"ZA" paves the way...
...for brand new dwellings
on a variety of commercial sites.

In a bid to boost housing supply and revitalise underutilised buildings and brown field sites, the UK Government has introduced "Class ZA" Permitted Development rights within Town and Country Planning General Permitted Development Rights.

This new(ish) and seriously under explored 'right' allows for the demolition of certain buildings and their replacement with new dwellinghouses (and blocks of flats) without the need for a full planning application.

This exciting option opens up opportunities for landowners and developers to repurpose existing buildings (or more particularly their footprint) into residential dwellings - bypassing the traditional 'planning permission' process.

However, before embarking on a Class ZA conversion, a 'prior approval' application (and supporting evidence) must be submitted to the Local Planning Authority.

This prior-notification addresses specific aspects of the proposed replacement of the building, such as transport and highways impacts, contamination risks, flooding risks, the design and external appearance of the new building (and more).

Sounds straightforward! 

More homes for everyone... Well, as usual in planning, not quite...

In a twist, the government has issued a series of very specific and stringent criteria for Class ZA redevelopment projects. On the face of it ZA is extremely interesting.  The restrictive criteria include (but are not limited to) the age of the existing building, the size and vacancy period of the building, as well as the height and footprint of the new building. This has led to some confusion and challenges in implementing Class ZA conversions.

For instance, the old building must have been built before 1990, have a footprint no larger than 1,000 square metres, be no higher than 18 metres, and have been vacant for at least six months before the date of the application for prior approval.

The new dwelling (or flats) can be up to two storeys higher than the old building with a maximum overall height of 18 metres, and must fall within the footprint of the old building.

These criteria, while intended to ensure appropriate and sustainable development, have raised questions about the practicality and feasibility of Class ZA conversions. For example;

• What constitutes a 'vacant' building?
• How is the 'footprint' of the old building defined?
• And what if the old building was constructed after 1990?

The Planners can also consider design in determining the application which means that they can apply a significant degree of control over the application of the rights - but don't fear (!) we have a solution to that little gem... We strongly advocate (and have a great deal of success with) engaging 'independent design review' - and regularly include this in our arsenal of tools... The DRP process takes the potential bias, opinion and prejudicial scrutiny out of the planners' hands and regularly features as part of our professional process (Do ask us about this when we speak!)

Despite the challenges of permitted development, Class ZA offers significant opportunities for sites and projects that might previously have required far more complicated planning applications. With careful planning and a strategic approach, it is possible to successfully navigate the complexities of Class ZA site redevelopment projects and in one fell swoop unlocks the potential of a huge range of underutilised buildings.

The Government has indicated that they will continue to review and refine the Class ZA rights as part of their ongoing efforts to boost housing supply and economic productivity. While the specifics of these changes are yet to be revealed, it's clear that Class ZA conversions can play a key role in the future of UK housing.

​At Bondstones, we specialise in replacement dwellings, 'change of use' and complex planning matters. With our in house architectural services we can guide you through the intricacies of Class ZA redevelopment projects and more, ensuring your project complies with all necessary regulations and maximises the potential for your property project.

Contact us today to discuss your Class ZA (and other) development options.

Class ZA in Summary

• The building to be demolished and replaced must have existed since 12 March 2020 AND must have been built before 31 December 1989..
• The building must have been an "office", "research facility", "light-industrial" building (or a combination thereof), or a standalone block of flats.
• The building's footprint should be no larger than 1,000 square metres and no taller than 18 metres.
• The building must have been vacant for at least 6 months before applying.
• The new building can be up to 7 metres taller than the old one or up to 18 metres, (whichever is lower).
• The new building must fit within the old building's footprint.
• Additional storeys (upto to 2 in number) in the new building can't have a higher ceiling than the old building or 3 metres.
• You must receive 'prior approval' from the Local Planning Authority before starting.
• The project must be completed within 3 years from when approval is granted.
• You must provide a construction management report (demolition method statement, etc) to the local planning authority.
• You must inform the local planning authority when the project is completed.
• The new building must be used as a dwellinghouse and nothing else, unless it's related to the dwellinghouse use.
• NB: The permitted development right does NOT apply in AONBs or National Parks...

Alternatives to Class ZA?

You may find that you are in a position where Class ZA cannot be used directly (as with other permitted development rights, a large number of possible obstructions exist).

However - all is not lost!  The advent of Class ZA rights and the generally positive effects of government policy advances on improving sustainable economic development means that a wide variety of options currently exists for building conversions and changes of use.  

Bondstones specialise in 'change of use' and complex [rural] planning matters.  This may include involvement in activities such as:

• Conversions & New Build
• Farm diversification (changing use to serve other more beneficial purposes)
• Agricultural Dwellings & Houses for 'Essential Workers'
• Environmental Improvement / Mitigation
• New Agricultural & Rural Industrial buildings
• 'Temporary use' applications
• Agricultural & Rural Business support
• Equestrian, Sporting and Leisure Projects
• Provision of ancillary accommodation for family or staff

We also advise on resolving unlawful development, planning enforcement and a wide variety of contentious matters.  

Most importantly - We love a challenge!

CAVEAT:
The information on this page is generalised and liable to change - the statute requires careful assessment against site specific circumstances. 

Contact us today to seek confirmation that ZA is an option for your project...

​Get in touch today

Bondstones' specialist planning team are more than happy to take your call and provide impartial advice on any pressing or up-coming matters.  Alternatively please contact us and we will get in touch with you at a convenient time.

Call the planning team today:
01823 210 610