What Planning Permissions Do You Need for a Commercial Fit-Out in the UK? (2026)

Commercial fit-outs occupy a different planning landscape from residential renovations. Most internal work doesn't need planning permission at all — but the moments it DOES need it (change of use, external signage, listed buildings) trip up tenants who didn't realise. Here's the 2026 UK planning rules for commercial fit-outs.

Most internal commercial fit-out work doesn't need planning permission

If your fit-out is purely internal — partitioning a room, installing new sockets and lights, fitting new flooring, installing kitchen counters — you generally don't need planning permission. Internal alterations are usually exempt from planning control.

Building Regulations always apply — but that's a separate process to planning.

When you DO need planning permission for commercial work

1. Change of use

Each property has a designated 'use class' under the Use Classes Order. Changing from one class to another usually needs planning permission. The main UK use classes for commercial property in 2026:

• Class E — Commercial, Business and Service (offices, shops, restaurants, gyms, indoor sport, medical, financial, day care). This is the new broad use class introduced in 2020 that allows flexibility within most commercial uses without planning permission.
• Class F.1 — Learning and non-residential institutions (schools, libraries, art galleries, museums, places of worship)
• Class F.2 — Local community uses (small shops in rural areas, halls, sports facilities, swimming pools)
• Sui Generis — One-off uses not in any class (pubs, takeaways, casinos, betting shops, scrap yards, petrol stations, nightclubs)

Most commercial-to-commercial conversions within Class E (e.g., office → shop, retail → restaurant) are allowed without planning. Conversion FROM Class E or F to Sui Generis (e.g., shop → pub, restaurant → takeaway) usually needs planning permission.

2. External alterations

• Signage — most commercial signs need Advertisement Consent (a planning sub-process). Lit signs almost always; large external signs always. Standard small fascia signs may qualify for Deemed Consent (no application needed).
• Shopfront changes — new shopfront, new external doors, large external openings — usually need planning
• External plant equipment — air conditioning units on the wall, extraction systems for restaurants, rooftop HVAC, satellite dishes — usually need planning
• External lighting — security floodlights, illuminated bollards — may need planning depending on impact
• Outdoor seating areas / pavement licenses — separate licensing alongside any planning

3. Listed buildings

If your commercial property is Listed (Grade I, II*, or II), Listed Building Consent is required on top of any planning permission for:

• ANY internal alteration affecting historic fabric — including 'invisible' work like removing original plaster, replacing original joinery, removing chimneys
• External work of any kind
• Installation of modern services (electrical, plumbing, AV cabling) that affects historic fabric

Listed Building Consent is rigorous — heritage statement required, specialist heritage architect often necessary. Allow 8-14 weeks for decision. Fines for unauthorised work: up to £20,000 plus required reinstatement.

4. Conservation areas

Commercial properties in conservation areas face additional restrictions on external changes (shopfront alterations, paint colour, signage). Article 4 directions in some commercial areas remove permitted development rights for changes that would otherwise be allowed.

Specific permissions for restaurant / bar fit-outs

Restaurant and bar fit-outs typically need multiple consents:

• Planning permission — if changing from another use class to Sui Generis (pub, nightclub, takeaway)
• Premises licence — for serving alcohol, regulated entertainment, late-night refreshment (separate from planning, under the Licensing Act 2003)
• Pavement licence — for outdoor seating on public footpaths
• Food business registration — with the local Environmental Health team
• Hot food takeaway consent — separate from premises licence in some boroughs
• Extraction system planning — restaurant ventilation systems venting to roof or rear often need specific consent

Specific permissions for medical / dental / clinic fit-outs

• CQC registration — Care Quality Commission registration is required for most regulated health activities. The premises must meet specific standards.
• Radiation regulation — if installing X-ray equipment (dental, podiatric), HSE notification under IRR17 is required
• Clinical waste licensing — disposal of clinical waste needs licensed contractor + premises capacity for safe storage
• Access for ambulances — some clinic locations need vehicular access plans approved by the local authority

Specific permissions for retail fit-outs

• Shopfront alteration consent — new shopfronts, large windows, automatic doors usually need planning
• Advertisement Consent — most shop signage needs consent (unless very small)
• Roller shutter consent — external roller shutters often refused on aesthetic grounds; perforated or internal shutters preferred
• Pavement licence — for any goods displayed outside the shop

Building Regulations for commercial fit-outs

Building Regulations apply to commercial fit-outs more rigorously than residential. Key Parts that affect commercial work:

• Part B (Fire safety) — escape routes, fire compartmentation, fire alarms, emergency lighting, sprinklers in some buildings
• Part E (Resistance to passage of sound) — particularly for new partitions in offices
• Part L (Conservation of fuel and power) — energy performance of new construction and refurbishment
• Part M (Access to and use of buildings) — accessibility for disabled users, including accessible WCs, accessible routes, hearing loops
• Part F (Ventilation) — adequate ventilation for occupants

Commercial Building Control submissions usually need to be Full Plans (not just Building Notice) due to complexity. Building Control fees typically £1,500-5,000 for a commercial fit-out depending on size.

Working with the landlord and freeholder

Even if planning permission isn't required, your commercial lease almost certainly requires landlord consent for:

• Any alterations (the standard 'no alterations without consent' clause)
• Changes to the building services (HVAC, electrical, fire detection)
• Connections to the building's central systems
• Use of common parts during the fit-out (deliveries, parking, lift use)
• Installation of signage on the building exterior

Landlord consent is usually 'not to be unreasonably withheld' but the process takes 4-8 weeks and may require a Licence to Alter (LTA) — a formal contract documenting the agreed work. Solicitor's costs for an LTA typically £1,500-4,000.

CDM Regulations — apply to all commercial fit-outs

The Construction (Design and Management) Regulations 2015 apply to all construction projects, including commercial fit-outs. Key obligations:

• Client must appoint a Principal Designer (usually the lead consultant) and Principal Contractor (usually the fit-out firm) in writing
• Pre-construction information must be shared with all parties
• Construction Phase Plan required from the Principal Contractor
• Health and Safety File handed over at completion documenting how the building should be maintained safely
• For projects exceeding 30 days OR 500 person-days, an F10 notification to HSE is required

Failure to comply with CDM is a criminal offence — fines for client, designer, and contractor. Good fit-out contractors handle CDM coordination on the client's behalf.

Frequently asked questions

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