Class MA change of use: turning a shop into flats in London

Turning a shop into flats in London can bring underused space back into use, but the planning route needs checking before you buy or commission detailed drawings. Class MA allows certain commercial premises to become homes through permitted development rights, subject to eligibility requirements and prior approval.

At Simplicity Designs, we help homeowners, landlords and investors assess whether this route suits their property and what other permissions may be needed.

What is Class MA?

Class MA sits within the General Permitted Development Order. It permits a change from Class E commercial, business and service use to Class C3 dwellinghouses, which can include self-contained flats.

Class E covers many shops, offices, cafés and other commercial premises. However, a shopfront does not prove that a building qualifies. Pubs and hot-food takeaways, for example, generally fall outside Class E. We check the lawful use and planning history rather than relying on an estate agent’s description.

The qualifying use must generally have existed continuously for at least two years before the prior approval application. Amendments effective from March 2024 removed the previous three-month vacancy requirement and floorspace cap. Older online advice may still describe those restrictions.

Check London restrictions first

An Article 4 direction can remove Class MA permitted development rights in a defined area. Several London boroughs use these directions to protect commercial premises, sometimes along particular shopping streets or within employment areas.

We check the council’s adopted direction, its map, wording and effective date against the property. A borough-wide assumption is not enough: neighbouring buildings may have different planning constraints.

Class MA is not available for listed buildings or buildings within their curtilage. Other protected land and site designations can also exclude it. A conservation area does not automatically prevent Class MA, although additional assessment applies to ground-floor conversions there. Planning conditions attached to earlier permissions also need checking.

What does prior approval assess?

Class MA is not a permission-free conversion. Before changing the use, you must follow the prior approval procedure with the local planning authority.

The General Permitted Development Order identifies the matters for assessment, including:

• Transport impacts, particularly safe access.
• Contamination and flood risks.
• Noise affecting future residents from commercial premises.
• Adequate natural light in every habitable room.
• Effects on the character or sustainability of a conservation area where ground-floor space changes use.
• The loss of certain registered nursery or health-centre services.
• Residential development in areas important for industrial, waste or similar activities.

Evidence should match the site. A former shop beside a late-opening venue may need an acoustic assessment; deep premises with limited windows need careful layout testing. We identify these issues early rather than leave them for the council to raise.

Can the shop become good-quality flats?

A workable conversion needs more than enough floor area. Homes created through permitted development must meet the nationally described space standard, alongside other applicable requirements.

We test daylight, privacy, access, storage and practical arrangements for bins and cycles. Building Regulations apply separately, covering matters such as fire safety, ventilation, sound insulation and energy performance.

Class MA authorises the qualifying change of use, not every building operation needed to deliver it. Replacing a shopfront, adding windows or building an extension may require separate planning permission. Lease restrictions, freeholder consent and party wall matters may also affect delivery.

Start with a feasibility review

For a shop-to-flat conversion in London, we recommend checking lawful use, Article 4 restrictions and layout feasibility together. If Class MA is unavailable, a full planning application may still be possible, assessed against local policies on commercial space and housing.

Our team can advise on the planning route, prepare drawings and coordinate supporting information. Call us on 0203 026 2883 or send your property details to info@simplicity-designs.co.uk to discuss the next steps.