Navigating the Planning Permission Process for Self Storage with Expert Rhys Davies

Starting a self storage business can be both exciting and complex. One of the most critical steps in this journey is understanding if you require planning permission for your site. At SelfStorageBooker.com, we aim to simplify this process for you.

In this recent interview by our partner site Explorage.com, Rhys Davies, Director of Cadnant Planning Consultancy, provides invaluable insights for anyone looking to build a self storage site. 

Here are some key takeaways that aspiring self-storage businesses should consider:

1. If you're thinking about building a self storage business take early advice from a planning consultant before spending too much on the process to understand if you need planning permission and how to go about it.
2. Planning permissions are divided into use classes. Self storage usually requires a "B8" use class. Some change of use classes are easier than others.
3. Visual impact and residential disruption are big considerations for planners.
4. Whilst self storage doesn't employ high numbers of people, which would otherwise support a planning application, there is a case for the positive impact it has in facilitating local economic activity such as supporting small businesses who have storage units / rentals.
5. If you're thinking about "dipping your toe in the water", just bear in mind that there will likely come a tipping point where formal planning permission will need to be sought.

Understanding the Need for Planning Permission

When developing a self-storage facility, obtaining secure planning is essential. This ensures that your project complies with local regulations and avoids potential legal issues.

Initial Considerations

Before diving into the planning process, it’s crucial to conduct thorough research. This includes understanding the local zoning laws, environmental regulations, and community impact and storage needs. Rhys Davies emphasises the importance of this initial stage to prevent costly mistakes later.

Key Factors to Consider

• Zoning Laws: Determine if the chosen centre is zoned for self storage use.
• Environmental Impact: Assess any environmental regulations that may affect your storage company.
• Community Impact: Understand the potential impact on the local community and address any concerns about a new self-storage site early.

Insights from Planning Consultant Rhys Davies

Rhys Davies, with his extensive experience as a UK Planning Consultant, provides valuable insights into the planning approval process. His expertise helps aspiring self storage operators navigate the complexities involved.

The Role of a Planning Consultant

Rhys explains that a planning consultant plays a crucial role in guiding you through the planning process. They provide expert advice, can give you early warning and mitigation strategies, handle paperwork, and liaise with local authorities on your behalf. This can significantly streamline the process and increase the likelihood of approval.

Benefits of Hiring a Planning Consultant

• Expert Guidance: Receive professional advice tailored to your local planning office.
• Efficient Process: Save time and reduce the hassle of debating whether or not planning is required.
• Increased Approval Chances: Improve your chances of obtaining planning consent with expert support.

Preparing Your Application

One of the critical steps in obtaining permission for a new self-storage facility is preparing a comprehensive application. Rhys advises that your application should include detailed plans, environmental assessments, and a clear explanation of how the project meets local regulations. It is worth checking with your local authority early.

Essential Elements of a Planning Application

• Detailed Plans: Include site plans, floor plans, and elevations. Even for container storage or a temporary structure this is important.
• Environmental Assessments: Provide necessary environmental impact assessments.
• Regulatory Compliance: Demonstrate how your project complies with local planning policies.

Engaging with Local Authorities

Rhys highlights the importance of engaging with local authorities early in the planning process to understand what your site requires in terms of the application process. Building a positive relationship with planners can facilitate smoother communication and help address any issues promptly.

Tips for Effective Engagement

• Early Consultation: Arrange meetings with local planning officers before submitting your application.
• Clear Communication: Keep communication open and transparent.
• Address Concerns: Be prepared to address any concerns or objections from the authorities.

Common Challenges in the Planning Process

While the planning process is essential, it can also present several challenges. Rhys Davies shares his insights on common issues and how to overcome them.

Dealing with Objections

Objections from local residents or businesses can delay or complicate the planning process. Rhys recommends proactively addressing potential concerns by involving the community early and demonstrating the benefits of your self storage facility.

Strategies to Handle Objections

• Community Engagement: Host meetings or forums to discuss the project with local residents.
• Transparent Communication: Clearly communicate the benefits and address any concerns.
• Professional Mediation: Consider hiring a mediator if significant objections arise.

Navigating Regulatory Hurdles

Regulatory requirements can vary widely depending on the location and scope of your project. Rhys advises staying informed about local regulations and seeking expert advice to navigate these hurdles effectively.

Staying Informed

• Local Regulations: Regularly check local regulations and updates.
• Professional Advice: Consult with planning consultants or legal experts as needed.
• Ongoing Education: Attend industry seminars and workshops to stay updated on regulatory changes.

Planning Permission for Storage Containers

Understanding Container Self Storage

Container self storage has become increasingly popular due to its flexibility and cost-effectiveness. However, planning permission for storage containers may be required, especially if they are considered a permanent structure or affect the use of land.

Key Considerations for Containers

• Temporary vs Permanent: Determine whether the containers will be static or moved frequently.
• Site Requirements: Assess the need for hardstanding, drainage and security.
• Environmental Impact: Consider the impact on biodiversity and local environment also the visual impact.

Obtaining Planning Permission for Shipping Containers

Planning permission for a shipping container used in self storage can depend on several factors, including the size (10ft, 20ft, or 40ft) and location (greenbelt, listed building, or area of outstanding natural beauty).

Steps to Obtain Planning Permission

1. Check Local Regulations: Verify with your local council if planning permission is required.
2. Prepare a Planning Application: Include detailed plans and justifications.
3. Consult with Authorities: Engage with local planning authorities to ensure compliance.

Dealing with Specific Regulations

Different areas have specific rules and regulations that must be followed. For example, placing a container in a greenbelt or near a listed building will have more stringent requirements.

Addressing Local Concerns

• Environmental Assessments: Provide detailed reports on potential impacts.
• Community Engagement: Involve local residents and address their concerns.

Mastering the planning process for a self storage facility involves careful research, preparation, and engagement with local authorities. By leveraging the expertise of planning consultants like Rhys Davies, you can navigate the complexities of obtaining planning permission and set your project up for success.

At SelfStorageBooker.com, we are committed to supporting you and making life easier. Whether you are in the planning stages or looking to expand your existing facility, we offer resources and expertise to help you achieve your goals. Contact us today to find out how we can assist you in building a successful self storage business. Get in touch with our team at support@selfstoragebooker.com.