Converting an existing property or changing its use can create an opportunity to make better use of a building, create additional accommodation or establish a new commercial venture. However, a successful conversion involves more than changing the internal layout or carrying out building work.
Before committing to a property purchase, architectural drawings or construction, it is important to understand whether the proposed use is acceptable in planning terms, whether planning permission is required and what design or supporting information may be needed.
This is where conversion and change of use architects can provide valuable support. Combining architectural design with planning expertise can help you assess the feasibility of your proposal, develop an appropriate design and progress the necessary planning application.
Whether you are converting commercial premises into residential accommodation, creating flats from an existing house, changing a property into an HMO, converting a garage or loft, or adapting an existing building for another use, professional advice at an early stage can help you make informed decisions and avoid unnecessary delays.
What Is a Change of Use?
In planning terms, a change of use occurs when a building or piece of land is used for a different purpose from its existing lawful use.
A change between uses does not automatically mean that a planning application will always be required. Some changes can take place within the same use class, while certain changes may benefit from permitted development rights. Other proposals constitute a material change of use and require planning permission.
The Planning Portal confirms that permission is required, depending on the particular change proposed, including any associated building work. This is why it is important to establish the existing lawful use of the property and the proposed use before deciding how to proceed.
Do You Need Planning Permission for a Change of Use?
This is one of the first questions property owners, developers and businesses should address.
Planning permission may be required where the proposed use represents a material change of use or where permitted development rights do not apply. Some changes can also be subject to prior approval rather than a standard full planning application.
For example, depending on the circumstances, projects can include:
If you are unsure whether permission is required, our Change of Use Planning Permission service explains the main considerations and how a planning appraisal can help establish the appropriate route.
Why Use Conversion and Change of Use Architects?
A conversion project often requires both planning knowledge and architectural design.
It is possible to have a building that appears physically suitable for conversion but where the proposed use creates planning difficulties. Equally, a proposal may be acceptable in principle but require a different layout or external design to address planning concerns.
Using professionals with experience in both areas can help bring the planning strategy and design together from the beginning.
An initial assessment can consider:
The aim is not simply to produce drawings, but to develop a proposal that responds to the relevant planning considerations.
Common Types of Property Conversion
There are many different reasons why a property owner or developer may consider a conversion or change of use.
Commercial to Residential Conversion
Converting commercial premises into residential accommodation can be an attractive way of making use of an existing building. Depending on the existing use and proposed residential use, the development may potentially benefit from permitted development rights or may require planning permission.
Where permitted development applies, certain conditions and prior approval requirements may still need to be satisfied. Where a full application is required, the proposal will need to be assessed against relevant national and local planning policies.
The design may need to consider:
If you are considering a commercial-to-residential project, obtaining planning advice before taking on a lease or purchasing a property can be particularly important.
Conversion to Flats
Converting a house into two or more self-contained flats is another common property development project. The existing building needs to be assessed to determine whether the proposed number and arrangement of flats are appropriate.
Issues can include:
HMO Conversion
Changing a dwelling into a House in Multiple Occupation can involve additional planning considerations. Local restrictions can also affect whether a change from a dwelling to an HMO can take place under permitted development rights.
For this reason, an HMO proposal should be assessed based on its location, existing use, proposed occupancy and relevant local planning policy.
Garage Conversions
Garage conversions can provide additional living accommodation or useful space within an existing property. Some garage conversions can fall under permitted development, provided the relevant criteria are satisfied and permitted development rights have not been restricted. However, converting a garage into a separate dwelling is a different proposition and may require planning permission.
A Lawful Development Certificate can also be useful where a proposal is believed to be permitted development, as it provides formal confirmation of the lawful planning position.
Loft Conversions
A loft conversion can provide additional accommodation without increasing the footprint of the property. Some loft conversions can fall within permitted development rights if they satisfy the applicable requirements. Others, particularly where the proposed design exceeds permitted development limits, may require planning permission.
Design considerations can include:
Planning and Architectural Design Should Work Together
One of the advantages of using experienced conversion and change of use architects is that the design can be developed with planning considerations in mind. For example, changing a commercial property into flats may require more than simply dividing the existing floor area into separate units.
The proposed layout may need to provide suitable accommodation, natural light, access and refuse storage while also responding to the character of the building and surrounding area.
Similarly, an HMO conversion may need a layout that balances the number of bedrooms with adequate communal facilities and residential amenity. The design therefore needs to support the planning case rather than simply illustrate what the client would like to build.
What Drawings Are Needed for a Change of Use Application?
The drawings required will depend on the nature and complexity of the proposal.
A planning application may require:
More complex projects may require additional information to address particular planning considerations.
This could include:
The purpose of the drawings and supporting information is to give the local planning authority enough information to understand and assess the proposal.
Planning Permission and Building Regulations
Planning permission and Building Regulations are separate matters and should not be confused.
Planning permission considers whether a proposed development or change of use is acceptable in planning terms.
Building Regulations deal with the technical standards that apply to building work.
A change of use can therefore require Building Regulations approval even where a full planning application is not necessary. The Planning Portal also confirms that Building Regulations need to be considered alongside planning requirements for changes of use.
Depending on the project, technical requirements may relate to:
For larger conversion projects, structural calculations and Building Regulations drawings may also be required.
The Conversion and Change of Use Planning Process
Although every project is different, the process will usually involve several stages.
1. Initial Planning Assessment
The first step is to establish what you are proposing and understand the property’s current planning position.
This can include reviewing the existing use, planning history, location and relevant restrictions.
Our Planning Permission service explains how a planning appraisal can help determine whether permission is required and provide an indication of the likelihood of success before you commit significant resources to the project.
2. Establishing the Planning Route
Once the proposal has been assessed, the appropriate route can be considered.
Depending on the project, this may involve:
It is important to establish the correct route before preparing the application.
3. Preparing the Architectural Design
If architectural drawings are required, the proposed development can then be developed in greater detail. The design should respond to the planning considerations identified during the initial assessment.
4. Preparing Supporting Information
Depending on the project, additional documents or specialist reports may be required. The need for these should be established early so they do not cause unnecessary delays later in the application process.
5. Preparing and Submitting the Application
The completed drawings, forms and supporting information can then be prepared for submission to the relevant local planning authority. The quality and completeness of the submission are important because missing or inadequate information can result in delays or requests for clarification.
6. Managing the Application
Following submission, the council may raise questions, request additional information or suggest amendments. Professional planning support can help manage communication with the local authority and ensure that any responses are considered as part of the wider planning strategy.
7. Decision
The council will ultimately determine the application. If permission is granted, conditions may apply. If the application is refused, the reasons for refusal should be reviewed carefully to determine whether amendments, a fresh application or an appeal may be appropriate.
Our Planning Permission & Appeals Support service provides further information about professional support where an application has been refused or problematic conditions have been imposed.
Why Get Planning Advice Before Buying or Leasing a Property?
If you are considering buying or leasing a property specifically because you intend to change its use, obtaining professional planning advice before committing can be particularly valuable.
The Planning Portal specifically recommends checking whether planning permission or prior approval is required, and whether the intended use is likely to be acceptable, before leasing or buying a property for a business.
A planning appraisal can therefore help you make a more informed investment decision.
Common Mistakes to Avoid
Assuming a Similar Property Will Receive the Same Permission
A neighbouring property may have obtained permission for a similar conversion, but this does not guarantee that your proposal will receive the same outcome. Planning decisions depend on the individual site, proposal and relevant policies.
Assuming Permitted Development Automatically Applies
Permitted development rights have specific limitations and conditions. They can also be removed or restricted in certain circumstances.
Designing Before Checking the Planning Position
Preparing detailed architectural drawings before understanding the planning constraints can lead to unnecessary work and expense. It is generally more efficient to establish the planning strategy first and then develop the design around it.
Ignoring Building Regulations
Planning permission does not mean that construction requirements have automatically been satisfied. Building Regulations should be considered separately as part of the overall project.
Focusing Only on the Initial Planning Application
A planning application does not necessarily end when the application is submitted. Requests for information, amendments, planning conditions or other issues can arise during the process. Having appropriate support available can help you respond effectively.
Why Choose Professional Conversion and Change of Use Support?
A property conversion can involve a significant financial commitment, particularly where the property is being purchased specifically for redevelopment.
Professional planning and architectural support can help you understand the project before committing to the next stage.
At Expert Planning Consultants, the wider service structure brings together planning, architectural design, structural design and Building Regulations support. This means that clients can obtain assistance with different stages of a project rather than having to coordinate every requirement independently.
The approach can be particularly useful for projects involving several elements, such as a change of use combined with internal alterations, extensions, structural changes or new external features.
Frequently Asked Questions
Do I need planning permission for a change of use?
Not necessarily. Some changes may take place within the same use class or benefit from permitted development rights. Other changes constitute a material change of use and require planning permission. The specific circumstances of the property and proposal need to be assessed.
Can conversion and change of use architects help with planning permission?
Yes. Professionals experienced in both architectural design and planning can help assess the proposal, prepare the necessary drawings and provide planning application support where required.
Can I convert a commercial property into residential accommodation?
Some commercial-to-residential conversions may benefit from permitted development rights, while others require planning permission. The existing use, proposed use, location and relevant restrictions should be assessed before proceeding.
Do I need planning permission to convert a house into flats?
Converting a single dwelling into multiple self-contained flats will generally require planning permission. The proposal will also need to address relevant design, amenity, access, parking and other planning considerations.
Can I convert my garage without planning permission?
Some garage conversions can be permitted development if the relevant criteria are met and no restrictions apply. However, converting a garage into a separate dwelling can require planning permission.
Do change of use projects require Building Regulations?
Building Regulations may apply to the building work associated with a change of use, even where planning permission is not required. The technical requirements depend on the nature and extent of the works.
Should I get planning advice before buying a property for conversion?
Yes. If the proposed conversion is an important reason for purchasing or leasing a property, establishing the planning position beforehand can help identify potential constraints and reduce the risk of committing to a project that may not be achievable.
Planning Your Property Conversion With Confidence
Converting or changing the use of an existing property can provide a valuable opportunity to create additional accommodation, adapt a commercial building or make better use of an existing space. However, the planning requirements can vary significantly depending on the property’s existing use, proposed use, location and the extent of the alterations involved. Obtaining professional advice at an early stage can help you understand the planning position and identify the most appropriate route for your project.
Working with experienced conversion and change of use architects can also help ensure that the architectural design and planning strategy work together from the outset. From the initial assessment and preparation of architectural drawings through to planning application submission and support, having the right professional guidance can help you progress your proposal with greater confidence and avoid unnecessary delays or costs.
Contact us today to discuss your proposed conversion or change of use project. Our team can provide professional planning advice, architectural drawings and planning application support tailored to your requirements, helping you understand what is achievable and the steps needed to move your project forward.