In July this year, the Government issued a consultation into significant changes planned for permitted development rights for commercial conversions in the GPDO.
This is intended to affect Class MA from Use Class E to C3, Class M, Class N, Class G, Class H, Class Q, and Class R. Initially, there could be adjustments to Classes A and B for developments on agricultural land. New permitted rights may also allow transitions from C1 Hotels to C3, conversions of rural buildings to C3 or adaptable for flexible commercial use. there are planned modifications to alter the temporary use of land.
Below are some of the potential Permitted Development Rights that maybe coming into play.
Rural Buildings
The proposal at hand involves the potential extension of Class Q to encompass a broader range of uses or even the creation of an entirely new Change of Use Class, which could be tentatively labeled as Class QA. This expansion could significantly impact various structures, including those used for equestrian or forestry purposes, which currently do not fall within the agricultural classification. As a result, these structures presently lie outside the scope of Class Q, limiting the opportunities for conversion.
Should this lead to the introduction of a novel Class, it would also gain access to the advantages provided to existing Classes. These benefits include the potential for rear extensions of up to 4 meters on previously developed land, as well as the ability to achieve a maximum size of 1,000 square meters. This 1,000 square meter limit aligns seamlessly with the stipulations set out in Part 6, which pertains to the construction of new agricultural buildings.
This potential development has significant implications for landowners, property developers, and those seeking to repurpose existing structures for alternative uses. It may open the doors to more versatile and economically viable utilization of various properties and thereby foster the efficient utilization of land resources in the broader context of urban and rural planning.
Class R
Class R pertains to the conversion of agricultural buildings for commercial use.
The proposal seeks to expand this to encompass outdoor sports, recreation, and fitness activities like paintballing, excluding motor sports. Additionally, it may broaden the scope to include B2 (general industrial) for activities such as processing raw meats on the farm to support farm shops.
Currently, Class R permits the conversion of agricultural buildings into various uses, including B8 (storage and distribution), E (commercial business & service), and C1 (hotels).
Class MA
Class MA deals with converting Use Class E properties into residential units. Proposed changes to Class MA involve increasing the floor space limit from 1,500 sq m to 3,000 sq m or eliminating it altogether. This enables the conversion of larger structures, potentially including department stores, though the need for natural light in habitable rooms may impose limitations on deeper footplates. Additionally, there is a proposal to eliminate the 3-month vacancy requirement. Class MA’s applicability may expand to AONB and National Parks, excluding World Heritage Sites, while assessments in Conservation areas could be simplified, broadening its reach across England.
Class M
Class M, which is designated for betting offices, food takeaways, loan shops is now open to possibility of residential use. The proposal involves removing “laundrette” from Class M, which is expected to take effect approximately four weeks after the change. This would create a window for short-term consideration. The current 150 sq m floor space limit might be raised to 300 sq m or eliminated. The existing date stamp of 20th March 2013 could be replaced with a two-year rolling date stamp, potentially allowing newer properties to be eligible for conversion.
C1 Hotels To C3 Residential Use
The proposal introduces the possibility of converting C1 hotels to residential properties, offering significant potential for many towns. However, certain areas might enforce restrictions to preserve their tourism industry, potentially leading to the creation of new Article 4 designations. While these changes have the potential to breathe new life into the housing market, their impact on existing serviced accommodation units operating under C1 classification remains uncertain.
Class G
Class G conversion of up to two flats above commercial spaces. The government is exploring the extension of this valuable development opportunity to spaces above various commercial properties. Although the specifics remain undisclosed, it’s anticipated that specific types will be identified. However, it’s important to ensure it doesn’t exclude certain uses like beauty salons within Use Class E. Currently, Class G permits two flats, but the proposal aims to increase it to four. Any adjustments in Class G will correspond to those in Class H.
Class N
Class N, transforming entertainment venues into homes: Converting amusement arcades and casinos to residential spaces.
Removing Size Limits and Widening Geographic Scope. The proposal aims to double the floor space limit from 150 sq m to 300 sq m or eliminate it entirely, opening doors to larger conversions. Class N may soon apply in Conservation areas, AONB, and National Parks, broadening the range of eligible buildings. Additionally, the current date stamp of March 19, 2014, may shift to a more flexible 2-year rolling date, potentially making newer properties eligible for conversion.
Class Q
Class Q, transforming barns into homes. Class Q facilitates the conversion of agricultural buildings, like barns, into residential properties.
Expanding Conversion Possibilities. The proposed changes aim to double the number of dwellings that can be created from five to ten, with a maximum size of 100 sq m or 150 sq m per dwelling. This would significantly increase the total limit to 1,000 sq m.
Additionally, there’s a proposal to allow single-story rear extensions during conversions, but the land must already be developed. This extra space would fall within the 1,000 sq m limit. However, such extensions would be restricted in Conservation areas, AONB, and National Parks.
Furthermore, the proposed changes may require suitable access to the public highway. Finally, Class Q might extend to former agricultural buildings no longer on an established agricultural unit or solely used for agricultural purposes, potentially offering more conversion opportunities.
Class R Expansion: From Agriculture to Versatile Commercial Use.
Currently, Class R permits conversions from agricultural buildings to various uses like B8 (storage and distribution), E (commercial business & service), and C1 (hotels). The proposal aims to expand this to cover outdoor sports, recreation, and fitness activities, such as paintballing (excluding motorsports).
Moreover, the scope might further broaden to encompass B2 (general industrial) uses and processing raw meats on the farm to support farm shops. The proposed changes also suggest increasing the floor space limit from 500 sq m to 1,000 sq m and allowing multiple concurrent uses, like a combination of a hotel and a shop.
