It’s Still All in the Building!
Introduction
In our previous article here we explored the importance of providing comfortable, safe and sustainable hospitality buildings. The aim being to encourage customers to stay longer and for these visits to create loyalty, meet expectations and create good reviews and recommendations.
This time, we’re going to look at situations where, in order to meet customer requirements, address issues or look at diversification, you need to make changes to the building. See, it’s still all in the building! These changes might include things like:
- Adding a restaurant
- Structural alterations or extensions
- Development of a beer garden or other outside facilities
- Addition of signage, air conditioning units or solar panels
- Conversion of unused space into residential / sleeping accommodation, function space, meeting rooms, etc.
Based on the nature of your premises, its age, location, etc., any of these developments could require planning approval of some kind – but where to start?
Potential requirements
If you plan to change the use of the premises, or part of it, or make structural alterations, you may need:
- Planning permission from the local council – to ensure the pub’s current planning permission allows for your intended use, as changes like adding a restaurant or accommodation might require new approvals.
- Listed building consent (if the pub is listed) – owning a listed property comes with restrictions and responsibilities due to its architectural or historical significance. This can include the need for listed building consent for many alterations.
- Compliance with building regulations – building regulations safeguard occupants and users by providing minimum standards on structural integrity, fire safety, equipment standards and adequate sanitary facilities. They aim to minimise the risk of accidents, fires, and other potential hazards, creating a safe, legal and secure environment.
This all seems relatively straightforward, right?
Potential complications
The challenge is that pub buildings come with a range of complications when considering altering the building in some way.
- Building changes might be considered permitted development, meaning formal planning permission isn’t required, before proceeding with any alterations.
- The pub might be listed as an ‘asset of community value’, seen as furthering the local community’s social wellbeing or social interests. In this case, though primarily affecting sale or change of use, the community has the right to bid for the property.
- Local Authorities may want to check (through a Planning Application) if the development is going to impact its surroundings within certain criteria. The aim being to minimise or prevent inappropriate development from taking place, whilst promoting development which adheres to the area’s Local Development Plan.
- The addition of outdoor spaces – seating, a beer garden, domes and igloos, etc., can deliver a positive contribution to the business and the local community. However, Local Authorities will want to ensure things are properly controlled, through the Planning system, to avoid negative impact, whilst protecting the amenity and character of the building and its locale.
Ok, so a little more to think about! But then you’ll need to consider whether your proposed change will impact the neighbourhood in terms noise, lighting, smells, rubbish, parking, access, environmental impact, flood risk, ecological impact…
Next steps
The ability for pubs to diversify, amend their buildings to meet customer need and deliver community value is vitally important to ensure that pubs remain central to their community, as well as being economically viable. However, navigating all of the elements involved, from a planning perspective, can seem daunting, we know!
However, there is support available. Remember this is only a guide, so if you don’t have someone on the team with the relevant experience, you need to consider sourcing experts to walk beside you. This is what TriVantage Planning does!