Change of use - commercial premises

James_Green_1982

Not sure if this should be posted in the small business section or here? Anyway,

I have been looking at a small premises that was previously used as a convenience store - about 30 years ago by the looks of it. It's in a mainly residential area - but opposite a pub. The pub is still trading - just (judging by the few customers inside). There are a few other convenience stores nearby - which seem to be doing ok. The nearest street full of take-aways, barbers etc is about 5 mins walk away. Above the disused shop is a flat that is occupied.

I am considering starting a take-away business with a relative and a friend. The disused shop is quite small. It would not be able to fit any seating, so would be only take-away. Probably just chips - or (halal) pizza or maybe just pasties.

What do people think would be the chances of the council granting change of use from a disused shop to a hot food take-away? We are going to ask the council - but would like to hear from what others have experienced. We have found in the past that the council can be very bland and non-committal in their replies.

Thanks.

diggingdude

any schools near?

James_Green_1982

diggingdude wrote: »

any schools near?

Yes. About 10 mins walk. But not much nearer than the existing hot food take-aways.
Thanks for reminding me.
I've heard all about the latest council negative attitudes etc.

James_Green_1982

diggingdude wrote: »

any schools near?

There's also a youth club very close by - about 2 minutes walk.

davidmcn

Have you checked to see what happened with other similar applications in the area? Council minutes / local news / community council etc.

James_Green_1982

davidmcn wrote: »

Have you checked to see what happened with other similar applications in the area? Council minutes / local news / community council etc.

A few refusals of A1 to A3 applications - but not in the immediate area. A standard response from the council seems to be that ''there is a saturation of A3 establishments''.

But our change would be from A1 to A5 (as we wouldn't have seating).

Only other option would be a ''sandwich bar'' - which would retain A1 use. I don't know if there's the daytime passing customers though.

gingercordial

Very much depends on the local area. We have similar premises near us trying to get a hot takeaway licence and the objections being put in are very heavy on the impact of groups of youths possibly congregating in places nearby because it is a takeaway therefore nowhere for them to sit and eat inside, and them then being antisocial, intimidating, noisy, throwing containers into people's gardens and so on. I'm not saying I necessarily agree (the objections aren't mine, I've just read them on the council's site because I'm nosy) but certainly hot takeaways give a knee jerk reaction of not wanting fried chicken or kebab shops in our area thank you very much. Far more objections to them than a sit-down restaurant.

Does your council have a planning offer you could call for an informal chat?

James_Green_1982

gingercordial wrote: »

Very much depends on the local area. We have similar premises near us trying to get a hot takeaway licence and the objections being put in are very heavy on the impact of groups of youths possibly congregating in places nearby because it is a takeaway therefore nowhere for them to sit and eat inside, and them then being antisocial, intimidating, noisy, throwing containers into people's gardens and so on. I'm not saying I necessarily agree (the objections aren't mine, I've just read them on the council's site because I'm nosy) but certainly hot takeaways give a knee jerk reaction of not wanting fried chicken or kebab shops in our area thank you very much. Far more objections to them than a sit-down restaurant.

Does your council have a planning offer you could call for an informal chat?

Thanks for your reply.
I hadn't thought about the ''youths hanging around'' aspect for complaints / rejections.
I didn't notice any objections of that nature over the last 10 years or so of searching online.
In fact there weren't really any objections from residents at all. It just seemed the council had a standard response of ''too many A3 businesses''.

In general terms it does seem that the people are actually quite relaxed and business friendly. It is the council that seems to impose rigid policies and objections.

My friend knows some people who work in the council - so he's going to approach them.

diggingdude

I mentioned schools due to the obesity crisis we are told about. Massive pressure on councils not to open new chip shops etc near schools

James_Green_1982

diggingdude wrote: »

I mentioned schools due to the obesity crisis we are told about. Massive pressure on councils not to open new chip shops etc near schools

Yes, I knew that's what you meant may cause the council to refuse.
Thanks.

da_rule

Don’t forget, change of use is a planning function, therefore only valid planning considerations will be considered. People often object to planning applications on grounds that don’t constitute valid grounds (i.e. it’ll damage my view).

On the planning form you don’t have to specify what sort of hot food takeaway you’ll be operating.