Can I get a rent-free period for fit-out?

Yes — most arch landlords offer 1-6 months rent-free for fit-out, depending on lease length and the work required. A 5-year lease on a shell unit might attract 3-6 months rent-free. Always negotiate this as part of your Heads of Terms before signing.

Do I need planning permission to fit out a railway arch?

Internal fit-out usually doesn't need planning permission unless you're changing Use Class or the arch is listed. Most Victorian viaducts are Grade II listed, so any work affecting the building's character needs Listed Building Consent. Always check with your landlord and local planning authority before starting work.

How long does a railway arch fit-out take?

A basic fit-out (insulation, lighting, flooring) takes 4-8 weeks. A full restaurant or brewery fit-out takes 12-20 weeks. Add 8-12 weeks for Listed Building Consent if required. Power supply upgrades from the DNO can add 6-12 weeks lead time.

Who pays for fit-out — the tenant or landlord?

In almost all cases, the tenant pays for fit-out. The landlord provides the arch in shell condition. However, landlords may contribute through rent-free periods, capital contributions (rare for arches), or phased rent increases. The Arch Company's Tenant's Charter includes some provisions for fair treatment during fit-out.

Railway Arch Fit-Out Costs: Complete 2026 Guide

Q: How much does it cost to fit out a railway arch?

Fit-out costs range from £10/sqft for basic storage use to £175/sqft for a fully equipped brewery. A typical 1,000 sqft arch being converted to a restaurant costs £55,000–£110,000. The biggest variables are waterproofing, power supply upgrades, and ventilation/extract requirements.

How much does it cost to fit out a railway arch? From waterproofing (£5k–£12k) to M&E and planning. Cost breakdowns by business type: £45–£175/sqft.

Fit-out is often the single largest upfront cost of taking a railway arch — ranging from £45 to £175 per square foot depending on your business type and the arch's condition. Unlike conventional commercial units, arches typically arrive as a shell: bare brick, no insulation, basic electrics, and often no running water.

This guide breaks down every element of arch fit-out, from waterproofing and insulation to mechanical and electrical installations, helping you budget accurately and avoid costly surprises.

Waterproofing & Insulation

Damp is the number one issue in railway arches. Victorian brick construction means moisture penetrates from above, behind, and below. Proper waterproofing is non-negotiable for any business use.

Tanking Systems (£5,000–£12,000)

Internal tanking applies a waterproof membrane or cementitious coating to the internal surfaces. This is the most common approach for arches and creates a dry internal envelope. Costs vary by arch size, condition, and system chosen.

Insulation (£3,000–£8,000)

After waterproofing, insulation is essential for temperature control and energy costs. Options include spray foam (fastest, ~£3,000 for a standard arch), rigid board (best thermal performance), or mineral wool (cheapest but thickest). The arch's curved profile makes spray foam popular as it follows the contour without gaps.

Drainage & Damp Management

Some arches need a French drain system to manage ground water. If water pools at the base of walls or floor, budget an additional £2,000–£5,000 for drainage channels and sump pumps.

Mechanical & Electrical (M&E)

Electrical Supply (£3,000–£15,000)

Most arches have a single-phase electrical supply suitable for basic lighting and office use. Breweries, commercial kitchens, and workshops typically need a 3-phase supply upgrade — this alone can cost £8,000–£15,000 depending on distance from the nearest substation. Budget £3,000–£5,000 for internal distribution boards, lighting, and socket circuits.

Water & Waste (£2,000–£8,000)

Some arches have no water supply. Connecting to mains water typically costs £2,000–£4,000. Waste drainage is often the bigger challenge — the arch floor may be below sewer level, requiring a pump system (£3,000–£5,000). Food businesses need grease traps and appropriate drainage to meet Environmental Health requirements.

Gas Supply (£2,000–£5,000)

Required for commercial kitchens and some heating systems. Gas connection costs depend on proximity to the main and require Gas Safe registered installation.

Ventilation & Extract (£3,000–£12,000)

Railway arches have limited natural ventilation. All business uses need mechanical ventilation. Food, brewing, and workshop uses require extract systems — commercial kitchen extracts with filtration can cost £8,000–£12,000. Basic ventilation for office or retail use is more affordable at £3,000–£5,000.

Planning Permission & Building Regulations

Listed Building Consent

Many railway viaducts are Grade II listed. This means any work affecting the character of the building — including fixing to walls, altering openings, or changing external appearance — requires Listed Building Consent from your local planning authority. This process typically takes 8–12 weeks and costs nothing to apply for, but getting it wrong can mean enforcement action and mandatory reversal.

Change of Use

If you're changing the Use Class of the arch (e.g. from industrial B2 to retail/food E), you may need planning permission. The 2021 Use Class reforms created the broad Class E category covering shops, restaurants, offices, and light industrial — so moves within Class E don't need permission. Changes to or from B2 (general industrial) or B8 (storage) still require approval.

Building Regulations

All fit-out work must comply with Building Regulations regardless of whether planning permission is needed. Key areas include:

Fire safety — escape routes, fire doors, alarm systems
Structural — any load-bearing changes need engineer sign-off
Ventilation — minimum fresh air requirements for occupancy
Accessibility — DDA compliance for public-facing spaces
Energy efficiency — Part L compliance for heated spaces

Fit-Out Cost Breakdown by Sector

Business Type	Cost/sqft	1,000 sqft Estimate	Key Costs
Brewery / Distillery	£80–£175	£80,000–£175,000	3-phase power, drainage, extract, cooling
Commercial Kitchen	£60–£120	£60,000–£120,000	Extract, gas, grease traps, ventilation
Restaurant / Cafe	£55–£110	£55,000–£110,000	Kitchen extract, customer WC, decor
Gym / Fitness	£45–£100	£45,000–£100,000	Ventilation, flooring, changing rooms, showers
Creative Studio	£30–£65	£30,000–£65,000	Lighting, insulation, basic M&E
Workshop / Industrial	£25–£55	£25,000–£55,000	Power upgrade, extraction, flooring
Storage	£10–£25	£10,000–£25,000	Basic waterproofing, lighting, security

Costs assume a shell condition arch requiring full fit-out. Arches with existing services or previous fit-out will be significantly cheaper. All figures exclude VAT.