North360 | Insights – Market Updates

Does Open Storage Land Need Planning Permission?

Mon, 26 Oct 2026 19:34:46 GMT

If you are looking for open storage land, or considering letting a yard for storage, check the planning position before agreeing terms. A site’s appearance or previous use does not, by itself, confirm that your intended operation is permitted.

Start with the site’s authorised use

In England, the B8 use class covers storage and distribution, including open-air storage. That does not mean every yard can be used for every kind of storage. The site may have planning conditions, restrictions or a history that limits what can happen there. A change in the scale or nature of an operation may also have planning implications.

The relevant planning system and terminology differ across the UK. If the land is in England, the Planning Portal advises businesses to check whether planning permission or prior approval is needed for the intended use before leasing or buying. For sites elsewhere in the UK, speak to the relevant local planning authority and a planning professional who works in that jurisdiction.

Describe the operation, not just the label

“Open storage” can cover very different activities. A yard used to keep a small number of fleet vehicles may have a different impact from a site with frequent HGV movements, containers, building materials, machinery or late-night access.

Before taking a site, write down what will be stored, how much space is needed, the vehicles that will visit, the likely number of movements, operating hours and whether any equipment, lighting or structures are required. Give this information to the landlord, agent and planning adviser. The more specific the description, the easier it is to identify questions that need answering.

Check the practical details

Review the planning history and any conditions attached to the site. Confirm the authorised access points and whether the permitted use covers the activity you intend to carry out. Ask whether there are limits on vehicle numbers, hours, lighting, noise, storage height or the type of goods kept outside.

The physical condition matters too. Check the surface, drainage, gates, boundary security, turning space and access for the largest vehicle expected. If you need power, water, welfare facilities or overnight security, confirm what is available and who is responsible for it.

What landlords should prepare

If you own a yard, bring together the planning documents, site plan, access details and any known conditions before marketing it. Explain the permitted use accurately and avoid promising an occupier that a proposed activity is approved unless that has been confirmed. Clear information can help prevent wasted viewings and delays later in the process.

Get the right checks before committing

An agent can help test whether the site fits the commercial requirement and explain the proposed letting terms. Planning permission and legal advice should come from suitably qualified professionals. Do not rely on a general description of the site where the proposed use is unusual or could affect neighbouring properties.

North360 works with landlords, investors and occupiers on industrial and open storage property across the UK. If you are considering an open storage yard, share the intended use, area and location so the team can help assess whether the property is worth progressing.

Should You Keep or Remove an Industrial Property Fit-Out?

Mon, 26 Oct 2026 12:12:21 GMT

When a specialist industrial property becomes vacant, the landlord faces an important decision: keep the existing fit-out for the next occupier, or remove it and market a more open space?

There is no single answer. A cold store, food-production area or specialist installation may be valuable to one business and a barrier to another. The right choice depends on the condition of the equipment, the demand from potential occupiers and the cost and time involved in each option.

Start by recording what is already there

List the fixed equipment and specialist features, including cold rooms, refrigeration plant, drainage, power supply, extraction, partitions and loading arrangements. Establish who owns each item and whether it forms part of the building or belongs to a former occupier.

Gather available service records, maintenance history, commissioning documents and details of any known defects. A new occupier will want to understand what is included, what needs attention and whether the systems suit its operation. Use qualified engineers or other specialists to assess technical condition; a property inspection is not a substitute for that advice.

When keeping the fit-out may help

Retaining the fit-out may appeal to a business with a similar use. It could reduce the time and initial cost needed to make the premises operational, provided the equipment is in suitable condition and the occupier can use it.

North360 has worked on lettings of food-production facilities with cold stores where previous occupiers had invested heavily in specialist fit-outs. That experience highlights a real question for landlords: is there a reasonable prospect of finding a business that can use what is already installed, and how long is the owner prepared to wait?

When a clear space may attract more occupiers

If the installation is dated, costly to maintain or designed around a narrow process, a wider group of businesses may prefer an open warehouse or production space. Removing equipment can also make it easier for an occupier to design a layout around its own workflow.

But stripping out a fit-out also has a cost. Before authorising work, obtain estimates, understand what must be made good and check whether removal affects building services, floors, drainage or other parts of the property. Do not assume that a cleared unit will let faster or achieve a higher rent.

Test both options against the market

Ask an industrial agent to speak with likely occupiers and compare the two propositions: the property with its current fit-out and the property after removal. The conversation should cover the type of business, required specification, expected rent, likely works, marketing period and any changes needed to the permitted use.

Compare the cost of retaining, repairing or removing the equipment with the time and rental income involved in each option. Consider whether the existing installation can be offered as an option, subject to survey and agreement, and explain what the landlord will remove.

Make the decision on evidence

A specialist fit-out can be an asset when it meets a real occupier requirement, and its condition is understood. It can limit the market when it is difficult to adapt or expensive to maintain. Landlords should base the decision on technical advice, clear costings and direct market feedback.

North360 can help owners assess the likely occupier market for an industrial property and decide how best to present it. The team works with landlords and occupiers across the UK, including on industrial and specialist premises.

Looking for an Industrial Unit with Yard Space?

Mon, 26 Oct 2026 11:31:46 GMT

An industrial unit with yard space can make day-to-day operations easier, but the yard needs to work for the way your business actually runs. A large area on a brochure may still be difficult to use if access, turning space or the surface does not suit your vehicles.

Before you arrange viewings, make a short list of the vehicles, equipment and stock the site must accommodate. That gives you a practical way to compare industrial units with yard space and helps an agent identify suitable options.

1. Work out how much usable space you need

Separate the space needed for storage from the area needed for loading, turning, staff parking and access. Ask whether the quoted yard area is measured, approximate or shared with other occupiers. Mark out the required layout if several activities will happen at once.

2. Check access and vehicle movements

Consider the length, height and weight of the vehicles that will use the site. Check gate widths, turning circles, visibility at the entrance and whether vehicles can enter and leave without blocking other occupiers. If deliveries arrive at set times, find out whether the access arrangements can support them.

3. Look closely at the surface and drainage

Walk the whole yard. Look for uneven areas, standing water, worn surfacing and changes in level. Ask about drainage, maintenance responsibilities and any restrictions on storing heavy equipment or materials. A surface that works for vans may not suit loaded HGVs or heavy plant.

4. Match the site to your operation

Think about the type and height of goods you plan to store, how frequently they will move and whether they need to be protected from weather or theft. Check the permitted use, any site rules and whether lighting, power, water or welfare facilities are available. Confirm the position before signing a lease.

5. Understand security and shared areas

Ask who controls the gate, whether access is available outside normal business hours and how keys or codes are managed. Find out whether CCTV, lighting or patrols are provided, and which areas are shared. Read the lease and estate rules to understand who maintains boundaries, roads and common space.

6. Compare the full cost

The rent is only one part of the decision. Ask about service charges, insurance contributions, repairs, utilities and any cost of adapting the unit or yard. Check the lease length, break options and repairing obligations with your solicitor before agreeing.

A yard should fit the job

North360 recently completed a letting of 0.5 acres of concrete yard space at Olivers Place in Fulwood, Preston. The instruction included plots of different sizes, illustrating why a business should be clear about the space it needs rather than assume that more land is always better.

When enquiring about an industrial unit with yard space, share your preferred location, required area, vehicle types, intended use, operating hours and target move-in date. North360 works with occupiers and property owners across the UK and can help you assess whether a unit and its yard are a practical match.