Understanding use classes is essential for anyone involved in property development, property investment, or property management in England. This practical guide will help you navigate the use classes system, explaining what they are, why they matter, and how to deal with related planning issues.
What Are Use Classes?
In England, use classes categorise buildings and land based on their primary function. These categories help regulate changes in use and ensure that such changes are managed effectively. The Town and Country Planning (Use Classes) Order 1987, as amended, outlines these categories.
Overview of Use Classes
Class B: Industrial and Storage
– B1: Business (now part of Class E(g)) – includes offices, research and development, light industrial
– B2: General industrial – for industrial processes not classified in B1
– B8: Storage or distribution – includes warehouses, storage units, and distribution centres
Former uses B3, B4, B5, B6, B7 had been consolidated into the other B classes prior to 2020.
Class C: Residential
– C1: Hotels – hotels, boarding, and guest houses where no significant element of care is provided
– C2: Residential institutions – includes hospitals, nursing homes, residential schools, colleges, and training centres
– C2A: Secure residential institutions – includes prisons, young offenders’ institutions, detention centres
– C3: Dwellinghouses – includes single dwellings, small shared houses, and families living together
– C4: Houses in multiple occupation (HMOs) – small shared houses occupied by between three and six unrelated individuals as their only or main residence
Class E: Commercial, Business, and Service
– E(a): Shops (excluding hot food)
– E(b): Restaurants and cafés
– E(c): Financial and professional services (excluding medical services)
– E(d): Indoor sports, recreation, or fitness
– E(e): Medical or health services
– E(f): Crèches, day nurseries, and day centres
– E(g): Offices, research and development, light industrial processes
Class F: Local Community and Learning
– F1: Learning and non-residential institutions (e.g., schools, museums, libraries)
– F2: Local community uses (e.g., community halls, outdoor sports, essential goods shops)
Sui Generis: Unique Uses
Some uses don’t fit into a specific class and are considered “sui generis.” Examples include:
- Pubs and bars
- Hot food takeaways
- Cinemas
- Betting offices and payday loan shops
- Nightclubs
Why Use Classes Matter
Whether planning permission is required to change the use of a building or land depends on the current and proposed use classes. For instance, changing from a shop (Class E) to a restaurant (Class E) usually doesn’t require planning permission, but changing a shop (Class E) to a pub (sui generis) does.
Understanding use classes can affect property value and investment decisions. Properties with flexible use classes may be more attractive to buyers and investors due to the ease of changing uses without needing extensive planning permission.
Use classes help maintain a balanced mix of services and amenities within a community, ensuring essential services like shops, schools, and medical facilities are preserved.
Navigating Use Classes
Permitted Development Rights: Permitted development rights allow certain changes without needing planning permission. These rights can vary based on the use class and location of the property. For example, some changes within Class E do not require planning permission, promoting flexibility in commercial uses.
Local Development Plans: Local planning authorities (LPAs) create development plans that can influence use classes in specific areas. These plans may impose additional restrictions or provide guidance on acceptable uses, affecting how properties can be utilised.
Article 4 Directions: Local authorities can use Article 4 Directions to remove permitted development rights in specific areas, requiring planning permission for changes that would otherwise be allowed.
Impact on Neighbourhoods: Changing the use class of a property can significantly impact the local neighbourhood. For example, converting a residential property into a commercial one can increase traffic and noise, which might be opposed by local residents.
Steps to Follow
- Always check with your LPA for guidance on use classes and any local policies that may affect your property.
- Determine if your proposed change falls under permitted development rights or if planning permission is required.
- Consider the impact of the change on the local community and any potential objections from neighbours.
- Engaging with planning consultants or legal experts can provide valuable insights and ensure compliance with all relevant laws and regulations.
In Conclusion
Use classes are a fundamental aspect of planning law in England, categorising properties based on their primary function and guiding planning permissions. Understanding these classes is essential for property owners, developers, and investors to make informed decisions and ensure compliance with regulations.
At Planning House, we are dedicated to helping you navigate the complexities of planning law. Whether you need advice on use classes, planning applications, or any other planning issues, our experts are here to assist. Visit our website for more information and expert guidance tailored to your specific needs.
By familiarising yourself with use classes and related planning issues, you can effectively manage property developments and investments, contributing to well-planned and vibrant communities.
Related Content
More information for you is available in our series of eBooks and Practical Guides which cover everything from the very basics of town planning to application processes and what developers need to consider.
If you’re not sure if you need help from a Town Planner take a look at our article When to Hire a Town Planner or download our Guide on How to Choose a Town Planner.
