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Book an Online Consultation Before Converting a Non-Domestic / Commercial or Uninhabited Building into a Dwelling 

Converting a non-domestic property into a dwelling is one of the most challenging things a developer can do in the UK today. From planning issues such as parking, amenity space, road access and drainage to the challenges of complying with building regulations for heating, insulation, ventilation, acoustics, accessibility and fire safety. This is a complex and potentially expensive area. ​

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This consultation is intended for anyone wishing to create a separate dwelling.

If you wish to convert a garage into a home office or Granny flat in the grounds of your existing house then a Consultation Before Altering Your Home is more appropriate. 

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I will sense check your ideas, timescale, budget and give you detailed feedback on what is, and is not, possible before you commit to converting a building. 

Online Consultations with Real Life Architecture are available if...

  • The property is in the UK. 

  • You wish to create a single dwelling (house or flat) 

  • You don't intend to create multiple properties, subdivisions, HMO's

  • There isn't already an architect involved. 

  • Consultations are private and confidential. Videos featuring properties from earlier consultations were made with the client's approval. If you don't want your property to feature in a video that's totally ok, I will always ask and it won't affect the consultation if you say no. 

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Follow this link for the full Terms & Conditions 

What can you expect from the online consultation

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  • The purpose of the consultation is to establish whether the project is feasible and affordable within your budget.

  • Identify risks and opportunities for the property

  • Refine your ideas and requirements, to make the best use of your property and budget.

  • Identify alternative ideas that might achieve a better result for you.

  • Advise on pitfalls to avoid during the planning application process.

  • Identify requirements of the building regulations relevant to your project.

  • Help you understand how to find the right local architect for your project.

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The consultation is done online, via a zoom call. Once the consultation is booked I will ask you to email me with specific information about the property. I will need photos, the full postal address and as much information as you can give me on your requirements, including your budget and timescales. ​

 

Please be aware I will not provide design services, drawings or specifications as part of the consultation. 

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I will write you a summary of the consultation afterwards so there is a record of our discussion. The summary email will come with a copy of my Project Guide document. 

This video explains the challenges of converting a commercial building into a flat. 

Frequently Asked Questions When Converting a Property in the UK

Does converting a non-domestic building into a home always require planning permission in the UK?
In most cases, yes. Converting a non-domestic building to residential use is a change of use under the planning system, and in Scotland, Wales and Northern Ireland this almost always requires a formal planning application. In England, permitted development rights for certain conversions — such as some office-to-residential changes — exist but are subject to a prior approval process and numerous exceptions. The position varies depending on the building type, its location, and any planning designations that apply. A 45-minute consultation will clarify exactly what approvals your specific building and situation require.
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What types of non-domestic building can be converted into a single dwelling?
The most common types include former commercial units, agricultural buildings such as barns and steadings, redundant offices, and other non-residential structures. Feasibility depends on the building's structural condition, its location, its planning history, and whether the local planning authority supports residential conversion in that area. Some buildings — particularly agricultural ones in rural areas — may face specific policy restrictions. The consultation covers a high-level assessment of whether your specific building is a realistic candidate for conversion.
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What building regulations apply when a non-domestic building is converted to residential use?
A full building regulations application (Building Warrant in Scotland) is required for any change-of-use conversion. The regulations that apply include structural adequacy, fire safety, thermal performance and energy efficiency, ventilation, sound insulation, and accessibility. Non-domestic buildings typically need significant upgrades to meet the residential standard — particularly in terms of insulation and fire compartmentation. A structural engineer will almost certainly be required, and depending on the project an energy consultant may also be needed.
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How long does a change-of-use planning application for a conversion typically take?
A planning application for change of use typically takes between two and four months from submission to decision. This varies by local authority and depends on the complexity of the proposal and whether objections are received. If the building is listed, a Listed Building Consent application runs alongside the planning application. The building regulations application runs independently and typically takes several weeks to several months depending on the local council's workload. Both approvals are required before construction can begin.
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What are the biggest risks in a conversion project compared to a standard extension?
The structural condition of a non-domestic building is often less predictable than a residential property, as these buildings were not designed or maintained to domestic standards. Hidden damp, asbestos, inadequate foundations, and the complete absence of insulation are common. The planning position can also be more complex — some local authorities have specific policies restricting residential conversion in certain building types or locations. The 45-minute consultation is designed to identify these risks before you commit, so you understand what the project realistically involves.
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I'm looking at converting a barn in England — does Class Q permitted development apply, and what does it cover?Class Q is a permitted development right in England that allows certain agricultural buildings to be converted to residential use without a full planning application. Instead, you submit a prior approval application to the local authority, which assesses a limited set of issues: transport and highways impact, noise, contamination, flooding risk, and whether the building is genuinely capable of conversion. Class Q does not apply in Scotland, Wales or Northern Ireland, which require full planning permission for barn conversions. Class Q also has significant limitations — the building must have been in agricultural use, there are floor area limits, and the local authority can refuse if the structure is not capable of conversion without substantial rebuilding. The 45-minute consultation covers whether Class Q is likely to apply to your specific building and what the prior approval process involves. 

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