Planning for
Commcerial Projects
Introduction to Commercial Planning.
Planning requirements for commercial property projects are highly dependent on the type of property, the sort of building work being carried out, and its desired use - including whether the work is part of a change of use. It is always a good idea to consult the local authority to confirm whether you need planning permission or any other form of consent before undertaking any work. We can advise and support you throughout the planning process, keeping you updated and ensuring you have everything you need.
Planning Permission
What is planning permission?
Planning permission is the official approval granted by your local planning authority to carry out work to your business premises. It is a legal requirement and is designed to regulate and control the type of building work you can carry out, what hours you can operate, how many car parking spaces are required, etc.
What changes or alterations require planning permission?
Almost all work to commercial properties (except cosmetic work) requires planning permission. Anything from a new sign on the building to a large extension or a new build.
When do I need planning permission for a change of use?
You will need planning permission for change of use if you are changing a residential property into a commercial one, if the nature of the business is changing as that may affect air pollution, noise levels, etc.
When do I need to apply for planning permission?
With some proposals it is advisable to start talking to the planners at a very early stage, even before drawings are produced, following that a pre-application may be appropriate. For all projects we will apply for planning permission once we have agreed the final design with the client. It may be necessary to hold consultation meetings prior to the application. We will advise and assist throughout the project.
How long will a planning application take?
Whilst most councils hope to make a planning decision within 8 weeks, the size of the project, the complexity and the location are all factors that may increase the length of any application. We are in regular contact with the planning department throughout any application and believe communication with all parties is the key.
How can I ensure my planning application will be approved?
By appointing DMA you have a much greater chance of securing planning permission. Whilst we make no guarantees we have experience with the planners and know when it is advisable to appoint other consultants to assist in the process.
How much will a planning application cost?
Planning applications are priced based on the size of the property so can vary significantly from job to job.
How long have I got to complete building work after planning permission has been granted?
Planning permission is valid for 3 years from the date it has been approved. You do not have to complete the work in three years but the building work must be started before the three year deadline runs out. Once the work has started there is no set time to complete the work.
Permitted Development Rights For Commercial Properties
What is permitted development?
Permitted development rights cover both commercial and residential buildings. They enable property owners to carry out certain property improvements or extensions without needing to apply to a local authority for planning permission. This can save you both time and money on a project.
What commercial property work is covered by permitted development?
Permitted development rights allow certain types of development to be carried out without the need for a full planning permission application. These rights vary depending on the country or region, so it’s essential to consult the specific regulations in your area. However, I can provide you with a general overview of the types of commercial property work that may be covered by permitted development in some cases:
Change of use
Permitted development rights often cover changes of use between certain classes of commercial properties without requiring planning permission. For example, converting a shop (Class A1) to an office (Class B1), or converting an office to a restaurant (Class A3).
Small extensions
In some cases, permitted development allows for small extensions to existing commercial properties without the need for planning permission. However, there are limitations on size, location, and other factors, so it’s crucial to check the specific regulations in your area.
Alterations to the roof
Permitted development rights may cover certain alterations to the roof of commercial properties, such as adding or modifying rooflights or dormer windows, within specified limits.
Installation of solar panels
In many cases, the installation of solar panels on commercial properties is covered by permitted development rights, as long as specific criteria are met, such as the size and placement of the panels.
Outdoor Advertising
Permitted development often covers the installation of certain types of outdoor advertisements, signage, or display boards on commercial properties. However, there are restrictions on size, location, and illumination, among other factors.
Installation of telecommunications equipment
Permitted development rights may allow for the installation of telecommunications equipment, such as antennas or dishes, on commercial properties within certain limits and subject to specific conditions.
It’s important to note that permitted development rights can be subject to local variations and specific conditions, so it’s always recommended to consult the local planning authority or a professional planning consultant to ensure compliance with the regulations applicable to your specific situation.
When will permitted development rights be restricted or removed?
Permitted development rights will be restricted for properties that are a listed building. They do not apply if your property is part of a World Heritage Site, conservation area, National Park, Area of Outstanding Natural Beauty or the Norfolk or Suffolk Broad.
This means planning permission will be needed for properties in certain areas even if they do not need it elsewhere.
A council may also remove permitted development rights when they want to control development in an area.
How can I find out if my property has permitted development rights?
If your property is not on Designated Land the best place to look would be in the title deeds for your premises. You could also do a planning history search online to see if the permitted development rights have been removed in a previous planning permission application. Most councils offer a permitted development enquiry service that costs approx £75*.
Can neighbouring properties object to work under permitted development?
A neighbour cannot object to your work if you are building it in accordance with the guidelines. However, if you don’t have a prior notification or a Certificate of Lawfulness and a neighbour contacts the local planning authority you will most likely receive a visit from the planning enforcement officer. If the enforcement officer deems the work to not be in accordance with the guidelines they can stop the building work until it is rectified or the necessary application is granted. We always recommend speaking to your neighbours prior to any building work.
Building Regulations
Building Regulations approval and permitted development
Almost all building work requires building control approval, whether it has planning permission or not. We can provide you with a full set of technical drawings that comply with the current regulations and are suitably detailed for the builder.