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 in Birmingham?
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.
Planning in Birmingham
83%
of planning applications granted
61%
decided within the statutory or agreed time
39%
of householder applications decided within 8 weeks
In the year to December 2025, Birmingham decided 3,533 planning applications. 2,232 of these were householder projects such as extensions, loft conversions and outbuildings, of which 86% were granted.
Planning statistics: MHCLG planning application statistics, the year to December 2025. Conservation area and Article 4 data: planning.data.gov.uk, © Historic England / Crown copyright. Open Government Licence v3.0.
Important: Additional Restrictions May Apply in Birmingham
Birmingham has 29 conservation areas. These include Anchorage Road, Sutton Coldfield Conservation Area, Aston Hall and Church Conservation Area, Austin Village Conservation Area, Barnsley Road, Edgbaston Conservation Area, Bournville Tenants Conservation Area, Bournville Village Conservation Area. If your property is in a conservation area, some or all permitted development rights may be restricted. For example, you may need planning permission for changes that would normally be permitted, including alterations to the roof, cladding, or extensions visible from a public highway.
Birmingham has 12 recorded Article 4 directions. These include City Wide Hmo; Greenfield Road, Harborne Conservation Area; Selly Oak Hmo; Selly Park Avenues Conservation Area. Article 4 directions remove specific permitted development rights in defined areas. If your property is covered by an Article 4 direction, you may need planning permission for work that would normally be permitted. Contact Birmingham planning department to check whether an Article 4 direction applies to your property.
Check with Birmingham planning department before starting work to confirm whether your property is affected by any special designations.
Permitted Development Rules for a Demolition
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
- 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 approval is likely required
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. Even if your project is permitted development, you may still need building regulations approval. Contact Birmingham building control or use an approved inspector.
How to Apply in Birmingham
If you need planning permission for your demolition, you can apply through Birmingham's planning department or via the national Planning Portal.
If your project is permitted development and you want written confirmation, you can apply for a Lawful Development Certificate (LDC) from Birmingham. This provides proof that your project does not need planning permission, which can be helpful when selling your property.
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.
Frequently Asked Questions
Do I need planning permission for a demolition in Birmingham?
Does a demolition in Birmingham need building regulations?
How do I apply for planning permission in Birmingham?
How long does planning permission take in Birmingham?
What percentage of planning applications does Birmingham approve?
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