Shah Posted July 19, 2017 Share Posted July 19, 2017 Hello All, As per the title. How easy is it to get planning permission for a change of use for a pub to residential? Any advice on how to go about it. Bought a derelict pub with some side land. I know I should've asked the question before getting it but Auction happened!!! So looking to convert it. Thanks for help. Shah. Link to comment Share on other sites More sharing options...
MikeSharp01 Posted July 19, 2017 Share Posted July 19, 2017 Depends where your pub is to some extent - conservation areas might be a problem, but otherwise it should be no problem, on this road there are two that have been converted, on knocked down and rebuilt. Just speak to planning department and see what route they prefer as I think you can go for planning and change of use combined or just change of use without planning if you just plan a simple conversion to a dwelling. Link to comment Share on other sites More sharing options...
ToughButterCup Posted July 19, 2017 Share Posted July 19, 2017 The answer will depend, at least in part, on where the pub is. So, more details please. How derelict is the land? Where is it? What access is there? Is it within development limits? Or the sticks? Or in an Inner City? What research have you done for yourself? How much local advice have you sought? What interested you in the pub in the first place? Buy, develop, sell, repeat? Fall in love, develop, settle down, watch babies grow? Link to comment Share on other sites More sharing options...
IanR Posted July 19, 2017 Share Posted July 19, 2017 Look into "designated community asset". If it has been designated already, or the local community move to do so during your application then it can be stopped from a Change of Use being permitted. If not, and by the sounds of "derelict" the local community haven't previously stepped in to take it over, then it should be relatively easy if you work within the local plan. 1 Link to comment Share on other sites More sharing options...
Shah Posted July 19, 2017 Author Share Posted July 19, 2017 I have not done much research. Only looked at the add plus surrounding properties (prices etc). The pub is in North Manchester (inside M60) and there are two other pubs in the area (one on the same road and one a bit further). So not sure if "designated community asset" applies? If so how to check? It stopped trading last year so ground floor is in pretty good condition but the first floor is in very much need of full refurbishment. Total covered area is around 240sqm. The land on the side is slightly sloping in two sections. It is a corner plot so two road frontages. 58 minutes ago, recoveringacademic said: What interested you in the pub in the first place? Buy, develop, sell, repeat? Fall in love, develop, settle down, watch babies grow? I was just sick of looking for a plot of land to build so looked at alternative ways. This is a first project so looking to convert the pub into flats if not then as per @MikeSharp01 demolish and rebuild as it is a big plot I will attach some pictures later on. Link to comment Share on other sites More sharing options...
Temp Posted July 19, 2017 Share Posted July 19, 2017 It's impossible to say how hard/easy it would be to get PP. There is a pub in the village next to us that caught fire and was sold about 7 years ago. New owner has been unable to get PP to change the place to residential use. It's been repaired but the planners have insisted that a certain amount of floor space be retained as a pub/bar (complete with toilets etc) although the owner is not obliged to ever open it to the public. The village is too small to sustain a pub and I don't even think he has an alcohol license anyway. Link to comment Share on other sites More sharing options...
Shah Posted July 19, 2017 Author Share Posted July 19, 2017 @Temp you are scaring me. There is another pub down the lane so people can easily go there! Can anyone recommend an architect in Manchester which has a good knowledge of planning policies? Link to comment Share on other sites More sharing options...
Mr Punter Posted July 19, 2017 Share Posted July 19, 2017 Another developer I know bought a pub, got consent to convert to flats, also had a house plot next to it. Made loads. Bought another pub. Planning refused and now is trying to make it work as serviced rooms on upper floors, storage on ground floor. May have to take his medicine on that one. Pub to resi is far from a given now. Link to comment Share on other sites More sharing options...
Jeremy Harris Posted July 19, 2017 Share Posted July 19, 2017 Three pubs in our village closed and have been turned into homes. Each had a bit of a struggle, but the general principle for each was the same. They had to prove to the planners that firstly the pub wasn't viable as a pub, which meant advertising it as such and seeing if there was any interest, and that hinged largely on community demand. If there wasn't they then moved to the next step, which was to apply for change of use from commercial to residential, To do this they again had to advertise it for an appropriate commercial use (office space, IIRC) and provide evidence that there was no demand for that either, or not enough to make it viable. Once over that hurdle they were granted permission for a change of use to residential. I believe there are companies that specialise in this, as I noticed that it was the same company providing the evidence for viable rents, income etc for two of them. It may well pay you to ask around and see if there are any specialist planning consultants that are used to dealing with this, as it could save you a fair bit of time, I think. 1 Link to comment Share on other sites More sharing options...
Brickie Posted July 19, 2017 Share Posted July 19, 2017 If planning won't grant you change of use before jumping through the hoops described above then why not look to let it out to a licensee? They would presumably need living quarters & office space so most (if not all) of your property would be giving you an income & if the pub/bar genuinely isn't viable then you've cleared one hurdle whilst still drawing money from it. 1 Link to comment Share on other sites More sharing options...
Shah Posted July 19, 2017 Author Share Posted July 19, 2017 Thank you for good advice @JSHarris and @Brickie 7 hours ago, MikeSharp01 said: Depends where your pub is to some extent - conservation areas might be a problem, What are the problems if in a conservation area? Hard to get conversion planning or rebuild etc? Link to comment Share on other sites More sharing options...
bassanclan Posted July 19, 2017 Share Posted July 19, 2017 A conservation area is an area where the planners have deemed the buildings and environment to be of particular merit to warrant conserving. To that end any alterations which alter the character of that area are likely to be resisted and more likely to be refused. For example something as simple as erecting a satellite dish can be problematic. By the sound of it you don't really have the experience and knowledge to get this through on your own and you need a planning consultant. Link to comment Share on other sites More sharing options...
MikeSharp01 Posted July 20, 2017 Share Posted July 20, 2017 Conservation areas have tight local plans and if you try and rebuild anything there it essentially has to 'fit in' with whatever is there already. EG if all the local buildings are half timbered then the new building, even assuming you are granted permission, will have to be half timbered as well to fit in. Perhaps that is a bit simplistic but essentially it is the point. Things such as windows & door often feature in conservation area rules. Local planning team will be able to guide you. Link to comment Share on other sites More sharing options...
Shah Posted July 20, 2017 Author Share Posted July 20, 2017 10 hours ago, bassanclan said: By the sound of it you don't really have the experience and knowledge to get this through on your own and you need a planning consultant. Yes I am in no way qualified for this hence will consult an architect to draw up the plans and file for planning permission. I was thinking just to file for change of use from pub to residential for the existing building and see how it goes... could have two separate applications. Thank you @MikeSharp01 will be seeing a couple of architects and someone from the planning team in order to find out more. Link to comment Share on other sites More sharing options...
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