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General Information and Guidance Notes

2011 Asset Management Plan

|The Asset Management Plan (AMP) is a strategic document forming part of the Council's Policy Framework, which provides Member and Officer guidance on the management of the Council's land and property portfolio.

Application Forms

|Prospective applicants must complete an application form to be considered for a Council property. Fully completed forms should be returned to the Asset Management and Property Services Division.

Planning Suitability

The Use Classes Order specifies classes of use of buildings or other land. This means that planning permission may be required for any change of use to a property. The current use class designation of each property (i.e. B1, B2, D1 etc.) is shown in the particulars. A brief summary of the main parts of the Use Classes Order is provided below.

  • A1 Shops: shops, retail warehouses, hairdressers, pet shops, sandwich bars.
  • A2 Financial and Professional Services: banks, building societies, professional services.
  • A3 Restaurants and Cafes: sale of food and drink for consumption on premises.
  • A4 Drinking Establishments: public houses, wine bars or other drinking establishments.
  • A5 Hot Food Takeaways: for the sale of hot food for consumption on and off the premises.
  • B1 Business: light industry, offices, research and development of products.
  • B2 General Industrial: industrial processes other than B1.
  • B8 Storage or Distribution: includes open air storage.
  • C1 Hotels: hotels, boarding houses, guest houses where no significant element of care provided.
  • C2 Residential Institutions: care homes, hospitals, boarding schools, nursing homes.
  • C2a Secure Residential Institutions: use for provision of secure residential accommodation.
  • C3 Dwelling Houses: this section is formed of three parts.
  • C4 Houses in Multiple Occupation: small shared dwelling houses.
  • D1 Non-residential Institutions: day centres, art galleries, clinics, crèches.
  • D2 Assembly and Leisure: cinemas, concert and music halls, bingo and dance halls.
  • Sui Generis: Certain uses do not fall within any use class and are considered 'sui generis'. Examples include amusement arcades, theatres, hostels, scrap yards, petrol filling stations.

If you find a suitable property and would like to change the use of that property, you should contact the Asset Management and Property Services Division for general advice. However, please note that the Council acts separately as landlord and as planning authority. Consequently, if we consider a proposed change to be acceptable, you will be directed to Planning Services.

|Property Planning Advice for Business

Quoting Rents / Rates Payable

Prospective applicants are free to submit a rental offer in excess of the rental figures listed against each property. However, please note that the Council shall not bind itself to accepting the highest bid for any of its properties.

Prospective tenants should note that rents quoted in the particulars are exclusive of Business Rates, unless stated otherwise. Further information is available from the |Councils Business Rates Team. Rateable Value and the level of rates payable for each property can be verified at the |Valuation Office Agency.

Heads of Terms

Successful applicants will be informed of the principal Heads of Terms which will outline the key terms on which the Council would be willing to enter into a lease, an example of which is provided below as a guide.

  • Lease length: Three or five years, outside the security provisions of the Landlord & Tenant Act 1954 Pt II.
  • Rent: Quarterly in advance unless agreed otherwise.
  • Rent review: Every three or five years to market value.
  • Repairs: Tenant to keep the whole of the premises in good repair and condition.
  • Insurance: Landlord insures and recovers premium from the tenant. Tenant to fully indemnify the landlord against all and any actions claims costs damage demands losses subject to third party liability of £5,000,000.
  • Alienation: Assignment (selling the lease) of the whole of the premises permitted with landlord's prior written consent. Tenant not permitted to assign, sublet or part with possession of any part of the premises.
  • Alterations: Non-structural alterations permitted with landlord's prior written consent.

Please note that negotiations are strictly subject to contract, planning permission, successful completion of the requisite consultations, and formal corporate approval, unless stated otherwise.

Draft Lease / Completion

Once Heads of Terms have been agreed, the Council's Legal Services Division will send the prospective tenant, or their solicitor, a copy of the draft lease. Once the lease is completed the tenant will be required to make the advance rental payment.

Fees

  • Legal, Surveyor, Administration: The applicant is to be responsible for the landlord's reasonable legal and surveyors costs.
  • Planning: The prospective tenant will be responsible for planning fees in connection with permission for a change of use. There may be additional fees associated with the submission of any additional information required.
  • Building Control: The prospective tenant will be responsible for fees in connection with the submission of an application for refurbishment works to comply with any statutory requirements and Building Regulations.

Local land charges

|Information about local land charges is available from the planning section of our website.

Find out more...

The following links to external organisations provide further information about land and premises issues:

|Commercial Property Register

|Land Registry

|EG Property Link - National land and property


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