Railway Arch Planning Permission: The Complete Guide
Do you need planning permission for a railway arch? Use Class E explained, sui generis uses, landlord consent, listed buildings, and licensing for common arch businesses.
By Taro Schenker, Founder & EditorLast updated: February 2026
Opening a business in a railway arch requires navigating two parallel approval paths: statutory planning permission from your local council, and landlord consent from The Arch Company, Network Rail, or Places for London. Both are required. Neither substitutes for the other.
The good news: the 2020 introduction of Use Class E means many common business types can switch between uses freely. The bad news: drinking establishments, hot food takeaways, and nightclubs are all classified as sui generis and need full planning applications. And if your viaduct is Grade II listed, even internal alterations may need Listed Building Consent.
Use Class E: What You Can Switch Between Freely
Since September 2020, Use Class E covers a broad range of commercial uses. Switching between any of these does not require planning permission:
| Sub-class | Use |
|---|---|
| E(a) | Retail (not hot food takeaway) |
| E(b) | Food and drink consumed on premises (restaurant/cafe) |
| E(c) | Financial and professional services |
| E(d) | Indoor sport, recreation, or fitness |
| E(e) | Medical or health services |
| E(f) | Creche or day nursery |
| E(g)(i) | Offices |
| E(g)(ii) | Research and development |
| E(g)(iii) | Light industrial (must not harm residential amenity) |
Critical pitfall
Class E does not override existing planning conditions on a specific site. If your arch was granted B8 storage permission with a condition preventing food sales, that condition remains binding. Always check the Decision Notice.
Sui Generis Uses: When You Need Full Planning Permission
The following uses fall outside any use class and always require a full planning application:
- Pubs and drinking establishments
- Wine bars
- Hot food takeaways
- Nightclubs
- Betting shops
The distinction between an E(b) restaurant and a sui generis takeaway is a matter of “fact and degree” — if more than a minor proportion of food is consumed off-premises, it may be classified as a takeaway.
Hybrid Uses
Many arch businesses straddle categories. A brewery taproom is partly B2 production, partly sui generis drinking establishment. A coffee roastery with a cafe counter is part production, part E(b). In these cases, the “primary use” determines the planning class, but it is wise to confirm with your local planning authority before signing a lease.
Landlord Consent vs. Planning Permission
Having planning permission does not mean you have landlord consent, and vice versa. They are separate processes:
- Planning permission comes from your local council and governs what the building can be used for
- Landlord consent comes from The Arch Company, Network Rail, or Places for London and governs what you can do to the building
You must obtain written landlord consent before making any alterations. Network Rail operates a consent portal at lc.networkrail.co.uk. The Arch Company has its own design guidance and approval process.
Fees vary. Network Rail charges a flat fee of approximately £1,500 + VAT for managed station environments. The process can take 4–8 weeks.
Listed Building Consent
Many railway viaducts are Grade II Listed (e.g. Crucifix Lane at London Bridge). For listed arches, you also need Listed Building Consent for any alteration that affects the building's character. This includes signage, extraction flues, and even roller shutters, which must be internal, not external. Original materials (polychromatic bricks, stone carvings) must be preserved.
Licensing Requirements
If your arch business involves alcohol, late-night food, or entertainment, you need a premises licence under the Licensing Act 2003. Fees are based on your Non-Domestic Rateable Value:
| Band | Rateable Value | Application | Annual |
|---|---|---|---|
| A | £0–£4,300 | £100 | £70 |
| B | £4,301–£33,000 | £190 | £180 |
| C | £33,001–£87,000 | £315 | £295 |
| D | £87,001–£125,000 | £450 | £320 |
| E | £125,001+ | £635 | £350 |
Other Protections to Know
- Agent of Change Principle — if a developer builds flats near your existing arch business, the developer must pay for soundproofing (London Plan Policy D12)
- Article 4 Directions — councils like Southwark, Hackney, and Lambeth block residential conversion of arches in key areas
- Acoustic assessments are required for manufacturing, music venues, and commercial cooking near residential properties