A Guide to the UK Planning System
Introduction Planning permission is often required to change the use of an existing property and for developments to property and land. Most physical alterations or expansions to premises will need planning permission from the local authority planning department in the area where the work is being carried out. This permission must have been received before the change of use commences, or the building or development work is started.
The planning system in the UK is designed to balance the need for economic development with the protection of the local environment. When assessing applications, local authority planning departments consider issues such as compliance with their Local Plan (which sets out a framework for future development in their area), the design and appearance of the proposed development, environmental impacts, loss of privacy or light in neighbouring properties and traffic implications.
Here we explain when planning permission is required and the different types of permission that can be granted. We also explain what is meant by premises use classes.
When is planning permission needed? Planning permission will usually be needed by an individual or organisation if they wish to:
Build new premises.
Alter or extend existing premises.
Change the external appearance of a building.
Change the use of a building or land from one 'use class' to another.
Planning permission is not required for:
Internal alterations such as decorating. However, internal alterations to a listed building may need listed building consent.
Repairs.
Display signs. No planning permission is required if a sign displays the name of a business, the goods or services supplied by a business and it does not exceed the size limits specified by the local authority planning department. However, there are separate rules for listed buildings or conservation areas. Illuminated advertisements and banners will normally require planning permission.
Permitted development rights Certain types of development, and some changes of use, do not require planning permission from a local authority planning department because permission for them has already been granted nationally, in the Town and Country Planning (General Permitted Development) (England) Order 2015, and equivalent legislation in Wales, Scotland and Northern Ireland.
Permitted development rights vary across the UK. Examples of permitted developments to commercial property in England include:
Developments on industrial land for the purpose of installing plant or machinery.
Extension of office buildings up to 25% or 50 square metres (whichever is less).
Erecting a trolley store or a 'click and collect' facility within the curtilage of a shop.
Erecting a building for agricultural purposes on farms that are five hectares or larger.
Demolishing and rebuilding 'vacant and redundant' office and light industrial buildings into dwellings.
Certain changes of use.
Most permitted development rights have conditions and restrictions attached to them. In 'designated areas' (such as conservation areas, national parks or areas of outstanding natural beauty) additional restrictions apply. Local planning authorities have the power to remove some permitted development rights in their area. Anyone who is unsure whether planning permission is required for a change of use or to carry out development work on a property should contact their local authority planning department for advice.
Types of planning permission
Outline planning permission
The outcome of an outline planning application determines whether a development is acceptable in principle. Detailed plans are not normally required for outline planning permission. Applicants typically only have to provide general information about the use and size of the proposed development, and the location of access points to the site.
If permission is granted, approval of the specific details of the project (known as 'reserved matters') will need to be obtained before work can start. Reserved matters can relate to issues such as design, external appearance, siting, means of access and so on; examples include the design and external appearance of the proposed building, as well as access to it and landscaping around it.
Full planning permission
The outcome of an application for full planning permission is a decision on all the details of the proposed changes to the property. Once full planning permission is granted, no further planning permission is required to proceed with the development (although other consents, such as listed building consents may be required).
Renewal of planning permission and relief from conditions Application for the renewal of temporary permission or relief from conditional permission is necessary if an individual or organisation intends to:
Extend the time limit that has been set to commence the work.
Continue a time-limited use.
Retain planning permission without conditions.
Premises use classes Premises are categorised under different 'use classes', and planning permission is usually required to change from one use class to another. For example, permission is likely to be required before operating a hotel in premises formerly used as offices, or to operate an indoor play area in former industrial premises.
Planning permission is not normally required to change the use of premises to another use within the same class. In addition, under permitted development rights, planning permission is not required for certain specified changes of use between classes.
The categorisation of premises into different use classes varies across the UK, so anyone who is unsure whether planning permission is required for a change of use should contact their local authority planning department for advice.
Under the terms of the Town and Country Planning (Use Classes) (Amendment) (England) Regulations 2020, a new set of use classes was introduced in England in September 2020. The most significant change was the creation of a new class, known as Class E Commercial, Business and Service. This draws together a wide variety of uses that were formerly in different classes, making it more likely that businesses will be able to change the use of a premises without the need for change-of-use planning permission.
Planning permission to run a home-based business Premises used as domestic residences are categorised in the use class 'dwellinghouse' (in England, Wales and Northern Ireland) or 'house' (in Scotland). Change-of-use planning permission is required to operate a business from home if the condition and the character of the premises will be so significantly altered that they can no longer be considered to be a domestic residence.
To determine whether change-of-use planning permission is needed, anyone intending to run a business from home should consider the following:
Will the premises no longer be used mainly as a place of residence?
Will the business be visited by customers and suppliers and result in an increase in traffic and parking issues in the locality?
Will the business involve activities that are out of place in a residential area?
Will the business disturb neighbours at unsociable hours or create other nuisances such as noise or smells?
If the answer to any of these questions is yes, it is likely that planning permission is needed. Anyone who is uncertain about whether they will require planning permission to run a business from home should contact their local authority planning department for further advice and information.
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