Class MA Prior Approval Applications: Unlocking Residential Potential.
One of the most transformative planning tools in recent years has been the Class MA permitted development right. These rights allow for the change of use from commercial, business, and service premises to residential, subject to the Local Authority’s prior approval. Consequently, they offer a streamlined way to address housing shortages, where generally only matters set out in the General Permitted Development Order (GPDO) can be considered, rather than wider local plan policy.
In this article, we explore what Class MA prior approval applications entail, where they are relevant, and why working with an experienced planning consultant like SF Planning can make all the difference.
What Are Class MA Applications?
The Class MA (GPDO) allows commercial buildings to become residential spaces. Specifically, they permit changes from Use Class E to Use Class C3. This means you can convert offices or shops without full planning permission. However, prior approval from local authorities is required.
As part of the application process, Local Planning Authorities (LPAs) assess transport, contamination, flooding, noise, and light implications. Additionally, any impact on conservation areas may be a consideration as well as the potential impact of introducing the residential use if the wider area is important for say heavy industry.
Class MA is designed to boost housing delivery by repurposing underutilised commercial buildings in sustainable locations. Ultimately, this supports vibrant town centres and addresses housing shortages. However, the process is not without its challenges. Applicants must demonstrate compliance with strict criteria, including continuous commercial use for at least two years, and adherence to the Nationally Described Space Standards for new dwellings.
Where Are Class MA Applications Relevant?
Class MA is particularly relevant in urban areas where commercial properties, such as offices or retail units, are vacant or underperforming. It applies across England, except in specific designated areas like Areas of Outstanding Natural Beauty, National Parks, or World Heritage Sites. Class MA is not permitted for listed buildings, sites of special scientific interest, or those within safety hazard zones. LPAs may also introduce Article 4 Directions to restrict these rights in certain areas, making early consultation critical.
The flexibility of Class MA makes it ideal for town centres, business parks, and mixed-use areas. Particularly where residential development can enhance vitality and sustainability. For example, sites within urban areas or near transport hubs are prime candidates. Sites like these offer access to amenities, services, and employment opportunities, aligning with national planning policies like the National Planning Policy Framework (NPPF).
Our Work on Class MA Applications
The SF Planning team have a successful track record with Class MA applications throughout England. Below are some recent examples of our work:
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Pulteney House, Cheltenham:
Located at 86-90 Winchcombe Street within Cheltenham’s Central Conservation Area. This project involved converting the first and second floors of a former commercial building into five high-quality apartments. Following a previous refusal, our team addressed concerns related to conservation area impacts and natural light by revising the proposal to exclude the ground floor. Consequently, our thorough submission demonstrated compliance with Class MA criteria, ensuring a robust application.
- Printbox Works, Cheltenham: Situated in the Tivoli character area, this brownfield site sits within Cheltenham’s PUA. SF Planning secured permission to transform the building from office use to six residential dwellings. Our application included a preliminary contamination assessment and demonstrated compliance with national space standards, with the proposed units significantly exceeding minimum requirements. By highlighting the site’s sustainable location and minimal flood risk, we built a compelling case for prior approval.
- Metropolitan House, Potters Bar: This ambitious project converted an eight-storey office building in a designated Town and District Centre into 95 studio apartments with communal facilities. Located next to Potters Bar railway station, the site’s sustainability was a key asset. Our comprehensive submission addressed noise from nearby commercial premises, flood risks in a small portion of the site, and fire safety. Detailed reports ensured all Class MA requirements were met.
- High Street, Bedford: Located in Bedford’s town centre within the Bedford Conservation Area, this project involved converting the first and second floors of a locally listed, three-storey commercial building into six residential flats. SF Planning secured prior approval by demonstrating compliance with Class MA criteria. This included over 12 years of continuous commercial use and a three-month vacancy period. Our comprehensive submission addressed transport, noise, contamination, flooding, and natural light requirements, supported by a Transport Statement, Noise Impact Assessment, and detailed floor plans. The site’s sustainable location, with proximity to public transport and amenities, strengthened the case for approval.
The Benefits of Working with a Planning Consultant
Class MA applications may appear straightforward due to their permitted development status. However, they require meticulous preparation to meet regulatory requirements and avoid refusal. Partnering with SF Planning offers several key advantages:
- Expert Navigation of Regulations: Our in-depth knowledge of the General Permitted Development Order ensures compliance with Class MA criteria. We address requirements set out in the GPDO, from verifying lawful use to addressing prior approval matters like transport, noise, and natural light.
- Tailored Solutions: We customise each application to the site’s unique context, and in accordance with any site-specific requirements.
- Comprehensive Submissions: We prepare robust application submissions, including site plans, assessments, and supporting statements. As a result, we can minimise delays and strengthen the case for approval.
- Liaison with Authorities: We believe that effective collaboration is often the key to an efficient application process. We are proactive when working with local authorities. This supports early resolution of any potential concerns raised by the LPA, often meaning a far less protracted application process.
- Maximising Value: By balancing our client’s vision with sustainability goals, we help clients unlock the full potential of their properties, delivering high-quality residential units in desirable locations.
Conclusion
Class MA prior approval Applications offer a powerful opportunity to repurpose commercial buildings. Ultimately, they can enable much-needed homes, supporting housing delivery and town centre vitality. However, success hinges on careful planning and expert guidance. At SF Planning, our proven track record showcases our ability to deliver results in this specialised area.
If you’re considering a Class MA application or exploring the potential of your commercial property, we’d love to hear from you. Get in touch to find out how we can help.
e: info@sfplanning.co.uk
t: Cheltenham: 01242 231575 | Gloucester: 01452 527997 | London: 020 3763 8005
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