More flexibility for businesses in new planning regulations
New planning regulations which aim to make the change of use of buildings easier to reflect ever-shifting business and retail patterns have been announced by government. These important changes to the already much-amended 1987 Use Classes Order in England are set to take effect on September 1 this year.
The regulations amend and simplify the system of use classes in England, creating a new comprehensive and wide-ranging ‘Commercial, Business and Service’ use class (Class E). This incorporates the previous use classes of shops (A1), financial and professional services (A2), restaurants and cafes (A3) and offices (B1).
Previous use classes falling within non-residential institutions (D1) and assembly and leisure (D2) such as gyms, nurseries and health centres and other uses which are suitable for a town centre area are also included.
The new Class E will allow a mix of uses across a site or building to reflect the changing business and retail patterns. It will also enable a building to simultaneously operate within a number of uses or have the flexibility to operate with differing uses throughout the day.
Changes to another use, or a mix of uses, within Class E will now not require planning permission.
The regulations have also created the other new use classes of learning and non-residential institutions (Class F1) and local community (Class F2). Class F1 incorporates the former non-residential institutions use class (D1) which includes buildings which are regularly in wider public use such as libraries, schools or art galleries. Class F2 combines the former D2 use class which provide for leisure/sporting activities, such as skating rinks, swimming pools and areas for outdoor sports. It also recognises the importance of small, local shops in meeting the day to day essential shopping needs of local communities.
Greg Collings, Associate in our Worcester office, said: “With the significant changes and radical reform to the use class order, especially within the commercial sector, this represents real opportunities and flexibility to operate buildings and sites in diverse and dynamic ways which previously would have resulted in difficult and complex change of use planning applications.
“The newly-created Class E will present opportunities and give businesses greater freedom to adapt to rapidly changing circumstances. It allows flexibility as businesses, particularly those in town centres, seek to recover from the economic impact of Covid-19.”
Quick Reference Guide to the Use Class Order
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Class E – Commercial, Business and Services |
Class F1 – Learning and Non-residential institutions |
Class F2 – Local Community |
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Use, or part use, for all or any of the following purposes— (a) SHOPS - for the display or retail sale of goods, other than hot food, principally to visiting members of the public [formerly A1] (e) for THE PROVISION OF MEDICAL OR HEALTH SERVICES, principally to visiting members of the public, except the use of premises attached to the residence of the consultant or practitioner [formerly D1(a)]
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Any use not including residential use— (b) ART GALLERIES (for the display of works of art otherwise than for sale or hire) [formerly D1(d)] (c) as a MUSEUM [formerly D1(e)] (d) as a PUBLIC LIBRARIES [formerly D1(f)]
(e) as a PUBLIC HALLS OR EXHIBITION HALLS [formerly D1(g)] (f) for, or in connection with, public PLACES OF WORSHIP OR RELIGIOUS INSTRUCION [formerly D1(h)] (g) as a LAW COURT [formerly D1(i)] |
Use as—
(c) an AREA OR PLACE FOR OUTDOOR SPORT OR RECREATION, not involving motorised vehicles or firearms [formerly within D2(e)] |
Within Class E, buildings for industrial processes (Class E(g)(iii)) are those which formerly classed as B1(c), i.e. appropriate for residential locations.
Class B2 (general industrial) and Class B8 (storage and distribution) uses are unaffected by these changes.
With the demise of the old Class A and D uses, as identified within the amended 1987 Use Classes Order, several uses have not fallen into Classes E, F1 or F2 and are now recognised as ‘Sui Generis’ uses.
These are:
(p) PUBLIC HOUSE, WINE BAR, OR DRINKING ESTABLISHMENT [formerly A4]
(q) DRINKING ESTABLISHMENT with expanded food provision [which fell awkwardly between A4 and A3]
(r) HOT FOOD TAKEAWAY for the sale of hot food off the premises [formerly A5]
(s) VENUE FOR LIVE MUSIC PERFORMANCE [formerly within D2]
(t) CINEMA [formerly D2(a)]
(u)CONCERT HALL [formerly D2(b)]
(v) BINGO HALL [formerly D2(c)]
(x) DANCE HALL [formerly D2(d)]
Sui generis uses p - x will require a change of use from one of these to another, even though some were formerly within the same use class. Consequently, this will be regarded as development and will therefore require planning permission.
It should also be noted that any building or use will continue to be subject to the permitted development rights it was entitled to on or before August 31, 2020 until June 31, 2021.
If you think you may be affected by these changes, or need help navigating the new use classes, get in touch with your local Fisher German planning team for advice.
