Pubs

Planning help for pubs: whether diversifying, changing use, or selling surplus land, Plainview provides clear, strategic advice. With experience in community engagement, ACV issues, and newly proposed “Community Right to Buy” impacts, we help you navigate the planning system confidently.

Public houses are important community assets, but rising costs, changing habits, and economic pressures have led to a significant rise in inquiries about planning changes around pubs. Whether you’re exploring diversification, change of use, or site subdivision, Plainview Planning can guide you through the complex process.

Diversification Opportunities for Pubs

Many landlords are adapting creatively to sustain their businesses. Common diversification routes include:

Adding a restaurant or extended food offering
Converting parts to letting rooms
Creating event or function spaces
Developing gardens or beer yards
Subdividing surplus land (e.g., car parks) for residential or commercial use

We’ve managed successful mixed-use planning schemes where diversification funded refurbishment, protecting the pub’s future.

Facing Change of Use: Planning Considerations

If diversification isn’t viable, changing use may be a pragmatic option. Key issues:

Pubs are a community facility, protected under local and national policy (NPPF)
Justifying loss requires thorough marketing and financial viability evidence
-Engaging with the community early can ease emotional opposition
We’ve overturned refusals before—even without full marketing “exhaustion” evidence—through pragmatic, site-specific strategies

Subdivision of Surplus Land

Many pubs have underused ancillary land. Subdividing for development can generate funds to sustain the main business. We’ve delivered planning approvals for both residential and commercial subdivisions, especially when balanced with community engagement.

Legislative Context & Asset Types

Since 2020, pubs have been categorised as ‘Sui Generis’. That means any alternate use—even another Sui Generis use—requires planning permission. Assets of Community Value (ACVs) and Article 4 Directions can impose additional restrictions, making early legal advice essential.

What’s Coming: Community Right to Buy (Devolution Bill)

The proposed English Devolution and Community Empowerment Bill includes a new Community Right to Buy for England. Under it:

Communities get the first refusal opportunity to purchase pubs listed as ACVs
The sale moratorium is extended to 12 months, giving groups longer to fundraise
If multiple groups are interested, the local authority may decide on a preferred bidder
This could affect redevelopment strategy: proposed change-of-use or sale may be deferred by community bodies aiming to preserve the pub as a social hub.

We closely monitor these developments and can help clients adjust strategies amid shifting community acquisition rights.

How We Can Help

Plainview offers specialist support in:

Diversification feasibility and site appraisal
Fully supported planning applications for change-of-use or subdivision
ACV and appeal strategies if restrictions or objections arise
Community engagement planning to align development with local views

Our approach blends technical expertise with pragmatic understanding of the pub sector, helping make projects viable and resilient.

Next Steps

Thinking about adapting, redeveloping, or selling a pub? Contact Plainview Planning for an initial consultation and strategic review tailored to your site and objectives.

A team you can trust

Plainview Planning is an independent consultancy that has supported clients across England since 2008. We believe good planning starts with listening, and we take pride in offering clear, supportive advice. From homeowners and landowners to developers, farmers, and businesses, we think strategically to unlock site potential, achieve development goals, and build trusted relationships that last beyond each project.

Meet our team

Key Projects

Stunning new 600sqm home approved in the Cotswolds National Landscape

Innovative eco-development approved in the Green Belt, North Somerset

Architect-designed replacement dwelling, Tetbury

Residential regeneration in a landmark location – Ealing

Sensitive restoration and extension of a Grade II* listed home in Cheltenham

Successful pub diversification: 9 new homes and 22 letting rooms near Bath

Planning approved for new visitor facilites at an RSPB wetlands reserve

Change of use from pub to 31-Bed Hotel, London

Some of our clients

Below are some of the commercial clients and organisations we work with. You can view all our recent projects or read our latest news and updates.

Having recently been granted planning permission for a Paragraph 79 in West Sussex it has been no mean feat! From the outset we were impressed by their positivity and reassurance that if we play the long game we would get there in the end. This has been proven to be true! They were as determined as we were to get the planning passed. We can't thank you enough.

Mr & Mrs Perryman, West Sussex

On behalf of PKL Group and our client, I would like to take the opportunity to thank the team at Plainview Planning for undertaking such a sterling job in obtaining planning permission on what has been an incredibly complex and sensitive project. We would have absolutely no hesitation in returning to Plainview Planning for future outsourced planning support and I would equally have no hesitation in recommending their service to others.

PKL Group Ltd, Cheshire

From our very first conversation through to the successful outcome Plainview planning have been exceptional. They communicated with us every step of the way, always responding promptly to our questions and explaining everything in a clear and reassuring manner. What initially felt like a daunting and uncertain process became far more manageable thanks to their expertise, professionalism, and genuine care. After years of uncertainty surrounding my mother's property, they achieved the outcome our family had been hoping for by...

Mrs Goodge, Chichester

We wish to express our thanks to all of the Plainview planning team for all their help and expertise in obtaining a successful outcome in our planning appeal. They were able to quickly identify the key obstacles with our application and provided a clear plan of action for us to follow. I wouldn’t hesitate to recommend Plainview. Thanks again team for all your hard work!

Dr Jennifer Robertson, South Downs National Park, West Sussex

Plainview, you’re absolute diamonds! Thank you so much, I am so, so grateful for your help. I definitely plan to return when the time comes for another application! Thank you so much again.

Nina, North Cotswolds

Many thanks for all your help with our application! We are very grateful and pleased with all the work you have put in. We will of course approach you again and would happily recommend you to friends and colleagues.

Mr Daulatzai, London

Thank you all for all that you did to achieve the planning permission. It is great that your experience and hard work - and indeed our nerves! - should be so rewarded. Onward and upward!

Mr & Mrs Colquhoun, Gloucestershire

I would fully recommend McLoughlin Planning Ltd; they handled my application for change of use of my Therapy Centre into residential use. They demonstrated a wealth of experience in the thorough way they prepared my planning application and kept the process moving, whilst keeping me informed at all times. I was delighted that they succeeded in getting my application passed which was by no means an easy task.

Amanda, West Sussex

I didn’t believe the outcome having to read your email and the EFDC platform several times. It didn’t sink in until Monday morning even after cracking open a bottle of champagne with Sunday dinner. So very grateful for all your amazing services professionalism and support. Thank you.

Mr. Seymour, Essex

The team at Plainview Planning have provided superb support for our planning application for a new dwelling. They have provided deep expertise, great cross-functional working with our team of architects and consultants, creative solutions to potential barriers and been a pleasure to deal with as well! What more could you ask for?

Mr Lillie, Bristol

Out of all the planning consultancies we approached for assistance, you were the most clued up.

Mr. Stanhope, Staffordshire

The Plainview Planning team have been fundamental in our retrospective planning permission application. They put together an application pack that was so thorough we received no further questions from the planning department, and the process was swift and painless. This is testament to Plainview Planning's understanding of the complexities of the planning process. I am deeply appreciative of their time and effort in bringing this to a successful conclusion.

Dr Bradbury, Essex

Just wanted to thank you all for your hard work. You really were first class and without your expertise I’m sure we would have never won the appeal. I will certainly be recommending you.

Mark and Jon Hall, Essex

I would like to say THANK YOU! The service was top class! The knowledge, advice, recommendation I received from the beginning to the end of my application was honest and professional! Thank you once again! I am beyond happy that this has settled in our favor!

Ms Jackowska, Essex

Faced with a sudden requirement to obtain “Certificates of Lawful Use”, I chanced upon Plainview Planning. A short time later I had a “face to face” meeting to establish an initial rapport and left with a warm feeling of confidence. The project was brought to fruition on time, under budget, and in a most efficacious manner. Communication was first class. Friendly and supportive. Plainview Planning demonstrated professionalism, understanding and commitment to achieve a positive result.

Mr Guignard, London

I would just like to thank you all for your support and help – I don’t think we would have won this appeal without your inputs

Mr Oppenheimer, Sussex

Thank you very much for your work on our application and it proves it again that it's worth hiring professionals, like you, to do the job.

Mr Sestokas, Essex

When I finished reading your statement, I had a smile on my face. You made a complicated argument both simple and compelling - thank you.

Mr A Marler – Hertfordshire

Seriously, we literally couldn’t have done it without you so on behalf on myself & the Directors of Hunter Vehicles Ltd, THANK YOU.

Hunter Vehicles Ltd, Harlow

Last year there were four applications to Horsham Planning Department. Each one was specific and required attention to detail to secure planning approval. I was very pleased when each application was 'approved' without too much discussion. This was achieved through the dedicated work of your Plainview Planning Experts, and I would like to thank them for their hard work and determination. I would have no hesitation in recommending your company to my friends and family.

Mr Hallworth, Sussex