B8 Use Class Storage or Distribution

B8 use class relates to a business use associated with storage and distribution and can include open-air storage.

In recent years with the continued expansion of Internet retail storage and distribution units have become very popular and retail things like Amazon and associated internet-based businesses have a huge need for substantial millions of square foot of B8 use class storage and distribution facilities.

The nature of such B8 use class storage and distribution facilities is such that generally, the operators prefer to be located in easily accessible locations for rail and road networks which may conflict with the most sustainable locations in planning policy terms.

Often combined with B2 (General Industrial) buildings, B8 use class buildings are located on industrial parks and/ or out of town centre locations. In addition storage and distribution buildings often have either ancillary or dual-use B1 Offices associated with them.

The issues associated with B8 use class (storage and distribution) units often related to hours of operation with many distribution businesses, for example, the Internet business mentioned above requiring 24 hours a day, 7 days a week hours access which can place pressure on the highways network and have impacts on neighbouring properties, including noise and disturbance and therefore the location of such buildings is critical in allowing planning permission to be granted.

Existing B8 use class (storage and distribution) buildings in areas such as primarily residential, green belt or open countryside also create unique issues, particularly where such uses wouldn’t be allowed if not already existing. When changes are proposed to such existing uses, especially where the uses are long-standing and established prior to the planning system conflicts can exist between the needs of the business, the impacts on neighbouring properties as well as the issues of sustainability etc.

B8 use class relates to a business use associated with storage and distribution and can include open-air storage.

In recent years with the continued expansion of Internet retail storage and distribution units have become very popular and retail things like Amazon and associated internet-based businesses have a huge need for substantial millions of square foot of B8 use class storage and distribution facilities.

The nature of such B8 use class storage and distribution facilities is such that generally, the operators want to be located in easily accessible locations for rail and road networks which may conflict with the most sustainable locations in planning policy terms.

Often combined with B2 (General Industrial) buildings B8 use class buildings are located on industrial parks and/ or out of town centre locations. In addition storage and distribution buildings often have either ancillary or dual-use B1 Offices associated with them.

The issues associated with B8 use class (storage and distribution) units often related to hours of operation with many distribution businesses, for example, the Internet business mentioned above requiring 24 hours a day, 7 days a week hours access which can place pressure on the highways network and have impacts on neighbouring properties, including noise and disturbance and therefore the location of such buildings is critical in allowing planning permission to be granted.

Existing B8 use class (storage and distribution) buildings in areas such as primarily residential, green belt or open countryside also create unique issues, particularly where such uses wouldn’t be allowed if not already existing. When changes are proposed to such existing uses, especially where the uses are long-standing and established prior to the planning system conflicts can exist between the needs of the business, the impacts on neighbouring properties as well as the issues of sustainability etc.

Assuming there are no permitted development restrictions, there limited opportunities to change existing B1 & B2 uses as well as Agricultural Buildings to a B8 use class although there are limits to sizes and Prior Approval may be required.

Similarly, there are limited opportunities, under permitted development to change from a B1 Use Class, including to B1 (offices) and C3 (dwellinghouses), again subject to Prior Approval.

Advice, and confirmation, from the Local Planning Authority or relevant RTPI Planning Consultant, should be sought prior to any change of use taking place.

At Plande we have a range of experience in B8 use class storage and distribution units including submitting planning applications and working as a planning consultant in a range of scales and for a range of different clients ranging from small and temporary facilities all the way through to large HQ facilities for blue-chip companies.

If you are looking to construct a new build B8 use class storage and distribution facility or looking to change use either from or to such use please contact the experts at Plande today.

B8 Use Class – Change of Use

Assuming there are no permitted development restrictions, there limited opportunities to change existing B1 & B2 uses as well as Agricultural Buildings to a B8 use class although there are limits to sizes and Prior Approval may be required.

Similarly, there are limited opportunities, under permitted development to change from a B1 Use Class, including to B1 (offices) and C3 (dwellinghouses), again subject to Prior Approval.

Advice, and confirmation, from the Local Planning Authority or relevant RTPI Planning Consultant, should be sought prior to any change of use taking place.

At Plande we have a range of experience in B8 use class storage and distribution units including submitting planning applications and working as a planning consultant in a range of scales and for a range of different clients ranging from small and temporary facilities all the way through to large HQ facilities for blue-chip companies.

If you are looking to construct a new build B8 use class storage and distribution facility or looking to change use either from or to such use please contact the experts at Plande today.

B8 Use Class Storage Distribution

The following case studies provide a small sample of the different types of B8 Use Class (Storage or Distribution) we have been involved with.

B8 Use Class with storage and distribution industrial

4 no. B2/ B8 Use Class Industrial Units, with ancillary B1 Use Class two storey office accommodation, totalling c. 140,000 sq ft in Stockport

The development of 8 no. (B8 Use Class) units, ranging from 5,000 sq ft to 12,000 sq ft, provided high-quality Office accommodation in a landscaped setting. The site was part brownfield and part greenfield and required careful consideration and a new access junction to the main road along with a new bowling green as part of the Section 106 contributions.

 

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Local Planning Authority: Stockport Council

see also: B1 Offices

B2 Use Class general industrial

Retrospective Change of Use of B8 Use (Storage & Distribution) building (c. 18,000 sq ft) to B2 (General Industrial), Macclesfield, Cheshire

Retrospective planning consent was sought for the change of use from a storage building into a part B8 use part B2 use industrial unit within a rural planning policy location in Cheshire.

A recommendation for refusal was proposed to the Planning Committee, by the Planning Department due to perceived noise issues, having received strong objections from the Environmental Health Department and local residents. The Environmental Health Department required a significant and unviable scheme of noise mitigation. We successfully negotiated and persuaded the Committee that the application should be approved as the noise issues were not significantly different than could already be expected and were not significantly louder than the background noise and permission was granted accordingly.

Local Planning Authority: Cheshire East Council

see also: Change of Use; B2 Industrial

B8 Use Class Storage Distribution Industrial planning appeal

Planning refused for a B2/ B8 Use Class Industrial building

Planning Permission was refused for the erection of a B2 / B8 unit to the rear of existing buildings to facilitate the continued success of the business. The main issues were the impact on the living conditions of the adjoining neighbours. 

The Planning Inspectorate agreed with us that the neighbours didn’t have a right to a view and that due to the siting and lower level of the building that there would not be any significant impact on light levels. With regards to the noise issues raised by the neighbours and Council, the Inspector stated that these could be dealt with via appropriately worded planning conditions.

Local Planning Authority: South Lakeland District Council

see also: B2 Industrial; Planning Appeals

B8 Use Class with storage and distribution industrial

Two storey extension to B2/ B8 Use Industrial building, with internal mezzanine floor.

The redevelopment and extension of the existing building started with a review of the existing facilities, the process and flow through the building. A two storey extension, as well as a mezzanine floor internally, helped increase the efficiency and total floor area for this B2/ B8 Use class property.

Externally the warehouse was re-clad to provide a new face to the building as well as helping with the marketing of the business. Renewable technologies, including PV Cells and rainwater harvesting, were also incorporated to help reduce overheads and running costs.

A new vehicular access was also approved which would benefit the external flow, deliveries and parking.

Local Planning Authority: Stockport Council

see also: Change of Use; B2 General Industrial

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Disclaimer

This page provides an introduction only and is not a definitive statement of the law and should therefore not be relied upon.
The information above relates to England only. Policies across the rest of the UK may differ.
Contact your Local Planning Authority for advice and confirmation before any works are carried out.