Securing planning permission for industrial or commercial spaces can be a tricky task.
If you need planning permission to modify, rebuild or extend a commercial building (as defined by the Use Class Order), then understanding the process in its entirety is crucial for success.
Read on to learn about the process, its nuances, and potential pitfalls.
The Planning Permission Process
First off, it’s important to mention that you may not need planning permission at all.
Permitted Development Rights (PDRs) enable modifications or extensions to commercial buildings without explicit planning permission and cover:
- Some changes of use between commercial properties can be carried out under PDRs, such as converting office space (Class B1(a)) to residential (Class C3), subject to prior approval.
- Certain minor extensions and alterations to commercial buildings, such as small-scale office extensions or modifications to shopfronts, can be carried out under PDRs, again subject to specific criteria and prior approval.
Even when PDRs are a factor, the planning process for commercial buildings typically begins with a pre-application consultation with the local planning authority.
During this consultation, you’ll discuss your proposed workspace design and how it aligns with local development plans.
Following the consultation, you’ll need to submit a formal planning application (if PDRs don’t apply). This includes detailed plans, elevations, and a design and access statement.
For larger projects, you may need to provide an Environmental Impact Assessment.
Once You Submit Your Application
Once submitted, your application enters a validation phase, usually lasting 1-2 weeks.
If deemed valid, it moves to the public consultation stage, which lasts 21 days and allows local residents and businesses to comment on your plans.
During this time, objections often arise, particularly if your development might impact traffic, parking, or the local environment.
The decision-making process typically takes 8-13 weeks, though complex applications can take longer.
If approved, you’ll receive a decision notice outlining any conditions attached to the permission.
Commercial Building Regulations
Alongside planning permission, your project must comply with building codes for commercial buildings.
The Building Regulations 2010 set out the minimum standards for design, construction, and alterations. Key areas include:
- Part A (Structure): Ensuring the building is structurally sound
- Part B (Fire Safety): Implementing adequate fire prevention and escape measures
- Part L (Conservation of Fuel and Power): Meeting energy efficiency standards
- Part M (Access to and Use of Buildings): Providing suitable access for all users
Recent updates to these regulations have emphasised energy efficiency and fire safety, particularly in the wake of the Grenfell Tower tragedy.
Overcoming Common Obstacles
Ultimately, the obstacles you’ll encounter vary widely with the project itself.
For larger projects, common concerns include increased traffic, noise, or changes to the area’s character.
Another common issue is the environmental impact, particularly on protected species or habitats. If your site includes or is near such areas, you may need to commission ecological surveys and potentially modify your plans to protect wildlife.
There are also numerous additional regulations for developments in conservation areas or involving listed buildings.
Timeframes and Costs
For straightforward applications, the entire process, from initial consultation to receiving permission, typically takes 3-6 months.
However, large or complex projects can extend to a year or more, especially if appeals are involved.
Costs vary depending on the project’s scale and complexity. In addition to the application fee, you should budget for professional fees for architects, planning consultants, and lawyers.
Fees alone can run into tens of thousands of pounds for a medium-sized commercial development.
Expert Tip: Always factor in a 10-15% contingency budget for unexpected costs or required plan modifications.
The Bottom Line
Planning permission for commercial buildings can be complex, but the process has largely relaxed over the years.
Moreover, remember that each local authority may have specific requirements, so always check with your local planning department for the most up-to-date information.
If you need expert guidance on planning permission for your corporate space, you’re in the right place.
Spaceway specialises in optimising commercial and industrial spaces while ensuring compliance with all relevant regulations.
Our team can guide you through the planning process, help with workspace design, and ensure your project meets building regulations.
Contact Spaceway today to start your project and benefit from our extensive experience creating efficient, compliant corporate spaces.