Class MA permitted development allows commercial, business, and service buildings to be converted to housing without a full planning application — but only where Prior Approval is granted. Here’s how it works.
Class MA of Part 3, Schedule 2 to the GPDO 2015 allows the change of use of a commercial, business, or service building (Class E) to a dwelling (Class C3) without a full planning application. You must apply for Prior Approval, which is a streamlined consent where the council can only assess specified matters — transport, contamination, flooding, noise, natural light, and whether the building has been in Class E use for at least two years. Many councils in London and other cities have used Article 4 Directions to remove Class MA rights in certain areas, particularly town centres and employment zones.
Class MA (change of use of a building in Class E use to a dwellinghouse) was introduced in August 2021, replacing the earlier Class O (office to residential) right. The key difference from Class O is that Class MA covers all Class E uses — not just offices — including shops, restaurants, gyms, health centres, and other commercial, business, and service uses.
Class E (commercial, business and service) was itself introduced in 2020 as a consolidation of many former use classes (A1 shops, A2 financial services, A3 restaurants, B1 offices, and several D1/D2 uses). Class MA has been controversial because it removes local planning authorities’ ability to resist conversions of commercial buildings to housing in town centres — hence the widespread use of Article 4 Directions to remove it in certain areas.
A Class MA Prior Approval application is submitted to the local planning authority. The council has 56 days to determine the application. If it fails to respond within this period, Prior Approval is deemed to be granted. The Prior Approval fee is currently £120 per dwelling (up to £15,000 for larger conversions).
| Assessment matter | What the council considers |
|---|---|
| Transport and highways | Impact on the local road network, parking, pedestrian and cycle access |
| Contamination | Risk of contamination from previous commercial use |
| Flooding | Risk of flooding from rivers, seas, or surface water |
| Noise from commercial premises | Impact of existing nearby commercial or industrial uses on future residents |
| Natural light | Whether habitable rooms will have adequate access to natural light |
| Class E use requirement | Whether the two-year use criterion is met |
The council cannot refuse on general planning grounds — it cannot protect commercial uses in town centres or raise matters outside the permitted scope.
Many councils — especially in London, city centres, and urban areas — have made Article 4 Directions that remove Class MA rights in specific areas. Where an Article 4 Direction removes Class MA, a full planning application is required.
There is no maximum floor area limit for Class MA. However, dwellings created under Class MA must meet the nationally described space standards (NDSS) — a minimum of 37m² for a studio flat, 50m² for a 1-bedroom flat. The natural light requirement also provides a practical limit on the depth of conversion.
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