Member Article

Property classes explained

We receive and sell a wide variety of properties at our auctions, from residential and commercial to buy to let and mixed use. We are often asked by bidders about the Property Classes that are listed in our descriptions and what the properties can be used for. Another popular question by investors and developers is if the use of the property can be changed.

This guide is to help you better understand The Town and Country Planning (Use Classes) Order 1987 which puts uses of property and buildings into various legal categories known as “Use Classes”.

The classes give an indication of the types of use which may fall within each use class. There are four main categories, with many sub-classifications. So if you’re looking to buy property at auction, then it’s worthwhile knowing exactly which class your property falls into. There is also a class called sui generis which covers other site uses not covered by classes A - D.

The local planning authority uses the classes allocated to ensure there is a balance of premises and that in a community there is no detrimental effect by having an inappropriate property use in a particular environment.

The classes also have a role to play when the owner wants to change the use of a property. In most cases, changes of use within the same class do not need planning, but you’ll need to check if you intend to change a property’s class. Common changes of use and planning permission are things like converting a corner shop with flat above to 2 flats. Some changes may not need planning permission but will if the change is to be reversed in the future, this is known as the Ratchet Effect.

External changes to a property such as adding an extension may also need planning permission. It could also be that a property you intend to renovate or change within the same class may still be required to comply with building regulations and work inspections will be required.

Class A

These are subdivided in to 5 classifications from Class A1 through to A5 and they cover:

A1 - shops and other retail outlets

A2 - professional services and bank/estate agency branches

A3 - food and drink outlets

A4 - drinking establishments, pubs and wine bars

A5 - hot food and takeaways, where food is to eaten off the premises

Class B

There are seven sub-classes in class B and they cover:

B1 - offices, light industrial process that doesn’t affect the community

B2 - general industrial units

B3 - premises for registered industrial processes

B4 - premises working with metals and other materials

B5 - heavy industrial processes

B6 - premises working with chemical compounds, except petroleum

B7 – for dealing with animal products and skins

Class C

This class focuses on different types of dwelling such as houses, hotels and HMOs and there are four main categories:

C1 - properties such as guest houses and hotels

C2 - residential nursing homes, hospitals and schools

C3a - houses which are a primary or secondary residence

C3b - supported housing schemes where up to 6 people are receiving care

C3c – up to 6 people living together but not a C4 HMO, such as the owner of the property and a lodger(s)

C4 – Houses in Multiple Occupation (HMO) – 3-6 unrelated people sharing a house and common amenities

Larger HMOS for more than 6 people are ‘sui generis’ so will require planning permission if you intend to convert a house or small HMO in to a large HMO.

Class D

This class covers non-residential premises as well as entertainment/leisure facilities and there are 2 main categories:

D1 - schools, day nurseries, libraries

D2 - cinemas, bingo halls, swimming baths

Sui generis

This is for other properties that don’t fit in to any of the above. A few examples are petrol stations, nightclubs, casinos and launderettes.

As you can see the classes of property and how they are defined can be complicated so it’s always wise to take expert advice and check with the local planning office how they would view any proposed change of use.

This guide is for general information purposes only and does not constitute advice. Brendons Auctioneers does not accept any responsibility or liability for any action taken as a result of reading any part, or all, of the information in this guide.

This was posted in Bdaily's Members' News section by Ron Bell .