Planning and business rates
Discussion
Hi guys, wonder if anyone can offer some planning advice:
I am thinking of building an extension to my industrial unit at work. The extension wouldnt be heated or have power in it and would be open to one elevation for lorry access, so really a large lean-to against the main building.
Can anyone advise:
1) what planning consent would I need?
2) is it liable for business rates?
3) Would it be subject to the same fire regualtions (intumescent paint on steels)?
Many thanks in advance
I am thinking of building an extension to my industrial unit at work. The extension wouldnt be heated or have power in it and would be open to one elevation for lorry access, so really a large lean-to against the main building.
Can anyone advise:
1) what planning consent would I need?
2) is it liable for business rates?
3) Would it be subject to the same fire regualtions (intumescent paint on steels)?
Many thanks in advance
1) The normal sort (ie. Full Planning Permission, not householder, probably B2 Use Class, if that's what your current operation is). But bear in mind that there are also 'Permitted Development' rules that allow you to do some stuff to industrial and storage buildings without permission, so check whether your proposal falls within their scope. See guidance here.
You will also require Building Regulations approval (which is an entirely separate and different system of regulation to Planning).
2) Yes. See here; RICS standard methodology for measuring gross internal area includes loading bays. It excludes canopies and open ground floors, but my interpretation (and that of others I've encountered) is that these need to be open on three sides. You can always ask your Local Authority, though - you might get lucky.
3) Probably; it's a structure, and so is subject to the Building Regulations, which will require it to have a minimum level of structural fire resistance. But the 30-minute fire resistance that intumescent paint is intended to meet is a 'deemed-to-satisfy' standard, not the Regulation itself. The actual regulation (B3) states: "The building shall be designed and constructed so that, in the event of fire, its stability will be maintained for a reasonable period". If you can persuade building control that, in this instance, the layout of the existing building and your proposed extension is such that under no circumstances would you ever need 30 minutes to evacuate people clear of the extension, they may accept a reduced standard... but I doubt it.
You will also require Building Regulations approval (which is an entirely separate and different system of regulation to Planning).
2) Yes. See here; RICS standard methodology for measuring gross internal area includes loading bays. It excludes canopies and open ground floors, but my interpretation (and that of others I've encountered) is that these need to be open on three sides. You can always ask your Local Authority, though - you might get lucky.
3) Probably; it's a structure, and so is subject to the Building Regulations, which will require it to have a minimum level of structural fire resistance. But the 30-minute fire resistance that intumescent paint is intended to meet is a 'deemed-to-satisfy' standard, not the Regulation itself. The actual regulation (B3) states: "The building shall be designed and constructed so that, in the event of fire, its stability will be maintained for a reasonable period". If you can persuade building control that, in this instance, the layout of the existing building and your proposed extension is such that under no circumstances would you ever need 30 minutes to evacuate people clear of the extension, they may accept a reduced standard... but I doubt it.
Thank you both for the replies. As I suspected its not clearcut, I think i will open a dialogue with my planning officer at the council and see if they are minded to support such an application.
I really need to understand the likely business rate costs, i could do with finding out if there is a published table outlining the potential discounts against the standard rateable value. hopefully they will offer guidance here too.
I really need to understand the likely business rate costs, i could do with finding out if there is a published table outlining the potential discounts against the standard rateable value. hopefully they will offer guidance here too.
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