How to obtain planning permission and building regulations approval

To open a storage facility in the UK, you must secure two distinct types of legal consent: planning permission from your local council to ensure the land use is appropriate, and building regulations approval to ensure the construction is safe. Do not confuse the two; planning permission deals with the "if" and "where" of your project, while building regulations focus on the "how" and the quality of the build. Failing to secure both can lead to costly enforcement notices or even the forced demolition of your site.

The Difference Between Planning and Building Regulations

It is a common mistake to assume that if you have planning permission, you automatically have building regulations approval. This is not the case. Here is a quick breakdown of the two:

Step 1: Determine the Use Class

In the UK, every property has a 'Use Class'. Most self-storage facilities fall under Use Class B8 (Storage or Distribution). If you are taking over an existing warehouse, you might not need planning permission for 'Change of Use', but you will still need it if you plan to make external changes, such as adding signage, new gates, or external cladding.

If you are placing shipping containers on a piece of land that was previously used for something else (like agriculture or retail), you will almost certainly need to apply for a Change of Use. Local councils are increasingly strict on 'container city' style storage sites regarding their visual impact.

Step 2: Seek Pre-Application Advice

Before submitting a formal (and expensive) application, most local councils offer a 'pre-app' service. For a small fee, a planning officer will review your proposal and give you informal feedback. This is incredibly valuable because it identifies potential deal-breakers early, such as traffic concerns or noise complaints from neighbours, allowing you to adjust your plans before the final submission.

Step 3: The Planning Application Process

To apply for planning permission, you will generally need to provide:

• A Site Plan and Location Plan: Showing the boundaries of your land.
• Existing and Proposed Elevations: Drawings showing what the site looks like now and what it will look like after.
• A Design and Access Statement: Explaining why the site is suitable and how people will get in and out.
• Specialist Reports: Depending on the site, you might need a flood risk assessment or a transport statement.

Once submitted, the council will consult with neighbours and statutory bodies. This process usually takes 8 to 13 weeks. If successful, you will receive a decision notice, which may include 'conditions' (e.g., specific hours of operation or requirements for landscaping).

Step 4: Complying with Building Regulations

Once your planning is underway or approved, you must tackle building regulations. This is a technical check to ensure the facility won't fall down, catch fire easily, or be inaccessible. For a storage facility, the building control officer will be particularly interested in:

• Structural Integrity: Are the mezzanine floors or unit partitions strong enough?
• Fire Safety: Are there adequate fire walls, smoke detectors, and clear escape routes?
• Drainage: Is the surface water from your large roof or concrete yard being handled correctly?
• Accessibility: Does the design allow for disabled access under Part M of the Building Regulations?

You can apply for building regulations approval via two routes: Full Plans (where you submit detailed drawings for approval before you start) or a Building Notice (where you tell the council you are starting and they inspect as you go). For commercial storage, the 'Full Plans' route is highly recommended to avoid being told to tear down work that doesn't meet the grade.

Top Tip: Hire a professional planning consultant or an architect with experience in industrial units. They speak the language of the council and can significantly increase your chances of a first-time approval, saving you thousands in the long run.

Final Inspections

Once the construction or fit-out is complete, a Building Control officer will visit the site for a final inspection. If they are satisfied, they will issue a Completion Certificate. Keep this document safe; it is the ultimate proof that your building is legal and safe, and you will need it if you ever decide to sell the business or take out a commercial mortgage.