 2020, which has opened its second London site near Harrods. In addition, vegan Chinese restaurant Mao Chow, which was founded by Julian Denis, has launched its second site, Mao Chow Express, at Boxpark Shoreditch. Also added this month is Veggie Master, which is set to open its 11th site, in Lenton Boulevard, Nottingham, early this year. Meanwhile, vegan doughnut company The Doughnut Whisperer, which also offers nationwide delivery, has opened its debut site, in Chester city centre. Premium subscribers will also receive a 26,100-word report on the new additions to the database. Premium subscribers also receive access to two other databases. The latest Propel Multi-Site Database, which is produced in association with Virgate, was sent to Premium subscribers last Friday (28 January). The database contained 87 new companies, bringing the total number of businesses listed up to 2,293. The 918 sites run by those 87 new additions means the entire database of sites has reached 63,489 sites. Premium subscribers also received a 6,500-word report on the new businesses added. The go-to database provides company names, the people in charge, how many sites each firm operates, its trading name and its registered name at Companies House if different. In a new feature this year, there is a synopsis of what the business does and significant news associated with it. Premium subscribers also receive the Turnover & Profits Blue Book, which is produced in association with Mapal Group. The Blue Book, which is also updated every month, provides an insight into UK operator turnover and profitability over five years, profit conversion and directors’ earnings. Subscribers also receive access to Propel’s library of lockdown videos and Friday Wrap interviews and now also have access to a curated video library of the sector’s finest leaders and entrepreneurs, offering their insights on running outstanding businesses in the sector. Premium subscribers also receive their morning newsletter 11 hours early, at 7pm the evening before our 6am send-out; regular video content and regular exclusive columns from Propel group editor Mark Wingett. Companies can now have an unlimited number of people receive access to Propel Premium for a year for £895 plus VAT – whether they are an operator or a supplier. The single subscription rate is £445 plus VAT for operators and £545 plus VAT for suppliers. Email jo.charity@propelinfo.com to upgrade your subscription.

Katona – the rules of the tenanted and landlord game need to be rewritten: Nisha Katona, founder of Indian street food concept Mowgli, has said that for the high street to thrive, the relationship between landlords and tenants needs to addressed and the rules of the game rewritten so it’s more equitable. When looking at the sector ills the crisis exposed and that still need work to rectify, Katona told Propel: “The uneven, archaic tenant landlord relationship. For the high street to thrive, this needs to be addressed and the rules of the game rewritten so it’s a more equitable relationship. Upward-only rent reviews and expectations or quarterly rents in advance are still endemic. Negotiating leases is time consuming, expensive and overly complicated.” Looking at if there were any positives to take from the crisis, Katona said: “It’s put hospitality, especially restaurants as distinct from pubs, on the government’s radar as a key pillar of the high street. Hopefully this institutional knowledge remains and hospitality is considered in future government strategy in a way it wasn’t always before. It has also reaffirmed the importance around prioritising not just the well-being but development of our junior team. We can no longer rely on a ready-made fruitful hospitality labour market, therefore we must invest in our current talent.” She also called on the government to provide consistent positive messaging that it’s “safe to go out to work and safe to eat out”, adding: “This needs to be unequivocal for us to regain momentum from the summer.” Propel revealed in December that Mowgli had appointed advisors to help review its funding options for its next stage of growth. The 13-strong business, which has been backed by Foresight since 2017 and is chaired by Karen Jones, is understood to be working with PwC on its options. It is thought the process is focused on securing new funding, via a refinancing of Foresight’s minority stake in the business, to back the Katona-led management team to continue to expand the business across the UK. It has openings in Bristol, Brighton, Edinburgh and Glasgow lined up for this year.

Vaccine passports remain in place in Scotland: Vaccine passports will still be needed to enter nightclubs and late-night venues in Scotland, first minister Nicola Sturgeon has told MSPs. Sturgeon, in her latest covid update to Holyrood, said there would be no change from the current restrictions in place. This means covid passes will still be required for entry to any late-night premises with music, which serve alcohol at any time between 12-5am and have a designated dancefloor. They will also be required for entry indoor events (unseated) with 500 or more people, outdoor events (unseated) with 4,000 or more people and any event with 10,000 or more people. Hospitality venues will also have to still collect customer details, while the wearing of face masks will remain a requirement in them unless eating, drinking or dancing. These guidelines will remain in place for at least another three weeks, Sturgeon said. Restrictions concerning indoor events and venues, including the need for table service in hospitality, were lifted a week ago, while guidance to work from home if possible ended this week, with the Scottish government encouraging a hybrid home-and-office working system.

Parliamentary inquiry launched into pubs’ business rates: An inquiry into pubs’ business rates is being conducted by the All-party Parliamentary Beer Group (APPBG). It is asking individual licensees, organisations and other interested parties to submit any evidence or ideas for reform by Wednesday, 17 February. The inquiry aims to understand the impact of business rates on pubs’ operations in England and the efficacy of the valuation process and appeals system, the fairness of business rates on a sectoral basis and the impact of the government’s current proposals for reform. APPBG chair Mike Wood said: “The APPBG has reported previously on the pressures pubs face from business rates – most recently, shortly before the first lockdown in 2020. Covid relief provided a welcome respite for many but did not tackle the underlying imbalances in the system. We want to find an equitable way to address this now, to give pubs a sporting chance of fighting back from covid and contributing all they have to offer. As we’ve concluded before, pubs have extraordinary potential to catalyse investment, regeneration and innovation: let’s work out how rates can support, not hinder, this future.” This cross-party inquiry coincides with the government’s consultation on business rates. All written evidence will be published on the APPBG’s inquiry website and virtual hearings will be held with invited witnesses on Tuesday, 23 February. A report will be published in March.

UKHospitality urges government to enhance alcohol duty reforms: UKHospitality has urged the government to enhance its planned reforms to the alcohol duty system to help support the industry. In its response to a government consultation, UKHospitality is asking Downing Street to go further and faster in its reforms, particularly when it comes to draught beer and cider. Currently, the discount will only apply to apply to products in 40-litre plus containers, and the trade body is asking that it be expanded so containers of 20 litres plus are brought into scope. The response also sets out the case for the relief’s application to be brought forward to this autumn and be set higher than 20%. Other asks include the government looking at a reduced rate of duty for other products and package types sold through hospitality businesses, and for the administrative burden of complying with the excise duty to be further streamlined. UKHospitality chief executive, Kate Nicholls, said: “In the face of the cost-of-living crisis, it will be important for operators to keep the price of drinks for consumers as low as possible, particularly as operational costs continue to soar and, come this April, the industry will be hit with a triple whammy of increased VAT, business rates, and labour costs. This will inevitably result in price rises across the sector and prove particularly damaging to pubs, restaurants and hotels that rely heavily on drinks sales. As well as this alcohol duty reform to help support the sector, we are also urging the government to keep the current lower rate of 12.5% VAT for the sector permanently for food, non-alcoholic drinks, entry fees and accommodation.”

Government strikes new carbon dioxide agreement: The government has struck a new agreement with carbon dioxide producers CF Industries to ensure continued supply of the gas. A supply chain crisis was averted last year when the government stepped in to broker a three-month price-fixing deal between carbon dioxide producers and industry – but that expired at the end of January. The deal will enable CF Fertilisers’ Billingham plant to continue to operate while global gas prices remain high. Emma McClarkin, chief executive of the British Beer & Pub Association, said: “We are encouraged by the agreement made between suppliers and CF industries. However, we urgently need further details on the nature of the arrangement in order to understand the impact on our sector and the longer-term sustainability of CO2 supply for the UK drinks sector. Our sector is still reeling from the impact of a devastating winter and faces rising cost pressures from all angles. A swift resolution to the carbon dioxide supply issue is crucial in ensuring a strong and sustainable recovery for the beer and pub sector.”

Job of the day: COREcruitment is working with an expanding leisure business in the south of the UK that is looking for an operations director. A COREcruitment spokesman said: “The company is looking for a strong manager with a great eye for detail and experience and a love for the leisure industry. The business operates multiple venues across the south of the UK, and you will be responsible for operations, building maintenance, health and safety and the overall profitability and commercial success of the business. The individual will be a real people person who can build empathy with their teams and get them to buy into the ethos of the company.” The salary for the role is circa £90,000. Anyone interested can email David@corecruitment.com

Beckett – Hawksmoor at Home shows there is more white space for the brand, format doing £50,000 a week: Will Beckett, co-founder of the Graphite Capital-backed steakhouse concept Hawksmoor, has told Propel the success of its at-home offer has shown there “is more white space for the brand” to go after. He said Hawksmoor at Home did “just shy of £1m” in December and is now “ticking along at £50,000 a week”. He said: “It is an interesting business that we are still learning a lot about. We have learned Hawksmoor has more white space to go after than we really thought. It is limited as we are a big city centre restaurant brand, but suddenly if you live in Harrogate or Dartmouth, you can have Hawksmoor.” Beckett was talking as the business geared up to file its accounts for the year to the end of 2020 in which turnover fell from £47.4m to £20.5m, while underlying Ebitda stood at £356,000 (2019: £5.7m). Last month, Propel revealed Hawksmoor had secured a new bank facility, believed to be £12-£13m, which will provide longer-term funding for a pipeline of new sites in the UK and the US. Beckett said this was testament to the effort the business had put in over the last two years and the results it had produced, including “making a profit in the worst year for the sector”. He said: “We sorted out things with our landlords really quickly and launched Hawksmoor at Home. When anything has been allowed to open with clear trading, we did really well and beat budget. Although we’ve still not fully recovered from Omicron, trading is good, and it's good in New York. The fact we have made a decent profit in 2021 is, I think, amazing. Testament to that is the new bank facility. There’s a bank saying here is a business thriving in the worse circumstances and has a renewed ambition and backs it.” Last year, Hawksmoor explored a possible initial public offering but decided to step back. Beckett added: “There was a nervousness about the market generally, about how investable the industry was during covid times. Also, you want to do that process on a set of numbers that you could feel confident behind, which was difficult pre-New York opening, pre-Wood Wharf opening, and pre-Omicron. I want to make sure we are comfortable with those two things, that market sentiment is good for restaurants and we feel comfortable we can deliver an optimistic set of numbers over 12 months. Whenever that point comes, we will be interested in taking another look at it.” Meanwhile, Hawksmoor has achieved its target to become a carbon neutral company some 11 months earlier than initially planned and is now setting its sights on becoming a net zero company by 2030.

Neat Burger to debut ‘secret menu’ concept store in London’s King’s Road: Lewis Hamilton-backed plant-based concept Neat Burger will open its debut “secret menu” concept store in London’s King’s Road this summer, as it gears up for several new site openings in 2022. It will offer an exclusive secret menu, only available upon request, alongside Neat Burger’s usual plant-based offering of meat-free burgers, vegan hotdogs and a selection of sides. The two-floor 4,000 square-foot site will also boast a “theatre of food” themed experimental room hidden within the venue, and will have takeaway and delivery options too. Zack Bishti, co-founder and managing director at Neat Burger, said: “The King’s Road is the ideal location from which to launch our new store concept and expand our brand. As the UK’s fastest growing plant-based food group, we are committed to championing sustainability and playing our part in positively impacting the environment.” Neat Burger’s 2022 expansion plans include seven new restaurant openings in London, the first round of 30 it aims to open in the capital. Hannah Grievson, property director at landlords Sloane Stanley, added: “Now more than ever, consumers care about where their food is sourced from and how it impacts the environment. Our choice of operators must evolve and adapt to consumer trends, and we’re thrilled Neat Burger have joined our community.” Davis Coffer Lyons acted on behalf of the Sloane Stanley estate and Neat Burger.

Adam Handling Restaurant Group makes two senior appointments: The Adam Handling Restaurant Group, owned by chef Adam Handling, has made two senior management appointments. George Hersey, previously group general manager, has been promoted to restaurant director while Andy Downton has joined the group as operations director. Hersey joined the group in 2018 as general manager of Handling’s east London sites before taking responsibility for all the venues across the capital as group general manager just over a year ago. Downton has previously worked as worked as general manager at Jason Atherton’s City Social and restaurant director at Gordon Ramsay at Claridge’s. His role will be to help grow the group, reporting directly to executive director, Nicola Gartenberg, and Handling. “2021 was an exciting year for the group with the opening of two new venues, The Loch & The Tyne in Old Windsor and Ugly Butterfly in St. Ives, Cornwall, and, as always, my group’s progression plans are extremely exciting,” said Handling. “This step forward is just the start. Roll on 2022.” 

Buckinghamshire-based Turkish and Mediterranean restaurant set to open fifth site: Olive Tree, a Turkish and Mediterranean restaurant based in Buckinghamshire, is set to open its fifth site next month. It has taken a 3,326 square foot unit in Bedford’s Riverside Bedford scheme, in the north of the town, and will be the eighth food and beverage outlet at the development. According to its website, the company also operates Olive Trees in Milton Keynes, Towcester and Kingston, plus a second Milton Keynes site called Marhabar by Olive Tree. This followed last month’s opening at Bedford Riverside of Foxy Wings, which started out as a lockdown delivery service and opened its debut restaurant following a successful crowdfunding campaign. The company took a 3,530 square foot site at Riverside after investors raised more than £45,000, double their original target. The restaurant, led by husband-and-wife team Matt and Gabs Pearson, has space for 100 diners and will serve “elevated” chicken wings, vegan eats and street food inspired by south and east Asia, plus drinks from nearby craft beer shop and tap room Beerfly. Christine Grace, director of leasing at Riverside landlords Realm, said: “The signings of Foxy Wings and Olive Tree demonstrate the popularity of quality, local, independent businesses and the increased levels of local custom following the pandemic.”

German Doner Kebab owner makes two new appointments for expansion of virtual chicken concept: Virtual Hero – which is owned by Hero Brands, the company behind German Doner Kebab, Choppaluna and Island Poké – has made two new development team appointments to work on its new fried chicken brand, Sides. Adam Maddock and Gordon McDermott will work on the brand as it begins its ambitious expansion plans across the UK and beyond. Maddock has come in as marketing director for Sides, while McDermott takes on the role of head of food at Virtual Hero. McDermott has worked for Costa Coffee, McDonalds and Deliveroo, as well as in food and beverage development for Marks and Spencer’s and Waitrose. A classically trained chef, he has also worked for Gary Rhodes at People Palace, Anton Mossiman at The Savoy on the Strand and Quaglino’s, and as head chef at Rick Steins’ seafood cookery school in Padstow. Maddock’s background is in the entertainment industry, having worked at LADbible and Sony Music. Developed in collaboration with YouTube collective The Sidemen, Sides is a cloud kitchen-based brand launched via virtual operator Reef’s community hubs. It allows customers to choose their ‘protein’ (chicken or plant-based) in either a ‘sando’, slider or salad, and to be ‘loaded up’ with the choice of seven different flavours, with an accompanying side. Available across the UK and UAE, and with a US launch slated for early this year, Sides has ambitions to open 200 sites globally by the end of 2022.

Wagamama to open Preston delivery kitchen: Wagamama, The Restaurant Group (TRG)-owned brand, is to open a second regional delivery kitchen site next month, in Preston. The business currently operates eight delivery kitchen sites, comprising seven in London and one in Leeds. Launching on Monday, 21 March, the Preston delivery kitchen will be located at Unit L1 on Deepdale Trade Park in Blackpool Road. Talking to Propel in November, TRG chief executive Andy Hornby said Wagamama has probably “got the road for another 40 to 50 openings in the UK, and that will include some delivery kitchens”. The group is targeting a roll-out of five to seven new delivery kitchens per annum from FY22 onwards. Last year, TRG said it continued to believe the roll-out potential for delivery kitchens is in the region of 20 to 30. In its last full-year update, the company said its then five Wagamama delivery kitchens (open for more than 12 months) generated more than 75% returns on invested capital.

TGP International-backed Chestnut Bakery set to double up with second London site: TGP International-backed Chestnut Bakery, which opened its debut site at a former Dominique Ansel bakery on London’s Belgravia last year, it set to open a second site in the capital. The bakery will open in the coming weeks on another former Ansel site, at 24 Floral Street in Covent Garden, according to Hot Dinners. Set over two floors, the plans are to launch a bakery on the ground floor, followed next month by an upstairs dining room. A menu of breads, pastries, flatbreads and cakes will include a special edition floral pastry, exclusive to the new location. Chestnut Bakery previously operated a Christmas pop-up in Covent Garden, and according to its website, is launching in Riyadh too.

Notes Coffee launches new app for loyalty and click-and-collect: Notes Coffee, the 12-strong London group, has launched its new app, with order ahead and loyalty stamps. Robert Robinson, co-founder and director, said: “We are excited our app is now live and available for download – we think our regulars will love it!” The coffee brand partnered with hospitality-tech company Pepper on the project. Robinson said: “We’ve got a bespoke app design with easy to use back of house systems, and I am delighted with the result.” Every customer who downloads the Notes app receives a free coffee, and Robinson said the app was “an exciting step in the growing brand’s digital transformation”.

Jean-Bernard Fernandez-Versini’s debut London restaurant to launch this month: Restaurateur Jean-Bernard Fernandez-Versini will open Itaku, his first London restaurant, in Fitzrovia this month. Fernandez-Versini has brought on board Ivan Simeoli as head chef and taken on what was his previous restaurant, Raw, at 110 Great Portland Street. Simeoli, who has previously worked at Massimo Bottura’s three Michelin-starred restaurant Osteria Francescana in Italy, opened Raw less than a year ago as a second branch of his Brick Lane-based seafood bar and fishmonger concept, previously called Crudo. He opened the restaurant on the site of one of his former pizzerias, Laboratorio Pizza. Itaku will open on Thursday, 17 February, and have 55 covers. Fernandez-Versini is also behind Cannes Film Festival pop-up restaurant Cosy Box, which is now in its 15th year.

Innis & Gunn bolsters board with double appointment: Scottish brewer and retailer Innis & Gunn has added two new members to its board. Marketing director, Fiona Kennie, and operations director, Wade McCann, have been appointed to “enhance the wider board in the delivery of its key role to evolve, support and challenge the business’s strategies and set ambitious growth plans”. Innis & Gunn said the additions will also strengthen representation of the “vital marketing and operations functions at board level and support the overall governance of the business”. McCann joined Innis & Gunn as operations director in 2020 while Kennie arrived in early 2021 as marketing director. Dougal Gunn Sharp, founder and master brewer of Innis & Gunn, said: “Both Fiona and Wade have made a significant impact since joining Innis & Gunn and their appointment to the board will strengthen the business as we continue to progress with our ambitious growth plans. I believe this now represents a diverse board with a strong mix of relevant experience and accountability in which we can be confident of building future success.”

CH&Co’s venues arm strikes new £2m catering contract for London’s historic Brewers’ Hall: Venues by CH&CO, the venues arms of independent caterer CH&CO, has struck a £2m partnership to continue providing catering at Brewers’ Hall in the City of London, which reopens in April following a major renovation. The five-year partnership continues a longstanding relationship of 20 years and will see Venues by CH&Co exclusively manage and deliver events there. Home to the Brewers’ Company for more than 600 years, Brewers’ Hall has been restored into a versatile event space with state-of-the-art facilities. Karen Poynter, Venues by CH&Co’s company chef, is heading up a menu relaunch, with offerings specially designed to feature different types of beer. The company will also be introducing guest menus, including a plant-based tasting one and a health and well-being breakfast, plus bespoke offerings from Ixta Belfrage and José Pizarro. It is also collaborating with beer tour operator Ale Hunters to offer tutored tasting with an accredited beer sommelier. Katy Thompson, managing director for Venues by CH&CO, said: “We’re thrilled to be continuing our partnership with Brewers’ Hall and being part of the next chapter for the magnificent venue – the newly renovated venue is exceptional. We can’t wait to welcome guests to experience all that the successful combination of Brewers’ Hall and Venues by CH&Co has to offer.”

Roxy Leisure’s new Roxy Lanes location in Leeds to open next week: Roxy Leisure, the operator of the Roxy Lanes and Roxy Ballroom concepts, will open its new Roxy Lanes Leeds site next Friday (11 February). The company is relocating its bar and bowling alley concept, which has been based in the city’s Bond Street since 2014, to a new venue three times the size (15,000 square feet), at The Light in The Headrow. It will incorporate all the elements of existing Roxy venues under one roof, with two bars plus a basement dedicated to gaming. General manager, Cameron Mosley, said: “While the Bond Street venue was a great starting point for us as a brand, it’s now time to up the ante, and we’re delighted to be able to expand and offer our customers even more of that Roxy Lanes experience. The demand is already going through the roof for our new venue, and we can’t wait to take gaming In Leeds to the next level. It’s a huge venue which has enabled us to add more games and a bigger bar area.” In November, Propel revealed Roxy Leisure is planning to open a new Roxy Ballroom in Sheffield. It also has plans for further sites in York, Edinburgh, Nottingham and Birmingham, plus a further Roxy Lanes in Bristol. 

Tim Hortons to open in Braintree this month: Canadian quick service restaurant brand Tim Hortons will open a new site in Braintree this month. SK Group, which is leading the rollout of the brand in the UK, will launch the outlet on Tuesday, 15 February, in Galleys Corner. It will be the brand’s third Essex site following on from openings in Harlow and Thurrock. Kevin Hydes, chief commercial officer of the Tim Hortons franchise in the UK, told Essex Live: “Our two previous openings in Essex exceeded our expectations, broke records and we know there is quite the demand to open in Galleys Corner.” Tim Hortons now has circa 45 UK outlets and a further seven “coming soon”, according to its website. Having first come to Britain in 2017, it plans to bring a restaurant to every major UK town by the end of this year.

Honest Burgers launches beef wellington-inspired burger: Honest Burgers, the Active Partners-backed business, has launched a new burger inspired by classic British dish beef wellington. The Wellington Burger comprises a beef patty, smoked bacon, cheddar, crispy pastry straws, bacon gravy, mushroom duxelles, baby spinach and pickles. Costing £14, it includes a portion of homemade rosemary chips on the side. The dish is a creation of Kris Coulton, head chef at Honest’s Manchester restaurant. He said: “I put a version of this burger on our Manchester menu in late 2020. It’s been very popular and I’m excited to see it given a wider audience. It’s the first time a local special has gone on to be an Honest group special, so this a proud moment for me.” The Wellington is available at all Honest Burgers sites during February. Co-founded by friends Tom Barton and Philip Eeles in Brighton in 2009, Honest Burgers has since expanded to 46 sites across the UK, although four of these are currently closed, according to its website. Earlier this month, it launched the first bricks-and-mortar site for its new plant-based burger concept, V Honest, in London’s Covent Garden. Propel also revealed in November that Honest Burgers is looking to further add to its regional presence with an opening in Leeds’ Cloth Hall Street.