commiss decis februari relat proceed pursuant articl ec treati case iv whitbread notifi document number english text authent ec commiss european commun regard treati establish european commun regard council regul februari regul implement articl treati amend act access austria finland sweden articl thereof regard applic neg clearanc notif exempt submit whitbread plc pursuant articl regul publish summari applic notif pursuant articl regul consult advisori committe restrict practic domin posit fact introduct whitbread plc hereinaft whitbread notifi standard form leas hereinaft leas subject leas fulli fit licens public hous unit kingdom tie beer standard form year leas pre retir leas year leas whitbread request neg clearanc confirm leas qualifi applic commiss regul eec june applic articl treati categori exclus purchas agreement hereinaft regul individu exempt pursuant articl ec treati effect date agreement enter regul titl ii special provis beer suppli agreement februari offic fair trade hereinaft oft start request commiss enquiri uk brewer wholesal price polici enquiri includ whitbread result intern oft report enquiri brewer wholesal price polici hereinaft oft report adopt press releas report issu oft addit oft report inform notif supplement verif pursuant articl regul premis whitbread request inform public offici journal european commun notic pursuant articl regul hereinaft notic commiss announc intent grant retroact exempt pursuant articl commiss receiv observ interest parti twenti observ individu draft repli whitbread lesse repres argu exempt lesse favour exempt repli submit whitbread lesse model prepar group action limit action group origin inntrepreneur lesse commiss receiv observ bavarian lager compani lesse whitbread lesse sign standard repli put disposit compani lesse ad person comment repli campaign real al uk beer consum interest group account lesse action group lesse compani whitbread law professor submit observ inform observ dealt remaind decis interest parti request commiss regist submiss formal complaint whitbread complain withdrew complaint remain complain inform juli pursuant articl commiss regul eec juli hear provid articl regul commiss intent reject complaint present comment letter comment integr decis commiss servic supplement observ whitbread lesse visit premis parti whitbread uk food drink leisur compani busi includ brew market distribut beer wholes drink ownership leas public hous manag public hous restaur hotel licenc leisur club activ whitbread group carri division structur involv manag separ trade divis divis respons leas estat whitbread pub partnership hereinaft wpp fiscal year end februari whitbread own approxim licenc manag mean oper employe compani leas beer tie individu lesse leas multipl oper free tie leas estat outlet perman agreement temporari tenanc agreement perman outlet notifi agreement year leas year leas pre retir leas whitbread total turnov fiscal year approxim gbp billion year whitbread account uk beer market volum product term whitbread own hous manag leas individu detail actual number barrel sold whitbread relev market share uk trade beer market tenant leas pub includ temporari tenanc agreement manag hous pub loan tie whitbread total whitbread sale properti ti pub manag hous loan ti whitbread total sale trade total uk trade market tabl tabl whitbread posit uk trade beer market gt tabl gt gt tabl gt averag length whitbread loan tie agreement year averag durat agreement repay negoti year whitbread estim retain busi outlet loan termin instanc negoti whitbread record prior arrang account enter loan agreement compani whitbread outstand loan book fallen figur gbp million gbp million commiss limit inform barrelag percentag beer sold whitbread oper wholesal level uk trade beer market subject form ty minimum purchas oblig stock oblig limit compet claus oper includ brewer tradit wholesal brew pub compani limit inform volum account agreement minimum purchas oblig accompani penalti decreas compar earli nineti recent agreement discount driven provid discount link volum distribut target stock oblig manag part estat list oblig leas part estat includ agreement estim present volum repres parti actual agreement base notifi standard leas individu compani gener interest licens site market date introduct year leas signific occur structur conduct uk trade beer market part result beer order made monopoli merger commiss hereinaft mmc report suppli beer fall demand trade beer sale shift consum demand pub offer wider choic drink food withdraw compani brew redefinit relationship brewer pub retail chain hand tenant mmc report subsequ beer order mmc report suppli beer led number recommend made aim relax tradit tie exclus purchas oblig competit oblig brewer pub mmc recommend implement suppli beer ti estat order suppli beer loan ti licens premis wholesal price order hereinaft order ti estat order impos nation brewer brewer estat licens premis tenant lesse free tie beer drink low alcohol beer tenant lesse bui cask condit al beer ferment cask sourc brewer landlord hereinaft guest beer claus allow tie number pub forc sell free tie estim uk pub whitbread allow tie maximum pub demand factor beer sold trade pub hotel restaur trade supermarket licenc addit import brought uk privat individu duti paid calai estim account total beer consumpt uk volum sale beer uk fell volum sale beer trade fell period proport sale volum account trade fallen except ireland remain highest proport commun fall beer sale volum trade offset rise real term trade beer price neglig proport account tax increas rise proport beer sale pub total revenu larg result increas cater sale consumpt draught beer account total consumpt except ireland highest figur commun contrast figur belgium largest draught consumpt commun uk pub offer bigger choic draught beer commun averag brand pub suppli factor brew main chang brew market concentr increas concentr caus compani leav brew market sell brew oper exist competitor remain nation brewer scottish amp newcastl bass carlsberg tetlei brew whitbread command uk beer market term suppli herfindahl hirschmann index hereinaft hhi describ market concentr uk beer market increas basi market share nation brewer hhi market moder concentr region brewer left market reduc number region brewer wholes result order sale nation brewer ti estat expect lead increas free trade greater role tradit wholesal tradit wholesal account distribut compar nation brewer domin wholesal sector share distribut similar share product region brewer requir servic tradit wholesal combin gener declin sale beer increas effici nation brewer wholesal result margin growth tradit wholesal sector pub sold nation brewer purchas retail pub chain region brewer gener pub chain wholes oper suppli directli brewer retail uk retail sale beer alcohol drink consumpt premis requir justic local law court licenc distinct class licenc oper full licenc person bui alcohol drink resid meal approxim full licenc issu pub remaind includ hotel wine bar restrict licenc condit bui drink custom resid meal cover privat hotel restaur club person member bui drink cover outlet jointli own member forc ownership pub order effect proport beer sold retail channel ti estat brewer manag estat brewer ti estat brew pub compani manag estat brew pub compani loan ti premis unti free premis overview beer sale volum data mmc report consid repres year data brewer licens retail associ hereinaft blra includ estim member gt tabl gt figur sale ti estat brewer includ ti purchas lesse cask condit beer tenant lesse nation brewer purchas discount landlord brewer figur includ purchas nation brewer tenant lesse guest beer supplier figur loan ti premis volum includ total volum loan ti pub oper bui supplier loan tie volum exce ti quantiti laid loan agreement part repres purchas excess loan ti quantiti figur includ free purchas loan ti pub oper supplier tabl idea throughput trade describ ownership situat premis note refer categori licens premis beer sold estim pub club restaur hotel wine bar full restrict licenc data order reduc restrict scope loan ti allow termin moment time tenant month notic order introduc guest beer publican trade loan nation brewer inform suppli blra specif survei undertaken appear usual period loan year averag actual length year brewer loan outstand end survei period start year loan enter repaid loan repaid period exceed loan made exist custom outstand capit written bad debt averag loan gbp type loan small gbp start period averag gbp end survei period made small free trade pub volatil hand larger loan larg volum outlet club averag gbp exclus purchas oblig specif quantiti beer estim made blra volum split small big loan number exclus big loan total trade volum percentag account exclus loan percentag total throughput relev premis account quantiti beer stipul loan ti inform proport loan publican pai back monei loan brewer exchang loan tie beer volum sold loan ti fallen coupl year year scale loan repay exceed loan competit brewer wholesal level major brewer guarante sale ti manag estat brewer compet suppli remaind market individu agreement free hous loan ti suppli agreement pub chain brewer ti minimum purchas oblig compet stock oblig competit paramet price brand strength brewer gain sale offer benefit promot support market entri brew level main hindranc entri level secur outlet suppli access distribut system entrant secur suppli free hous pub chain brewer estat part portfolio beer case nation brewer guest beer possess competitor brand hinder entri expans exist brewer import lager market nation economi scale advertis make small scale entri viabl difficulti involv small scale entri increas advertis spend nation lager brand increas substanti coupl year brand basi secur outlet reduc implement order ow reduct proport market subject ti emerg pub chain ti recit easier entrant enter suppli agreement chain individu pub easi set distribut system limit suppli wholesal depot brewer wholesal difficult reach individu retail outlet foreign produc beer lager chosen enter uk market enter exclus licens agreement exist nation brewer beer brew uk sold part nation brewer portfolio brand foreign lager market premium brand support substanti advertis spend whitbread conclud licens agreement interbrew stella artoi heineken lager export heineken murphi irish stout brand market entri retail level pub compet local broadli speak area local price type packag compris total pub offer facil ambienc price beer entri barrier retail market low signific presenc licens law prevent pub open law appli strictli uk result entri local difficult area uk licenc refus public order ground pub compani succeed open pub greenfield site recent year arrang pub tenant landlord histor pub mean tradit short term pub tenanc brewer retain respons fabric build fixtur fit tenant respons sell beer suppli landlord drink food mmc report pub tenant england wale provid secur tenur brought landlord tenant act mmc recommend long full repair mainten leas provid secur tenur abil assign leas offer agreement leas contract whitbread lesse whitbread make licens public hous fixtur fit lesse purpos carri busi public hous lesse pai rent whitbread agre purchas beer leas whitbread nomine sourc lesse sell trade fixtur fit furnitur effect stock termin leas whitbread lesse lesse allow exhibit sign premis whitbread consent provid lesse advertis good suppli whitbread nomine proport share good total turnov realis premis lesse place amus machin premis consent whitbread unreason withheld case year leas whitbread consent matter condit amus machin supplier select approv list qualif inclus machin supplier list accord object qualit criteria standard servic financi strength differ year leas standard leas case year leas lesse put premis fixtur fit good repair leas lesse liabl structur repair exterior decor ii lesse allow make alter whitbread consent case pre retir leas alter prohibit structur alter interior made whitbread consent year leas alter prohibit iii lesse allow assign leas year term thereinaft lesse wish assign requir whitbread assign nomine whitbread open market term assign leas brewer pre retir leas assign prohibit whitbread consent lesse widow widow year leas assign prohibit assign occur half year march august case lesse obtain premium assign assign month august whitbread inform premium achiev lesse oblig inform whitbread premium averag premium outlet gbp date year leas januari year leas circumst year consid inappropri unstabl local econom condit high level expenditur requir put properti full state repair refurbish premis year contempl leas enter septemb pre retir leas exist tenant annual agreement convert year leas year lesse wish retir industri year want ensur secur tenur retir leas enter beer tie lesse agre bui beer whitbread nomine except brand cask condit draught beer april bottl condit beer guest beer claus beer beer type set appendix schedul leas term trade type light pale bitter al scotland heavi special scotch al export premium al scotland al mild al scotland light pale al brown al strong al includ barlei wine bitter stout porter sweet stout lager export premium lager malt lager malt liquor strong lager diat pil premium low carbohydr beer low carbohydr lite beer type repres brand denomin beer list whitbread current price list lesse sell type beer type packag bottl can small contain draught form sale beer draught form customari satisfi suffici demand lesse custom parti make submiss comment issu remark type definit cover substanti beer type sold uk disput complain argu type gener distinguish composit appear tast relev criteria regul defin type beer complain refer differ cask condit beer beer ferment cask keg beer ferment cask type absenc refer differ specif type commiss recognis discern drinker tast differ cask condit keg version brand commiss necessarili impli specif type account differ definit beer type matter expert decid specif type origin agre respect feder brewer licens victual unit kingdom expert regard beer commiss accept definit workabl defin beer type uk parti brand build favour lesse consum local basi market decis nation brewer nation basi sale uneconom brand discontinu potenti detriment individu custom base illustr refer brand whitbread stop brew parti hoegaarden white beer licens belgian brewer interbrew whitbread form part whitbread price list list lager type leas free tie lesse consid hoegaarden white beer purchas coupl dozen wpp lesse whitbread type beer procedur leas beer invok lesse state face risk ti hous sold forc bui unfamiliar product rent rent paid quarterli advanc lesse repai premium paid landlord insur premis loss damag fire includ year open market rent premis expert fee ii loss justic licenc numer lesse submiss insur repai whitbread market rate similar coverag entitl contract whitbread build insur cover set guid lesse specif sum insur limit properti polici warranti polici render claim voidabl contrari pub insur packag addit whitbread manag claim process includ deal loss adjust replac build make rebuild pre damag state pass cost lesse full cost work cover insur insur charg lesse quarterli arrear penalti whitbread insur cover entir risk portfolio group build motor public liabil risk portfolio tender insur market result polici total premium commerci sensit disclos lesse whitbread requir rent review end year dai expiri term leas tie unenforc whitbread whitbread reduc tie review rent higher exist rent market rental premis relev increas date market rental defin parti agre current market rental sum determin arbitr submiss neg effect upward rent review hereinaft uorr turnov individu pub due local circumst recess countri oft report look issu oft discuss practic depart environ conduct major review uk commerci properti leas appear uorr widespread practic sort commerci properti peculiar pub leas uorr encourag properti invest predict flow incom estim absenc uorr level rent time entri leas higher compens increas uncertainti incom flow discount countervail benefit individu ti beer purchas compani individu free hous oper obtain unit kingdom discount beer purchas ti oper commiss assess net price differenti beer purchas whitbread price paid individu free hous oper whitbread ti lesse ii benefit grant whitbread lesse readili individu free hous oper excess whitbread contractu oblig lesse hereinaft countervail benefit start point assess oft report supplement investig commiss price differenti differ averag discount gbp barrel grant whitbread individu free hous oper client typic product mix discount grant wpp lesse includ actual discount cask al purchas lower wpp list price compar whitbread price list interest parti awar higher discount grant whitbread individu free trader tabl recit suppli copi offer made whitbread client disput individu case higher discount grant tabl base averag whitbread individu free hous oper client recit relev figur tabl result averag discount free trade minu discount grant wpp lesse parti make submiss question number account whitbread free trader reliabl basi price differenti respect note year client suppli purchas barrel addit level discount free hous purchas total barrelag similar averag barrelag purchas wpp lesse close averag comparison year import countervail benefit call rent subsidi benefit result comparison rent paid ti outlet properti equival cost paid free tie pub oper number methodolog calcul rent subsidi oft report identifi main method comparison averag pub estim properti divis balanc compar result mortgag payment rent brewer brewer return capit emploi pub estat compar estim normal return calcul differ ratio rent turnov ti estat estim ratio rent turnov free tie outlet method oft report oft data method commiss methodolog allow commiss build work oft yield obviou economi procedur practic rent subsidi calcul subtract actual rental incom ti estat turnov ti estat assum rent unti outlet turnov arriv rent subsidi barrel rent subsidi divid total number barrel sold estat calcul rent subsidi shown tabl assumpt made estim total turnov ti estat calcul basi rent paid equal turnov figur stem intern whitbread document prepar rent rent review negoti sampl pub chosen commiss offici whitbread inform commiss averag rent turnov ratio entir wpp estat year data relat total whitbread leas pub basi figur rental incom barrelag sold suppli whitbread year data relat pub notifi agreement basi figur rental incom barrelag sold suppli whitbread estim made commiss basi inform lesse rent turnov altern averag calcul commiss result submiss smaller number lesse rent turnov ratio lesse present argument methodolog commiss calcul averag rent turnov ratio wpp ti estat trade feder state submiss royal institut charter surveyor uk lead author commerci properti recommend rent full repair insur commerci leas freehold brick mortar whitbread lesse state wide econom rent averag public hous free tie half twelv half cent turnov account comment notic consid practic rent determin basi cent divis balanc mean net profit alleg assumpt rent properli base percentag turnov fals assumpt free tie rent base cent turnov fals consid total rent impos whitbread leas rent cost discount deni wet rent result lesse disadvantag financi commiss disput fact actual rent review negoti place compani prospect lesse basi shadow profit loss account take account perform achiev compet lesse market sector site trade product sale mix ti product procur term size condit properti complex oper number bar explain whitbread lesse prior rent negoti detail recent publish code practic contractu rent negoti parti automat determin basi cent divis balanc result open competit market parti negoti rent typic divis balanc purpos current assess describ individu rent negoti make compar analysi averag rental level part market advantag rent turnov ratio analysi compar conceiv methodolog base differ averag rent divis balanc comparison methodolog base fewer estim variabl paramet estim made cost structur pub work rent turnov regard result method unusu find averag free tie rent percentag turnov estat cent averag divis balanc cent import remain variabl commiss methodolog cent rent turnov ratio free tie rent commiss reli fact gerald ev charter surveyor hereinaft gerald ev letter march whitbread report januari estim ti free tie rent valuat date novemb sampl public hous countri found aggreg free tie rent higher aggreg ti rent anticip relationship ti free tie rent broadli similar march gerald ev christi amp surveyor valuer agent hereinaft christi decemb differ rent turnov ratio express percentag gross turnov exclud vat ti free tie pub gerald ev christi brewer free tie review free tie rent cent addit inform brewer expert opinion averag rent sector gener cent averag compet oper net profit remain cent attribut tenant case cent attribut tenant produc inadequ live tenant lower percentag convers outlet discount level profit higher rent excess cent uncommon cent upper end scale find confirm fact present oft free hous pai percentag point turnov rent ti tenant brewer free trade rent equival amount cent turnov enabl oft report base methodolog calcul rent subsidi differ paid actual rent ti lesse estim cent cent turnov commiss consid reason set rent turnov methodolog assess rent subsidi ti tenant whitbread estim averag benefit profession servic lesse relev year multipli total number pub notifi agreement except year data wpp pub divid number barrel suppli hous whitbread methodolog support estim consist calcul cost whitbread servic provid free charg lesse manag resourc area manag properti surveyor leas manag cater manag cost mark doubl replic cost individu free trader sum deduct doubl cost whitbread sale execut individu free trade oper methodolog estim annual whitbread manag dai spent support lesse instanc year estim benefit lesse set gbp man dai area manag monthli busi dai time visit quarterli even visit train session develop work properti manag reflect annual properti inspect develop work legal type properti advic manag consid benefit pub averag addit man dai cater advic food orient pub reflect monthli visit formal train session wpp subsidi cost train market cater relat servic provid lesse includ estim whitbread estim subsidi cost year equal gbp benefit wpp lesse comment law professor state manag time spent activ effect decreas cost ti tenant effect decreas whitbread cost increas turnov return invest argu cost ascrib ti tenant view reiter repli lesse repres indic primari role busi develop manag polic beer tie leas oblig lesse point profession advic conflict interest whitbread lesse cellar servic receiv whitbread excel qualiti state free trade whitbread client receiv good servic reaction observ explain basi calcul total cost personnel provid servic whitbread consid proport time spent employe work directli interest lesse import function respect busi develop manag hereinaft bdm properti function percentag proport time support lesse inform support detail actual bdm visit period januari novemb pub commiss offici select rent subsidi calcul recit quarterli annual time survei properti function exampl submit time sheet job descript lesse face function wpp lesse comment train provid state train cost gbp particip averag deleg session margin cost cover cours cover free charg local council institut subsidi cost train account calcul profession servic benefit whitbread oper polici subsidis train cover core element run pub induct programm attend prior take pub last dai rang dai workshop averag number particip workshop averag charg gbp aim recov proport cost venu materi lesse busi tutor hous expert extern consult whitbread disput health safeti food hygien train lower cost pub specif whitbread disput vast major workshop lower cost extern time pub capit develop rang train cover custom care food hygien merchandis chalk board provid free lesse staff commiss consid basi consider relat profession servic methodolog present whitbread give indic profession servic grant wpp lesse compar profession servic grant individu free trader repres reason estim commiss recognis comparison cost involv methodolog accept doubl cost achiev estim price servic free market reason regard methodolog refer made percentag recit support documentari evid order reduc margin error commiss base assess countervail benefit slight reduct benefit whitbread amount benefit reduc relev gbp barrel figur profession servic tabl adapt calcul procur benefit whitbread suppli support lesse multipli total number pub notifi agreement divid number barrel suppli pub methodolog whitbread consist calcul advantag pub major food outlet limit food outlet food outlet arriv averag instanc year averag gbp procur benefit offer free trade client whitbread offer period consider whitbread support figur food food pub suppli detail inform individu item procur benefit exist estim detail provid item ga insur credit card glasswar crisp nut frozen food water save devic mix ga lpg butcher washroom servic pest control lesse comment issu procur benefit repres whatsoev busi term gener minim rang gbp barrel recent year respond specif item advantag refer specif item obtain cheaper lesse point similar scheme free trader lesse altern le routier lesse refer scheme local victual associ scheme privat profit make organis offer bulk purchas advantag member supplier figur wpp list privat compani list wpp discount case lesse refer le routier gave detail whitbread le routier offer bulk purchas restrict membership annual fee purchas term offer limit whitbread understand supplier report low level uptak sale lesse benefit negoti put place manag hous provid uniform account compani offer leas estat lesse benefit interest lazi lesse bother conduct negoti whitbread major term offer lesse negoti back whitbread manag busi contract advantag view substanti busi arrang whitbread wpp secur advantag term lesse separ negoti wpp supplier requir profil busi individu leas hous whitbread manag estat view factor debt administr individu order size deliveri frequenc wpp request supplier demonstr lower price appli appli manag estat specif comment lesse bulk purchas relat directli procur benefit lesse comment recent purchas ic maker glass washer cheaper price wpp list lesse recognis wpp advis product good standard advic consid benefit product wpp list account calcul base select import offer lesse refer pound form discount offer whitbread purchas ti cask condit al discount paid settl trade account compens air mile consid procur benefit case lesse provid detail rate obtain verif actual wpp offer shown offer credit debit card refer lesse ident wpp offer commiss recognis negoti individu term supplier offer wpp case item fact interest lesse refer point base negoti rate larg estat start price discuss advantag evid item list cheaper altern firm market virtual imposs compar wpp offer altern individu quot supplier view number area impact true supplier offer qualiti good servic detail term comparison supplier commerci concern awar confidenti term market place rang term account size time involv research market geograph avail supplier confid problem resolut methodolog calcul procur benefit compar wpp term wholesal list price supplier reflect benefit individu lesse receiv activ seek improv term servic bought publish price list commiss accept signific proport lesse activ cheaper deal import cost item oper pub hand larg number lesse wpp offer frozen food insur bulk lpg credit debit card glasswar ga extrem volatil market crisp nut wpp publish price view supplier sensit lpg estat potenti account butcher primarili concept hous washroom servic dozen prevent pest control major usag call basi specif record supplier addit refer made result recent survei lesse bui guid respons gave mark gave gave mark gave lowest mark lesse gave repli commiss consid basi consider relat procur benefit reduct made benefit calcul whitbread repres notic order account fact state recit signific proport lesse activ cheaper deal list price quot supplier view refer recit uptak satisfact addit fact avail list supplier proven track record whitbread larg manag estat benefit addit discount offer reduct moder order reduc margin error commiss base assess countervail benefit reduct benefit whitbread notic relev gbp barrel figur procur benefit tabl adjust benefit attribut capit expenditur carri exist lesse calcul subtract expenditur addit incom whitbread expect year result expenditur addit incom consist averag rent increas expenditur multipli number project multipli lesse benefit capit expenditur detail total invest made whitbread rent increas result wpp invest rent increas rest leas year durat year methodolog full benefit invest back whitbread end leas lesse wpp polici capit invest gbp annual rent increas expenditur invest gbp increas figur present lesse capit expenditur confirm polici lesse rent increas percentag higher invest aim increas consumpt drink correct rent increas longer year benefit invest lesse end leas lesse england wale secur tenur landlord tenant act recit whitbread premis purpos result methodolog consist altern methodolog calcul countervail benefit element capit expenditur altern refin consist reduct averag rental increas post tax posit rental payment tax allow discount cash flow methodolog calcul cost lesse rental payment time compar upfront invest cost whitbread modest discount rate averag lesse tax rate relev benefit barrel tabl extend year dilut benefit barrel period cover rest leas durat case longer rest leas durat lot invest altern benefit lesse perspect base project complet wpp design east area march septemb data wpp spend averag gbp estim expenditur lesse averag gbp estim post rent lesse profit increas averag gbp lesse return invest rate averag averag increment profit compar normal return lesse invest arriv averag benefit gbp relat averag wpp spend sampl actual averag result averag lesse countervail benefit gbp annum take year period measur profit produc profit barrel consist tabl result assess price differenti countervail benefit shown tabl gt tabl gt addit quantifi countervail benefit whitbread circumst relat lesse person busi condit agre hundr case lesse surrend leas limit number case whitbread agre reduct rent partnership element fact rent paid lower free tie rent support claim ti lesse face risk return situat differ free trader ii legal assess articl relev market relev product market relev product market includ principl good servic perceiv consum ground characterist price intend purpos interchang court justic state delim judgment relev market primarili defin basi natur econom activ question case sale beer beer sold retail channel premis sale consumpt drink consum point view sector compris public hous restaur distinguish retail sector ground sale beer public hous sole consist purchas product link provis servic beer consumpt public hous essenti depend econom consider specif natur public hous trade born fact breweri organis specif distribut system sector requir special instal price charg sector gener higher retail price german procedur languag version judgment term quot schankwirtschaften quot french version work languag court term quot café quot view specif licens system uk section distinct class licenc recit form relev product market public hous restaur respect refer made recit notic regul state concept quot premis sale consumpt drink quot cover licens premis purpos privat club includ understand outlet includ restrict licens common featur drink purchas consumpt premis import servic element provid commiss recognis beer price club decemb prevail pub lower charg pub reflect larg extent fact club oper profit basi remain case view servic element price club excess price beer supermarket specif distribut system trade includ club special instal draught dispens brewer beer list price oper loan ti refer market distribut beer premis sale consumpt drink trade market held delim judgment find affect fact overlap trade retail sale competitor make brand reput order gain access market constitut premis sale consumpt drink relev geograph market object competit condit suppli demand suppli beer trade vari consider part commun court justic note delim judgment paragraph beer suppli agreement enter nation level appli commun competit rule agreement account uk market beer distribut premis sale consumpt drink uk market distinct beer market member state view order recit high consumpt draught beer recit presenc pub manag compani recit pub licens regul recit varieti type al offer recit agreement undertak whitbread lesse undertak mean articl individu leas form similar standard leas whitbread lesse agreement mean articl restrict effect competit princip restrict descript natur princip restrict beer suppli agreement leas gener qualifi refer exclus purchas oblig gener back competit oblig claus formul leas recit tenant purchas whitbread nomine person firm beer except guest beer claus requir sale premis practic brewer free add replac delet actual brand type compani price list exclus purchas oblig tenant sell expos sale premis bring premis purpos sale beer type beer suppli whitbread nomine beer packag bottl can small contain ii draught form sale beer draught form customari satisfi suffici demand lesse circumst competit oblig note explicit competit oblig regard type beer exclus purchas oblig formul includ implicitli competit oblig refer gener word beer exclus purchas oblig lesse preclud accept offer contract good supplier competit lesse brewer beer wholesal offer brand preclud restrict intra brand competit explicit implicit competit oblig type beer prohibit lesse purchas brand type produc beer restrict inter brand competit contractu provis purchas type impos administr constraint lesse effect restrict abil offer type premis claus lack restrict effect competit restrict effect identifi natur restrict competit brought network brewer leas restrict effect retail supplier relev market demonstr case brasseri de haecht wilkin court justic held effect beer suppli agreement assess econom legal context occur combin cumul effect competit assess step effect network uk judgment cumul effect similar agreement constitut factor ascertain competit prevent restrict distort cumul effect similar network purpos assess measur degre foreclosur uk trade market measur hindranc opportun produc beer nation foreign reach trade market independ result cumul effect brewer network word assess relat opportun open brewer reach final consum competit condit defin independ brewer question whitbread notifi leas order obtain exempt effect date agreement enter assess back year introduct year leas foreclosur result brewer network form vertic integr uk brewer retail level vertic integr take form manag hous properti ti hous network includ vertic agreement level directli retail outlet loan ti wholesal level ty suppli agreement agreement exclus purchas oblig minimum purchas oblig stock oblig tradit wholesal brew pub compani brewer wholesal function tabl recit sale properti ti manag hous brewer repres sale trade loan ti foreclos trade market year limit situat uk trade beer market prior order data consid repres year order fulli implement situat start chang compar previou year estim consumpt beer uk trade occur ti outlet year year kind data brewer properti ti manag hous account volum throughput loan ti account unidentifi part volum loan ti suppli subject legal bind commit part retail bui volum ty brewer recit bind commit cover trade volum throughput conclus uk brewer tie directli maximum extent volum throughput uk trade market offer direct opportun independ access brewer direct retail level argu order made termin loan tie month notic ti longer regard hinder opportun access commiss accept independ access loan ti outlet question exclud unidentifi number exclus loan tie agreement volum cover exclus loan ti possibl brewer reach directli final consum competit condit defin independ brewer question limit commiss recognis order make easier termin loan tie averag durat year contractu relationship temporari brewer want enter independ loan ti premis offer individu pub oper financ pai back loan loan tie competit brewer restrict qualiti direct price beer requir brewer offer loan ti addit remark independ entri loan ti premis make sens brewer offer type beer typic offer pub retail public total financ cost loan recoup sale brand limit number brand disput ti volum offer indirect access brewer properti loan ty brewer wholesal prepar suppli ti outlet beer brewer assess foreclosur focus opportun independ access brewer result horizont cooper actual competitor cooper limit level inter brand competit brewer question ty brewer brewer beer outlet ty brewer interest addit direct manag leas hous loan ti ti uk brewer retail outlet refer made brew pub compani properti ti manag hous estim account ty suppli agreement pub compani brewer percentag includ volum throughput inntrepreneur pub compani limit spring estat limit alli domecq retail bui beer requir estat nation brewer includ estim nation brewer suppli subject contractu restrict pub compani conclud maximum uk trade volum account ty restrict brewer bundl ty agreement uk brewer consider effect opportun gain independ access uk trade beer market factor court justic held confirm abovement delim judgment effect network exclus purchas agreement factor pertain econom legal context agreement apprais factor account instanc relat opportun access condit competit forc oper relev market opportun access paragraph delim judgment refer real concret possibl competitor penetr bundl contract acquir breweri establish market network sale outlet circumv bundl contract open public hous purpos regard legal rule agreement acquisit compani establish outlet minimum number outlet econom oper distribut system presenc beer wholesal ti produc activ market factor capabl facilit produc access market make wholesal sale network distribut beer easi open substanti number pub coupl year view licens law recit activ trade uk pub substanti number pub sold singl deal remark invest born competitor acquir network sale outlet open public hous consider fact involv chang focu brewer uk retail requir addit horizont link uk brewer provid type beer retail outlet offer competitor foreign competitor tend offer individu brand rang type beer common uk direct takeov uk brewer ti estat foreign brewer occur time recent year case foreign brewer divest interest dutch brewer grolsch ruddl australian brewer foster courag addit small role plai tradit wholesal distribut beer uk recit make difficult foreign brewer brewer enter market independ case foreign breweri licens major uk brewer brew distribut product uk gain access public hous distribut facil free hous circumst uk brewer strong influenc posit market advertis foreign brewer brand commiss accept increas import retail sale volum outlet oper brew pub compani offer theoret increas possibl brewer gain access uk trade beer consum lot easier newcom market conclud agreement pub compani newcom brand gain access pub network prefer conclud agreement individu outlet state recit concret open segment market estim accur addit brewer wish suppli pub compani distribut facil organis distribut recit competit forc market uk brew industri process concentr recit demand beer trade market continu declin remain static recit increas advertis expenditur support singl brand sunk cost incent foreign brewer enter licens agreement final possibl build reput trade beer market gain access trade market limit uk european countri view fact trade repres total beer sale recit conclus delim test conclud examin ty agreement includ limit beer suppli agreement enter factor relev econom legal context uk trade market show brewer ty agreement todai basi recent inform cumul effect consider hinder independ access market nation foreign competitor signific contribut assess court explain paragraph delim judgment extent agreement enter breweri question contribut cumul effect produc respect total similar contract found market commun rule competit respons effect close market attribut breweri make appreci contribut thereto beer suppli agreement enter breweri contribut cumul effect insignific fall prohibit articl assess extent contribut made breweri question case whitbread brewer total ti network includ limit exclus purchas oblig inher competit oblig leas assess word network delim judgment make signific contribut seal effect brought total brewer ty agreement econom legal context consider effect network whitbread find restrict effect network appli equal constitu beer de minimi notic whitbread small brewer defin notic produc hl market share uk trade market standard year leas longer maximum year notic individu assess court rule delim judgment extent contribut made individu agreement depend posit contract parti relev market durat agreement paragraph judgment court held positiion determin sole market share held breweri group belong number outlet ti group relat total number premis sale consumpt drink found relev market durat court durat manifestli excess relat averag durat beer suppli agreement gener enter relev market individu contract fall prohibit articl breweri small market share ti sale outlet year make signific contribut seal market breweri strong market posit regularli releas sale outlet shorter interv german ic cream case court instanc assess signific contribut compani question refer strong posit occupi compani concern relev market market share cfi base primarili broader concept market share assess contribut brewer account posit relev market contribut ty arrang foreclosur durat restrict agreement standard agreement assess contribut brewer take account manag estat brewer part fall articl concern agreement independ oper notifi agreement part brewer network import due account foreclosur result manag estat nation brewer total number properti ti limit order number brewer free choos oper hous tenanc leas agreement manag hous brewer possibl offer time leas agreement manag hous end leas brewer turn leas hous manag hous segment ti network whitbread whitbread loan ti amount beer wholesal partner oblig bui exclus minimum purchas stock compet recit commiss precis data channel assess brewer role market account market share uk trade market share relat uk beer product market pub oper tenanc leas own whitbread leas own account total number licens premis account tabl recit trade volum properti ti part account whitbread ti sale commiss data includ loan tie sale account uk trade market volum ti part properti loan manag account half whitbread total sale trade market share signific ti market share ad wholesal partner ti recit regard durat segment whitbread ti network understood hous whitbread own principl lock compani case manag hous leas hous end short long term leas oper ti basi addit import notifi leas year leas longest uk whitbread loan ti averag year conclud whitbread ti sale notifi agreement part contribut significantli foreclosur uk trade market exclus purchas oblig competit oblig leas restrict effect competit restrict effect competit restrict descript leas claus argu respond notic restrict effect competit put premis fixtur fit good repair case year leas oblig standard leas premis fulli licens public hous restrict assign recit sell trade fixtur fit furnitur effect stock termin leas whitbread lesse place amus machin consent whitbread avoid advertis good suppli undertak higher proport share good total turnov realis premis hereinaft advertis claus evalu claus consid object effect restrict competit market claus regard amus machin restrict view influenc amus machin charact premis advertis claus fall foul articl relev market distribut beer regard neighbour market suppli good licens premis uk beer drink crisp amus machin claus restrict leas absenc exclus purchas oblig competit oblig suppli product restrict competit market consid exist appreci extent mere imposit advertis claus regard suppli beer advertis claus object limit advertis beer suppli undertak beer whitbread lesse entitl pursuant leas bui undertak guest beer beer type brand beer type uk consum requir specif spot advertis letter claus make advertis product imposs claus requir advertis proportion turnov good definit virtual good commiss possess inform advertis claus strictli appli contrari whitbread confirm letter date octob whitbread enforc claus relat compet product intent enforc immedi appar fact lesse freedom advertis promot market market mix choic chosen busi plan confirm lesse submiss receiv promot support guest beer supplier whitbread oppos materi pub circumst advertis claus consid appreci restrict competit effect trade member state reason effect exclus purchas competit oblig leas question elimin freedom lesse stock offer sale consum beer compet supplier supplier imped irrespect geograph locat origin good gain access premis concern conclud specif agreement whitbread restrict effect level trade beer lower level case opportun foreign supplier establish independ uk trade beer market affect ty agreement includ exclus beer suppli agreement protect substanti part uk market direct competit compet good origin member state note recit foreign produc chosen enter uk market enter licens agreement exist brewer includ whitbread gain access trade network leas affect trade member state appreci exclus purchas competit oblig infring articl affect competit trade member state appreci extent quantif restrict effect cumul network factor contribut foreclosur uk trade beer market signific contribut made whitbread network effect laid recit demonstr appreci natur restrict competit trade member state respect uk trade beer market conclus exclus purchas competit oblig leas fall foul articl introduct leas articl regul eec regul court confirm delim judgment paragraph articl regul requir exclus purchas oblig part resel relat sole beer beer drink agreement purpos requir prevent supplier unilater extend scope exclus purchas oblig beer suppli agreement refer product cover exclus purchas agreement list product unilater alter supplier satisfi requir enjoi protect articl court conclud paragraph condit applic articl regul satisfi drink cover exclus purchas term list text agreement state set price list breweri subsidiari amend time time standard leas provid specif beer tie type whitbread add delet substitut brand beer suppli lesse amend content price list time time beer specif beer tie type whitbread unilater extend scope exclus purchas oblig fulfil condit articl requir specif brand denomin reason standard leas fulfil condit regul individu exempt improv distribut gener consider beer suppli agreement gener lead improv distribut make significantli easier establish modernis maintain oper premis sale consumpt drink recit regul true brewer supplier integr vertic lesse let premis agre rent whitbread standard leas view restrict uk licens system method provid mean lesse oper premis low cost entri newcom trade market distribut beer system brewer uk independ busi person oper licens properti own brewer increas option entri market properti ti hous half hous manag manag pub own brewer pub compani own pub loan ti total free incent resel exclus purchas competit oblig devot resourc dispos sale contract good gener lead improv distribut contract good word state recit regul agreement lead durabl cooper parti allow improv maintain qualiti contract good servic consum sale effort resel long term plan sale cost effect organis product distribut pressur competit product make oblig undertak involv determin number charact premis sale consumpt drink accord wish custom regard long term durat exclus oblig compet claus contain leas note special rule appli case premis sale consumpt drink supplier resel respect refer made articl state exclus purchas oblig ban deal compet product titl impos resel period resel fact oper premis basi long term durat exclus oblig compet claus contain leas constitut obstacl exempt exclus oblig compet claus specif tie type consid enabl practic oper exclus beer suppli arrang uk specif provid regul specif tie type make easier introduc brand foreign brewer price list requir consent tenant case view larg number beer suppli whitbread lesse frequenc whitbread add substitut beer price list includ foreign brand import view high percentag beer sold uk draught beer pub foreclosur maximum uk trade uk brewer foreign brewer find difficult penetr uk market independ note case tenant posit add brand brewer allow prohibit sale lesse brand type outlet compet claus exempt articl regul tenant posit affect posit neg level foreclosur uk trade beer market correct lesse forc bui unfamiliar product whitbread sell ti hous compani chang take place overnight consider impact turnov relev hous individu lesse concern competit point view contractu structur offer circumst opportun increas entri brewer nation foreign chang take place gradual basi detriment impact individu lesse posit respect note gradual chang brand portfolio occur declin market order chang consum prefer account long term commerci interest owner ruin profit newli own premis offer brand custom interest price differenti commiss consid appreci price differ face ti lesse assess advantag materialis price discrimin import element econom justif exempt exclus purchas agreement place possibl discrimin facilit exclus purchas agreement durat agreement purchas unlik client produc altern legal sourc brewer decid cash leverag vi vi ti custom regard condit improv distribut commiss consid face appreci net price discrimin face difficulti compet level plai field improv distribut result agreement maintain theoret structur inhibit outweigh longer term anti competit featur agreement idea price discrimin incompat articl express regul recit point case agreement satisfi condit regul effect incompat articl treati commiss withdraw benefit exempt circumst laid articl regul includ unjustifi price discrimin relev consider standard leas context uk trade beer market lesse face unjustifi price differenti posit compet level plai field busi condit similar profit unprofit impact advers effect profit moment enter newcom market consider period time oper busi mean lesse unabl competitor make beer price discount pass part final consum lower temporarili perman price sell beer invest total pub offer kitchen toilet famili facil lead condit equal loss competit lesse client receiv offer price pub unjustifi price discrimin appreci neg impact competit lesse affect apprais lack improv distribut signific last consider period time estim level discount take account justif tradition found uk trade market mid mmc report individu free hous receiv discount signific natur date period standard leas situat alter group purchas receiv discount substanti higher level grant ti lesse look detail oft report higher discount oper uk trade market agreement similar exclus purchas oblig whitbread trade wholesal pub manag compani brewer individu free trader discount grant wholesal manag hous pub manag compani brewer averag higher grant individu free trader direct competitor ti lesse brewer manag pub manag hous pub compani loan ti hous free trade oper club limit extent direct competitor ti lesse view restrict access enabl bui beer cheaper ti lesse competitor free trade oper loan ti suppli club includ whitbread data discount free trade oper directli purchas beer market term whitbread group consid refer group group supplier appli favour price resel bound exclus purchas oblig compar resel level distribut ital ad tabl recit price differenti price paid ti lesse wpp list price minu discount cask al purchas averag price paid individu free trade oper increas year view increas discount grant individu free trader countervail benefit whitbread argu relationship lesse judg refer price lesse pai busi relationship account order judg lesse surviv market place improv distribut argu commiss accept argument impli inher difficult comparison hand quantifi price differenti hand qualit aspect busi relationship descript call quantifi countervail benefit recit reflect difficulti involv quantif view argument support methodolog benefit factual inform back result item commiss consid result conclus tabl reason instrument commiss decid discretionari margin appli articl practic oper standard leas bring improv distribut assess condit articl retroact exempt request commiss make assess retroact period evalu time condit articl fulfil commiss consid view standard natur notifi agreement cover hundr individu agreement intrins complex data limit avail data base annual reason limit assess condit articl fulfil year year assess appar tabl year onward price differenti offset quantifi countervail benefit averag lesse assess busi relationship whitbread posit compet level plai field free trade counterpart year price differenti total offset countervail benefit shortfal gbp gbp barrel commiss consid figur suffici warrant conclus averag ti lesse face year signific handicap capac compet view base fact figur repres beer price exist unquantifi countervail benefit risk face ti lesse compar free trader recit commiss conclud durat standard leas argument support conclus improv distribut gener term obtain conclus support fact period incorpor longest recess uk economi percentag bad debt whitbread lesse averag time whitbread individu free trade client standard leas includ ty restrict contribut improv distribut uk trade beer market benefit consum regard gener benefit creat ti leas recit regul consum benefit improv ensur suppli good satisfactori qualiti fair price condit choos product manufactur addit gener refer note properti ti creat incent brewer invest maintain invest outlet small econom run brewer manag system mean maintain pub close fail attract invest made wpp lesse continu avail outlet improv facil invest clear benefit consum evid properti ti brewer consid contribut benefit long term oper hous endang word market circumst price differ differ broadli offset specif benefit case whitbread regard specif tie type commiss note period whitbread averag introduc draught beer brand leas public hous year brand includ al fuller london pride green king ipa adnam whitbread made whitbread bottl beer includ budweis hoegaarden grand cru leff blond commiss conclud consum benefit oper leas indispens restrict exclus purchas oblig compet claus indispens advantag produc beer suppli agreement note recit recit regul advantag secur extent degre certainti note specif beer tie type indispens eas introduct brand ti network brewer uk trade beer market recit possibl elimin competit respect substanti part market question evid whitbread elimin competit substanti part market account uk trade beer market take account fact uk trade market beer foreclos parallel network brewer agreement whitbread notifi agreement lead elimin competit respect substanti part uk trade beer market conclus standard whitbread leas beer tie exclus purchas competit oblig fulfil condit articl relat articl bavarian lager compani lesse sign standard repli recit footnot commiss grant retroact exempt commiss establish posit articl ec treati procedur guest beer claus basi metro judgment argu improp exercis commiss power articl permit retroact exempt bless competit rule consid clear breach articl compat guest beer law articl irrelev articl purpos decis pursuant articl respect agreement incorpor april guest beer claus cask condit beer prejudic final judgment articl matter regul exempt agreement member state brewer landlord grant similar guest beer claus brewer landlord impos compet oblig brand beer type brand ti agreement inclus guest beer liberalis allow regul give rise concern commun competit law articl issu irrelev reason state commiss refer issu notic notic complet commiss publish addendum extend deadlin submiss request bavarian lager compani interest parti entitl submit observ explicit point mention notic pursuant articl point relev retroact natur durat exempt standard leas agreement sens articl regul parti thereto undertak member state agreement relat import export member state articl regul agreement date decis pursuant articl take effect earlier date notif court held judgment fonderi roubaix fact product involv agreement assess previous import member state agreement regard relat import mean articl regul applic articl exclud view brand wpp price list import unit kingdom found standard leas fulfil condit articl date introduct notifi agreement market januari decis appli januari pursuant articl regul exempt issu limit period whitbread larg tenant estat continu enter standard leas durat year commiss consid long term exempt period decemb enabl whitbread decis invest estat subject reason level legal certainti commun competit rule adopt decis articl provis articl treati pursuant articl declar inapplic individu leas agreement standard form year leas pre retir leas year leas exclus purchas competit oblig beer tie decis appli januari decemb articl decis address whitbread plc chiswel street unit kingdom london ec sd brussel februari commiss karel van miert member commiss oj oj licens premis licens sell alcohol beverag consumpt premis oppos licens premis supermarket licens premis consumpt oj oj barrel equal hectolitr hectolitr equal barrel uk govern extend scope allow bottl condit beer april bavarian lager compani compani complain european commiss cask condit guest beer claus breach articl treati comment observ notic footnot compani request footnot mention bottl condit chang result procedur uk breach articl regard whitbread notic compani request commiss publish addendum effect deadlin observ commiss precis inform market share uk brewer estim hhi brewer reach mark market consid highli concentr defin mmc report brewer busi necessarili wholli concentr singl region uk number region defin take number own pub product volum smallest region mmc report benchmark licens system slightli scotland public estim number pub call guest beer legal definit guest beer refer purchas cask condit beer supplier recit limit number reason owner pub outlet purpos manag hous case lesse receiv compens fix law parti negoti agreement absenc agreement uk court renew agreement similar term exist agreement except rent durat exce year articl recit commiss notic commiss regul eec eec applic articl treati categori exclus distribut exclus purchas agreement hereinaft notic regul oj inform readili detail previou year challeng complain state major supplier household name licens trade readili trade directori regard refer trade directori note directori firm list indic whatsoev qualiti servic recognis supplier household name licens trade firm main benefit lesse receiv discount offer base negoti rate whitbread manag estat modest requir rate return invest uk excess case period case financi year februari averag reduct rent case unit brand ecr paragraph case stergio delim henning bräu ecr paragraph extract stat mr survei retail price submit nation brewer oft footnot paragraph footnot paragraph paragraph delim judgment exclus beer suppli agreement object restrict competit mean articl ascertain effect prevent restrict distort competit case ecr footnot paragraph regard competit polici main paramet call line paramet posit brand includ price gener market polici advertis concept nation advertis promot oppos line point sale relat market intrins link loan tie actual volum purchas deni evid link inabl brewer dissoci intern account access exclud practic multipl exclus loan exclus suppli agreement inntrepreneur spring estat end march alli domecq estat decemb averag sale price privat freehold uk pub gbp sourc fleuret footnot paragraph penultim sentenc paragraph oper part judgment court instanc point case amp langnes iglo schöller ecr ii ii paragraph hereinaft german ic cream case network similar agreement conclud produc assess effect network competit appli individu agreement make network paragraph notic regul oj sentenc paragraph oper part judgment footnot paragraph schöller paragraph langnes iglo paragraph notic regul footnot commiss decis eec moosehead whitbread oj recit footnot underli agreement conform articl articl regul applic favour price condit sale object justifi reason articl regul refer possibl articl read conjunct articl regul lesse bui beer brand type suppli agreement offer consum possibl equal maintain standard leas procedur type concept signific contribut foreclosur market case metro commiss ecr case fonderi roubaix société nouvel de fonderi ecr paragraph