This is general guidance based on standard permitted development rights in England. Rules differ for listed buildings, conservation areas, and properties with Article 4 directions. Always confirm with your local planning authority before starting work.
Do I Need Planning Permission for a Demolition?
Demolishing a building or structure. The rules vary significantly depending on what is being demolished: a dwelling, an outbuilding, a wall, or part of a larger building.
The General Position
Whether you need planning permission depends on the specific details of your project, your property type, and your location. Check the conditions below carefully.
Whether demolition needs planning permission depends on what is being demolished. Demolition of a dwelling requires planning permission and prior approval under Part 11. Demolition of small outbuildings (under 50 cubic metres) generally does not need permission. Demolition within a conservation area has stricter rules. Internal demolition (removing internal walls) is generally PD.
Conditions and Requirements
- 1Demolition of a dwelling: requires planning permission and prior approval (Part 11)
- 2Small outbuildings and structures under 50 cubic metres: generally do not need PP
- 3In conservation areas: demolition of any building over 115 cubic metres requires PP
- 4Internal demolition (non-structural walls): PD as internal alteration
- 5Demolition of a listed building or a building within its curtilage: requires listed building consent
Size and Dimension Limits
- Structures under 50 cubic metres: generally no PP needed for demolition
- In conservation areas: structures over 115 cubic metres require PP for demolition
When Permitted Development Does Not Apply
- Asbestos survey required before any demolition work
- Health and safety legislation applies (CDM Regulations for larger projects)
- Demolition notices may be required under Section 80 of the Building Act 1984
- Party wall considerations if the structure shares a wall with a neighbour
- Waste disposal must comply with environmental regulations
What About Building Regulations?
Building Regulations apply to demolition through the requirement to submit a demolition notice under Section 80 of the Building Act 1984. This must be submitted to the local authority at least 6 weeks before work begins. Covers structural safety during and after demolition, asbestos handling (CAR 2012), dust and noise control, and site safety.
Building regulations are separate from planning permission. You may need both, one, or neither depending on your project. Building regulations cover the safety and quality of building work, including structural integrity, fire safety, insulation, ventilation, and drainage.
How to Apply for Planning Permission
Check if you need permission
Review the permitted development rules above. If in doubt, contact your council or apply for a Lawful Development Certificate.
Prepare your application
You will need scaled drawings, a site plan, and a completed application form. An architect or planning consultant can help with this.
Submit to your local council
Applications can be submitted online via the Planning Portal or directly to your council. Select your council below for a direct link.
Wait for a decision
8 weeks for planning applications. Section 80 demolition notice: at least 6 weeks before work begins..
Application cost: £258 for householder planning applications. Prior approval for dwelling demolition: £120..
What Happens If I Build Without Permission?
High risk for unauthorised demolition. Demolishing a dwelling without permission and prior approval is a serious breach. In conservation areas, unauthorised demolition of a building is a criminal offence. Demolishing a listed building without consent is also a criminal offence with unlimited fines and potential imprisonment.
Find a Builder for Your Demolition
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Select Your Council
Choose your local council for guidance specific to your area, including links to apply and whether your council has conservation areas or Article 4 directions that could affect your project.
London
South East
South West
East of England
East Midlands
West Midlands
North East
North West
Yorkshire and the Humber
CA = has conservation areas. A4 = has Article 4 directions. These may restrict your permitted development rights.