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New use class order 2020: Use Class E and the key changes explained [2024 update]

In 2020, the government completely transformed the ways that planning works on the english high street, affecting thousands of businesses. we explain what the new rules are, 18 january 2024, 7 minutes read.

Nicole I. Guler

Major amendments were made to the Use Classes Order in September 2020. These came on the back of the government’s summer 2020 Planning for the Future white paper, which promised, among many other things, to streamline the planning process and remove unnecessary red tape.

In many ways, this has certainly been the case with the new Use Classes Order. Permitted development rights – which allow for certain conversions without requiring full planning applications – were expanded. In this article, we’ll discuss what this has meant.

We’ll also discuss where ambiguity still stands – such as where a beauty salon ends and a nail bar begins.

But in sum, the old use classes that formerly determined what you could or couldn’t do with a shop, restaurant, workshop, offices, or even a gym in England were swept away.

The idea was to make it much easier to turn a newsagent into a café, for instance, or an accountant's into a crѐche (or the other way around). The legislation is the Town and Country Planning (Use Classes) (Amendment) (England) Regulations 2020 and we’re going to explain how it has worked and what it has meant.

We have written this article to help you understand the current Use Class E, which replaced former Use Classes A1, A2, A3, B1, B2, D1 and D2. You will also learn which uses are now included in Use Classes F1 and F2, and why this change was made.

Chart comparing Use Classes Order 1987 and Use Classes Order 2020 (page 1) Chart showing the Previous Use Classes Order (page 2) Chart showing the New Use Classes Order (page 3)

The new use classes 2020: The basics

If you owned a business before summer 2020, you are probably familiar with at least one or two of the former planning use classes, which include A1 for shops, A3 for cafés or restaurants, B1(a) for offices and D1 for clinics. These designations allowed councils to determine what buildings were used for what purposes – and you often needed planning permission to change the use , which the council could refuse.

This was the system operating under the use classes order 1987 , from the date it originally came into force. However, over the years, central government added increasing levels of flexibility to this use class system by creating various permitted development rights (PDR). These allow you to change from one use to another without planning permission, although councils could suspend these using Article 4 directions.

The new Use Class E: Commercial, Business and Service

Under the use class order changes 2020 , many of those former classes vanished altogether. In their place, a huge number of different business types – including many of those previously labelled as A1, A2, A3, B1, B2, D1 and D2 – were brought together under the new Use Class E.

Anything from a bank to a bowling alley is now covered by Class E, and the owners of them do not have to get planning permission to change the use of their building - as long there are no planning conditions directly mentioning the use class. (They do, however, still need planning permission for any of the external structural changes that you would need if you were, for instance, to turn a bank into a bowling alley.)

Not all shops or high street businesses went into the E pot, though. Small rural shops that sell food and are at least 1km from the next similar shop have gone from A1 to the new F2 community use.

Additionally, pubs and bars (previously A4), takeaways (A5), cinemas and live music venues (D2) have gotten the ever-confusing sui-generis (in other words, they don’t belong with anything else) classification.

One thing you should note, though: where councils had already put in Article 4 directions to block previous permitted development rights – for instance, A1 (shops) to A3 (restaurants and cafés) – those will stay in force even though A classes will no longer exist.

Reach out to the author of this article to learn more about our differentiated approach to change of use projects and achieving enduring results.

What’s the big idea with the 2020 use class order.

There is a combination of practical and political thinking behind the use class order changes . The political aspect is an attempt to cut down on bureaucracy and let the free market decide what we use our buildings for. Expect more changes to the planning system on those grounds in the coming months and years.

The practical angle is that, as many high streets have been struggling for a long time, it makes sense for owners to be able to switch premises from an obsolete function (e.g. bank branch) to one that draws customers in the 21st century (e.g. coffee shop).

As we said, this principle has been encouraged by permitted development rights for some time, but the 2020 changes to the use classes order brought a huge range of business types into the same category, in theory making switching much, much easier.

How does the new use classes order work for me?

The government hoped that the new use classes legislation would help owners of commercial property, high street businesses and consumers. For owners, it would make it easier to rent out shops and other premises because they now have a much wider range of potential tenants.

And, for the same reason, it should be easier for them to sell shops. If you own a retail business, you now should have more choice about where you set up a shop. Depending on local competition and what the balance is like at the moment, these changes could push shop and office rents up or down.

For the consumer, the idea is that the range of local businesses will now be based on what we actually want to spend our money on, rather than the kind of shops and other services the council would prefer on the high street and elsewhere.

But it’s important to say that – as with any changes to the planning system – how exactly that works out in practice varies. At the time, critics were wary that the expansion of permitted development rights would threaten town centres by opening up the flood waves of residential conversions.

And now, it’s difficult to isolate the impact of the new use class order on town centres from all of the other things that have impacted urban areas in the past two years. Little research has been done so far on the extent to which businesses have taken advantage of increased flexibility to facilitate new services and offerings. Furthermore, the pandemic and its economic fallout – along with the war in Ukraine and current cost-of-living crisis – confound the variables that we have to consider here.

What we do know is that people are navigating the new system every day, and coming to us for help. We are continuing to learn how councils are responding to the regulation changes in their own decision-making processes. And we are keeping up to date with the impact of the updated use class order on specific building types.

Protecting educational and community assets: New Use Classes F1 and F2

After all, not all buildings are up for grabs under the new rules. There is a new “learning and non-residential institutions” class – F1 – and a community class – F2. F1 takes in half of the old D1 use class, and includes educational establishments, places of worship, libraries and museums.

The slightly random F2 groups together meeting halls, swimming pools, playing fields and – as mentioned earlier – isolated village shops.

Meanwhile, pubs and cinemas, along with live music venues, are now sui generis, which means that it should be at least no easier to change their use than it was before. This is generally interpreted as attempting to prevent further loss of pubs and entertainment venues.

Two years later, we do see the reasoning here. In August 2022, the quarterly Market Recovery Monitor by CGA and Alix Partners found that licensed premises in the City of London have seen a net decline of 14% since the start of the pandemic. This means that one in seven pubs has been lost in the capital’s traditional business district as a result of a variety of factors, including changing working patterns.

It still remains to be seen exactly how much the changing use class system can intervene here – again, given the numerous other factors that are now shaping and stunting economic growth. But, if you are a current or prospective owner of one of these premises, a case can certainly be made for their retention and protection.

What hasn’t changed in the Town and Country Planning Use Classes Order?

And through all of this, some businesses haven’t changed categories at all.

Betting shops and payday lenders remain classed as sui generis, which means that change of use planning permission will still be needed to move any of these businesses into a new premises that isn’t already occupied by the same type of shop.

Also unaffected are B2 (general industrial) and B8 (storage and distribution), along with housing (C).

Some confusion remains

Over the years, we have had a number of people getting in touch trying to understand whether a coffee shop counted as a shop (A1) and when it was a café (A3). Now that problem has been eliminated, but other questions will remain.

For instance, how token an eating-in set-up does a premises need to be in order to qualify as a café (Use Class E) rather than a takeaway (sui generis)? And there have been continuing arguments about whether a business is a hairdresser (E) and a beauty salon (usually sui generis). [2023 update: based on recent planning appeals and the kind of applications councils are getting, our view is that - for the moment - it seems that nail bars and beauty salons are being considered as part of Class E].

As always, we continue to look at precedents in the local area to best determine how individual councils are treating similar enterprises amid the changes. Depending on the nature of your project, we might recommend feasibility research to best understand the context at the start.

Beware planning conditions

As ever, you should not be surprised by the English planning system's ability to come up with headache-inducing contradictions. The government's guidance clearly states that changes of use within the same use class are not "development". And if they are not development, logically, planning authorities - whose job is to oversee development - should have no right to interfere.

But all the planning lawyers whose opinions we have either read or asked in person seem agreed that councils can use planning conditions to limit the use of a building to a subdivision of a use class. For instance, E(g), which is the old B1 (offices and workshops).

As far as we are aware (in March 2023), there have been no significant court cases testing this. If there are, we will let you know.

Why some local authorities are unhappy with the new use class rules

Some councils, especially in London, have been trying to preserve certain types of employment outside of central areas in the face of previous central government moves.

Permitted development rights allowing changes from places of employment to housing are already a contentious issue and now there’s the option to turn offices (currently B1(a)) and workshops (currently B1(c)) into any of the many businesses covered by the new Class E.

Fundamentally, the new regulations mean that councils have much less power through the planning system to encourage certain types of businesses on the high street and elsewhere and to discourage others. This doesn’t just affect their ability to make decisions about the change of use of individual shops but more importantly what they can suggest in their local plans meant to shape the way the area will develop over the next 15 years.

For instance, a redeveloped area intended for workshops and small cafés to boost locally-based employment and craft production could end up with no workshops and no cafés.

And while it might be profitable for a landlord to sell a small office building to someone wanting to convert it into a gym, that loss of office workers could have a serious impact on local restaurants and cafés. Before, the council’s strategic thinking could have had an effect on whether that happened – now that power will be much reduced. The survival of existing Article 4 directions and the use of planning conditions will have some effect, but with new regulations going so far beyond what was possible before, that effect will be limited.

We should point out, though, that some businesses whose presence can generate a lot of public complaints – e.g. takeaways and betting shops – have been left out of class E.

But remember: You can still use planning permission to change use

Whenever a new permitted development right comes in – or in this case, a new definition so that change of use isn’t development at all – some people write about it as a simple “you can do this, you can’t do this”. But that’s not the way the English planning system works. While it’s now much simpler to turn a travel agency into a clinic than a travel agency into a bar, it doesn’t mean that you can’t change a travel agency into a bar. It just means that you will need planning permission.

Planning permission will give you peace of mind – it means you will know exactly what you are able to do and not with your premises. You won’t have to worry that in the future that the local planning authority has, for instance, decided you have gone beyond the very broad definitions of what’s allowed under class E and issued an enforcement notice.

And for any external structural changes that you need to make to help your business – so that, for example, anyone passing by understands that what used to be a travel agency is now a bar, you will also need planning permission.

How Urbanist Architecture can help you

Urbanist Architecture is a London-based RIBA chartered architecture and planning practice with offices in Greenwich and Belgravia. With a dedicated focus in proven design and planning strategies, we have helped many businesses get planning permission for their new premises.

If you would like us to help you either get planning permission for a change of use not affected by the September 2020 regulations, or planning permission for external changes to the building, get in touch today.

Nicole leads our planning team and specialises in tricky projects, whether those involve listed buildings, constrained urban sites or Green Belt plots. She has a very strong track of winning approval through planning appeals.

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Planning Use Classes: How To Turn Property Challenges Into Opportunities

• on March 18, 2024

WHAT ARE USE CLASSES

Benefits of changing use class, can i change how my property is used, use classes: order and changes, 5-step check to identify your property’s options, class b2: general industry.

• Focuses on broader industrial activities like manufacturing.
• Often allows transition to storage or distribution (B8) without full planning permission.

Class B8: Storage and Distribution

• Covers spaces convertible into dwellings with prior approval.
• Broad use potential, including retail or manufacturing.

Class C1: Hotels and Guesthouses

• Tailored for hospitality without significant care services.
• Potential for conversion to educational use.

Class C2: Residential Institutions

• For care-providing residential facilities, including nursing homes, hospitals and residential schools.
• Convertible for educational purposes.

Class C2a: Secure Residential Institutions

• Encompasses prisons and detention centres.
• Convertible for educational use.

Class C3: Dwellings

• Diverse class for residential spaces, used as sole or main residences for up to six occupants (single household).
• In many areas, converting a property from a Dwelling (C3) to a House in Multiple Occupation (HMO – C4) often falls under permitted development rights.

Class C4: HMOs

• Houses in Multiple Occupation with a maximum of six occupants (multiple households).
• Can revert to dwellings, offering flexibility.

Class E: Commercial, Business, and Service

• Broad category for mixed services, including shops, financial and professional services, restaurants, and cafes.
• Offers conversion possibilities, for example, to residential use (C3) or educational institutions.

Class F1: Learning and Non-residential Institutions

• Schools and public institutions, excluding those involving residential use, for instance, museums, places of worship, public libraries, and exhibition halls.
• Allows temporary adaptations; otherwise, it requires full planning permission.

Class F2: Local Community

• Local amenities and community facilities, including places for outdoor recreation and shops selling essential goods.
• Maintains core use to support local cohesion. Thus, change of use must go through full planning permission.

Sui Generis:

• Unique classification for properties that don’t fit within the use classes, such as HMOs for seven or more occupants, theatres, petrol stations and casinos.
• With the appropriate approvals, conversions under Sui Generis  allow for diverse and extraordinary transformations.
• Determine Current Use Class: Is your property’s current use class aligned with the type of use you want to transition to?
• Yes: See step 2
• No: You can explore options within the current use class instead or consider changing the use class –go to step 5, Change of use between two different classes .
• Review Permitted Development Rights: Does your intended conversion fall under permitted development rights for the current use class?
• Yes: Step 3
• No: Consider seeking planning permission or explore other options within permitted development rights.
• Prior Approval Consideration : Does your intended conversion require prior approval, even if it falls under permitted development rights? E.g., is your property a listed building, in a conservation or an Article 4 area?
• Yes: Your process will involve applying for prior approval from the local planning authority (LPA) and waiting for their decision.
• Change of Use Within the Same Use Class: Is your intended change of use within the same use class?
• Yes: Assess whether external alterations are needed. If not, you may be able to proceed with the change of use –ensure you have expert advice and a solid confirmation!
• No: You can either explore other options within the same use class or, if you choose the alternative, prepare for a conversion involving change of use class (step 5).

If you are uncertain about the status of your intended conversion, consider applying for a Lawful Development Certificate. This document confirms whether your development is lawful and within permitted development rights.

• Change Between Two Different Use Classes: Do you want to change your property’s use class to a different one?
• Yes: First, verify if the desired change is allowed. If so, you’ll proceed with the necessary applications and approvals –in addition to financing, budgeting, and all other parts of your strategy.
• No: Explore alternative options within the existing use class or consider other feasible changes.

Giovanni Patania

(Architect Director, Co-Founder)

Giovanni Patania is the Lead Architect and Co-Founder at HMO Architect and Windsor Patania Architects.

Originally from Siena, Italy, Giovanni worked as a Project Lead Architect at Foster+ Partners, designing Apple stores across the world,

An HMO Investor himself, Giovanni understands property thoroughly, both from an investor's perspective and technically, as an Architect.

With over 15 years of HMO development experience, working on over 150+ HMOs and a 95% Planning and Building Regulation success rate, Giovanni has the expertise and credentials to help you on your HMO journey."

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Class E permitted development: What commercial use involves and why it matters?

Architect Director

Transitioning from commercial to residential use is commonly seen as a savvy strategy in property development. But is it the only and most advantageous option for your next investment? The answer might lie within Use Class E and its various opportunities to convert offices, retail spaces, or service-related premises, reducing the requirement for full planning permission. Explore the potential of business-related properties under Class E, a versatile and adaptable commercial hub facilitated by permitted development.

• What Is Planning Use Class E
• What Changes Outlined The New Planning Class E
• How Does Permitted Development Impacts Use Class E
• What Types Of Property Usage Fall Under Class E?
• Use Class E Under Permitted Development Rights
• Overview Of Changes Following The Revised Use Classes Order
• How Is Use Class E Structured?
• What E Class Means For The Commercial Property In Brief
• Team Up With WindsorPatania Architects

What is planning use class E

Use Class E is a categorisation covering a blend of property types in commercial, business, and service activities. This label, now associated with greater versatility for property owners and developers, is part of a government initiative to simplify regulations and promote flexibility in property usage.

The overarching Use Classes Order  categorises land and properties based on their primary use, guiding what activities can occur within them. At its core, Use Class E clusters diverse types of properties accommodating numerous essential day-to-day activities within our cities.

What changes underline the new planning class E

In September 2020, the UK government updated its planning system under the Use Class Order 2020. Among other adjustments, the revision brought forth the newfound Use Class E , a comprehensive category now encompassing various business, commercial, and service-related uses.

Concurrently, the update led to the reclassifying of some property brackets, offering a more streamlined framework. Several uses governed by separate categories, such as Class A1, were effectively merged under the Class E umbrella .

There are six obsolete use classes, which are now —entirely or partially— harboured under Use Class E:

• A2 (Financial and professional services)
• A3 (Restaurants and Cafes)
• B1 (Business)
• D1 (Provision of non-residential institutions)
• D2 (Provision of assembly and leisure)

How does permitted development impact use class E

The formation of Use Class E bears several implications for property owners, developers, and local planning authorities. One of the crucial effects is the relaxation of planning restrictions. This favourable outcome relates to the General Permitted Development Order (GPDO), which establishes that properties changing uses within the same class may proceed without the need for planning permission.

Consequently, while easing the restrictions in property conversions for those clustered now under Class E, this reshuffle admits greater flexibility to align with market demand. Since changing uses within the same class falls under permitted development , exiting out-of-vogue markets or servicing upcoming segments becomes more attractive for property investors.

What types of property usage fall under class E?

How business and retail benefit from use class E

• Enhanced business flexibility: Class E encompasses a broad spectrum of uses, offering a diversified portfolio of commercial and business opportunities.
• Adaptability: Properties falling under Class E, whether catering to businesses, services,or commercial  practice, possess the flexibility to swiftly adjust to local demand and transition their usage for optimised returns. This agility allows them to sidestep the complexities of full planning permission while fully embracing their architectural possibilities.
• Urban renewal: Permitted development within Use Class E offers chances to repurpose underutilised spaces and vacant buildings, contributing to the revitalisation of urban areas. An example of this can be seen in the revival of the high street.

As a property investor, you now have new options for transitioning properties to different uses. Converting a café into a fitness or childcare centre or transforming vacant offices into a bustling retail space  can now be done without the need for permission as was previously required.

Use class E under permitted development rights

Alongside the numerous opportunities for transitioning within the same use class, under the General Permitted Development Order (GPDO) Class MA, a change of use from Class E (commercial) to Class C3 (residential)  can occur without planning permission. However, in such cases, Prior Approval  from the Council is required before legally implementing the change of use. This pathway can be part of a comprehensive planning strategy to achieve your investment goals.

Overview of changes following the revised use classes order

1 The Sui Generis class in the UK planning system refers to properties with unique characteristics or functions that do not fit into standard land use categories. Sui Generis governs most distinctive uses and properties such as theatres, petrol stations, casinos, and large houses in multiple occupation .

How is use class E structured?

What E class means for the commercial property in brief

The introduced changes and addition of Use Class E effectively streamline procedures, ultimately enabling the repurposing of vacant buildings in high streets and town centres.

This new commercial planning hub permits a blend of property uses to reflect the ever-evolving business and retail landscape, further advancing the influence of permitted development rights. While Use Classes Order outlines the roadmap to operate land and property within our dynamic cities, it remains a building block in a complex planning system.

Team up with WindsorPatania Architects

Navigating investment strategy and property potential, alongside factors like use classes, prior approval, and planning permission, can pose significant challenges in bringing a property project to fruition.

Whether your project remains within the margins of Use Class E or extends to the realisation of a bespoke home design , seeking guidance from a seasoned expert can elevate your undertaking to its highest potential. At HMO Architect, we have guided hundreds of property visionaries nationwide through successful applications, leveraging our wealth of experience and unwavering commitment to compliance. From initial assessments to final project execution, our team stands ready to assist you at every stage of the journey. Embrace the opportunity to turn your vision into reality by reaching out to us today .

Contact us about your conversion project

Giovanni patania, related article, what are the class aa permitted development rules to get an additional storey.

4th June, 2023  |  Reading time: 8

Find out more about the Class AA Permitted Development right and how you can add extra storeys to your home with no planning permission needed.

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Commercial property use classes explained

In this guide to commercial property use classes, we will explain the different commercial property types across London and what they mean for your business.

Classes of use for commercial property explained

At Workspace, we love to be helpful. We know that commercial property is vital for businesses to grow and thrive, but there are different types available, and legal definitions for how a space can be used, which can get confusing.

In this guide to commercial property usage, we will explain the different commercial property types across London and what they mean for your business.

What are the different types of commercial property?

Commercial property is real estate that is used for business activities, but there’s obviously more than one type of business. Before we get into the legal nitty gritty of what a building might be used for, let’s look at the main categories commercial space falls into.  

Offices & studios 

Studio space  and  offices  can be found almost anywhere, but are more popular in towns and cities. Office buildings can be multi-tenanted or single-tenanted and are more than likely to have a business owner and managers to help run the day-to-day use and help customers who use the space. Studio space is often used by more creative businesses such as jewellers, photographers or artists as the space is laid out differently to an office, for example there may be fewer desks and open space.

Retail 

Retail covers shops and stores, think pet shops, clothing stores, and hairdressers. It can also be a collection of retail ventures like a large shopping mall (think Westfields). It’s important to note that retail commercial spaces are ones where the actual selling of the product happens, rather than its manufacture. 

Industrial buildings house industrial operations for a variety of customers. Because of the nature of the work that goes on (which can be noisy or produce waste) they are found outside of towns and cities in more rural locations. They are also often placed along major transportation routes to help get the goods to retail outlets or customers. They can also be grouped into industrial parks. Things that might go on in an industrial commercial space include: 

• Heavy manufacturing 
• Light assembly work 
• Bulk warehouse storage 
• Access to main delivery routes 
• Loading bays 

Leisure is a wide category. It can mean restaurants, take-away food venues, hotels, and pubs. It means the type of space is usually far larger than an office or studio and will need certain licensing in place to be able to prepare and serve food or alcohol.  

Hospitals, specialist clinics, and nursing homes all fall under the healthcare category for commercial property. It’s also where dental practices may be or, increasingly, alternative medicine practices. These types of property could be based almost anywhere and will be subject to varying levels of legislation depending on the type of healthcare they provide. There are also a range of licences for different medications this kind of property may offer. 

What are the new commercial property use classifications?

There are rules and regulations for the way land and buildings can be used. Types of use have long been split into classes, called, helpfully, use classes, which outline the type of work or process that can legally happen in a building on a piece of land. For example, a building might be legally able to hold a shop, but not sell alcohol and not every type of space is appropriate for food prep or retail companies. 

Up until 2020, the commercial property use classes were categorised by the Town and County Planning Use Classes Order 1987. Until 1 September 2020, there were four classes, A-D, each containing subgroups. Since then, a significant reform of the Use Class Order has taken place, with the introduction of new classes E, F.1 and F.2.  

Importantly, changing how you use a space may not always require planning permission if the use sits within the same class as before. Of course, you should always check this before you start making any drastic changes to your business! 

Below are the new commercial property use classes that came into effect in September 2020, you’ll notice they use letters for each class and its subcategories, then numbers for the breakdown of a subcategory. This is so when you apply for planning permission or change of use, you can be clear about what you are looking to do.  

Class E – Commercial, business and service 

Class E is one of the new classes of use for commercial property added to the list. It’s quite wide ranging as it permits use, or part use, for all or any of the following purposes: 

• Ea For the display or retail sale of goods, other than hot food 
• Eb For the sale of food and drink principally to visiting members of the public where consumption of that food and drink is mostly undertaken on the premises 
• Ec For the provision of the following kinds of services: 
• financial 
• professional (other than health or medical services) 
• any other services which it is appropriate to provide in a commercial, business or service locality 
• Ed For indoor sport, recreation, or fitness, not involving motorised vehicles or firearms 
• Ee For the provision of medical or health services, except the use of premises attached to the residence of the consultant or practitioner, 
• Ef For a crèche, day nursery or day centre, not including a residential use 
• Eg Uses which can be carried out in a residential area without detriment to its amenity: 
• Offices to carry out any operational or administrative functions 
• Research and development of products or processes 
• Industrial processes 

Class F.1 – Learning and non-residential institutions 

Class F is split into two main parts and covers uses previously defined in old classes D1, ‘outdoor sport’, ‘swimming pools’ and ‘skating rinks’ and D2(e), as well as newly defined local community uses. 

In F.1 there are seven available uses for a building or land as long as none of these include residential use: 

• F1a Provision of education 
• F1b Display of works of art (otherwise than for sale or hire) 
• F1c Museums 
• F1d Public libraries or public reading rooms 
• F1e Public halls or exhibition halls 
• F1f Public worship or religious instruction (or in connection with such use) 
• F1g Law courts 

Class F.2 - Local community

F.2 only has four subcategories and is concerned with community-based use of buildings or land: 

• F2a Shops (mostly) selling essential goods, including food, where the shop’s premises do not exceed 280 square metres and there is no other such facility within 1000 metres 
• F2b Halls or meeting places for the principal use of the local community 
• F2c Areas or places for outdoor sport or recreation (not involving motorised vehicles or firearms) 
• F2d Indoor or outdoor swimming pools or skating rinks 

Class B2 – General industrial 

B2 General industrial means the space will be used for industrial processes that don’t already fall into class E. B2 spaces, however, still cannot be used for incineration purposes, chemical treatment or landfill, or hazardous waste. 

Class B8 – Storage or distribution 

B8 is for any kind of storage or distribution facility, but also includes open air storage. Businesses that fall into this class may include warehouses. 

Sui Generis 

Sui generis' is Latin for ‘in a class of its own’. Certain uses are specifically defined and excluded from classification by legislation, so they fall into this list. It includes: 

• Theatres 
• Amusement arcades/centres or funfairs 
• Launderettes 
• Fuel stations 
• Hiring, selling and/or displaying motor vehicles 
• Taxi businesses 
• Scrap yards, or a yard for the storage/distribution of minerals and/or the breaking of motor vehicles 
• ‘Alkali work’ - any work registerable under the Alkali, etc. Works Regulation Act 1906 (as amended) 
• Hostels (providing no significant element of care) 
• Waste disposal installations for the incineration, chemical treatment, or landfill of hazardous waste 
• Retail warehouse clubs 
• Nightclubs 
• Casinos 
• Betting offices/shops 
• Bay day loan shops 
• Public houses, wine bars, or drinking establishments  
• Drinking establishments with expanded food provision  
• Hot food takeaways (for the sale of hot food where consumption of that food is mostly undertaken off the premises)  
• Venues for live music performance  
• Cinemas  
• Concert halls  
• Bingo halls  
• Dance halls 

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What does having a class e (commercial, business and service) use mean.

'Class E' is a broad category of commercial, business and service uses.  It was introduced by the Business and Planning Act 2020.

Class E effectively amalgamates the former Class A1 (retail), Class A2 (financial and professional services), A3 (restaurants/cafes), B1 (offices) along with health/medical uses, creches, nurseries (all formerly D1 uses) and indoor sports/recreation (formerly D2 use). Permission is not required to change between any of the uses within Class E.

The only retail uses not included in Class E are small shops under 280 square metres, selling 'essential' goods and not located within 1km of other similar shops.   These shops are in Class F2.

The full regulations can be accessed here: https://www.legislation.gov.uk/uksi/2020/757/made

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News & Insights

Property use classes and how they can affect your business.

Planning Use Classes determine what a property may be used for by its lawful applicants. Before you lease or buy a property for your business, you should always check whether you need to obtain planning permission or prior approval for its intended use, and, if so, assess your chances of getting it. Lauren Walker, an associate in the Real Estate team, looks at the different use classes and the changes made to these in September 2020.

Property Use Classes can be complex. The local planning authority ultimately determines which particular ‘Use Class’ a property may fall into and this revolves around the individual circumstances of each case.

Below is a list of Use Classes which can be used as a rough guide:

The above list of Use Classes is the current list of Use Classes following changes brought in on 1 September 2020. The changes revoked all class A categories, removed category B1 and created a new class E, as set out above. Use Classes A1-A3 have been removed and Use Classes A4 and A5 now fall under the ‘sui generis’ Use Class.

In respect of any planning applications submitted before 1 September 2020, the Use Classes which were in effect at the time the application was made will be applicable to the application.

In relation to any permitted development rights, and for restrictions to them or any applications for prior approval, the Use Classes which applied prior to 1 September 2020 will be applied until the end of July 2021.

For the sake of completeness, we have set out below the use classes which have since been revoked:

Same Use Class

Planning permission is generally not needed when changing from one use to another falling under the same Use Class, although planning permission may be required for any potential building work associated with the proposed change of use.

Key Considerations for Commercial Landlords

A lease will often be drafted in such a way that it restricts the tenant to a certain use of the property. Landlords generally will look to attempt to limit what the tenant can do with the property, while tenants will look to attempt to ensure that the permitted use is wide enough for both their purpose and also the purpose of any potential assignee or undertenant in the future. Depending on the nature of the property, it may be advisable to define the permitted use by express description rather than relying on use class references.

Permitted Use

Some changes from one Use Class to another are covered by ‘permitted development’ rights, and some building work associated with these changes of use can also be covered by ‘permitted development’ rights. However, to be eligible for any of these rights, the proposals must meet specific conditions, which may also require you to make a prior approval application. This already confusing situation is further complicated by the ability of local authorities to make what are termed ‘article 4 directions’ which remove permitted development rights to protect the character of a particular area. We recommend you consult the local planning authority to be certain whether a change of use class is considered a permitted development or not, and whether any further conditions must be met.

Each case revolves around its own set of specific facts and problems can prove very costly. Be aware and seek advice. Our expert team at Field Seymour Parkes advises commercial landlords, tenants, developers and property investors and are here to help with this. Please contact our experienced lawyers within the Real Estate team if you require further assistance.

This article forms one of a series of planning articles we have released. Please see the other related articles as follows:

• What is a Tree Preservation Order?
• What is a Section 38 Agreement?
• What is a Section 278 Agreement?
• What are Section 102 Agreements and Section 104 Agreements?
• What is a Conservation Area?
• What is a Listed Building?
• What is a Section 106 Agreement?

Lauren Walker

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Changes to planning use classes; what does this mean for commercial property owners and occupiers?

• Author Jenny Colvin

In amongst all the drama of 2020, it may have been easy to overlook the biggest overhaul of the planning system since the 1940s. Huge changes came into effect on 1 September 2020 and Jenny Colvin , Partner in our Commercial Property team, answers some of the most frequently asked questions for you in relation to how those changes affect commercial property owners and tenants.

Why have the planning use classes changed?

It has been over 30 years since the last substantive set of planning changes were introduced and the Government felt that substantive amendment was necessary to reflect the changing use of commercial premises in modern times, particularly in relation to the high street.

What has changed in terms of planning use classes?

From 1 September 2020, the Town and Country Planning (Use Classes) (Amendment) (England) Regulations 2020 came into effect. These regulations have:

• Removed all of the existing ‘A’ class uses (shops and financial/professional services),
• Removed all of the existing ‘D’ class uses (non-residential institutions & assembly and leisure),
• Removed some of the existing ‘B’ class uses (offices),
• the old A1, A2, A3 (restaurants and cafes),
• B1 (a) (offices) and
• parts of D1 and D2.
• Introduced new Use Classes ‘F1’ and ‘F2’ – ‘F1’ encompasses some of the old D1 uses, including libraries, museums, churches, halls etc.  ‘F2’ is now local community uses, including swimming pools and sports and recreational facilities.

Some other uses previously included within the old use classes have now been moved to Sui Generis, which is a use class all of their own. This includes beauty salons, tattoo parlours, bars and pubs, vehicle sales, taxi companies, and launderettes and will these uses always require planning permission.

Most significantly, changes of use within this new Use Class ‘E’ do not require planning permission.

Are these positive changes for owners of commercial properties?

This will depend on your situation! As a landlord of a shop on the high street, for example, this will hugely assist in the letting of vacant units as a change of use within Use Class E will no longer need planning permission, opening up the market to far more possible tenants. The same will apply as a tenant looking to assign a lease, depending on the lease terms themselves.

In bringing these uses together, it also allows property owner-occupiers flexibility for their existing premises to move between uses without the need for further consents from the local authority, meaning they may be able to diversify their business model.

However, some uses have been moved to Sui Generis, removing the previously allowed permitted development rights, which potentially will negatively impact some premises owners.

How will the changes affect me?

If you are a landlord, you may wish to consider which of these uses you would be happy for future tenants to move between. Without an appropriate restrictive covenant, or the further drilling down of the specific part of a Use Class that you wish to permit, in the lease, you are opening up the potential uses very wide.

If you are a tenant taking a lease with a widely drafted user clause and no further restrictions on the use, you may well be able to assign or underlet your lease (terms permitting) to a far wider body of businesses. For example, a shop could now be let as an estate agency, office or restaurant whereas before permission from the planning authority would have been necessary. This also will depend on your own lease terms though.

If you have been looking to diversify the use you can put your property to as a business premises owner, you may well now be able to do so freely now that the obstacle that was the need for planning permission has been removed.

What else has happened under the new planning regulations?

There will be a transitional period until 31 July 2021, where the former use classes apply for the purposes of permitted development. You can therefore continue to change the uses between the existing permitted use classes as per the old permitted development rights until then.

It is worth noting though that a campaign group have brought a judicial review challenge against the Government as a result of these changes, arguing that they have not been lawfully made as they have been brought in without proper consultation or parliamentary debate. This legal case is due to be heard early October, but if the judge agrees, then the changes could all be reversed. Care should therefore be taken in relying on these changes for this interim period when committing to new business premises.

If you have any queries about your commercial lease or business premises and are looking for advice in relation to your commercial property, please contact Jenny Colvin in our Commercial Property team on 023 9277 6558 or email [email protected] . Please note that Jenny cannot give specialist planning advice. 

This is for information purposes only and is no substitute for, and should not be interpreted as, legal advice.  We accept no liability for the content of this material.  All content was correct at the time of publishing and we cannot be held responsible for any changes that may invalidate this article.

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Health and Leisure (Class D Uses) within the New Planning Class E Use Class after 1 September 2020

Changes to the Use Classes Order for England came into effect on 1 September 2020 [see 1 below] (see our recent Law-Now articles here and here ). The changes included a new “Class E” which captures the former Class A1, A2, A3, B1 and certain Class D1 and D2 uses into a single Commercial Use Class. Change of use within Class E do not require planning permission, because they are not development (s55(2)(f) TCPA 1990), providing that there are no restrictions in planning conditions or s106 obligations which prevent this. These changes are a response to the difficulties faced by town centres which have been exacerbated by the coronavirus pandemic, and give businesses more flexibility in how they use their premises.

Concern has arisen about how the changes to the Use Classes Order (‘UCO’) take effect in relation to those Class D1 and D2 which have been transposed into use Class E. In this Law-Now we consider the issues to take into account in deciding on the extent to which former D1/2 uses have moved to Class E.

The changes to the order also revoke old use classes and introduce a new Class F. We will consider these changes in future Law Nows in the coming weeks.

D1 and D2 uses and ‘visiting members of the public’

Classes D1 and D2 are revoked. Some uses previously in Classes D1/D2 have transferred to Class E if they principally provide services for visiting members of the public and the premises are used for the following (with some limitations linked to residential use):

• indoor sport, recreation or fitness;
• medical or health services; or
• a creche, day nursery or day centre.

The meaning of ‘visiting members of the public’ has previously been discussed in commentary, appeals and case law in the context of Class A1 and A2. By analogy, the following factors may be relevant when deciding whether a D1/D2 use will become a Class E use:

• membership requirements, e.g. a Council-run swimming pool versus a pool at a membership-only facility.
• prior registration requirements, e.g. A private dentist requiring registration before treatment.
• Limitation to particular groups, e.g. gender or age restrictions or employee only gyms or nursery.

The main purpose of the unit should be considered, and whether this purpose involves a steady flow of visits by members of the public. If the service is not principally provided for members of the public, or if people have to undergo specialist consultation or registration process before accessing goods or services, this may point towards the use not falling within Class E. D1/D2 uses which fall outside of Class E are likely to be treated as “sui generis uses”. This will be covered in more depth in later Law Nows.

When will existing D1 and D2 move to Class E?

On first reading of the 2020 amendments this seems quite straightforward. All existing uses that will be subsumed into Class E transfer on 1st September 2020.

However, Regulation 7 of the changes to the UCO confirms that existing uses in Classes A1, A2, A3 and B1 shall be treated as if they are included in the new Class E from 1 September 2020. It is, however, silent as to the status of those premises currently in use for Class D1 and D2 which fall within the new Class E.

This omission could be interpreted as not effecting the transfer of those existing uses D1/D2 uses to Class E. It would then follow that only new “qualifying” D1/D2 uses which principally provide services for visiting members of the public are Class E uses. Following this logic pre-existing D1/D2 uses would not benefit at all from the right to change use to other E classes pursuant to s55(2)(f) TCPA and would need to obtain planning permission. The other existing uses specifically referred to in regulation 7 which transferred to Class E on 1 st September 2020 will not be constrained in this way. They will benefit from the right to change to any other Class E use. If this approach is the correct one, it also begs the question as to which uses the former D1/D2 uses could transfer to without permission.

The alternative approach is to assume that section 55(2)(f) applies to all existing uses which will be included in the new Class E, and all such uses shall be transferred on 1st September. Regulation 7 would simply be a reiteration of this position in respect of certain uses but not all. Our view is that this approach makes more sense in the context of the objective to provide more flexibility for commercial uses. It also sits more comfortably with current approaches to legal interpretation.

However, the answer to this question raises the issue as the intention behind regulation 7 and how the courts would treat it.

Ignoring Regulation 7?

The Impact Report for the UCO Amendment[2] states that ‘ the introduction of Class E will mean, that from 1 September 2020, it will be possible to change between any uses , or mix of uses, falling within this new class without having to obtain planning permission’ (emphasis added). This indicates that the government intended for all existing uses that will fall within class E to transfer on 1 st September 2020.

It follows that s55(2)(f) of the TCPA 1990 applies to all uses in the new use Class E on and from 1 September whether or not they are included in the list in Regulation 7. A change of use within any part of the new Class E is permissible without obtaining planning permission (subject to any restrictions in planning and conditions s106 obligations). However we must be mindful that the Impact Statement is not law. It simply indicates the government’s intended objective.

On the face of it this interpretation renders Regulation 7 superfluous to requirements. If it had not been included, then s55(2)(f) would apply and achieve the same effect. We must ask ourselves whether a judge reading the legislation would be prepared to read regulation 7 as a repetition of the effect of s55(2)(f) of the Act to emphasise its effect in respect of the majority of uses that will transfer to Class E, but not others.

However there is a more sophisticated argument which is that it provides clarity for existing A1 uses. It is not necessary to consider whether the relevant A1 use falls within class E or F2. Class F2 will only relate to new uses. Of course it remains an issue that it does not provide clarification in respect of the former D1/D2 uses that have been transposed into Class E. There may however be public policy reasons for this.

Following this approach means that the amendment UCO does not amend the effect of TCPA 1990 and create a distinction between Class D1/D2 uses and the other uses which will move to Class E. However, there is an element of doubt about this interpretation.

Excluding existing Classes D1 and D2 from Class E

An alternative interpretation is that Regulation 7 was introduced to differentiate between existing Classes A1, A2, A3 and B1, which shall move to Class E, and existing Classes D1 and D2 which are omitted. Adopting this interpretation means that regulation 7 would disapply the benefits of s55(2)(f) for pre - existing Class D1/D2 uses now within Class E by omitting them from its list. This interpretation will also challenge the judiciary. It would mean that the primary legislation is effectively being disapplied by secondary legislation without specific authority. Secondary legislation is often used to fully explain or add detail to primary legislation. However, one would expect any limitation to be very clear in the regulations. A regulation which expressly states that existing class D1/D2 uses shall not transition to class E on 1 st of September should have been included if that was intended.

An additional issue which arises would be what changes would be lawful from pre-existing D1/D2 use classes? Would it be solely within this narrow subset of Class D1/D2?

Drawing on the analogy of planning conditions, the need to use clear language and be and specific when creating new limitations in the planning system is pepper-potted throughout recent case law. This has been considered in the context of planning conditions in the Lambeth Case ([2019] UKSC 33), and article 4 directions in the Berkshire Assets Case ([2018] EWHC 2896 (Admin)). The courts are also clear that planning permissions are not legal documents. It is a logical extension of this line of judicial thinking that regulations which create limitations must conform to a higher standard. They must be more precise and specific if they purport to change the application of established legal principles in primary legislation.

Conclusions

Our view is that if Regulation 7 was intended to change the effect of s55(2)(f) in respect of those Class D1 and D2 uses transferring into the new Class E, it was unsuccessful. This could only be achieved by expressly disapplying it in respect of Classes D1 or D2. In our view, Regulation 7 reiterating the impact of s55 for some uses does not amend it for other uses. The omission of those Class D1 and D2 uses will not affect the ability to change between all new Class E uses using s55(2)(f). This is consistent with the objectives of the amendments to the UCO stated by government and the Impact Assessment which accompanies the amendments to the UCO.

However this interpretation does come with some risk. It may be difficult for judges and inspectors who are given the job of interpreting regulation 7 to conclude that it is meaningless, or that it simply acts as a kind of “key” for uses commenced or authorised under the previous iteration of the use classes order. Our view is that the courts would be unlikely to read in the specific wording required to disapply the ability to change uses within the same use class. It may also be of comfort to the courts that it is possible to attribute some meaning to regulation 7, despite its meaning not being immediately obvious on first reading.

In short the changes to the Use Classes Order are clearly more complex than they first seem. It is not immediately obvious how the various “old” uses have been transposed. This also potentially creates a gap between new Class E uses permitted under the new regime, and the “old” uses that have been partially, but not wholly, subsumed into that use class. This is likely to present the courts and Planning Inspectorate with some interesting interpretative challenges in the coming months and years.

[1] The Town and Country Planning (Use Classes) (Amendment) (England) Regulations 2020

[2] Reform of the Use Classes Order – Assessment of impacts 2020

[3] Explanatory Memorandum to the Town and Country Planning (Use Classes) Amendment (England) Regulations 2020 No. 757

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Nicola Insley

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27 July 2020

Planning Bulletin: New Use Class E – Commercial, Business and Services

• Addleshaw Goddard LLP
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• New Use Class E – Commercial, Business and Services

As a prelude to its Planning Policy Paper later this Summer within which the Prime Minister has promised the biggest review of the English Planning System for 70 years, the Government has undertaken the biggest shake-up of the Use Classes Order for a generation.

In a single swoop, it has cut through the inherent restrictions created by a multitude of town centre use classes, and lumped most of them together in one broad based, flexible use class.

So that means Parts A and D of the Schedule to the Use Classes Order 1987 are to be revoked.  From 1st September use classes A1 (Shops), A2 (Financial and professional services), Class A3 (Restaurants and cafes), and Class B1 (Business) are to be treated as falling within the new Class E (Commercial, business, and services). 

Use Class E comprises the following uses (being uses which can be carried out in any residential area without detriment to the amenity of that area by reason of noise, vibration, smell, fumes, smoke, soot, ash, dust or grit):

• the display or retail sale of goods, other than hot food, principally to visiting members of the public,
• the sale of food and drink principally to visiting members of the public where consumption of that food and drink is mostly undertaken on the premises,
• financial services,
• professional services (other than health or medical services), or
• any other services which it is appropriate to provide in a commercial, business or service locality,
• indoor sport, recreation or fitness, not involving motorised vehicles or firearms, principally to visiting members of the public,
• the provision of medical or health services, principally to visiting members of the public, except the use of premises attached to the residence of the consultant or practitioner,
• a creche, day nursery or day centre, not including a residential use, principally to visiting members of the public,
• an office to carry out any operational or administrative functions,
• research and development of products or processes, or
• any industrial process.

In addition:

• Drinking establishments, takeaways (the old use classes A4 and A5) are now added to the list of sui generis uses along with cinemas and live performance venues. A change of use involving those uses still requires planning permission.
• There is a new Class F1 use class applies to residential and non-residential institutions; and
• A new Class F2 use class applies to community uses.

Targeted at helping the Government achieve its policy objective to rejuvenate, and safeguard the viability and vitality of our town centres and long suffering High Streets, the new Class E use class undoubtedly means that in many cases there will be greater flexibility to move between a wide range of commercial uses within that class without the need for planning permission for that change of use.  

But note the new Class E is not a green light to complete flexibility and deregulation of commercial uses. 

Due diligence will be required to ascertain whether reliance can be placed on the new use class, and in particular, the following points are of note:

• New leases may contain user restrictions which limit the flexibility to move between sub-classes within Use Class E, or which impose floorspace limitations on uses within the class.  User restrictions in existing leases may mean the benefit of the new Class E simply cannot be enjoyed by the tenant.
• there may still be a specific requirement to get planning permission or building regulation approval to achieve any necessary built development interventions required to deliver a desired change of use in a particular building.
• Planning conditions or obligations in historic consents may also prove a barrier in many cases – limiting the ability to change between uses.
• Some local authorities may seek to limit reliance on the Use Class E through Article 4 directions which remove reliance on permitted development rights in certain areas.

So before looking to exercise new Use Class E rights, it will be essential to undertake careful property and planning due diligence to ensure you can achieve your use aspirations.  

If you have any queries arising in relation to your ability to make use of the new Use Class E, get in touch with one of our Planning and Infrastructure Consenting Team.

Key Contacts

Marnix Elsenaar

Partner, Head of Planning and Infrastructure Consenting United Kingdom

• +44 (0)20 7160 3246
• +44 (0)7872 413709
• Email Marnix

Gary Sector

Partner, Planning and Infrastructure Consenting London

• +44 (0)20 7160 3102
• +44 (0)7912 395347

Sarah Baillie

Partner, Planning and Infrastructure Consenting Glasgow, UK

• +44 (0)141 574 2322
• +44 (0)7918 194 650
• Email Sarah

Emily Williams

Partner, Planning and Infrastructure Consenting Manchester

• +44 (0) 161 934 6555
• +44 (0) 7501487342
• Email Emily

Sarah Hodge

Legal Director, Planning and Infrastructure Consenting London, UK

• + 44 (0)202 7160 3313
• + 44 (0)7568 423066

Daniel Marston

Partner, Planning and Infrastructure Consenting Leeds

• +44 (0)113 209 2511
• +44 (0)7540153710
• Email Daniel

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Part b – industrial or storage & distribution.

Part B of the Use Classes Order 1987 (as amended) are generally business that serve people either as factories or storage etc.. Check out our changes of change of use table to see which uses classes enjoy permitted development rights. There may also be temporary uses that apply to Part B. This can be found here .

Note that from 1st September 2020 Class B1 has been merged into the new use Class E within England. 

The Use Class Order 2020 was an update to the Use Class Order 1987 and the changes are summarised here .

Part B is divided into two classes within England. (Wales retains Use Class B1).

Use Class B2 & Use Class B8

Where a property is in two use classes – then it will be classed as sui generis . The one exception is a building with Class E, sub-paragraph (g) & B2 use as long as the section allocated to B2 is not substantially increased.

Page Updated: 19th January 2024

Other Planning Use Classes Sections

WHAT IS CLASS A PLANNING USE?

WHAT IS CLASS A PLANNING USEAGE? 

DO I NEED PLANNING PERMISSION TO CHANGE TO OR FROM CLASS A USE?

Our FAQ Series answers some of the most commonly searched for queries across TownPlanning.info.

Today we take a look at the planning use classes that once covered various forms of shops and services – the A class uses.

SPOILER ALERT – THE A-CLASSES ARE NOW EXTINCT IN ENGLAND …

In September 2020 changes to the Planning Use Classes Order were made that abolished the A Class definition for uses of land and buildings across England.

Classes A1, A2 and A3 joined business class B1 along with health and assembly uses D1 and D2 in a newly created Class E – Commercial, Business and Service .

Classes A4 and A5 became sui generis (i.e. not falling within any of the specified use classes).

To make things even more complicated – some shops of less than 280sqm selling essential goods and at least 1km from a similar shop were put within a new Class F2 !

Some retail/service uses including theatres, petrol filling stations, shops selling and/or displaying motor vehicles, scrap yards, retail warehouse clubs, nightclubs, launderettes, taxi or vehicle hire businesses, amusement centres, casinos, funfairs, betting offices, pay day loan shops for example became ‘sui generis’.

Interim arrangements were put in place to allow permitted development rights to continue to 31 st July 2021, but after that date – the A classes were no more.

THE OLD CLASS A USES – SHOPS AND SERVICES

So what were the old A-class uses before they were subsumed or split into other Classes in 2020? The following explains.

USE CLASS A1 – SHOPS (part)

Planning Use Class A1 included shops, retail warehouses, post offices, ticket and travel agencies, sale of cold food for consumption off premises, hairdressers, funeral directors, hire shops, dry cleaners, internet cafes.

USE CLASS A2 – FINANCIAL AND PROFESSIONAL SERVICES

Planning Use Class A2 included banks, building societies, estate and employment agencies, professional services (not health or medical services).

USE CLASS A3 – FOOD AND DRINK

Planning Use Class A3 included restaurants and cafes.

USE CLASS A4 – PUBS AND DRINKING ESTABLISHMENTS

Planning Use Class A4 includes pubs and drinking establishments.

USE CLASS A5 – HOT FOOD TAKEAWAY

Planning Use Class A5 included hot food takeaways.

MORE INFO ON PLANNING USE CLASSES

For more information on the current planning use classes, when planning permission is needed and the ‘prior approval’ process, see our Guide to Planning Change of Use and the Use Classes Order .

Guide is correct at time of writing in September 2021 and is intended for initial reference only.  For further details, refer to the Use Classes Order 1987 (as amended) and the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended). 

TownPlanning.info has an extensive catalogue of articles and guides which help explain the town planning system in England. 

See below for links to some of our most popular pages or use the search function and menus at the top of the page.  

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THE DUTY TO CO-OPERATE

DEMOLITION AND PLANNING PERMISSION

WHAT FORMS AND REPORTS ARE NEEDED TO MAKE A PLANNING APPLICATION?

B1 Use Class in Planning Applications

WHAT USES DOES CLASS B1 COVER?

The B1 Use Class covers business such as offices, although this excludes those that come under A2. Class B1 also covers premises for the research and development of products and processes, and light industry that is appropriate to a residential area.

[A2 and Sui Generis use classes: A2 covers financial and professional services such as banks and building societies, professional services (but not health or medical services). It includes estate and employment agencies but not betting or pay-day loan shops which are now classed under “sui generis” use.]

[Sui Generis is the name given to uses which do not come under any other use class. These include: betting shops, pay-day loan shops, theatres, larger HMOs, hostels which do not provide care, scrap yards, filling stations, car showrooms, retail warehouse clubs, nightclubs, launderettes, mini-cab services, amusement centres and casinos.] These three business use classes cover most business use. For a full list of use classes, see the planning portal table. 

AN EXAMPLE OF ONE OF OUR B1 USE PROJECTS

This was a very recent Class B1 project where the client had used another architect for planning permission, then came to us for interior design. The client needed full planning permission because they wanted exterior changes to their building such as new windows etcetera. The property was a commercial building in Kensington, and the brief was to create 15 office units for external businesses to rent.

Our brief was to prepare an interior design and a brand identity for the office spaces within the existing internal spaces in the building. We tackled this via optimizing the internal syntax and arrangement of spaces in liaison with the other architect to meet the client’s requirement of having a serviced office. We advised the other architect about the selection of materials, and obtained competitive quotes for them.

The other architect created designs for the exterior, and also the interior layout. However, in the creation of our interior design scheme, we proposed modifications to improve the layout in terms of functionality and flow of movement within the space. We created two different interior schemes for the reception space, meeting rooms, 15 obscure glazed office rooms with work stations, communal spaces such as kitchen, toilets and seating areas.

One scheme was high end and the other was medium end, in terms of luxury and cost of finishes. As mentioned, we liaised with the other architect regarding the internal layout, and also created fit-out & furniture designs and plans where appropriate. We also created a schedule and price list for FF&E (Furniture, Fittings & Equipment) to meet the client brief and the requirements of the other architect.

We delivered conceptual mood-boards and floor plans, a sample board to indicate furniture and finishes, sketch visuals for each space. Once these were signed off, we delivered the scaled arrangement plans for the layout, FF&E, internal elevations, joinery package, low level electrics / power plan and finishes plan. We also provided specifications for the finishes, FF&E.

Next we supplied 2 working progress 3D renders and 1 photorealistic render for each space, as well as final samples for soft furnishings and materials such as marble and glass. For the branding, we were to harmonise the look of the new offices to match each other and also the existing host interior. This was partly achieved by our selection of matching artefacts and accessories. We proposed graphics products in keeping with the new brand, e.g. a web wireframe design, an e-newsletter design and stationery design.

As you will see in the images below, the client wanted exclusive, bespoke interiors that were not only opulent but would create an environment with quiet spaces to work. We aimed to promote an atmosphere which soothing and not distracting, and we achieved this via natural materials, subtle colour blends and a separate lighting design to create a pleasing ambience within both the entire and individual interior spaces.

The designs were completed and signed off in October 2017, and due to the luxurious finishes, they should take several months to install. We assisted them for the construction phase via reviewing of contractors’ documents, co-ordination of FF&E, providing samples and alternatives for the furniture and fit-out, fortnightly site visits.

More than 300 projects, and counting...

If you need a commercial building architect, we can help you obtain planning permission for your change of use application. we can also do your interior design architecture for your fit-out and branding to blend your service perfectly with the new space..

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Commercially occupied | how does the change in the use class regulations impact your dark kitchen.

Get in touch

Planning Permission and Dark Kitchens 

The Planning (Use Classes) (Amendment) (England) Regulations 2020 (''the regulations'') introduced a new Use Class E which amalgamated the previous Class A1, A2, A3 and B1.

This means occupiers are free to move within this new Use Class E without planning permission, subject to any existing planning condition and, of course, any lease restrictions.

Drinking establishments, cinemas and hot-food takeaways have been removed from the Use Classes order and are now sui generis uses, meaning planning permission is needed to change to or from these uses

Takeaway and delivery services, with the COVID-19 pandemic, have become prevalent. Delivery companies and restaurants are opening ''dark kitchens'' where their sole purpose is to prepare meals for takeaway/delivery. These have allowed food start-ups to test the market and retain cash flow during the lockdowns. Despite being staffed and stocked, a customer cannot order or collect directly.  

How does the change in the regulations impact dark kitchens?

The previous Use Class B1(c) included ''a food preparation place with no sales to members of the public''. This Use Class is now included in the Use Class E(g)(iii). This covers any industrial process that is carried out in a residential area without causing detriment to the area's amenity.

To convert an existing retail or restaurant space that falls within Use Class E to a use in E(g)(iii) does not require planning permission, if there are no external works being undertaken. However, where the use of land does not fall within the set classes, they are said to be sui generis.  If the local authority deems dark kitchens to be sui generis, planning permission would be required.  For this reason, those planning to set one up should always discuss the use class with the local planning authority first as different boroughs have taken different approaches and designated different use classes for commercial kitchens.

The increasing popularity of dark kitchens has led to greater scrutiny over their use.  Perhaps most publicly, Deliveroo in 2019 operated dark kitchen facilities, one of which operated out of a storage space. Camden Council issued enforcement action alleging the unauthorised change of use to a sui generis commercial kitchen. The kitchen was deemed as sui generis but Deliveroo were awarded temporary planning permission subject to conditions. Some of the conditions included restricting the time in which deliveries to customers could take place, restricting the mode of transport and restrictions to combat the noise, and odour emanating from the site. It is important therefore to regularise the planning position and check that all consents needed are in place.

How can the change benefit you?

The advantage of the change in the regulations is that many retail and leisure occupiers can bypass the need for planning permission if they are changing into a Use that falls within the new Use Class E. This allows for more flexibility on the high street, reflecting the changing needs of the high street.

It is important to note that planning permission is still required if any external alterations are required, for example to install an extract.

Should you need advice please get in touch with us. We have helped many clients in the sector achieve their business objectives and our team has a wide breadth and depth of knowledge.

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What We Know About Kamala Harris’s $5 Trillion Tax Plan So Far

The vice president supports the tax increases proposed by the Biden White House, according to her campaign.

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By Andrew Duehren

Reporting from Washington

In a campaign otherwise light on policy specifics, Vice President Kamala Harris this week quietly rolled out her most detailed, far-ranging proposal yet: nearly $5 trillion in tax increases over a decade.

That’s how much more revenue the federal government would raise if it adopted a number of tax increases that President Biden proposed in the spring . Ms. Harris’s campaign said this week that she supported those tax hikes, which were thoroughly laid out in the most recent federal budget plan prepared by the Biden administration.

No one making less than $400,000 a year would see their taxes go up under the plan. Instead, Ms. Harris is seeking to significantly raise taxes on the wealthiest Americans and large corporations. Congress has previously rejected many of these tax ideas, even when Democrats controlled both chambers.

While tax policy is right now a subplot in a turbulent presidential campaign, it will be a primary policy issue in Washington next year. The next president will have to work with Congress to address the tax cuts Donald J. Trump signed into law in 2017. Many of those tax cuts expire after 2025, meaning millions of Americans will see their taxes go up if lawmakers don’t reach a deal next year.

Here’s an overview of what we now know — and still don’t know — about the Democratic nominee’s views on taxes.

Higher taxes on corporations

The most recent White House budget includes several proposals that would raise taxes on large corporations . Chief among them is raising the corporate tax rate to 28 percent from 21 percent, a step that the Treasury Department estimated could bring in $1.3 trillion in revenue over the next 10 years.

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Money blog: Zoopla issues warning to sellers about overpricing homes

The Money blog is a hub for personal finance and consumer news and tips. Today's posts include a word of caution to house-sellers and hotels cancelling bookings on Oasis concert nights. Listen to a Daily podcast episode on the winter fuel allowance as you scroll.

Wednesday 28 August 2024 21:19, UK

• Hotel accused of cancelling bookings on Oasis concert nights - and relisting for higher price
• Capital gains tax rise on way, leading tax firm warns
• Zoopla issues warning to sellers about overpricing homes
• 'Good news for passengers' from Ryanair on fares

Essential reads

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• Young people doing 'big no-no' with holiday money - here are the golden rules

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It's taking sellers over twice as long on average to sell their homes when they have to reduce the price than when there's no reduction, according to Zoopla.

The property portal said its latest research shows sellers should be realistic when it comes to pricing up their property if they're serious about moving.

According to Zoopla, it takes 28 days on average to agree a sale where the asking price hasn't been slashed.

But for sellers who've had to lower the price by 5% or more, the typical time to sell goes up to a whopping 73 days.

Around a fifth of homes put up for sale this month had their price cut by 5% or more, Zoopla said.

Executive director Richard Donnell said a rise in the supply of homes meant buyers had greater choice and prices would be kept in check.

But with mortgage rates still high, "buyers have less purchasing power than two to three years ago and remain price sensitive, meaning sellers can't afford to get ahead of themselves on where to set the right price for their home", he said.

Around 10 million people in England and Wales will not receive winter fuel payments this winter.  

Under Chancellor Rachel Reeves' plan, only those who receive pension credit or other means-tested benefits will still get the £200-£300 towards the cost of their energy bills.   

Critics, including Labour MPs, have said the payments will put even more pressure on elderly people as the cap on energy prices rises again in October.   

On today's episode of the Daily podcast, host Liz Bates gets a breakdown of Labour's plan from our political correspondent Serena Barker-Singh and hears from one of its critics, Labour back-bencher Rachael Maskell.   

Plus, could there be an alternative that could keep everyone happy? We hear from the Social Market Foundation's Sam Robinson about its proposal for an alternative to the winter fuel allowance. 

Listen by pressing play at the top of this page - and  tap here to follow the Daily podcast - 20 minutes on the biggest stories every day .

Prezzo restaurants will undergo a major revamp in the next few years after dozens of its sites were closed in a restructuring programme.

The high street restaurant chain announced the closure of 46 loss-making restaurants - more than a third of its sites - last year after it struggled with soaring energy and food costs.

The move put hundreds of workers at risk of redundancy.

Earlier this year, Prezzo bosses said the company had returned to profitability after the business restructure.

It is now planning to invest in restaurant refurbishments across the rest of this year, and in 2025 and 2026.

Chief executive Dean Challenger has said the outlook for the restaurant group is "positive".

The water industry has warned that firms will be unable to deliver reforms such as stopping sewage outflows without even greater bill rises, with crisis-hit Thames seeking more cash from customers than it originally proposed.

Britain's biggest supplier had initially sought a 44% rise to bills across the five-year period but is now proposing a 52% increase by 2030.

That could rise to a 59% hike, taking the average annual bill to £696, if it is given extra spending allowances by the regulator.

Ofwat has proposed water  bills can only rise an average 21% .

Now, a letter from industry trade association Water UK to Ofwat, seen by Sky News, has set the bodies on a collision course.

Read our full story here ...

More employers are offering sabbaticals as a way to boost employee wellbeing and improve staff retention, according to experts.

A new poll shared with The Guardian by the Chartered Management Institute (CMI) reveals that more than half (53%) of managers said their firm offered sabbatical leave, compared with 29% who said they did not. 

In the public or charity sector, the leave was more likely to be available (62% of managers said it was offered) compared with the private sector (44%).

Some 80% of younger managers under 55 said sabbatical leave was important for employers to offer, compared with 72% of people over this age.

Sabbaticals offer benefits to employees and employers alike, said CMI director of policy Anthony Painter.

He said companies were "doubling their efforts to boost staff retention" in a "competitive job market".

Taxpayers should prepare for Labour to hike the rate of capital gains tax (CGT) in its autumn budget, a leading tax firm has said.

Blick Rothenberg chief executive Nimesh Shah said Sir Keir Starmer has "clearly signposted" that the budget will be "painful" for higher earners and wealthier taxpayers.

The bleak picture painted by the prime minister in a news conference yesterday came after chancellor Rachel Reeves accused the previous government of leaving a £22bn "black hole" in the nation's finances. 

"One obvious option to [fix] this without breaking Labour's election promises is by raising CGT," Mr Shah said.

"The prime minister and chancellor seem to be acting with urgency when it comes to tax changes, so taxpayers will need to prepare now for a likely mid-year CGT rise."

The tax firm boss said the potential changes to capital gains tax - which is essentially a levy on any profit you make when you sell or "dispose of" an asset - could "encourage individuals to leave the UK and become a non-UK tax resident".

"Currently CGT raises less than 2% of the total tax take – it raised £14.5bn in 2022-23, and this is £2.5bn down from the previous tax year. 

"To improve that tax take the chancellor could potentially increase the rate of CGT to 25%-30%, and apply a lower rate, of say 20%, for sales of business assets to support entrepreneurial growth."

A hotel chain in Manchester has been accused of cancelling bookings from customers on nights Oasis is planning to play in the city in 2025 - and relisting them for a higher price.

Sacha Lord, night time economy adviser for Greater Manchester, wrote on X last night that he'd been contacted by "several people" who were told their rooms had been cancelled by Maldron Hotels after a "computer error".

He claimed they were later "back up for three times the price".

Several users have replied saying they have been affected by the issue.

Oasis fan Mark Slinger, 36, who lives on the Isle of Man, told Sky News he booked a room at Maldron Hotels in Manchester city centre for 20 July - the final night of Oasis's run of shows at Heaton Park.

He made the £90 reservation through booking.com yesterday morning when the band announced their major reunion tour.

However, he was contacted by the hotel that evening asking him to cancel the booking.

The email says: "We are writing to inform you of an issue with your booking at Maldron Hotel Manchester City Centre. Due to a technical error, you have received a confirmation for a booking that was not successfully made. Unfortunately we are unable to accommodate your booking at this time."

It said a cancellation request had been sent, which Mark was asked to "accept promptly".

He told Sky News he hasn't accepted the request and "won't be doing". He also doesn't believe the issue was down to a "technical error".

"They realised they can cancel and re-sell at four times the price due to the Oasis gig," he said.

Maldron Hotels said in a statement to the Money blog that a technical error on Monday and Tuesday led to "substantially more" rooms being booked at its two Manchester hotels than were available for the nights of the four Oasis concerts.

It said it would be unable to honour bookings made on these dates as a result, and no bookings are currently being taken while the issue is investigated.

"This is not an attempt to resell rooms at inflated prices, rather an overbooking issue due to a technical error with our booking systems," the hotel said.

"Additionally, due to the same technical error, a small number of customers were able to book the rooms at a higher price later that evening. We will also be unable to accommodate these bookings.

"We will be honouring all bookings made prior to 26 August. 

"We sincerely apologise for any inconvenience caused."

Hotels operate dynamic pricing so that rates go up along with demand - so it's not unusual for prices to increase substantially around big events.

Yesterday, we reported that hotel prices for Oasis's first night at Wembley were already as much as three times as expensive as the week before.

"I had a quick look at a Holiday Inn a couple of miles away the week before the concert, it's £195 a night. The first night of the concert, it's £594 a night," said correspondent Matthew Thompson.

"So already people are getting on the hotel rooms even before the tickets go on sale. That gives you some sense of just how much demand there is for these tickets."

Have you been affected by this issue? Let us know via WhatsApp .

Some of the country's biggest energy companies are attending talks with the government today about how they can help struggling customers with their fuel bills this winter.

Centrica, EDF and Scottish Power are among those taking part in discussions with minister Miatta Fahnbulleh at the energy department, as are regulator Ofgem, Energy UK and Citizens Advice.

Our  political correspondent Darren McCaffrey  says it's part of a government attempt to have energy firms do more to help customers.

"What the government is saying is there isn't as much help as there has been previously, fiscally we're in a pretty desperate situation - they're looking for the companies to step up," he says.

There are three things in the government's mind:

• The energy price cap will increase by 10% from 1 October
• Household energy debts are said to be at record levels
• Most pensioners are losing their winter fuel allowance

Whether energy companies will be willing to pick up the tab to help is uncertain right now, though.

"The government is trying to push them in that direction," says Darren. 

"That's the key thing that will potentially emerge from this meeting."

By Sarah Taaffe-Maguire , business reporter

It's another good morning for anyone travelling to the US as the pound has remained near a more-than two-year high against the dollar. 

A pound still buys $1.32, meaning sterling goes further than at any point in the last 29 months. 

Market observers expect the US central bank to sizably cut interest rates, which is weakening the value of the dollar. 

As oil is paid for in dollars, having the currency weakened can make importing motor fuels cheaper. This morning, the benchmark oil price has fallen below $80 a barrel, standing at $78.79, the lowest since Friday last week.  

The share prices of the biggest companies on the London Stock Exchange are down 0.02% for the 100 most valuable (the FTSE 100) and 0.06% for the 101st to 350th most valuable (the more UK-based companies of the FTSE 250).

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The best business class airlines: What you should fly

Get ready to fly in style.

For frequent travelers, flying business class offers a suite of perks, including enhanced comfort with lie-flat seats, gourmet dining options, and access to exclusive lounges, ensuring a relaxing journey from start to finish. Whether you’re a seasoned traveler or planning a special vacation, knowing which airlines excel in the business class department can help ensure your trip is a great one. Skytrax has recently unveiled its rankings for the world’s best business class airlines, evaluating various categories from overall excellence to specific aspects like catering and lounges. Here are the top picks for the best business class airlines, as recognized by Skytrax.  

• Qatar Airways

Qatar Airways has secured the top spot on Skytrax’s list of the best business class airlines. A standout feature is the Qsuite, available on select routes, which is the airline’s first-ever business class suite with doors. Each suite boasts ambient mood lighting, fully lie-flat beds, and generous storage space, available in four different sizes to suit varying needs. Additionally, Skytrax awarded Qatar Airways the title of ‘Best Business Class Lounge in the Middle East,” located at Hamad International Airport (DOH).

• Singapore Airlines

Singapore Airlines secured the number two spot in Skytrax’s overall rankings and was also awarded the ‘Best Business Class Lounge in Asia’ at Changi Airport (SIN). On most flights, business class passengers enjoy fully flat beds and large televisions for a comfortable journey. The airline’s ‘Book the Cook’ service allows passengers to reserve their main course up to 24 hours in advance, featuring creations by notable chefs from the International Culinary Panel. Onboard dining offers a restaurant-style experience with full table service and wines carefully selected to complement the food and altitude. 

• ANA All Nippon Airways

Passengers flying on ANA All Nippon Airways can enjoy a premium business class experience with priority baggage drop, fast-track security, and priority boarding. Onboard, every seat has direct aisle access, ample storage with personal closets, and doors for enhanced privacy. If you’re flying on a B777-300ER, you can enjoy “The Room,” featuring extra-wide seats arranged in alternating forward and rear-facing rows for unparalleled privacy and comfort in business class. 

With Emirates business class, your luxury experience begins before you even arrive at the airport with a complimentary chauffeur drive service for distances up to 50 miles. Onboard the A380 aircraft, enjoy the exclusive onboard lounge, where you can socialize with fellow passengers and sip on a cold drink. Indulge in gourmet cuisine served on Royal Doulton fine bone china, with cutlery crafted by Robert Welch. You can plan ahead and order your main courses as early as 14 days and up to 24 hours before your flight. 

• Cathay Pacific Airways

Cathay Pacific Airways offers a serene and luxurious experience in their business class, highlighted by the Aria Suite. In these suites, you can enjoy a 24-inch 4K widescreen TV with Bluetooth audio connectivity for personalized entertainment. The large lie-flat beds extend fully for a restful sleep, complemented by customizable personal lighting from any seat position. Business class passengers also benefit from access to Cathay Pacific’s premium Business lounges in key locations such as Shanghai, Bangkok, London, and Vancouver, enhancing the journey with exclusive amenities and comfort before departure.

• Hainan Airlines

Ranked number six overall, Hainan Airlines excels in business class comfort and amenities. This airline was also awarded the ‘Best Business Class Lounge in China’ at Beijing Capital International Airport (PEK) as well as the ‘Best Business Class Airline Comfort Amenities.’ When boarding your Hainan Airlines flight, you will receive an amenity kit with essentials like floss, a hairbrush, socks, an eye mask, and lotion. Additionally, passengers are provided with pajamas and slippers for added relaxation on board. The airline also offers a turndown service, where a flight attendant will lie your seat down and make your bed for you.

Air France’s business class, ranked number one in Europe by Skytrax, offers a one-of-a-kind travel experience. On long-haul flights, passengers enjoy full-flat beds with direct aisle access, creating a private enclave featuring a desk, dining table, and bed. Benefits include fast-tracked baggage check-in, priority boarding, and expedited baggage delivery upon arrival. Business class passengers can also gain access to Air France’s exclusive Business lounges worldwide.

• Delta Air Lines

Delta Air Lines’ business class, Delta One®, stands as the best in North America according to Skytrax. Passengers experience spacious lie-flat seats with direct aisle access and enjoy complimentary access to Delta Sky Club lounges and Delta One Lounges, along with Sky Priority services. Delta also offers flexibility with the ability to change or cancel tickets without fees on flights from the United States, Canada, and Europe. Business class amenities include 180-degree flat-bed seats, oversized duvets, lumbar pillows, full-height doors, privacy dividers, hot towel service, and amenity kits. 

EVA Air’s business class, known as Premium Laurel Class, offers a comfortable 2-2-2 seating arrangement with spacious hard shell seats that recline almost fully flat without compromising space for adjacent passengers. Passengers enjoy an onboard entertainment system with interactive games, noise-canceling headphones, and large 15.4-inch personal screens with remote controls. Meals are served on fine china and include appetizers, salads, desserts, and a choice of main courses, ensuring a gourmet dining experience in the sky.

• Turkish Airlines

Coming in at number ten on the list, Turkish Airlines also received the title of the ‘Best Business Class Onboard Catering.’ Turkish Airlines offers seasonal menus curated by expert flying chefs who prepare and serve meals directly to passengers on select flights. Business class seats are lie-flat with touchpad controls, adjustable privacy screens, personal reading lamps, and a massage feature for added comfort. Turkish Airlines also provides carefully curated travel sets tailored to passengers’ needs.

The best business class airlines

Here’s the full list of 2024’s best business class airlines.

• Virgin Atlantic
• Etihad Airways
• Japan Airlines
• British Airways
• United Airlines
• Qantas Airways
• STARLUX Airlines

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I spent over $2,000 to fly United Polaris, a 'reimagined' business class. It's only worth it for trips over 10 hours.

• United Polaris had everything I needed to feel comfortable on a long-haul flight .
• The service was great and the lie-flat seats were comfortable.
• Although I enjoyed my experience, I would not upgrade for a flight less than 10 hours again.

I've flown business and first class on several airlines, but I didn't know what to expect on United Polaris from Newark, New Jersey, to Rome.

I'd seen online that the "reimagined" business class had comfy seats and great perks. When it first debuted seven years ago, it was even a finalist for the  Crystal Cabin Awards , an international award for cabin design innovation.

Still, I wanted to try it out for myself and I'd scored a discounted rate. My eight-hour flight on United Polaris cost $2,049 — about half of what it typically would have.

Here's what my flight was like.

United Polaris had everything I needed for a long flight

After boarding the plane, I learned my flight was delayed. I didn't mind since I had a glass of wine and could get cozy.

My pod contained Saks Fifth Avenue bedding, including a lightweight blanket, comforter, full-sized pillow, and small memory-foam cushion.

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Polaris seats lie flat and have aisle access. A set of controls reclines the seat, raises the leg rest, and adjusts the lumbar support.

I'm 5'7" and had plenty of space to sit comfortably and lay fully flat.

A cabinet next to the armrest contained bottled water, a noise-canceling headset, and a large mirror. I also had USB ports, outlets for electronics, and a pop-out hook in case I wanted to hang anything up.

My ticket also came with an amenity kit designed to look like a small piece of luggage. It contained socks, tissues, a sleep mask, a toothbrush, and a few other items.

For entertainment, I had a 16-inch screen with United's international selection of movies, TV shows, podcasts, and music. Plus, my seat had a personal lamp and mini spotlight that were perfect to use for reading a book in a darkened cabin.

The bathrooms for Polaris passengers were large and stocked with specialty toiletries

There was never a line to get into one of two reserved Polaris bathrooms. Each had a sizable vanity with a full wash basin instead of the thin slice of sink found in most airplane toilets.

A countertop held a trio of bottles filled with hand cream, face mist, and a fabric-refresher spray — a now-favorite amenity I never knew I needed.

The food was not as good as I'd hoped

In Polaris, food was delivered on real plates — not disposable ones — alongside flatware and glassware. Fortunately, my pod's foldout table had plenty of room for my meals and free-flowing drinks.

I had an overnight flight , so a multicourse dinner was served about an hour after takeoff. I could choose one of four entrées: braised beef short rib with mushrooms, chicken and potatoes, turbot fish with kale, and spaghetti squash with zucchini.

I chose the short rib, and unfortunately, I felt it was overheated and got a little tough as it got cool enough to eat. It tasted like typical, salty airplane fare to me. I'd hoped my business-class dinner would be more impressive.

For dessert, I got a vanilla ice-cream sundae with chocolate fudge and brownie crumble that was pretty good.

My final meal on board was breakfast, about two hours before landing. I had a choice of an open-faced bagel with salmon, cream cheese, and chives or Belgian waffles with nuts and fruit.

I chose the bagel, and I appreciated getting a hearty meal before deboarding and starting the next step of my journey to downtown Rome.

My flight was great, but only trips over 10 hours justify the cost of Polaris

I enjoyed my flight on Polaris, but even with a delay, it didn't last long enough. With a strong tailwind, I was in Rome before I knew it, still feeling the wine I had upon boarding.

Between dinner and breakfast service, I had about three hours to wind down and relax. I enjoyed the comfortable seats, luxurious bedding, specialty toiletries, and superior service from the staff.

But although the upscale perks were nice, I wouldn't upgrade to United Polaris on a relatively short, eight-hour flight like this again.

It's a luxury I'd reserve for flights over 10 hours — and probably only if I could get another discounted rate.

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