Changing Premises Use From B1/B2 to A1?

[ttmw]

I've found a premises i quite like and for a good price. It's been on the market a while so i think i could get an even better deal on it too.

The problem is, i want to use the premises for industrial/storage for a few months then hopefully open it up as a shop, but the property only has B1 or B2 use currently.

I'm guessing prices are different for each council area, but what are the chances of this usage being granted and what price estimate should i put on the change, will i have to make any health & safety changes etc?

 

[Banned]

The only way to find this out is to talk to your district council. We could only take very unqualified guesses.

 

[AndyBlue]

I have a smiliar issue in that I want A2 at a property that is currently A1. I rang the council planning department who having viewed it quickly came back and said couldn't immediatley see why it would be rejected. So, what can a phone hurt ? If getting no where speak to one of your local councillors to help you along. key thing at the moment seems to be if you will create jobs you cna almost get anything.

 

[MOIC]

Who owns the freehold?

A landlord is likely to increase the rent if there is a change of usage from B to A use.

You will also have an increase in business rates from warehouse / industrial use to a retail shop.

 

[ttmw]

I'll ring up the council tomorrow then and see what they say. Increase in rates is fine and expected i suppose, but i'd like to avoid rent increase obviously. What if i negotiate the lease then try for the change of use after (assuming the council doesn't have any objections initially), that way the landlord can't increase rent right away at least?

Alternatively, i could write into the lease that i can only go ahead if i get the usage changed as i'd like. But then he's again likely to increase the rent.

 

[MOIC]

I'll ring up the council tomorrow then and see what they say. Increase in rates is fine and expected i suppose, but i'd like to avoid rent increase obviously. What if i negotiate the lease then try for the change of use after (assuming the council doesn't have any objections initially), that way the landlord can't increase rent right away at least?

Alternatively, i could write into the lease that i can only go ahead if i get the usage changed as i'd like. But then he's again likely to increase the rent.

Your agreed terms within the lease will define the usage for the property.

It would require the landlord's permission for a change the use.

If it changes, the landlord is at liberty to change the rent.

 

[AndyBlue]

Set out a heads of terms with the landlord for your proposal, don't worry about a rent increase, argue that you are entering into the costs to get the change of use which will increase the value of the property for the landlord in future. The heads of terms should state that the whole deal is subject to you receiving planning permission. This way you agree the rent prior to change of use being granted and hence no increase anyway

 

[Stuart Bailey]

You've got to speak to a planning officer in your local authority.

Secondly if the property is leasehold you will need the landlord's consent.

regards Stu Bailey Thomas Guise

 

[DDPlumbing]

I am in similar situation,

I have had to apply for full planning to change from B1/B2 to A1.

I had an advisory meeting with the council (Free if small business) they told me what to say/write/avoid saying etc.

They were very helpful.... I know! Shocking!! (South Cambs. council)

One page of the form has to be coppied to the landlord to explain that you are applying for change of use.

I have now filed all the paperwork (£335) which included plans to scale of interior changes (No exterior changes) Basic breakdown of business etc.

Then I found all the names on the local council who were involved in the planning committee and emailed them personally to ask about objections. I now have been invited to the planning meeting next week to answer any questions.

The County Council have given it the green light, now just have the locals to speak to.

The time frame is 8 weeks or 13 weeks if it goes to appeal.

Hope this helps.

 

[DDPlumbing]

Just found out, Local planning said yes, now waiting for my letter from county council to confirm (7th March approx )

 

[speedycecil]

Just found out, Local planning said yes, now waiting for my letter from county council to confirm (7th March approx )

Hi, can you let us know what happened? Did you get approval? Out of interest where abouts was this as we are looking at doing something at the moment in London Bridge.

 

[DDPlumbing]

Planning all came through back in march. Butthat turned out to be the least of my problems,

Claus in superior landlords deeds prevented A1 use would have been nice if they had told me that. Have managed to get a letter of licence to be the only A! unit on the estate, and get keys this coming week.

So two months of legal wrangling later!

 

[DDPlumbing]

To close my section of this post off:
I am in and have finished demolition and am now building my display areas, hoping to open mid July

 

[pen2670]

Excellant news!!!

Bet you've got a few more grey hairs than when you started with this

 

[DDPlumbing]

You could say!!!!!