Does Open Storage Land Need Planning Permission?

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.