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commerical property, change of use?

  • 18-09-2009 9:42am
    #1
    bacon?
    Registered Users, Registered Users 2 Posts: 784 ✭✭✭


    Hi, would anyone know anything about this?

    if i wanted to change a retail shop into a take away... i belive i need to apply for a change of use....

    how does this work?

    do i rent the property first, then apply and hope for the best?


Comments

  • #2
    Bandara
    Registered Users, Registered Users 2 Posts: 3,282 ✭✭✭Bandara


    bacon? wrote: »
    Hi, would anyone know anything about this?

    if i wanted to change a retail shop into a take away... i belive i need to apply for a change of use....

    how does this work?

    do i rent the property first, then apply and hope for the best?

    its extremely hard to get planning thru for takeaways, the objections always come piling in and afaik there can be issues with waste products, extraction etc etc.


  • #3
    bacon?
    Registered Users, Registered Users 2 Posts: 784 ✭✭✭bacon?


    Hammertime wrote: »
    its extremely hard to get planning thru for takeaways, the objections always come piling in and afaik there can be issues with waste products, extraction etc etc.

    i seem to rember that giant sausage place in temple bar.. about 10 years ago... place was a gold mine... but i heard they were shut down because of rubbish...


  • #4
    murphaph
    Registered Users, Registered Users 2 Posts: 19,050 ✭✭✭✭murphaph


    bacon? wrote: »
    do i rent the property first, then apply and hope for the best?
    No, not on a long lease anyway as you'll be stuck with a property you can't use for the purpose you intend if it doesn't go through.

    You should approach the landlord and ask them about it. You don't legally have to own or rent a property to seek PP, but you'd obviously need access to it to take measurements and you'd need a short letter of consent from the landlord for the PP application. You won't be able to hide the use from the landlord (ie, negotiate retail rental prices and then open a chipper, which would be more expensive to rent) and he'll likely tieyou to retail in the lease unless you agree beforehand. In short-it needs the landlord to be on board with the idea.

    The landlord may well cooperate if he thinks he has a chance of a tenant at the end of it and his property will be worth more with full PP for fast food. He may want you to sign a short lease or sign a lease with a break clause should you fail to get PP.

    Under no circumstances however should you sign a long lease with no break clause as you'll be stuck with it even if there's no chance of PP!

    Oh, a chipper change of use PP application will cost around 3k if succesful. Some architects charge less if unuccesful. You'll also need a fire cert €€€€ prepared but I'd wait until the PP comes through before starting that process as the costs involved can be high. Use an architect experienced in change of use to fast food or you'll be wasting your money ;-)


  • #5
    bacon?
    Registered Users, Registered Users 2 Posts: 784 ✭✭✭bacon?


    murphaph wrote: »
    No, not on a long lease anyway as you'll be stuck with a property you can't use for the purpose you intend if it doesn't go through.

    You should approach the landlord and ask them about it. You don't legally have to own or rent a property to seek PP, but you'd obviously need access to it to take measurements and you'd need a short letter of consent from the landlord for the PP application. You won't be able to hide the use from the landlord (ie, negotiate retail rental prices and then open a chipper, which would be more expensive to rent) and he'll likely tieyou to retail in the lease unless you agree beforehand. In short-it needs the landlord to be on board with the idea.

    The landlord may well cooperate if he thinks he has a chance of a tenant at the end of it and his property will be worth more with full PP for fast food. He may want you to sign a short lease or sign a lease with a break clause should you fail to get PP.

    Under no circumstances however should you sign a long lease with no break clause as you'll be stuck with it even if there's no chance of PP!

    Oh, a chipper change of use PP application will cost around 3k if succesful. Some architects charge less if unuccesful. You'll also need a fire cert €€€€ prepared but I'd wait until the PP comes through before starting that process as the costs involved can be high. Use an architect experienced in change of use to fast food or you'll be wasting your money ;-)

    great, thanks for the advice.


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