“Is your business Brexit ready?” has been a common question of late, and with the deadline for our exit from the European Union only months away, it is an uncertain time for anyone thinking of starting or expanding a business venture.
One way of minimising cost and risk is to start your enterprise from home or from property that you already own.
Many small businesses are started by people working in their own homes and they do not necessarily need planning permission to do so. However if it is considered that the operation of the business has resulted in a material change in the use of a property (even where there are no building works), then development requiring planning permission is deemed to have occurred.
If you live in the countryside, the use of out buildings or redundant farm sheds for accommodating what had begun as a cottage industry may seem very convenient – but be wary of the need to apply for planning permission.
If you have a farm, planning permission may be granted for farm diversification proposals where the scheme includes the re-use or adaptation of existing buildings subject to a number of criteria.
Outside of farms there are a couple of other opportunities for acquiring planning permission for a business in an existing building, or on other land.
Planning policy allows for the sympathetic conversion and re-use of a suitable building for non residential uses if the new use would ensure the upkeep and retention of the building. Examples of such suitable buildings include former churches, school houses and older traditional barns.
Planning policy, for the time being, also provides for the infilling of a “gap site” in a line of buildings with an appropriate economic development proposal.
Other provisions for granting planning permission for business development in the countryside include the expansion or redevelopment of an established enterprise.
In all cases the scale and nature of the proposal must be considered as well as the amenity of neighbouring residents and other environmental requirements.
The above gives only an overview of the policy provisions for economic development in the countryside as they presently stand; however these could change in the near future.
For example Mid Ulster Council has proposed a number of additional opportunities for new businesses in the countryside including work shop accommodation for someone self employed at their home, and, the designation of Rural Industrial Policy Areas. Whereas, Fermanagh and Omagh’s proposals for economic development in the countryside, seem to be aligned with the existing provisions.
If you are thinking of starting up a business from home, you should read published guidance or seek professional advice first to check whether it actually needs planning permission. Note also that there are many different types of businesses and that there are some which may not be covered by the policies touched on above – another area that you may need to seek advice on in the event of having to apply for planning permission.
