When does a building become rateable?

[CCB1960]

Hi, sorry if this is long-winded, but it's not simple to explain. I own a single storey agricultural building of around 120 sq metres currently standing empty. I wish to replace the asbestos cladding which forms the bulk of the unit to a more friendly material, but it's not that simple, I'm told it's far from certain the planners would agree as the building has no current use.

So, I'm considering taking, as advised the 'Class R' route which enables an agricultural building to be changed to various other uses without the need for planning permission, it's simply a case of informing the council. The change would be to offices, as once it has 'office use consent' it would be very difficult for the planners to argue against replacing the asbestos due to the H & S implications.

At what point would it become rateable? It has no running water or drainage connections, just a couple of electric sockets and a rough, poured concrete floor. Even if we reclad no services would be connected nor alterations (doors, windows, internal walls etc) made to make it suitable for offices. Can rates be levied on a building which is unfit for its registered use?

Many thanks in advance.

 

[WaveJumper]

Not sure I understand why you would need permission to replace cladding on the building unless for some reason it has some form of "protection" placed on it. Rather than listening to others why not just speak to the local planning office for guidance. On a separate note have you looked into the cost of removing the asbestos as I am guessing it won't be cheap.

Are you really looking to change it's usage and renting out thus the need for planning, for info on BR have a read here:

How your property is valued for business rates

How the Valuation Office Agency calculates your rateable value for business rates.

www.gov.uk

 

[IanSuth]

Not sure I understand why you would need permission to replace cladding on the building unless for some reason it has some form of "protection" placed on it. Rather than listening to others why not just speak to the local planning office for guidance. On a separate note have you looked into the cost of removing the asbestos as I am guessing it won't be cheap.

There are various exemptions attached to agricultural buildings, as such they used to be a route to getting arounf planning permission (build a goat shed, few years later it suddenly becomes a small office building etc) so councils got pretty hot on any changes deeming them to no longer be agricultural. Not sure how that will interact with the new planning rules making it specifically allowable to turn redundant agri buildings into something else.

To give an idea they once told my step dad that as a banger racing team had parked a car in our pole barn it was in danger of ceasing to be a barn and instead requiring planning permission to be a vehicle workshop

However this was built close by in the 80's and everyone knew it was going to become a light industrial unit, an enforcement notice was issued and it sat totally unused for a couple of decades https://maps.app.goo.gl/1nMJdEaCoriHycQo7 that is 2009 when it was already 20 years old and it wasnt until 2019 it finally became used but now for agri uses https://maps.app.goo.gl/rgTS7RgyaxRrHLY8A

 

[WaveJumper]

There are various exemptions attached to agricultural buildings, as such they used to be a route to getting arounf planning permission (build a goat shed, few years later it suddenly becomes a small office building etc) so councils got pretty hot on any changes deeming them to no longer be agricultural. Not sure how that will interact with the new planning rules making it specifically allowable to turn redundant agri buildings into something else.

To give an idea they once told my step dad that as a banger racing team had parked a car in our pole barn it was in danger of ceasing to be a barn and instead requiring planning permission to be a vehicle workshop

However this was built close by in the 80's and everyone knew it was going to become a light industrial unit, an enforcement notice was issued and it sat totally unused for a couple of decades https://maps.app.goo.gl/1nMJdEaCoriHycQo7 that is 2009 when it was already 20 years old and it wasnt until 2019 it finally became used but now for agri uses https://maps.app.goo.gl/rgTS7RgyaxRrHLY8A

Under Labour of course it could become a new housing development

 

[IanSuth]

Under Labour of course it could become a new housing development

Best thing for it - that one i posted is in a tiny triangular piece of land that was a brick yard in the distant past. It is heavy clay and has lumps of brick in it, only useful as rough grazing for a couple of horses/sheep/goats.

Downside is the exit is onto a fast road near brow of a hill

Oh and unless he has moved the chair/president of friends of the earth lives about 100 yards down the rd and complains about anything and everything