Understanding Use Classes: The Post-2020 Planning Landscape
In September 2020, the UK government radically simplified the way we categorize buildings. The goal was simple: flexibility. Here's what you need to know.
By grouping vastly different businesses into the same "bucket," the law now allows a shop to become a restaurant, or an office to become a gym, without needing to ask the council for permission.
The "Super Class": Use Class E
Class E is the giant of the new system. It merged the old retail (A1), professional services (A2), restaurants (A3), and offices (B1) into one broad category.
What sits inside Class E?
The Flexibility Rule: Because these are all in the same class, moving between them is not considered "development." You can change a boutique into a bistro overnight without a planning application.
Protecting the Community: Classes F1 and F2
While Class E is about commercial freedom, Class F is about safeguarding essential community infrastructure.
Class F1: Learning & Institutions
Buildings that serve a wider public function:
- Schools and colleges
- Museums, art galleries, libraries
- Public halls and exhibition centres
- Places of worship
- Law courts
Class F2: Local Community Uses
A "protectionist" class to keep local assets alive:
- Small village shops (under 280m², 1km+ from similar)
- Community meeting places
- Local halls or meeting rooms
- Outdoor sport and recreation
- Swimming pools, skating rinks
Sui Generis: Handle with Care
"Sui Generis" is Latin for "of its own kind." These are uses that the government deems too impactful or sensitive to be grouped with anything else. If your building is Sui Generis, you always need planning permission to change its use.
Common Sui Generis Uses
- Drinking establishments (pubs, wine bars)
- Hot food takeaways
- Cinemas, concert halls, bingo halls
- Large HMOs (7+ unrelated residents)
- Nightclubs and casinos
- Betting shops
Why This Matters for Investors
The 2020 changes have created a "Planning Golden Age" for commercial landlords:
Lower Vacancy Risk
If a retail tenant leaves, you can immediately market to a gym or clinic without waiting 8-13 weeks for a council decision.
Increased Asset Value
A building with Class E status is inherently more valuable than one restricted to a single use.
Class MA Potential
Class E buildings have a unique pathway to be converted into residential dwellings viaClass MA.
Key Takeaway
Navigating the Use Classes Order is about identifying where you have freedom and where you are "locked in." Whether you are looking to revitalise a high-street unit or protect a community hall, the class of the building dictates your entire strategy.