Reshaping the High Street: Class MA and new possibilities for conversion of commercial to residential through permitted development
The high street, once a hub of community, commerce, and enterprise opportunity, is experiencing a rate of decline that threatens to compromise the very character of UK town centres. Changing consumer habits, the dominance of online retail, high operating costs and the final hammer blow of the pandemic have left once-vibrant town centres struggling with vacancy and deteriorating buildings, struggling to find purpose and cohesion against these contemporary challenges.
Class MA the permitted development right introduced by the government in 2021 is one mechanism looking to reverse years of misfortune, by allowing for seamless conversion of commercial premises into dwellings without the need for full planning permission. The approach is two-fold: to give these vacant buildings the purpose and reinvigoration they desperately need whilst helping to meet the government’s housing targets – amidst an ever-deepening crisis for the supply of new housing.
Unlike full planning permission which is often concerned with the subjectiveness of how an application may or may not have met the design standards set out by the Local Plan, Class MA comprises a simple evidence-based criteria which if met renders the granting of permission a legal obligation by the Local Authority. This results in a non-contentious process: far less susceptible to delays coming from the various decision-making powers that make up the Local Authority and their consultee bodies.
Where PMA can add value to your project is through our design expertise which can unlock the residential potential within these commercial spaces; having already had success in guiding clients through Class MA projects – turning underused premises into high-quality, compliant homes.
One such project saw the conversion of the first floor of a former Woolworths in Bideford, North Devon into six dwellings. This transformed a large floorplan with limited daylight/ access into six apartments with a spacious layout that prioritised good daylighting levels and a building access strategy that was compliant with the strict fire regulations set out by the Building Regulations.
Existing Floor Plan – Single Retail Unit
Proposed Floor Plan – Six Spacious Flats
We understand the planning nuances, from prior approval criteria (noise, natural light, flooding) to integrating sustainable design and access standards into former retail shells. More importantly, we bring creativity – transforming rigid floorplans and tired facades into welcoming, functional, and attractive spaces.
This is where we can help you. Whether you are a property owner, developer, or investor, our expertise enables us to transform redundant commercial sites into desirable residential schemes. We guide clients through every stage – from feasibility and design development to prior approvals and compliance checks, ensuring projects are not just deliverable, but commercially successful. Our work doesn’t just create homes; it enhances the surrounding townscape, revitalises streetscapes, and adds value to your property portfolio.
This is a moment for architects to lead – not just as designers, but as strategic partners in regeneration. We can help local authorities develop coherent design codes, advise developers on viable adaptive reuse, and ensure new residential interventions genuinely enhance townscape character.
Converting existing buildings is also one of the most environmentally responsible routes to delivering new homes. Adaptive reuse minimises the carbon footprint associated with demolition, transportation, and new construction, preserving the embodied energy of existing structures. By retaining the building fabric, we reduce material waste and the energy consumption associated with a full rebuild.
With the right approach, the high street can evolve into something more mixed and dynamic, with a resilience that makes it robust to withstand future fluctuations within the social and economic fabric of the UK’s built environment.
Enquire with us today to see how we can revitalise your commercial property using Class MA.