Retail downstairs (bath store) - can this be converted into a restaurant etc

Ankku

Hello all,
Appreciate your help with this one.

I'm interested in a property in central London (zone 2). There is a bath store downstairs, do you know if this can easily be converted to a chicken shop etc.. What checks should I do? The area is residential, there is a paint store next to the bath store but coffee shops/grocery/restaurants are a bit further away (5-10 min walk from the property). The area is quite residential and the bath store has been there for 20 years. I'm slightly worried that it will suddenly close and turn into a restaurant which would hurt the property valuation. Do you know if shops like this are given a license or something that defines what the space can be used for?

Thank you! 

JReacher1

I would always worry about buying a property above a commercial premises as that can be turned into anything in the future. I wouldn't like to live above a fast food place

sourpuss2021

I don’t know the answer but I’ve seen the opposite happen.

A small but popular bar in zone 2 just had to close down because their landlord declined to renew their lease.

The reason was that the landlord who is freeholder of the whole property wants to turn the upper floors into flats.   And therefore he would not want a late night premises downstairs.   I guess it will reopen as a 9-5pm shop.

macman

It would need an A3 or A5 use license  to sell hot food in the shop.  A former bathroom shop, obviously, won't have this.  In a residential area, there would be many objections to such a license application.
It's not like central London needs more chicken shops...

sourpuss2021

I’ve definitely also seen daytime coffee shops and delicatessens successfully apply for late night licenses and alcohol licenses. It’s probably the only way they’ve been able to stay in business when so many businesses are closing down.

propertyrental

Do you need a mortgage or are you payimg cash?

Many mortgage lenders will turn down applications forflats above or next to commercial premises. What does your mortgage broker say?

lincroft1710

Only the local planners may know the answer, and I say "may" because even though a change of use to hot food premises would not be approved, an appeal could overrule the planners

Ankku

propertyrental said:

Do you need a mortgage or are you payimg cash?

Many mortgage lenders will turn down applications forflats above or next to commercial premises. What does your mortgage broker say?

Thanks for your reply! The MB said its "it’s a good type of commercial (no noisy, no smells)" so he "doesn't see an issue"

Ankku

lincroft1710 said:

Only the local planners may know the answer, and I say "may" because even though a change of use to hot food premises would not be approved, an appeal could overrule the planners

Thanks a lot! Maybe I can try to figure out if its possible to check with council's planning department

macman

No, you can't, because they can't tell you what they would rule on a theoretical application for change of use. 

macman

sourpuss2021 said:

I’ve definitely also seen daytime coffee shops and delicatessens successfully apply for late night licenses and alcohol licenses. It’s probably the only way they’ve been able to stay in business when so many businesses are closing down.

Slightly different, in that these businesses are already licensed to sell hot takeaway food. A retail bathroom store is not.