/Unlocking Value Above

The UK high street is changing. We have a shortage of homes, and we have too many empty shops. The solution? Converting vacant upper floors into residential homes.

It’s a win for you, a win for the community, and a win for the environment. But the rules can be tricky. At Sigma Architects, we make it simple.

/Why Convert? The Benefits
  • Unlock Value: Turn a vacant asset into a revenue-generating property.
  • Sustainability: Reusing existing buildings utilises existing embodied energy and is generally more sustainable than new builds.
  • Vitality: Bringing people back to high streets and centres creates safer, more vibrant streets and communities for all.
  • Profitability: Residential conversions often offer higher returns than holding vacant commercial space.
/The Planning Route: Class MA

In England, you might not need full planning permission. You could use Class MA Permitted Development.

What does this mean? It allows you to change a commercial building to residential use without a full planning application. Instead, you apply for Prior Approval. It’s usually faster, cheaper, and more predictable.

"Development consisting of a change of use of a building and any land within its curtilage from a use falling within Class E (commercial, business and service) of Schedule 2 to the Use Classes Order to a use falling within Class C3 (dwellinghouses) of Schedule 1 to that Order." — The Town and Country Planning (GPD) (England) Order 2015

The Rules:

  • Size: The building must be under 1,500m2.
  • Vacancy: The upper floor commercial space must have been empty for at least 3 months.
  • Standards: The new homes must meet safety and technical housing standards (like minimum ceiling heights, rooms sizes and have natural light).
/When Class MA Doesn't Work

Sometimes, the building is too special or in a protected area.

  • Conservation Areas: Permitted Development rights are often removed here.
  • Listed Buildings: You cannot use Class MA. You need full planning permission.
  • Article 4: Your local council may have removed these rights to protect the area.

Don't worry. If Class MA isn't available, we can still help you get Full Planning Permission. We know how to argue the planning case for your project.

Projects

We are not only building some fantastic projects for our Clients we are also working on the final phases of our exciting new website.

Have you got a hidden space to transform?

/Safety First: Fire & Security

Safety is non-negotiable. The most critical and under-looked element of any any refurbishment is ensuring your conversion meets Building Regulations.

Fire Safety:

  • Separation: The floor between the shop and the flats must be fire-resistant and meet set acoustic requirements with certification required.
  • Doors: All access points need security and fire rated doors.
  • Sprinklers: This is a critical check. For buildings over 11 metres (4 storeys+), sprinkler systems are often required by local policy or Building Regulations. For buildings over 18 metres (6 storeys+), sprinklers are mandatory as the building is classed as a High-Risk Building (HRB).

Security & Access:

  • Independent Entry: Residents must have their own safe entrance (from the street or a dedicated rear access).
  • Construction: Walls, floors, and doors must be secure to separate retail from living spaces.
/How Sigma Architects Helps

We don't just draw plans. We guide you from start to finish.

  • Expert Advice: We bring in the required surveyors and engineers early to check for risks and help understand early outline costs.
  • Certainty: We give you a clear direction and design which can be assessed and tested by agents for a clearer direction and certainty for returns and rentals.
  • Visuals: We use 3D models and walkthroughs so you can see the possibilities before work starts.
  • Marketing: We work with our trusted partners to help market the property to buyers or tenants early using designs and visualisations.

"We need to make the most of our existing buildings to meet our housing needs." — National Planning Policy Framework (NPPF)

/Ready to Start?

Don't let your building sit empty. With the right strategy, you can transform a commercial liability into a residential asset.

We offer a complimentary initial consultation and local site visit.

During this visit, our senior architect will:

1. Check if your building qualifies for Class MA.
2. Identify any fire or access constraints.
3. Give you a preliminary feasibility assessment.

/FAQs

Not always – but the real question is, do you want to make the most of your investment?

An Architect does much more than produce drawings. We bring expertise in design, functionality, aesthetics, sustainability, and regulatory compliance, ensuring your space works beautifully for your needs while meeting planning and building regulations.

Our role is to think beyond the obvious; considering natural light, energy efficiency, material choices, and long-term value. With our experience, we can help you unlock creative solutions, optimise space, and avoid costly mistakes.

While hiring an Architect is an additional cost, it’s a small fraction of your overall project budget – and one that often pays for itself through smarter use of space, improved efficiency, and added value. As registered professionals with ARB and RIBA, we guide you from concept to completion, making the process smoother, more inspiring, and ultimately more rewarding.

Architectural fees can vary depending on the location, complexity of the project, and the level of service you need. Some architects charge a percentage of the total project cost, while others offer fixed prices or hourly rates.

Our approach is flexible. After discussing your goals and possibly visiting the site, we’ll provide a tailored fee proposal – designed specifically for your project. This allows you to decide how much involvement and value you want us to bring to your project.

Our fees are usually broken down according to the RIBA work stages, from early design concepts to overseeing construction on-site. This gives you the option to engage us for all or just part of the process. As a general guide, our fees often range between 3% and 12% of the total construction cost, depending on the scope of work.

While hiring an architect might seem like a significant expense, it’s an investment in quality, creativity, and expertise. We’re here to ensure your project is thoughtfully designed, functional, and adds lasting value to your property. Get in touch, and we’d be happy to discuss your project and provide a tailored quote.

Before considering a lower quote, it’s important to evaluate what’s included in the other designer’s offer. We’re happy to review any competing proposals to see if we can adjust our services or scope to better fit your budget.

Each Architect brings their own approach, offering a unique experience and set of solutions. We encourage you to choose your designer based on who you feel understands your vision, works well with you, and can guide you through the entire project.

Our focus is on delivering professional service with a personal touch. We aim to fully understand your goals and deliver results that not only meet but surpass your expectations.

Yes! In addition to architectural design, we offer interior design and space planning services, ensuring that every element of your space both inside and out works harmoniously to meet your needs and aesthetic preferences.

Absolutely! Sustainability is at the heart of our designs. We incorporate energy efficient materials, passive design principles, and renewable technologies to create buildings that are environmentally responsible and cost effective to run.

We specialise in designing schemes that meet the requirements of planning departments, no matter where a project is located.

We have found that the appointment of a planning consultant on more challenging sites can improve your chance of success. Planning consultants understand planning policies in great detail and therefore good at communicating with planners on the same level – so can really help argue your case if need be. We have trusted relationships with several planning consultants and are happy to recommend one if we believe it would benefit your project.

We work on a wide range of projects, from one-off bespoke homes and house extensions to major commercial developments. No project is too big or too small, our focus is always on delivering the best possible design solution for your needs.

Yes! We have extensive experience working with developers, commercial clients, and businesses on everything from office spaces and mixed-use developments to large-scale housing schemes. Our commercial expertise ensures that projects are financially viable, market-driven, and efficiently delivered.

Simply get in touch! We offer an initial consultation where we can discuss your ideas, answer your questions, and outline the next steps. Whether you’re at the early concept stage or ready to move forward, we’d love to hear about your project.

/Tell Us About Your Project

    Hi, my name is . I am looking to undertake a project. It is project, located within a setting. The size of the project is about with an approximate budget of . Please contact me to discuss the project in more detail using or call me on .

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