B2 to A1 class use change?

[feef]

Evening,

We're currently running a business which encompases a number of enterprises, including an online retailer, out of a small warehouse,

We'd like to turn the 'reception' area into a small showroom/shop along the same lines of Argos or Screwfix rather than a full-on retail shop

The unit was marketed as a "small factory unit" which leads me to believe it's likely B2 class use, but to find out exactly what business practices can be carried out under that classification is proving trying

Can anyone point me at a resource which lists the limitations and requirements for the respective business property use classes?

[Oi_Oi_Savaloy]

Does this help?

nlpplanning.com › ffiles › 2015/08

That's meant to be clickable.

Edited by Oi_Oi_Savaloy on Tuesday 19th April 20:51

[feef]

It's clickable, but not how you intended, so doesn't work

I've had a poke about the top level of the site but can't find the relevant document,

Can you post the full url?

ta

[morrisk1]

Explanation of the Official Classification of Types of Property Usage in the UK

B2 is general industrial

[feef]

morrisk1 said:

Explanation of the Official Classification of Types of Property Usage in the UK

B2 is general industrial

Yes, but what does 'general industrial' include and where does it stop?

Can goods that are made or stored in the industrial unit be sold from it or does that require and A class change? Can it only be B2B and not B2C use?

That's the sort of more in-depth explanation I'm seeking, not the general classification

[morrisk1]

feef said:

morrisk1 said:

Explanation of the Official Classification of Types of Property Usage in the UK

B2 is general industrial

Yes, but what does 'general industrial' include and where does it stop?

Can goods that are made or stored in the industrial unit be sold from it or does that require and A class change? Can it only be B2B and not B2C use?

That's the sort of more in-depth explanation I'm seeking, not the general classification

I thought you might say that. I looked for something in more detail for ourselves a while ago but didn't find anything. You'll need to speak to the landlord and council for clarification?

[feef]

morrisk1 said:

feef said:

morrisk1 said:

Explanation of the Official Classification of Types of Property Usage in the UK

B2 is general industrial

Yes, but what does 'general industrial' include and where does it stop?

Can goods that are made or stored in the industrial unit be sold from it or does that require and A class change? Can it only be B2B and not B2C use?

That's the sort of more in-depth explanation I'm seeking, not the general classification

I thought you might say that. I looked for something in more detail for ourselves a while ago but didn't find anything. You'll need to speak to the landlord and council for clarification?

Council said speak to the planning portal, planning portal said speak to the council

I've emailed the landlord, but I suspect he'll not know much more than the classification rather than the details of what it entails

That being said, I've searched the planning applications for the industrial estate and I know of a couple of units that are being used for retail type businesses that have had no "change of use" planning application made nor granted, so I'm wondering how much of a problem it is in reality, save for the potential issue of a planning enforcement order

[anonymous-user]

feef said:

Evening,

We're currently running a business which encompases a number of enterprises, including an online retailer, out of a small warehouse,

We'd like to turn the 'reception' area into a small showroom/shop along the same lines of Argos or Screwfix rather than a full-on retail shop

The unit was marketed as a "small factory unit" which leads me to believe it's likely B2 class use, but to find out exactly what business practices can be carried out under that classification is proving trying

Can anyone point me at a resource which lists the limitations and requirements for the respective business property use classes?

You need to avoid 'retail' like the plague. Business rates will be a fraction if you can get it to B8. This can easily be done with a Planning Application but with the rates you will need to show the larger proportion of trade is accounts and not over the counter cash sales. I have experience in this and for example a big independant builders merchant got B8 as although they have 100's of Joe Public sales a day the larger proportion was internet/direct deliveries/account sales and it has saved a huge amount with the business rates.

[Oi_Oi_Savaloy]

I'm looking for what a 'trade counter' comes in under. That's what you're effectively looking for I think.

I've always looked at B2 from a residential perspective - ie. get a change of use to B8 (storage) and from there to C3 (residential).

Not much help I know......

I'm also looking on the VOA to see if that sheds any light on things too.

[anonymous-user]

Trade counter is exactly the term used for the Builders Merchant B8 usage

[feef]

V6Pushfit said:

feef said:

Evening,

We're currently running a business which encompases a number of enterprises, including an online retailer, out of a small warehouse,

We'd like to turn the 'reception' area into a small showroom/shop along the same lines of Argos or Screwfix rather than a full-on retail shop

The unit was marketed as a "small factory unit" which leads me to believe it's likely B2 class use, but to find out exactly what business practices can be carried out under that classification is proving trying

Can anyone point me at a resource which lists the limitations and requirements for the respective business property use classes?

You need to avoid 'retail' like the plague. Business rates will be a fraction if you can get it to B8. This can easily be done with a Planning Application but with the rates you will need to show the larger proportion of trade is accounts and not over the counter cash sales. I have experience in this and for example a big independant builders merchant got B8 as although they have 100's of Joe Public sales a day the larger proportion was internet/direct deliveries/account sales and it has saved a huge amount with the business rates.

B8 would be more applicable

We don't have 'account' customers, but most of our business is online so we don't have customers handing over cash, certainly

[RM]

V6Pushfit said:

You need to avoid 'retail' like the plague. Business rates will be a fraction if you can get it to B8. This can easily be done with a Planning Application but with the rates you will need to show the larger proportion of trade is accounts and not over the counter cash sales. I have experience in this and for example a big independant builders merchant got B8 as although they have 100's of Joe Public sales a day the larger proportion was internet/direct deliveries/account sales and it has saved a huge amount with the business rates.

Do business rates vary according to classes then (A1 vs B8 for example)?

[anonymous-user]

RM said:

Do business rates vary according to classes then (A1 vs B8 for example)?

Yes, there is a reducing factor for B8 against B1