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How to Turn Land into a Self-Storage Business Using Shipping Containers

A practical, step-by-step guide for landowners and entrepreneurs.

Step 1: Check Land Designation

Before anything, you need to know how your land is currently classified. This determines whether you need to apply for a change of use.

  • Look at your Title Register or Local Plan Map (available through your local council or the Land Registry).
  • You’re looking for the land’s Use Class. Agricultural or residential land will need permission to change to B8 (storage/distribution).

If the land is already classed for commercial or industrial use, you may skip the change-of-use step — but still check if planning is needed for placing containers.

Step 2: Consult Your Local Planning Authority (LPA)

Once you know the designation, contact your Local Planning Authority (LPA) to see if:

  • A B8 use class is likely to be approved.
  • The area fits with the local development plan.
  • There are any specific restrictions (e.g., green belt, flood zone, protected habitats).

This informal pre-application enquiry can save time and money. Some councils offer it for free or a small fee.

Step 3: Hire a Planning Consultant (Optional but Helpful)

A professional planning consultant can:

  • Prepare your application to professional standards.
  • Anticipate objections and address them in advance.
  • Liaise with the council on your behalf.
  • Save you time and reduce the risk of refusal.

It’s not mandatory, but it’s highly recommended — especially if you’re unfamiliar with planning regulations.

Step 4: Prepare Your Planning Application

Your planning application should be clear, professional, and persuasive. It should include:

  • Site Plan: A scaled map showing the layout, boundaries, access points, container placement, and any fencing.
  • Access/Parking Layout: Clear vehicle access, turning space, and customer parking.
  • Proposed Usage: A description of your intended use — e.g., “secure self-storage containers for rental to local businesses and residents.”
  • Environmental or Noise Assessments: Required if your site is near homes, schools, or environmentally sensitive areas.
  • Planning Statement: A short document explaining how the project complies with planning policy and why it’s suitable for the site.

Step 5: Submit the Application via the Planning Portal

Go to www.planningportal.co.uk and:

  • Create an account.
  • Choose “Change of Use to B8” and “placement of temporary structures” (shipping containers).
  • Upload all plans and documents.
  • Include supporting photos or design visuals if you have them.

Step 6: Pay the Fee

The application fee for change of use is typically:

  • £462 in England (may vary slightly by region or if combined with other requests).

You’ll pay this through the Planning Portal or directly to the council.

Step 7: Wait for Consultation

The council will now begin a formal consultation period:

  • Local residents and businesses may be notified.
  • The council may consult Highways, Environmental Health, and Planning Policy teams.
  • If there are objections, you may be asked for more info or to make adjustments.

This process usually takes 8 to 12 weeks.

Step 8: Receive the Decision

If approved, the permission may come with conditions, such as:

  • Maximum number of containers
  • Screening or fencing
  • Operating hours
  • Surface type (e.g., hardstanding required)

If refused, you have the right to appeal or revise and resubmit your proposal.

Step 9: Install Shipping Containers

Once approved, you can place your containers. Make sure to:

  • Use wind- and water-tight units (WWT-rated)
  • Install secure locks, CCTV, and lighting
  • Maintain
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