Changing the use of an existing building can be one of the quickest and most cost‑effective ways to unlock its potential. Whether you’re converting an office into flats, transforming a shop into a home or repurposing an agricultural building, Permitted Development Rights (PDRs) may allow you to proceed without submitting a full planning application.
However, many changes of use are not automatic. Most require Prior Approval, and strict eligibility criteria, limitations and conditions apply.
This guide explains how Permitted Development Rights for change of use work, the most common classes available and how the Prior Approval process operates.
Please note: This guide relates to England only. Permitted Development legislation changes regularly, so the current rules should always be checked before proceeding.
What Is Permitted Development for Change of Use?
Permitted Development Rights are granted under the Town and Country Planning (General Permitted Development) (England) Order 2015 (GPDO).
They allow certain changes of use to proceed without obtaining full planning permission, provided all of the relevant conditions and limitations are met.
The advantages include:
- Faster approval than a full planning application.
- Reduced planning risk.
- Lower application costs.
- Greater certainty for many development projects.
However, most significant changes of use still require Prior Approval from the local planning authority.
Our guide Permitted Development Rights Explained: What Can You Build Without Planning Permission? explains the wider Permitted Development system.
Understanding Use Classes
Before considering a change of use, it is important to understand the Use Classes Order.
Since September 2020, many commercial uses have been combined into Use Class E, creating greater flexibility for businesses.
Class E – Commercial, Business and Service
Examples include:
- Shops
- Offices
- Cafés
- Restaurants
- Medical centres
- Gyms
- Nurseries
Many changes within Class E do not require planning permission.
Class C – Residential
This includes:
- C3 Dwellinghouses
- C4 Small HMOs
Class F
Community uses such as:
- Schools
- Libraries
- Museums
- Community halls
Sui Generis
Certain uses sit outside the Use Classes Order altogether, including:
- Public houses
- Hot food takeaways
- Nightclubs
- Theatres
- Large HMOs
These generally require planning permission when changing use.
Class MA – Commercial to Residential
One of the most widely used Permitted Development Rights is Class MA, which allows certain Class E premises to become residential dwellings.
Typical examples include:
- Shops
- Offices
- Cafés
- Gyms
- Medical practices
Key Conditions
- The building must generally have been in Class E for at least two years.
- It must usually have been vacant for at least three continuous months immediately before the application.
- The maximum floorspace is 1,500 m².
- Prior Approval is required.
Class MA has created significant opportunities for converting vacant commercial premises into housing.
Class G – Flats Above Shops
Class G allows certain upper floors above commercial premises to be converted into residential accommodation.
Typically:
- Up to two flats may be created.
- The commercial ground floor must remain in commercial use.
- External alterations may require separate planning permission.
Class M
Although largely superseded by Class MA, Class M previously allowed certain retail premises to be converted into residential use. Some historic approvals remain relevant, but most new proposals now fall within Class MA.
Agricultural Buildings – Class Q
Class Q allows certain agricultural buildings to be converted into residential dwellings.
Typical conditions include:
- The building must have been used for agriculture on the qualifying date.
- The existing structure must be capable of conversion.
- Extensive rebuilding is generally not permitted.
- Prior Approval is required.
What Is Prior Approval?
Many Permitted Development Rights require Prior Approval before development can begin.
Prior Approval is not a full planning application. It allows the local planning authority to assess only the specific matters identified within the GPDO, making the process quicker and more predictable.
What Does Prior Approval Consider?
Issues may include:
- Transport and highways
- Flood risk
- Contamination
- Noise
- Natural light
- External appearance
- Heritage impacts
- Fire safety in certain cases
How Long Does Prior Approval Take?
Most Prior Approval applications are determined within 56 days. Where no decision is issued within the statutory period, deemed consent may apply in certain circumstances.
What Documents Are Required?
Typical submissions include:
- Application form
- Existing and proposed drawings
- Site location plan
- Evidence of existing lawful use
- Supporting reports where required
Additional documents may include:
- Flood Risk Assessment
- Noise Assessment
- Daylight Assessment
- Transport Statement
Article 4 Directions
Permitted Development Rights can be removed by local planning authorities through Article 4 Directions, commonly applied in:
- Conservation Areas
- Town centres
- Historic commercial areas
- Employment areas
Where an Article 4 Direction applies, a full planning application may be required instead.
Protected Areas
Designated areas with additional restrictions include:
- National Parks
- National Landscapes (formerly Areas of Outstanding Natural Beauty)
- World Heritage Sites
- Sites of Special Scientific Interest
Listed Buildings
Permitted Development Rights do not override listed building legislation. Additional consents may still be required.
Tips for a Successful Prior Approval Application
- Confirm the property’s lawful use.
- Check for Article 4 Directions.
- Review planning history.
- Prepare accurate drawings.
- Provide robust supporting evidence.
- Seek professional advice where appropriate.
Future Changes
Successive governments have expanded Permitted Development Rights to encourage:
- Town centre regeneration
- New housing delivery
- Reuse of vacant commercial buildings
Emphasis has been placed on housing quality, including:
- Minimum space standards
- Natural light
- Fire safety
- Environmental performance
How Draw & Plan Can Help
Draw & Plan advises homeowners, landlords and developers on whether a proposed change of use qualifies under Permitted Development Rights or requires a full planning application.
Our Planning Drawings service includes feasibility studies, Prior Approval applications, Certificates of Lawful Development and full planning applications.
For technical approval, our Building Regulations Drawings provide detailed construction information needed for Building Control approval.
Useful background information is available from the Government’s Permitted Development Rights for Householders: Technical Guidance, the Planning Portal guide to Change of Use and the Planning Practice Guidance.
Ready to discuss your project? Contact us today for a free, no‑obligation quotation.
Further Reading
Disclaimer: This article is for general informational purposes only and does not constitute legal or professional advice. Always seek advice from a qualified planning professional or your local planning authority before undertaking any development or change of use.