Turning Passion into Partnership: Ray and Bonnie’s Franchise Success Story

Introductory Highlights:

• A ready-to-trade Hive franchise pub gave two experienced operators the platform to run their own business.
• Strong business support and targeted investment helped transform their pub.
• A proactive, community-focused approach is driving local trade and long-term success.

The Challenge

With nearly 20 years of experience running pubs, Ray Irwin knew the trade inside out. Bonnie Tarleton brought valuable kitchen experience, having worked as a chef and kitchen manager. Both had a deep love for hospitality — particularly the atmosphere, energy and sense of belonging that pubs create. During lockdown, they tested their entrepreneurial instincts by launching a small afternoon tea delivery business. That experience was a turning point and they proved to themselves they could build a business and succeed on their own terms. However, moving from employment to running their own pub business required the right opportunity. They wanted the freedom to be proactive, shape their own offer and become fully embedded in their community — but without losing the operational structure and support that helps ensure long-term stability.

The Solution

Taking on The Guy Earl of Warwick in Welling as a Hive franchise offered the ideal balance. The franchise model provided a ready-to-trade solution, backed by Greene King Pub Partners, combining independence with comprehensive business support. Ray and Bonnie value the flexibility the model offers. They have the autonomy to run family days, introduce new ideas and respond quickly to opportunities — without layers of approval. At the same time, they know support is there whenever needed. Their BDM, Alex, plays a key role in that partnership. He tailors how often he visits inline with how each stage of the franchisee’s journey — more regular support during new investment phases, and a lighter touch once confidence and performance are established. Beyond one-to-one guidance, there is also a strong franchisee network, creating a supportive manager community where best practice is shared. With structured tools, operational systems and ongoing investment in the pub, Ray and Bonnie were able to focus on strengthening their offer and driving local trade.

The Result

Since taking over, they have transformed the pub into a true community hub. From summer family events and bouncy castle days to a welcoming everyday atmosphere, the site is now central to local life. The business is financially successful and personally rewarding. Their proactive, self-motivated approach — combined with strong business support — has created a thriving pub that reflects their personality and ambition. For Ray and Bonnie, the formula is simple: there’s hard work involved, but you truly get out what you put in. If you’re driven, community-focused and ready to build a successful pub business with expert business support and investment behind you, explore our 

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Full transcript:

If it’s your ambition to run your own pub business, then a Hive Pub from Greene King Pub Partners provides the perfect ready-to-trade solution.

But don’t just take our word for it. With years of combined experience working in pubs, Ray Irwin and Bonnie Tarleton decided to take the next step in their careers. They now run their own thriving pub, The Guy Earl of Warwick in Welling.

Before opening your own Hive pub, what were you doing?

Ray – “I’ve been running pubs now for the best part of 20 years.”

Bonnie – “I worked as a chef for about three years, and then as a kitchen manager.”

What motivated you to apply?

Ray – “I’ve always loved pubs — I love the whole atmosphere of pubs. I love everything about them.”

Bonnie – “In lockdown, we started our own little business. We started selling afternoon teas, basically going out and delivering them. It made you realise you could do all this and make your own money for a change.”

What do you enjoy about running your own pub?

Bonnie – “You’ve got the freedom to do what you want and express yourself.

Ray – “You really get to show your entrepreneurial side. We’re running pubs, we’re in the community, and we just genuinely love it because every day is different.”

What support do you receive from Greene King Pub Partners?

Bonnie – “Basically, we check in as little or as much as we want. They’re there really.”

Ray – “You don’t always have to check in every day with anyone, but if you need it, then yeah, for sure. There’s also quite a good sense of manager community as well, so if you need support from them, it’s really, really supportive too.”

What are the differences between working in a pub and running your own?

Ray – “We’re much more proactive in what we can do, which is good.”

Bonnie – “In summer here, we have bouncy castle days, family days. In a managed pub, you’d have to ring a manager and ask them for permission and approvals for this and that. Here, you sort of relax, to be fair. As long as you’re doing a good job, they just leave you to it and let you get on with what you’re doing.”

What has worked well, so far?

Ray – “We’ve pretty much turned the pub around. It’s really central to the community now and financially successful as well, which is really beneficial to us — but it’s also really rewarding.”

What advice do you have for anyone considering running a Hive pub?

Bonnie – “As long as you’re driven and motivated, then go for it.”

Ray – “There’s a lot of work involved — I’m not going to lie about that — but you get out what you put in.”

As one of our Business Development Managers, Alex Dejo supports our franchisees, including Ray and Bonnie.

What are you looking for in a potential franchisee?

Alex – “We look for people who want to be part of their community — whatever that community is, whether it’s around London, on the high street or in a village. People who want to be part of the community — I think that’s really, really important in becoming a new franchisee with Greene King.”

How have Ray & Bonnie impressed you?

Alex – “The first thing was that self-motivating spirit. They had ideas of their own on how the pub should work or could work better, because they’d seen things from a more practical point of view. That really helped at that moment in time.”

How often do you visit your franchisees?

Alex – “I visit my pubs as often as needed — from bi-weekly to maybe once every two months. If they’re newly invested, they’d probably see me every other week until we’re happy that they’re in a good place and confident, not just with the skills they need to bring, but also with the tools of the trade that we put in place.”

What would you say to anyone who is thinking of running a Hive pub?

Alex – “I would ask them to go and visit one of our open pubs already. We have some cracking people around the estate — come and see Ray and Bonnie and ask them directly to give their testimonial of why they came. The relationship that we have with our franchisees is a partnership. We work together, we collaborate, and it’s all about being part of something where we see mutual benefit around working together.”

Are you ready to run your own pub with a buzz? Contact us by email today at pubpartnersrecruitment@greeneking.co.uk and one of our recruitment team will call you back and talk you through the process.

Has this story inspired you? Call us on 01284 843200 or live chat with us now to discuss your future pub plans.