How to Gain Planning Permission for a Self Storage Site: A Step-by-Step Guide

Step 1: Determine If You Need Planning Permission

The need for planning permission depends on whether the containers support the existing use of the land. For example, containers used for storing equipment within an existing business may be treated differently from a commercial self storage site where units are rented to customers.

Step 2: Understand the Planning Terms

Containers are not considered buildings; they fall under 'use of land'. Generally, containers don't need planning permission if they support an existing business. However, if the containers are for a new use, such as renting out to businesses or individuals for storage, planning permission for a change of use or mixed use is typically required. If you are unsure, read our guide on whether you need planning permission for a shipping container.

Step 3: Farm Diversification Considerations

If you're introducing self storage to diversify your farm business, the planning proposal may differ from a fully commercial purpose. You will need to clarify whether the self storage is to support existing farm activities or a complete change of land use.

Step 4: Gather Necessary Documents

Every council requires specific documents for planning application submissions. These applications are reviewed on a case-by-case basis, considering factors such as:

• Location
• Amount of land or percentage of the site it would take up
• Current activities on the land
• Frequency of site visits
• And more

Step 5: Consider Hiring a Planning Consultant

Planning companies can advise and support your application process. Note that applications typically take 8-12 weeks to be processed, but they are a good hand to help you understand the complexities of planning permission.  

Step 6: Assess Potential Constraints and Restrictions

Common planning constraints include Green Belt land, flood risk areas, ecological restrictions and access limitations. Understanding these constraints early can help avoid delays during the planning process. Consulting with the council or a planning company can provide insights and solutions for these issues.

Step 7: Evaluate Traffic and Road Access

For planning approval, ensure there is enough space for large vehicles to enter, exit, and manoeuvre on the site.

Step 8: Plan for Biodiversity Net Gain

The government has introduced this as a mandatory requirement for many applications - to enhance the ecology on a site by 10%. If this is relevant to you, consultants will need to review their site's current conditions and look for opportunities to enhance biodiversity to gain planning permission. This could be by extra planting, boundary hedgerows, trees, and bird boxes. You can find out more about biodiversity net gain from the government. 

This is easier to achieve with hardstanding land that has already been developed. If you want to build on a green area, you might need more land than what you actually want to use for storage in order to meet this requirement.

Step 9: Submit Your Application

Prepare and submit your planning application with all required documents. Be thorough and address all potential issues to improve your chances of approval.

Step 10: Follow Up

Stay in contact with the council or your planning consultant to track the progress of your application. Be prepared to provide additional information if requested.

By following these steps, you can navigate the process of obtaining planning permission for your self storage site effectively. If you require more advice on this topic, check out our ET Planning Chatterbox episode.