What is an aparthotel? Can I convert to one?

 

An aparthotel comes under C1 Use Class. This might also be known as a serviced apartment, apartment hotel, extended-stay hotel or even a residential hotel. Whatever you call it, what actually is it? How does it differ from short-term lets or serviced accommodation? What planning permission is required?

It is one of those made up terms (like serviced accommodation), but as we are seeing more and more of them, we need to try and understand them.

Read on to understand as to whether your Aparthotel is actually Use Class C1 or not.

 

 

With the impending introduction of Use Class C5 for short term lets or serviced accomodation we are seeing a number of people looking to create aparthotels instead. The problem is you need to be careful. An aparthotel is not simply a number of SA or short-term lets operating in the same building, even if they have some form of keybox entry or even perhaps a digital check-in. It needs more than that to qualify as a C1 Aparthotel.

Therefore, if converting say an old tired Bed and Breakfast into a building for apartment stays, you need to keep on the right side of planning. That original B&B served breakfast and probably had a lounge for guests. As a result it fell neatly into Use Class C1.

Use Class C1 according to the Use Class Order 1987 says ‘Use as a hotel or as a boarding or guest house where, in each case, no significant element of care is provided’ – therefore whilst it does not mention aparthotels in the UCO, what you provide needs to still fit into the description.

At the end of the day and aparthotel needs to still qualify as a hotel or as a boarding house or a guest house. For obvious reasons (the clue is in the name) it needs to function as a hotel. Albeit a small hotel.

 

Facilities of an aparthotel

 

In the apartment room itself, one might expect to see a bed and shower as a given, but also a kitchen or kitchenette (needs to be well equipped for self-catering), a dining table, somewhere to sit and relax, a dedicated work space and more. It ought to be suitable for extended stays.

All that is fine for the room, but that alone does not qualify as an aparthotel. The building will need a bit more to be suitable for anything more than a long weekend away. Whilst this list is not exhaustive, your aparthotel should have at least one or more of the following:-

• Self-serve laundry in the communal area
• 24-hour reception and concierge (guests should not be expected to use a keybox)
• 24/7 Vending machines
• A pantry for snacks
• Daily housekeeping
• A gym
• Breakfast option included – might be just a bagel and coffee for example or a better offering
• A chill out space for guests to mix

Offering communal free wifi isn’t going to cut it either. Whilst that is a given these days, along with the en-suite, the building needs to offer one or more communal facility for guests.

If your building does not offer at least one or more of the above, then it is unlikely to qualify as a C1 aparthotel and instead might fall foul of planning. This would then be subject to enforcement. If this is a conversion from that B&B it would have required a change of use. So instead of cramming that extra bedroom in, look to create some communal space as well.

If that aparthotel room isn’t suitable for a stay of a week or two and the guest needs to rely on external providers, then it probably doesn’t qualify. Of course guests are not compelled to use the facilities on offer, but some must exist. Let’s face it, you wouldn’t expect to walk into a hotel or B&B and just see rooms with no communal space. The same is true of aparthotels. It is at the end of the day a small hotel!

Maybe that conversion from a B&B needs a bit more thinking…….

 

 

Does an aparthotel property need to provide food?

 

The courts have attempted to define a ‘hotel’ and in Breachberry LTD v SoS and Shepway DC 1985 suggests that it is not an essential requirement to classification as a hotel or guest house that services be provided. In the case of Mayflower Cambridge v SoS 1975 it was stated that the essence of a hotel is that it takes transient passengers or travellers, who require short stay only.

The definition of a hotel was explored in an Inspectorate decision from Plaistow in 2016 – APP/G5750/C/15/3005653, in a case where it was concluded that the service of food was not a prerequisite for hotel use.  A finding that reflects those of the Breachberry court case.

Upholding an enforcement notice alleging unauthorised use of premises in London as a hotel, an inspector concluded on the basis of his own experience and the advertising material that a hotel use was being operated. The appellants considered that the premises were not a hotel as no meals were provided and there was no dining room, the use being more in the nature of a sui generis use. The Inspector took into account the dictionary definition of a hotel as an establishment providing accommodation and meals for travellers and tourists, agreeing that it would be unusual for there to be no provision of food at all. Nevertheless, from his own extensive experience, he considered that other factors were of greater significance in establishing the essential nature of the use.

An establishment providing short term accommodation in individual bedrooms for travellers and tourists together with a range of other related services is likely to have the essential character of a hotel even if no food is provided.

Apart from the lack of food, in all other respects the premises had the character and appearance of a hotel. The appeal premises were advertised as a hotel not only on the sign outside the property but also on the internet. The inspector concluded that, as a matter of fact and degree, the use could reasonably be described as a hotel.

these days in 2024/ 2025 the ability to supply food via an outside facility using Uber Eats or Just Eat might be a viable alternative. Or perhaps the hotel owner has alternative arrangements outside of the envelope of the hotel.

We are also not aware of a minimum size of a hotel – does it have to be 100 rooms or will one or two rooms suffice? At the end of the day what is important is that all those who stay must have a permanent residence elsewhere otherwise it might cross into Use Class C3.

 

Planning Geek can help!

Planning Geek can help with the planning to convert the building to C1 Aparthotel. From our experience a building already under Use Class E is often favoured. Yes it will need a full planning application, but it might not be too bad.

Our consultants are experienced in such matters.

Contact us today and let us help you with your opportunity.

 

 

 

Page Updated: 25th November 2024

Other Common Projects

 

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