New government planning rules in England are making it more difficult to convert pubs into housing or offices, according to new regulations spearheaded by housing secretary Angela Rayner. The updated National Planning Policy Framework (NPPF), which came into effect today, is expected to introduce enhanced protections for pubs facing closure and conversion.
Under the revised rules, housing developers must now present evidence demonstrating that there is no reasonable prospect of a pub business remaining operational. This evidence must include proof that the pub was marketed for sale for a minimum of 12 months. Local councils will also be required to assess the impact of a pub's change of use on the community.
The changes aim to prevent owners from deliberately undermining a pub's trade to justify its closure, thereby safeguarding historically successful establishments. Previous consultations had reportedly limited such protections to only the last pub in a given area.
Industry groups have cited factors such as changing drinking habits, increased employer National Insurance contributions, rising wages, soaring energy bills, and higher input costs as significant pressures on pub profitability, leading to numerous closures. According to the Campaign for Real Ale (Camra), 794 pubs have closed this year, with 82 already demolished or converted. Ash Corbett-Collins, Camra chairman, described the new rules as "fantastic news for pubs and communities," adding that increased protections could help save viable pubs and maintain their role in community life. He also urged the government to consider further support for drinkers, pubs, and independent brewers in the Autumn Budget.
Allen Simpson, chief executive of UKHospitality, highlighted that costs such as VAT and business rates are primary drivers forcing pubs out of business. "The biggest issue facing hospitality businesses is costs like VAT and business rates pushing pubs out of business in the first place," Simpson stated.
The NPPF update also includes provisions for default approval of new homes built around railway stations in England, intended to boost housing construction numbers. Housing secretary Angela Rayner stated, "By unlocking thousands of homes around well-connected transport hubs, we're helping people live closer to work, school and the services they rely on, while backing local businesses and driving growth in our communities."
Some pubs already benefit from existing protections. Council planners may consider them important local amenities, making changes of use difficult to obtain permission for. Pubs registered as an asset of community value allow community groups the opportunity to bid for the property before a sale. Additionally, some local planning measures require full planning consent for conversions, removing the automatic right to change a building's use.
Since 2000, approximately 15,000 pubs have closed in Britain, according to the British Beer and Pub Association. This image shows the former Black Horse pub in Nuneaton, Warwickshire, which was granted permission to be converted into apartments in January 2021.