B8 Use Class: A Practical Guide to Storage and Distribution Premises

What is Use Class B8?

Use Class B8 refers to storage and distribution properties.
This includes commercial buildings used to store goods, prepare deliveries, or serve as logistics hubs.

The official definition (from the Use Classes Order 1987) states that Class B8 covers:

• Storage
• Distribution
• Warehousing

B8 industrial use can include both internal and external storage, but the defining feature is that goods are kept and moved, rather than manufactured on-site.

These premises play a key role in the supply chain and are increasingly in demand due to the growth of e-commerce, last-mile delivery, and fulfilment logistics.

If you’re asking what is B8 use, it’s helpful to think of it as the back end of commercial operations: where products are stored, picked, packed, and dispatched.

Examples of properties under B8 use

Typical B8 use class examples include:

• Large warehouses used by online retailers or distribution companies
• Logistics centres serving supermarkets or regional supply networks
• Self-storage facilities and container yards
• Document storage sites (used by solicitors, medical archives, etc.)
• Vehicle depots used for parking and maintaining fleet vehicles
• Builders’ yards or storage compounds for construction firms

Some premises may blend indoor and outdoor space, for example, open storage for scaffolding or plant hire, with covered bays for tools and materials.

What matters most is that the primary activity on-site is the storage and distribution of goods, not production or retail.

B8 permitted development rights

The government has created certain b8 permitted development routes, making it easier to adapt or convert buildings for different purposes.

These permitted rights (subject to conditions) include:

• Change from B8 to B1(c) – Allows a switch from distribution to light industrial use, which is useful if a tenant wants to start processing goods on-site. This is particularly helpful in areas where mixed industrial activity is encouraged.
• Change from B8 to C3 residential use (limited cases) – Under Class P (now mostly superseded), it was possible to convert certain B8 buildings into homes. While this route is now restricted, it opened up opportunities in previously underused sites.
• Internal alterations – You don’t need planning permission to carry out internal changes in a B8 property, such as installing mezzanines (subject to building regs and overall floor space thresholds).
• Temporary use of land for storage – The General Permitted Development Order (GPDO) allows temporary use of land for storage or parking without needing full planning consent, typically up to 28 days per year.

In all cases, prior approval may be needed depending on local authority restrictions and the potential impact on highways, neighbours, or the environment.

In protected areas or places with an Article 4 Direction, permitted rights may be removed altogether.

When do you need planning permission for B8 use?

You will likely need to apply for planning permission if:

• You’re building a new warehouse or distribution centre from the ground up
• You plan to change the building’s use to something not covered by permitted development
• The building is located near homes or in a mixed-use area where vehicle movements may be a concern
• You want to extend the footprint or increase the height of an existing B8 property
• There are specific planning conditions attached to the site that limit use

When reviewing applications, councils consider:

• Impact on local traffic and access roads
• Parking and loading provision
• Noise, lighting, and operational hours
• Strategic employment land policies

In some towns and cities, B8 developments are strongly supported, especially where they help create local jobs or support nearby commercial areas.

If you’re unsure about planning rules in your borough, refer to our guide: Planning Permission in London Explained​.

Can you change from B8 to another use class?

Yes — but with conditions.

Here are some common change of use scenarios:

• B8 to B1(c) – Allows light industrial activity, like small-scale production. This route is commonly used by firms expanding from storage to assembly work.
• B8 to C3 residential – More difficult under current rules. Since 2021, most automatic rights under Class P were removed, so a full planning application is typically required.
• B8 to Class E – Not covered under permitted development. Offices, shops, or gyms fall into Class E, and converting a warehouse to one of these uses usually requires full permission.
• B8 to sui generis uses – If you’re looking to use the space as a data centre, cinema, or other unclassified activity, you’ll need planning permission and must justify the change.

While class b8 business use tends to be flexible, councils are keen to retain storage space in strategic industrial zones. If your proposal involves a loss of B8 capacity, be prepared to address local planning policy and potential objections.

Design, finance, and compliance factors

Design considerations

B8 buildings are usually large, open spaces with high ceilings and strong flooring to support heavy loads. When designing for B8 use:

• Access is essential – Plan for clear routes for HGVs, forklifts, and delivery vans.
• Loading bays – Dock levellers, roller shutters, and secure yards are often required.
• Lighting and fire safety – Especially in storage environments where visibility and emergency access are critical.
• Energy efficiency – High roofs and uninsulated spaces can affect EPC ratings. Improvements like LED lighting and solar panels may be useful upgrades.

Finance and investment

From a financial point of view, b8 commercial use properties are often seen as stable long-term assets. Demand for logistics space continues to rise, particularly from:

• Online retailers seeking fulfilment centres
• Last-mile delivery providers needing urban depots
• SMEs looking for flexible space close to city centres

Investors can expect strong yields and relatively low vacancy rates in well-located B8 properties. However, older stock may require upgrades to meet modern operational standards and sustainability expectations.

If you are considering repurposing or developing a B8 site, financing options include commercial mortgages, development funding, or sale-and-leaseback models.

Recent updates and planning rule changes

There have been no recent structural changes to the B8 use class itself, unlike B1, which was absorbed into Class E in 2020.

However, planning reforms have reshaped the wider planning landscape:

• The new Class E offers greater flexibility for other commercial uses, but B8 remains a standalone use, and changing to or from B8 usually still needs permission.
• Permitted development rights continue to evolve, with the government encouraging regeneration of brownfield land. Sometimes, B8 sites may be part of broader master plans where mixed uses are allowed.
• Local authorities are reviewing industrial land use policies to balance job creation with housing delivery. This may influence future decisions on which B8 sites can be repurposed.

For full context on national changes, see this summary from Pinsent Masons and Lichfields’ guide to the Use Classes Order.

Summary: Is B8 right for your project?

If you’re planning to develop, invest in, or convert a B8 industrial use property, it’s important to understand what qualifies, what rules apply, and how to plan for change.

Whether you’re looking at a distribution hub, self-storage centre, or builder’s yard, the use class B8 label gives a clear route for planning and operation, but success depends on the details.

At WindsorPatania, we provide tailored guidance on managing B8 developments across London and beyond, covering everything from feasibility studies to planning applications and energy compliance.

Speak to WindsorPatania about your B8 property

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