Design and plan commercial premises that work for your business

For business owners, landlords and developers planning offices, shops, hospitality venues or mixed-use buildings. Compare quotes from professionals who can design the space and manage consents and regulations.

Commercial projects range from fitting out a single shop unit to designing a new office, restaurant, hotel or mixed-use building. They bring requirements a house rarely does: use class rules, fire strategies, access for staff and customers, energy modelling, signage consent and, often, a landlord’s approval. A good professional starts with how your business operates, what it needs from the building and how long you plan to stay, then designs a space that supports that, coordinates the engineers and specialists involved, and plans the works around any need to keep trading.

How a professional can help

• Brief and space planning: They turn your operational needs, such as staff numbers, customer flow, storage, deliveries and back-of-house space, into a brief and layout options that make sensible use of the building.
• Planning and other consents: They check the lawful use of the premises and any conditions limiting it, then prepare applications for planning permission, advertisement consent or listed building consent where the project needs them.
• Fire safety and accessibility: Means of escape, compartmentation, step-free access, accessible toilets and wayfinding are designed in, coordinated with a fire strategy and the needs of the staff and visitors who will use the building.
• Coordinating the design team: Commercial schemes usually need structural, mechanical and electrical engineers, and sometimes acoustic, kitchen ventilation or BREEAM specialists. Your professional can bring their input together into one coordinated set of information.
• Tender and contract: They prepare drawings, specifications and tender documents so contractors price the same scope, then help you compare the returns and choose a suitable form of building contract.
• Delivery and handover: During construction they can administer the contract, inspect progress and certify payments, then collect the fire safety information, manuals and certificates needed when the building is handed over.

Is this right for you?

• You’re taking on new premises, or refurbishing your own, and need a layout that suits how your business runs.
• You want to change how a building is used, for example from offices to a café, clinic or gym, and aren’t sure what consents are needed.
• You’re a landlord or developer planning a new commercial building, an extension or a mixed-use scheme with flats above.
• Your landlord or insurer has asked for drawings, a fire strategy or proof of Building Regulations approval for alterations.

How the project usually runs

• Brief and premises review: Your professional studies how the business works, reviews the building, its lease and lawful use, and identifies constraints such as structure, services capacity, access and planning conditions.
• Concept design and consents strategy: Layout and design options are developed, with early cost advice where needed, and the professional sets out which consents apply, from planning and signage to listed building consent, and the health and safety roles the project will need.
• Applications and technical design: Planning and other applications are submitted, while engineers develop structural, mechanical and electrical designs and the fire strategy, which together form a coordinated Building Regulations submission.
• Tender and appointment: Contractors price a full tender package, returns are compared and a building contract is agreed. Where the CDM Regulations call for a principal designer, they should already be in place from the design stage, and the principal contractor is appointed now.
• Construction and handover: Works proceed with regular site inspections and progress meetings, then the building is handed over with certificates, operating manuals and fire safety information for the people who will run it.

What affects the cost

• The size of the building and whether the project is a new build, an extension, a refurbishment or an interior fit-out.
• The type of use, as commercial kitchens, treatment rooms, laboratories or leisure facilities bring more complex services and regulations.
• How many consultants are needed, such as structural, mechanical and electrical, fire, acoustic or sustainability specialists.
• Whether the building is listed, in a conservation area or subject to restrictive planning conditions or landlord requirements.
• How much of the process you want covered, from feasibility only to full contract administration on site.
• Programme pressures, such as working around a business that stays open or a fixed opening date.

Planning, Building Regulations and CDM for commercial buildings

• In England, many changes between shops, offices, cafés and similar uses fall within Use Class E and don’t need planning permission, though conditions on earlier permissions can restrict this. Other UK nations use different use classes.
• External alterations and new shopfronts usually need planning permission, many signs need advertisement consent, and listed buildings need listed building consent for many internal works too.
• Commercial building work must meet the Building Regulations, or building standards in Scotland, and fire safety law requires a fire risk assessment once the premises are in use.
• Commercial clients have legal duties under the CDM Regulations, including appointing a principal designer and principal contractor where more than one contractor will work on the project.

Questions people ask

Do I need planning permission to change the use of my premises?

Sometimes. In England, moving between uses within Class E, such as from a shop to an office, café or clinic, generally doesn’t need permission, but changes to or from other uses, such as takeaways, pubs or homes, often do. Conditions on earlier permissions can also restrict use. Wales, Scotland and Northern Ireland have their own use classes, so check what applies to your building.

Do I need a fire strategy?

Many commercial projects benefit from one, and building control often expects one for new buildings, changes of use and larger or more complex alterations. It explains how people will escape, how fire spread is limited and how firefighters can get into and through the building. A smaller fit-out may only need fire safety information on the drawings, so ask your professional what your project requires.

What does CDM mean for my business?

The Construction (Design and Management) Regulations give commercial clients legal duties on building projects, such as making suitable arrangements for health and safety, appointing a principal designer and principal contractor where more than one contractor is involved, and providing information about the site. Larger projects must also be notified to the health and safety regulator. Your professional can explain your duties and who should take on each role.

Can the work be done while we keep trading?

Often, yes, with careful planning. Works can be phased, noisy activities scheduled out of hours, and areas screened off to keep customers and staff safe. This tends to add time and complexity, so tell professionals early if the business must stay open, and they can reflect it in their design, programme and fee.

Do I need my landlord’s permission for alterations?

Most commercial leases require the landlord’s consent before you make alterations, and some prohibit structural changes altogether. Landlords usually want to see drawings and specifications before agreeing, and may set conditions about how and when the work is done. Check your lease early and allow time for the landlord’s approval alongside any planning and building control applications.

Will my building need a BREEAM assessment?

Some councils require new commercial buildings or major refurbishments to achieve a BREEAM rating, and some funders and occupiers ask for one too. It needs to be planned from the outset, as it affects design decisions and the evidence collected during construction. Your professional can check local policy and bring in an assessor if one is needed.

Available across the UK

Professionals cover the whole of the UK: England, Scotland, Wales and Northern Ireland. Planning and Building Regulations differ between the four nations, and your professional will work to the rules that apply where your property is.

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