A SPECIALIST IN
COMMERCIAL TO RESIDENTIAL CONVERSION PROJECTS

A commercial property is a building or land that is primarily used for business purposes, rather than residential purposes.

Examples of commercial properties include office buildings, warehouses, retail stores, and industrial sites. These types of properties are typically subject to different regulations than residential buildings, including use class designations.

In the UK, commercial properties are divided into different use classes depending on their primary function.

These use classes determine what kind of activities can be carried out in the building, as well as what kind of planning permissions may be required for changes of use or alterations. The most common use classes for commercial properties include A1 (shops), A2 (financial and professional services), B1 (business), and D1/D2 (non-residential institutions/assembly and leisure).

Use Classes

If you are interested in converting a commercial property to a residential property, you may need to obtain planning permission and building regulations approval, as well as ensure that the property meets the necessary health and safety requirements for residential buildings.

This process can involve assessing the property's suitability for conversion, including factors such as the layout, access, and existing infrastructure.

It's worth noting that certain commercial properties may be more suitable for conversion to residential use than others.

For example, buildings with a large ground floor space and good natural light may be well-suited to conversion, whereas those with limited natural light or other commercial-specific features may require significant alterations to be suitable for residential use.

Overall, whether you are looking to convert a commercial property to a residential property, or are simply interested in learning more about different types of commercial properties, it's important to be aware of the different regulations and considerations involved. If you have any questions or concerns, it's always a good idea to consult with a professional who is knowledgeable about planning and building regulations for commercial properties.

When considering changing from commercial to residential use, the need for planning permission depends on a number of factors.

Firstly, it is important to understand the different classes of commercial property and the permissions surrounding them.

The previous use of the property will determine the class of the building, which ranges from Class A (shops, financial and professional services) to Sui Generis (venues for music and dance, hot food takeaways, and taxi businesses).

Offices fall under Class E, which also includes shops and financial and professional services.

In some cases, an office to residential conversion may be possible under permitted development rights, which allow certain changes to be made without requiring planning permission.

However, there are limitations to this, such as the size limit and specific criteria that must be met.

For example, the conversion must comply with nationally described space standards and there should be no flood risk or food preparation areas.

Permitted development rights may also be subject to prior approval from the local council, particularly if the conversion involves a change of use from offices to residential.

The local authority will assess factors such as transport and highways, noise impact, and contamination risks.

It's important to note that if a property is located in a conservation area or a national park, it may require planning permission regardless of whether it falls under permitted development rights.

Additionally, if the property is subject to an Article 4 direction, which is an optional requirement put in place by the local council to restrict permitted development rights, then a planning application may be required.

Commercial property owners considering a change to residential use should also consider the suitability of their building for conversion.

Many office buildings may not be suitable for residential use due to factors such as limited natural light, lack of outdoor space, or a lack of adequate sound insulation.

Furthermore, those seeking to convert a commercial property into a residential home may be required to provide affordable housing units as part of their development, especially in areas with housing shortages. This is subject to local planning policies and requirements.

While some office to residential conversions may fall under permitted development, it is important to check with the local council to determine whether planning permission is required.

This is particularly important for those located in conservation areas, national parks, or areas subject to Article 4 directions. Additionally, commercial businesses and service providers should assess the suitability of their existing buildings for conversion and consider any requirements for affordable housing units.

A Local Planning Authority (LPA) is a public body responsible for making decisions about planning applications and enforcing planning regulations within its area. If you're considering a commercial to residential conversion, it's important to be aware of the planning authority for your area, as they will have specific guidelines and regulations that apply to the process.

Planning authorities typically work by receiving planning applications from individuals or companies seeking to develop or change the use of a property. These applications are reviewed by a planning committee, which is made up of elected representatives and sometimes also includes independent experts or community representatives. The committee will assess the application against various criteria, such as the impact on the surrounding area and whether it complies with local planning policies.

To find the planning authority for the area where your commercial building or premises is located, you can use the online planning portal. Simply enter the postcode of the property in question, and the portal will provide details of the relevant LPA. Alternatively, you can visit the government website to find the details of the local council, which will include information on the planning authority.

Link to Planning Permission Portal Local Authority Finder

Link to Gov.uk Local Council Finder

It's important to note that different planning authorities may have slightly different regulations or policies when it comes to commercial to residential conversions, so it's a good idea to check with your LPA directly for details relevant to your specific project. By working closely with your planning authority and adhering to their guidelines, you can help ensure a smoother process and a successful conversion of your commercial property to a residential property.

Commercial to residential conversions have become a great option for property developers in recent years, especially in city centres where there is a high demand for new homes. In many cases, shops, restaurants, betting shops, and even doctor's surgeries or day nurseries can be converted into residential properties, subject to planning restrictions.

The process of converting a commercial property to residential varies depending on the type of property and its use class. For example, new permitted development (PD) rights allow certain buildings, such as retail warehouses or offices, to be converted into residential without the need for a full planning application, provided that prior approval applications are granted. However, some designated areas or properties of scientific interest may not be eligible for PD rights.

For commercial properties that don't fall under PD rights, property developers must secure planning permission from the local planning authority. This planning process typically involves submitting an application for change of use, as well as building regulations approval for any necessary alterations to the property.

It's worth noting that planning restrictions may apply in certain areas, such as high street or class MA commercial premises, where a maximum size limit applies. Additionally, some other commercial premises, such as those in use for community or cultural purposes, may require a more detailed planning application.

The general process for commercial to residential conversions involves securing planning permission, complying with building regulations, and making any necessary alterations to the property. By working with a reputable and experienced building contractor, property developers can ensure that their project is completed in accordance with all relevant regulations and requirements.

Here is a step by step workflow to follow:

• Identify the property and check its current use class to see if it can be converted to residential under permitted development rights or if planning permission is required.
• Secure planning permission or prior approval from the local planning authority.
• Carry out any necessary building and structural works to make the property suitable for residential use, including compliance with building regulations.
• Apply for any necessary changes to utilities and services, such as water and electricity connections.
• Ensure compliance with health and safety regulations, such as fire safety and accessibility requirements.
• Apply for any necessary licenses, such as a HMO (house in multiple occupation) license if the property will be occupied by multiple individuals or families.
• Once all necessary permissions and works are complete, market the property as a residential property for sale or rent.
• If the property is sold, the new owner will need to register the change of use with the local planning authority.

Commercial buildings are categorized into different classes according to their use and activities carried out within them. The laws are subject to change so you should always research carefully and revert to the local council or local authority responsible for the area of the building or development.

These classifications help local authorities to regulate land use and ensure that development within their jurisdiction meets specific requirements.

UK Commercial Premises Classification

In the UK, commercial properties fall under the Town and Country Planning (Use Classes) Order 1987, which defines the following use classes:

Class A: This class comprises buildings used for retail, financial, and professional services such as shops, banks, and offices.

Class B: Buildings within this class include those used for industrial purposes, research and development, and storage and distribution.

Class C: This class includes buildings used for residential institutions such as hotels, hostels, and care homes.

Class D: Buildings within this class are non-residential institutions such as museums, libraries, and places of worship.

Class E: This class is the newest category and encompasses commercial, business, and service uses. It includes buildings used for offices, restaurants, gyms, and medical facilities.

It is important to note that changes in use class of a commercial property may require planning permission or may be subject to restrictions.

For example, office to residential conversions may be carried out under permitted development rights, but the converted building must meet certain space standards and prior approval must be sought from the local council. Some areas, such as conservation areas, may also have article 4 directions that limit permitted development, and buildings in flood risk areas may require additional planning permission.

Commercial property owners should seek advice from their local authority or a planning consultant before making any changes to the use class of their property.

Suitable properties for conversion will depend on a range of factors, including location within employment centres or town centres, size limits, and existing buildings. The government also encourages the conversion of many office buildings into residential use to address the housing shortage, and measures such as providing affordable housing may be required in some cases.

Class E permitted developments have advantages, disadvantages, and considerations that need to be taken into account. The primary advantage is that property owners can change the use of their building without the need for planning permission, which saves time and money. However, there are also disadvantages, such as restrictions on the size of the building and the requirement to comply with nationally described space standards.

Considerations

Considerations include the need to consult with the local authority, potential impacts on the local community, and the possibility of restrictions imposed by Article 4 directions or conservation areas. Overall, the decision to pursue Class E permitted developments requires careful consideration of these factors and a thorough understanding of the regulations.

Certain changes of use to convert offices to residential may be allowed under permitted development rights, subject to certain limitations and conditions. Before deciding to make an investment, it is always wise to check with the local council about their policy to convert offices to check whether prior approval application is required.