thanks for all your replys ... rang council this morning and more straightforward than i first thought... building regs are really helpful and i dont have to do as much work on the building as i first thought... planning is pretty much the same, much easier because im not changing the exterior of the building... parking isnt an issue as have room for atleast 10 cars... also as there is an antique shop opposite me which was an old barn so hopefully might get some of his customers... all sounding great... still having problems finding wholesalers for this sort of stuff but i will keep trying... also free local deliverys will be offered as my wife drives locally for her job... any tips or ideas on what sort of stock you would like to see in this sort of shop would be great......