Whether you’re looking to build new premises or convert an existing property for commercial use, understanding planning considerations is essential. This article explains the main elements that local planning authorities (LPA) take into account. Understanding them will help you navigate the process with confidence, ensuring your project moves forward smoothly.
Key Planning Considerations
The following are some of the most significant factors to consider:
- Relevant government policy, such as the National Planning Policy Framework (NPPF)
- Nature Conservation and environmental impact
- Overlooking/Loss of Privacy
- Loss of daylight/sunlight
- Loss of outlook
- Parking
- Flood risks
- Energy Performance Certificate (EPC)
National Planning Policy Framework (NPPF)
One of the key planning considerations is the National Planning Policy Framework (NPPF). The NPPF sets out national guidance for how local plans and development proposals should be prepared. The guidance includes requirement for sustainability appraisals that assess the economic, social, and environmental impacts of a project. These elements are crucial to a successful application. More detail on the three can be found here.
A helpful definition from Dorset Council of the three elements is as follows:
- Economic role – contributing to building a strong, responsive and competitive economy, by ensuring that sufficient land of the right type is available in the right places and at the right time to support growth and innovation; and by identifying and coordinating development requirements, including the provision of infrastructure.
- Social role – supporting strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of present and future generations; and by creating a high quality built environment, with accessible local services that reflect the community’s needs and support its health, social and cultural well-being.
- An environmental role – contributing to protecting and enhancing our natural, built and historic environment; and, as part of this, helping to improve biodiversity, use natural resources prudently, minimise waste and pollution, and mitigate and adapt to climate change including moving to a low carbon economy
Issues likely to impact whether or not permission is granted include existing local plans and zoning. These are defined by the planning authority and publicly available. Importantly, the latest version of the NPPF introduces the concept of the ‘grey belt’.
Grey Belt
Grey belt areas of land sit within the green belt. The idea is that they could be released for development if they make only a limited contribution to the green belt’s main purposes. This means that some previously developed or lower-quality land within green belt can now be considered for development, provided certain conditions are met.
However, critics such as Colin Morrison of Turley Independent Advisors, argue the changes do not go far enough to ensure fair and consistent assessment. He points out the definition of what qualifies as ‘grey belt’ remains unclear. Also, that the tests for sustainability and contribution to green belt purposes are open to interpretation. As a result, local authorities and developers may still face uncertainty when applying the policy.
Nature Conservation and Environmental Impact
Biodiversity Net Gain (BNG) is a growing requirement in planning. The aim here is to ensure developments leave the natural environment in a better condition than before. Developers are expected not only to reduce any harm to local habitats but also to actively improve biodiversity, either on the site itself or nearby. The idea of a better state is measured using the Department for Environment, Food, and Rural Affairs (DEFRA) metric. This calculates the value of habitats in ‘biodiversity units’ based on their type, size, condition and distinctiveness.
Following DEFRA’s guidance, BNG became mandatory in England in 2024 for most developments. This is reflective of a wider commitment to sustainable growth and the protection of natural assets.
Overlooking, Daylight and Outlook
Developments should minimise overlooking to maintain privacy. They should maintain access to natural light, and avoid overbearing impacts on neighbours’ outlook. These factors affect both property values and residents’ wellbeing.
Parking
Parking arrangements influence urban design, street safety, and accessibility. Balancing on-site parking with sustainable transport options is key to good design.
Flood Risks
Flood risks must be addressed in planning proposals. Measures to manage surface water, protect people and property, and avoid increasing flood risk elsewhere all require consideration.
Energy Performance Certificates (EPC)
New EPC regulations are in place to support the UK Government’s Net Zero carbon emissions. By 2027, all commercial rented buildings must achieve at least EPC band C, rising to band B by 2030. From April this year, all non-domestic properties require a minimum rating of E. Non-compliance can lead to fines, with stricter enforcement expected moving forward. What are the EPC Requirements for Commercial Properties in 2025?
Concluding Thoughts
Building or converting premises for commercial use requires careful planning. From adhering to government policies like the NPPF, to addressing environmental impacts, privacy, daylight, parking, flood risks, and EPC requirements. Each consideration plays a crucial role in ensuring a successful and compliant project.
By understanding these factors early and engaging the right expertise, developers and businesses can streamline the planning process. This in turn minimises risks, and should create spaces that are sustainable, functional, and fit for purpose.
Understanding planning considerations is just the first step. Whether you’re building new premises or converting an existing property, the team at Chawton Hill is here to guide you through the process with practical advice and expert support. Contact us today to get your project moving with confidence.