Self Storage: Navigating Biodiversity Net Gain and a Changing Policy Landscape
Category
Planner Insight
Sectors
Region
National
Date
7 May 2026
Self storage continues to be one of the UK’s fastest-growing commercial sectors, driven by demand from both households and businesses. From repurposed buildings and urban infill schemes to rural diversification and container-based sites, the range of delivery models is expanding.
However, while the end use may appear straightforward, the planning environment surrounding self storage has become increasingly complex.
Recent discussions at the SSA Annual Conference in Telford, alongside insights from Bell Cornwell’s wider project experience, highlight how evolving policy, particularly Biodiversity Net Gain (BNG), is reshaping how these schemes are brought forward.
BNG is now a key consideration for many self storage proposals, influencing site selection, design and overall viability. Importantly, not every scheme will be caught by the requirement, as exemptions can apply depending on the nature and scale of development.
Understanding this at an early stage is critical. Clarity around whether BNG applies can help avoid unnecessary cost and delay, particularly for schemes that may otherwise be relatively low impact.
Self storage developments often challenge conventional planning approaches. Flexible layouts, temporary structures and modest footprints mean they don’t always align neatly with policy frameworks designed for more traditional forms of development.
Through industry discussions, including a Bell Cornwell roundtable with planners, ecologists, developers and consultants, a common theme has emerged: while BNG is widely supported in principle, its practical application can be difficult, particularly for smaller commercial schemes.
In some cases, requirements are being applied in a way that feels disproportionate to the scale and impact of the development. However, additional exemptions being introduced shortly will help with this.
What was intended as a proportionate, outcomes-led policy can, in practice, become heavily front-loaded. Some local authorities now require detailed ecological assessments and biodiversity metrics at validation stage, increasing upfront costs and extending project timelines.
For self storage operators, this can create particular challenges. Even where ecological impact is limited, or on-site enhancements are proposed, schemes can still require off-site biodiversity credits. In some instances, the cost of these credits can significantly affect viability – especially for smaller projects.
Another emerging issue is the location of biodiversity offsetting. Developers are sometimes required to secure off-site provision at considerable distances from the development itself.
This can weaken the connection between development and environmental benefit, reducing the local impact that BNG is intended to achieve.
At the same time, inconsistencies between local authorities continue to create uncertainty, with varying interpretations of policy and differing levels of experience in decision-making.
Despite these challenges, BNG remains a positive long-term objective and is already encouraging better collaboration between planning, design and ecology disciplines.
The key is early engagement. Establishing the likely requirements at the outset, alongside identifying any exemptions, allows schemes to be designed in a way that is both policy-compliant and commercially realistic.
For self storage developments in particular, this early-stage input is crucial. It helps to:
Self storage may be a relatively simple use in operational terms, but the planning landscape around it is evolving quickly. With BNG now embedded in decision-making – and its application still developing, there is a growing need for clear, commercially aware advice.
Bell Cornwell works with developers, operators and landowners across the UK to navigate these challenges, helping to bring forward self storage schemes that are deliverable, policy-compliant and commercially viable.
If you are exploring opportunities in the sector, we would be pleased to discuss how we can support your project. Just get in touch with our team.
The Bell Cornwell team provides tailored advice to help you maximise your chances of success, from site selection and design coordination to planning applications and post-permission requirements. If you want expert planning support, get in touch with our team.
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Mike Cole is a Partner at Bell Cornwell, leading the firm’s London team of Chartered Town Planners. He advises clients nationwide on commercial development, with particular expertise in Use Class B8 and self storage schemes, including container-based facilities, changes of use and purpose-built developments.
