From Shipping Containers to School Buses:Creative Ways to Set Up Your Trade Business Base

If you're a tradesperson who's been running your business from a van, your garage, or the corner of your kitchen table, you'll know the feeling. That moment when you realise you've outgrown your current setup. When the spare room is overflowing with stock, when your partner is tired of tripping over pipe fittings, and when you dream of a proper space to call your own.

That's exactly where I am with Rosebourne Plumbing. After seven years of building this business across Andover, Marlborough, and Hungerford, working from my van and a corner of my home, I've reached that inflection point. We've completed over 500 jobs, built a reputation we're proud of, and now we're ready for the next chapter: finding a proper yard and office space.

But here's the thing – finding the right space isn't straightforward. Traditional industrial units are expensive and often soulless. Commercial property isn't always designed with trades in mind. And yet, I've seen incredible examples of plumbers, electricians, and builders who've found creative solutions that work brilliantly for them.

So I've put together this comprehensive guide – partly to organise my own thinking, partly to help other trades in the same boat, and partly (if I'm being honest) in the hope that someone reading this might have the perfect space sitting unused on their land. Let's explore every option, from the conventional to the completely bonkers.

Let's start with what most people think of first: the industrial estate unit. These purpose-built commercial spaces have obvious advantages – they're ready to move into, have proper utilities, good access for vehicles, and often come with amenities like toilets and basic kitchens. You're surrounded by other businesses, which can mean security through presence and potential networking opportunities.

The downsides? Cost is the big one. In Hampshire and Wiltshire, you're looking at anywhere from £500 to £2,000+ per month depending on size and location. That's a significant overhead for a small trade business. They can also feel a bit soulless – rows of identical units lacking any character. And availability can be patchy; the good ones get snapped up quickly.

Trade parks with shared facilities are a middle ground. You get smaller, more affordable units but share things like loading areas and sometimes even equipment. Places like Solstice Park near Amesbury or the various estates around Andover and Newbury offer this model.

This is where things get interesting, and honestly, this is my preferred option. Across Hampshire and Wiltshire, there are countless farm buildings sitting partially or completely unused. Redundant barns, Dutch barns, old cattle sheds, disused grain stores – farmers often have more buildings than they need for modern agriculture.

The benefits are compelling: you get character and space that no industrial unit can match. The rent is often significantly lower because farmers value having reliable tenants who'll look after the property. You're in a peaceful rural setting, which is actually lovely for working in. And there's often flexibility that you won't find with commercial landlords.

I've seen brilliant examples of this working: a carpenter who rents an old hay barn near Pewsey, complete with original beams and incredible natural light. An electrician near Hungerford who's set up in a converted cattle shed with room for his van, a workshop, and a small office area. The character of these spaces is unmatched.

The challenges? Utilities can be basic or non-existent – you might need to arrange your own electricity connection or water supply. Insulation is often poor, making them cold in winter. And access roads can be muddy and unpaved. But for many trades, these are solvable problems in exchange for a unique and affordable space.

Historic market towns like Marlborough, Hungerford, and the villages around Andover are full of heritage buildings that have lost their original purpose. Victorian warehouses that once stored agricultural products. Old mills that no longer grind flour. Former garages and petrol stations from the pre-supermarket era. Disused railway buildings from the Beeching cuts.

These buildings often have incredible character – high ceilings, original features, interesting architecture. They're built solidly in ways that modern buildings often aren't. And because they can be awkward spaces that don't suit typical retail or office use, they're sometimes available at reasonable rates.

I recently saw a beautiful example: a former school canteen building in a village near Tidworth, now used by a building contractor. High ceilings, lots of natural light, a serving hatch that's become a parts counter, and a commercial kitchen that's now a staff room with the best tea-making facilities in the trade.

Shipping containers have revolutionised how small businesses think about space. What started as basic storage has evolved into something far more sophisticated. And the creativity I've seen in how trades use containers is genuinely impressive.

The Basics

A used 20ft container will cost you around £1,500-2,500 to buy outright, or £30-50/month to rent. A 40ft container is roughly double. That's your basic secure, weatherproof storage sorted. Most trades start here – tools locked up at a customer's site, or on a rented bit of land.

Going Further

But containers can be so much more. I've seen 40ft containers fitted out with proper workbenches, industrial racking, LED lighting, electrical sockets throughout, and even basic heating. Total modification cost? Around £2,000-5,000 depending on how fancy you go. That's a proper workshop for under £10,000 all-in.

Where to Buy

Southampton is the nearest major port for containers, and there are several traders in the area. Cleveland Containers, Containers Direct, and Tiger Containers all operate locally. Ex-shipping containers (one trip or used) are cheapest. Factory-fresh containers cost more but have longer life. Modified containers are available ready-made, or you can DIY if you're handy.

Here's an approach that more trades should consider: instead of looking for a building, look for land. Then build or install what you need incrementally. It requires more patience and potentially more capital, but you end up with exactly what you want.

The simplest version: rent a corner of a farmer's field. Lay some hardstanding (crushed concrete or MOT Type 1), install a container, add a fence, and you've got a secure yard. Total setup cost might be £5,000-10,000, with rent of perhaps £100-200/month for a quarter acre.

The gradual approach works well: Year one, you install a container and hardstanding. Year two, you add a second container as a workshop. Year three, a portacabin becomes your office. Year five, maybe you build a proper workshop. Each step is affordable and builds on the last.

Why go it alone when you can share? This is increasingly popular, and for good reason. Sharing a yard or workshop with complementary trades – say, a plumber, electrician, and builder together – makes brilliant sense. You split the overhead three ways, share equipment you'd each use occasionally, and create natural referral networks.

I know of a setup near Ludgershall where four trades share a converted barn: a plumber, an electrician, a carpenter, and a decorator. They each have their own bay, share a common kitchen and meeting area, and refer work to each other constantly. The customer gets a one-stop shop; the trades get reduced costs and steady referrals.

Finding partners isn't hard: local trade associations, Facebook groups, asking around. If you've got space and want to share costs, or you're looking to join an existing setup, put the word out. The right partnership can transform your business economics.

Right, now we're getting into the genuinely creative territory. Who says your office needs foundations? Or even needs to stay in one place?

Converted School Buses

American-style yellow school buses have become surprisingly popular as mobile offices and workshops. They're cheap to buy (often under £5,000), have loads of space, and can be converted into incredible mobile headquarters. I've seen one used by a landscape gardener: desk and filing at the front, tool storage in the middle, small workshop at the back. He parks it on whichever site he's working on that week.

Luxury Horseboxes

When wealthy horse owners upgrade their horseboxes, the old ones often go cheap. These are built like tanks, fully insulated, often have living quarters, and can be converted into incredible mobile workshops. One electrician I know uses a converted horsebox as his mobile testing station – drives to industrial clients with a fully equipped testing lab in the back.

The big advantage of mobile bases? No planning permission headaches (usually). You can follow the work. And if things don't work out in one location, you just move. The disadvantage is that you still need somewhere to park overnight, and it's not the same as having a proper permanent space.

Now we're getting properly bonkers. But these are all real examples of spaces trades have used successfully. And honestly? Some of the most impressive workshops and garages I've ever seen are underground.

The "Bat Cave" - Ultimate Underground HQ

Let's start with the dream scenario. You know those luxury underground garages you see in films? The ones where supercars are lined up in dramatic lighting, with lifts and turntables? They actually exist. And while most of us won't be building a £500,000 underground lair anytime soon, the concept is genuinely inspiring for what's possible.

These underground spaces offer unbeatable security – you can't break into what you can't see. Temperature and humidity stay constant year-round (perfect for storing equipment). And there's something undeniably cool about descending into your own subterranean workshop like you're entering a secret base.

Residential Garage Conversions & Home Workshops

More realistically for most trades, there's the home garage conversion. A proper double or triple garage can become an incredibly functional workshop and storage space. I've seen setups where the van lives inside overnight (saving on insurance), with full racking systems, workbenches, and even a small office area in the corner.

Showroom-Style Vehicle Storage

If you run a fleet of vans or have expensive equipment, why not store them properly? Some trades create showroom-style garages where vehicles are lined up, tools are displayed on wall systems, and the whole space looks professional enough to bring customers to.

Natural Caves & Underground Conversions

Then there's the truly unusual: natural caves and former quarries converted into usable spaces. Parts of the UK have extensive cave systems, some of which have been used for centuries for storage and workshops. The constant temperature (around 10-12°C year-round) and natural humidity make them ideal for certain applications.

Former air raid shelters, deep basements, and even old wine cellars have been converted into workshops. The advantages? Constant temperature year-round, incredibly secure, and often cheap because they're considered awkward spaces. I heard of a precision engineer who works from a converted World War II bunker – perfect conditions for his sensitive equipment.

Floating Workspaces

There are trades operating from narrowboats on the canal network. A furniture restorer on the Kennet & Avon Canal works from a 70ft narrowboat – workshop in the back, living quarters in the front, and he moves between marinas depending on where the work is. The moorings are cheap, the lifestyle is unique, and the customers love visiting.

Elevated Offices

Tree house offices are a thing. Seriously. A few architects and designers have built elevated studios in woodland. For a trade? Probably impractical for heavy equipment, but for a business like graphic design or small-scale crafts, it's genuinely achievable. And there are raised platform workshops that sit above flood-prone land.

These extreme examples might not all be practical for most plumbing businesses. But they prove a point: if you think creatively, space exists in places you'd never expect. The question is whether the benefits outweigh the challenges – and sometimes, the answer is a resounding yes.

This is where creative thinking really pays off. Look at everyday structures through a different lens, and opportunities appear everywhere.

The principle here is simple: think about what you actually need (secure storage, weatherproof workspace, somewhere to do admin), then look at what structures provide those things, regardless of what they were originally designed for. A greenhouse provides covered space with natural light – perfect for certain types of work. An old bus provides office space plus storage – why not?

Finding the right space requires a multi-pronged approach. Don't rely on just one method – cast your net wide and be persistent.

Online Resources

• Rightmove Commercial: The obvious starting point for commercial lettings
• Zoopla Commercial: Similar listings, sometimes different properties
• LoopNet: More unusual commercial properties
• Auction sites: EIG, Savills Auctions, regional auction houses
• Facebook Marketplace: Surprisingly good for containers and unusual spaces
• Gumtree: Land plots and informal lettings sometimes appear here

Local Methods

• Estate agents: Register with local commercial agents, tell them exactly what you want
• Council: Local authorities sometimes have lists of available properties
• Farmers' markets: Chat to farmers – they know who has spare buildings
• Village noticeboards: Both physical and online (village Facebook groups)
• Word of mouth: Tell everyone you're looking. Your plumber's looking for space becomes local news quickly

Set up property alerts on all the major sites. Check regularly – the best opportunities go fast. And don't be afraid to ask customers: "You don't happen to know anyone with a spare barn, do you?" You'd be amazed what turns up.

Let's talk real numbers. This is what you're actually looking at, based on Hampshire/Wiltshire prices in 2026.

Financing options include business loans (high street banks or specialist lenders), asset finance for containers and equipment, and government-backed Start Up Loans if you're early stage. Many trades gradually build their setup from cashflow rather than borrowing – starting small and adding as the business grows.

This is the bit nobody wants to think about, but getting it wrong can be expensive. Here's the essentials.

Permitted Development

Some things you can do without planning permission:

• Placing containers on land (usually – depends on duration and use)
• Using agricultural buildings for storage (under certain conditions)
• Converting agricultural buildings to commercial (Class Q, with restrictions)
• Small temporary structures

But always check with your local planning authority first. Rules vary, and getting it wrong means enforcement action.

Change of Use

If you're changing how a building is used (agricultural to commercial, for example), you'll likely need change of use permission. The application costs £462 and typically takes 8 weeks. It's not usually difficult for a trade workshop – you're not creating noise, pollution, or traffic problems – but you need to do it properly.

When in doubt, talk to a commercial property solicitor. A few hundred pounds for professional advice can save thousands in problems later. For simple rentals, the landlord's solicitor often handles most of the work anyway.

You've found your space. Now how do you make it work brilliantly? Here's what I've learned from visiting other trades' setups.

Layout Planning

Think about workflow. You want: vehicle access → unloading area → storage → workshop → office. Materials flow in one direction, work happens efficiently. Don't put your desk where you'll be walking past it twenty times a day carrying pipes.

Storage Solutions

• Industrial racking: Adjustable metal shelving for parts and materials
• Tool walls: Shadow boards or French cleats for frequently-used tools
• Parts bins: Labelled bins for fittings, connectors, small parts
• Van restocking area: Dedicated space for loading the van each day

The Important Details

Creature Comforts

Don't underestimate these: a proper kettle and tea-making facilities, a small fridge for milk and sandwiches, a toilet (even if it's a chemical loo to start with), somewhere to sit that isn't a upturned bucket. You'll spend a lot of time here – make it somewhere you actually want to be.

So, here's the direct pitch. After seven years of building Rosebourne Plumbing, I'm actively looking for a proper base. And I'm genuinely open to any option – conventional or creative.

What We'd Use It For

• Stock holding – so we can carry more parts and respond faster
• Workshop space – prep work, testing, training
• Equipment storage – keeping our tools secure and organised
• Meeting customers – somewhere professional to discuss larger projects
• Growing the team – space to take on apprentices and additional plumbers

What We Offer as Tenants

• Reliable, professional business with 7+ years' track record
• Good references and solid reputation
• Happy to improve the property if that helps
• Flexible on terms – we want this to work for both parties
• Local business that cares about the community

If you have anything – and I mean anything – that might work, please get in touch. A conversation costs nothing, and you might have exactly what we're looking for without realising it. That unused barn, the corner of your yard, the building you've been meaning to do something with... let's talk.

The Dream is Real

Every successful trade business started somewhere. Some started in a garage, some in a garden shed, some in the back of a van. The important thing isn't where you start – it's having the ambition to grow and the creativity to find solutions that work.

I hope this guide has been useful, whether you're a fellow tradesperson looking for your own space, a property owner who might have something suitable, or just someone interested in how small businesses make it work. The perfect space might look nothing like what you'd expect – and that's okay. A shipping container in a farmer's field can be just as effective as a shiny industrial unit. A converted bus can work as well as a purpose-built office.

If you're in the Andover, Marlborough, or Hungerford areas and have space that might suit us, please do get in touch. We're looking forward to finding our new home.

– Will Gaze, Rosebourne Plumbing