Planning process when acquiring retail unit

trente

Hi. I find myself going around it circles. I would really appreciate some advise

1. I am looking to rent out a retail unit
2. It's located in Dublin city centre
3. I want to use the unit as a cafe/coffee shop
4. I will make a few changes, change facade of unit, build a small bathroom, flooring, general outfit etc
5. I have been asked by the agent if I have made planning permission applications through an architect

This has thrown me. I'm not familiar with leasing. Can someone please explain if you must go through an architect to see if require planning permission?

Also why is this expected by the agent at this stage? Why pay money to pay an architect's service you haven't secured the lease

Any insight would be most helpful. Thanks

Gumbo

trente wrote: »

Hi. I find myself going around it circles. I would really appreciate some advise

1. I am looking to rent out a retail unit
2. It's located in Dublin city centre
3. I want to use the unit as a cafe/coffee shop
4. I will make a few changes, change facade of unit, build a small bathroom, flooring, general outfit etc
5. I have been asked by the agent if I have made planning permission applications through an architect

This has thrown me. I'm not familiar with leasing. Can someone please explain if you must go through an architect to see if require planning permission?

Also why is this expected by the agent at this stage? Why pay money to pay an architect's service you haven't secured the lease

Any insight would be most helpful. Thanks

What is the unit currently used as?
You may require planning permission for a change of use to cafe.
Fire safety cert for the change of use.
Disabled access certificate for universal access.

The landlord wants this now as if he rents to you, he could become liable for enforcement action if the statutory permissions are not in place.

trente

kceire wrote: »

What is the unit currently used as?
You may require planning permission for a change of use to cafe.
Fire safety cert for the change of use.
Disabled access certificate for universal access.

The landlord wants this now as if he rents to you, he could become liable for enforcement action if the statutory permissions are not in place.

Hi, thanks for your reply. it is currently used as a camera shop

trente

kceire wrote: »

What is the unit currently used as?
You may require planning permission for a change of use to cafe.
Fire safety cert for the change of use.
Disabled access certificate for universal access.

The landlord wants this now as if he rents to you, he could become liable for enforcement action if the statutory permissions are not in place.

From your experience, can somebody make an application for these certificates alone, or is it best to hire somebody like an architect to support your plans for the premises, no matter how small?

CeilingFly

You need to do more research as it seems you are setting yourself up for failure.

Opening any business is not as simple as getting a location and opening the door.

When it comes to specific uses, planning for that use is usually required especially in the food area.

This ensures there's not a proliferation of similar units and also can put restrictions on trading hours depending on use and location. It also protects you as a competitor cannot simply set up next to you.

I'd look for 2 or 3 recently opened coffee shops, then go to the local council's online planning section and locate the planning file - read through it and you'll see what is required.

Add to this registration with hse as food outlet and understanding all the records that need to be kept from a food safety point of view.

trente

CeilingFly wrote: »

You need to do more research as it seems you are setting yourself up for failure.

Opening any business is not as simple as getting a location and opening the door.

When it comes to specific uses, planning for that use is usually required especially in the food area.

This ensures there's not a proliferation of similar units and also can put restrictions on trading hours depending on use and location. It also protects you as a competitor cannot simply set up next to you.

I'd look for 2 or 3 recently opened coffee shops, then go to the local council's online planning section and locate the planning file - read through it and you'll see what is required.

Add to this registration with hse as food outlet and understanding all the records that need to be kept from a food safety point of view.

Thanks very much. Sound advice

CeilingFly

I'm going to guess its former Hall camera shop on Talbot st. Next door is an Italian connection who sell coffees.

They will object to a competitor next door as will Starbucks and any other of the chains.

Very difficult to see how it would get through.

trente

CeilingFly wrote: »

I'm going to guess its former Hall camera shop on Talbot st. Next door is an Italian connection who sell coffees.

They will object to a competitor next door as will Starbucks and any other of the chains.

Very difficult to see how it would get through.

Spot on

That's interesting. Do you think I should forget this?

CeilingFly

trente wrote: »

Spot on

That's interesting. Do you think I should forget this?

I'm not in that line of business, but I reckon you are chasing a dead end here.

Minimum 6 months for planning with appeals, too much local competition and not a great location anyway

moleyv

Talbot Street is a Category 2 retail street. The COU would need to justify the use in terms of existing cafes in the area.

Get a planning consultant in addition to your drawings, architects generally won't know how to justify it.

Gumbo

trente wrote: »

From your experience, can somebody make an application for these certificates alone, or is it best to hire somebody like an architect to support your plans for the premises, no matter how small?

You need drawings. Surveys and everything associated with a planning application for commercial purposes.

Then you need a fire cert and DAC and you need to opt into the. Ew regulations so you HAVE TO appoint an assigned Certifier. So that's an architect or chartered engineer or building Surveyor.

I think you will be successful with the applications though based on my experience.

You may have to go through this process for any unit to take a lease on unless it's already a cafe.