A meanwhile use is the temporary occupation of vacant land or a building while its longer-term future is being arranged. It can provide space for businesses, community activities or other uses while an owner seeks a permanent occupier or prepares for redevelopment.

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“Meanwhile use” is not a separate planning use class or an automatic exemption from planning control. In England, whether permission is needed depends on the existing lawful use, the proposed activity and any associated works.

 

Why are meanwhile uses introduced?

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Buildings and sites can remain empty while redevelopment proposals progress, funding is secured or a new tenant is found. A meanwhile use allows that space to serve a useful purpose during the intervening period.

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For owners, it can help keep a property occupied and managed. For businesses and community organisations, it can provide access to space, support a new venture or allow an activity to be tested before a longer-term commitment is made.

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Examples might include:

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• temporary shops or exhibition spaces;

• studios and shared workspace;

• community facilities;

• markets and events; or

• community gardens on vacant land.

 

These examples describe possible activities, rather than uses that are automatically acceptable or permitted.

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How long can a meanwhile use last?

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There is no single duration that applies to all meanwhile uses. An arrangement may last a few months or several years, depending on the availability of the property and the intended activity.

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The occupation agreement and any planning permission may impose different time limits. Both need to be understood before the use begins. A lease allowing occupation for two years does not establish that the activity is authorised for that period in planning terms.

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Does a meanwhile use need planning permission?

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The first question is whether the proposal involves development requiring planning permission. This can include building works or a material change of use; a change in the use of land or buildings that is significant in planning terms.

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Some activities may remain within the existing lawful use or the same use class. Others may benefit from permitted development rights, which grant permission nationally subject to specified conditions and limitations.

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Where the proposal requires permission and no existing permission or permitted development right covers it, an application to the local planning authority will normally be needed. The temporary nature of the proposal does not, by itself, remove that requirement.

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Does the 28 day rule apply?

 

Certain temporary uses of land can benefit from permitted development rights allowing activity for up to 28 days in a calendar year. Some activities, including markets, have a shorter 14-day limit within that total.

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The right has important exclusions. It does not generally apply to buildings or land within the curtilage of a building and the land immediately associated with it.

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The 28-day rule should therefore not be treated as a general allowance for any short-term occupation. The particular activity, site and relevant limitations must be checked.

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What is temporary planning permission?

 

A local planning authority can grant planning permission for a specified temporary period. Government guidance expressly recognises meanwhile uses as a situation in which this may be appropriate.

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Temporary permission can establish the authorised activity and its duration. Conditions may also control how the use operates and what must happen when the authorised period ends.

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The decision notice needs to be read carefully. A temporary permission does not create a presumption that permanent permission will subsequently be granted.

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Is a short lease or licence sufficient?

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A lease or licence governs the occupier’s right to occupy the property. It does not grant planning permission.

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An owner and occupier may agree that an arrangement is temporary, but that agreement does not determine whether the activity involves a material change of use. Government guidance on meanwhile leases recommends checking whether permission is required and whether the proposed occupation could affect the property’s future planning position.

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What happens when the meanwhile use ends?

 

The end of occupation and the planning position need to be considered separately. Recovering possession does not, by itself, establish what use can lawfully take place next.

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The answer will depend on the planning route used, the terms of any permission and the property’s lawful use. Owners should establish the position for their intended next use before agreeing the interim arrangement.

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Where temporary permission has been granted, its expiry date and any requirements for cessation, removal or restoration should inform the timetable for leaving the property. Continuing beyond the authorised period should not be assumed to be acceptable.

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Are other approvals needed?

 

Planning is only one part of the process. Depending on the activity and the property, other requirements may include:

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• building regulations approval;

• listed building consent;

• advertisement consent; or

• licences for particular activities.

 

These requirements remain relevant even where a planning application is unnecessary.

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Key points

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• A meanwhile use brings vacant space into temporary use before its next stage.

• “Meanwhile use” does not provide a separate planning status.

• Temporary activities can still require planning permission.

• Permitted development rights have specific conditions and limitations.

• A lease or licence does not resolve the planning position.

• The intended use after occupation ends should be considered at the outset.

 

When should professional advice be sought?

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Planning advice is particularly useful where the existing lawful use is uncertain, the proposed activity differs from the previous use, physical alterations are required or the owner intends to return the property to its former use afterwards.

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An early review can establish the appropriate planning route and help align the authorised activity, occupation period and longer-term intentions.

 

Updated 26 October 2026