CHANGE OF USE

Increasingly I am approached to assist with planning applications for a ‘Change of Use’, and with it a variety of buildings and areas here are a few to demonstrate what I am approached to help with.

The Old Moot House – Castle Hedingham, Essex

The owners of the above Listed property, dating from the Fifteenth Century, had submitted a planning application for a ‘Change of use’ from a restaurant to a three-bed private dwelling.

The LPA wished for the restaurant use to remain, as this was seen as a community asset.

My involvement demonstrated, through the interpretation of business accounts, that the business was failing and that future use as a restaurant was unviable. More significantly, I was able to prove that the property had been marketed as a restaurant in the ‘Open Market’ for an extended period and at a price that was market-facing.

Because of the above, the LPA supported the application, recognising that continued use as a restaurant was not viable and that marketing had conformed to planning policy requirements.

Swan Inn – Monks Eleigh, Suffolk

The Swan Inn is a Grade II Public House from the Fifteenth Century, located some three miles east of Lavenham, Suffolk. The business operated as a pub and restaurant and had two guest rooms.

The owners submitted a planning application to remove the restaurant and replace it with additional guest rooms. The restaurant has failed to be profitable since 2019, suffering in the locality for not being a ‘destination’ restaurant, having staffing issues, and, most significantly, the impact of the pandemic.

Again, the LPA required that the viability of the business in its current form be assessed as part of the planning application. As only an element of the business was proposed to be changed, the requirement for marketing the property was not applicable.

My viability report considered in detail some four years’ worth of ‘Profit & Loss’ accounts and set out an interpretation of this financial information alongside a timescale. The report demonstrated the negative impact of the restaurant element, which resulted in marginal net profits for the business, with this only because of financial support through pandemic grants and the sale of fixtures and fittings.

The above was fully accepted by the LPA, that continued restaurant use was not financially viable.

My involvement in providing viability input was pivotal in achieving the desired planning consent and protecting the business from probable closure, which had an associated community impact.

Bordesley Middleway – Birmingham

This instruction is related to the planning application to convert an element of a vacant 770 sqm (8,290 sq ft) industrial unit into a Shisha Lounge.

The application needed to address the requirements of Birmingham City Council SPD ‘

Loss of Industrial Land to Alternative uses’

My role, therefore, covered two areas of the application related to the above that were required to be addressed: -

·???????To consider whether the applicant had fulfilled the SPD requirements of ‘Active Marketing’, through the marketing of the property

·???????To prepare a viability appraisal, to demonstrate that even after comprehensive refurbishment works, the property was no longer viable as an industrial premises.

I was able to prove to the LPA that marketing had conformed to the SPD's requirements over an extended period. Marketing had been undertaken by established local commercial agents, supported by detailed particulars, a site board, and press advertising. Furthermore, the property was advertised for a value reflecting its market worth.

Working with cost consultants I prepared a ‘viability appraisal’ based upon a residual development appraisal, which clearly illustrated that a comprehensive refurbishment would not be financially viable. This involved working with costs consultants, considering existing and refurbished values, and incorporating this information into a development appraisal.

The conclusions of my viability report were independently assessed by the Council’s viability consultants, who accepted my conclusions.

If you would like any more information or clarification, please feel free to reach out to me:

Call me: 07791 779962/01886 832575

Email: [email protected]

Website: falquelandandproperty.co.uk