Quick Answer
Most domestic demolition doesn't need full planning permission. However, you may need prior notification for larger structures, and special rules apply to listed buildings and conservation areas.
What Type of Approval Do You Need?
Permitted Development (No Permission Needed)
- • Garages under 50 cubic metres
- • Garden sheds and outbuildings
- • Greenhouses and summerhouses
- • Small extensions under 50 cubic metres
- • Internal walls (non-structural)
- • Boundary walls under 2m (1m if adjacent to highway)
Prior Notification Required
- • Any building over 50 cubic metres
- • Detached houses
- • Large garages or outbuildings
- • Commercial buildings (some exemptions)
The council has 28 days to respond with conditions or object.
Full Planning Permission / Listed Building Consent
- • Listed buildings (any demolition)
- • Buildings in conservation areas
- • Scheduled monuments
- • Some demolition in national parks
Unauthorised demolition of listed buildings is a criminal offence.
Prior Notification: How It Works
1. Submit Application
Complete the prior notification form and submit to your local authority with plans showing the building to be demolished.
2. Council Assessment (28 Days)
The council will assess the method of demolition and restoration of the site. They may impose conditions.
3. Approval or Conditions
If no response after 28 days, you can proceed. If conditions are imposed, you must follow them.
4. Section 80 Notice
You must also give 6 weeks notice to the council under Section 80 of the Building Act before demolition.
Prior Notification Fees
The fee for prior notification is typically £120 (as of 2024). This is much less than a full planning application.
Conservation Areas & Listed Buildings
Conservation Areas
In conservation areas, you generally need planning permission to demolish:
- • Any building with a volume over 115 cubic metres
- • Any part of a building facing a highway
- • Walls, gates, fences over 1m high (facing highway) or 2m elsewhere
Check if your property is in a conservation area on your local council's website.
Listed Buildings
Listed building consent is required for ANY works that affect the character of a listed building, including:
- • Complete or partial demolition
- • Removing internal features
- • Demolishing outbuildings within the curtilage
- • Altering walls, windows, or doors
Frequently Asked Questions
Do I need planning permission to demolish a garage?
Generally no. Demolishing a garage is usually permitted development as long as it's under 50 cubic metres. However, if you're in a conservation area or the property is listed, you'll need to check with your local authority.
What is prior notification for demolition?
Prior notification is a simplified process for demolishing buildings over 50 cubic metres. You notify the council of your intentions and they have 28 days to respond. It's not the same as planning permission but gives the council oversight of demolition methods.
Can I demolish a listed building?
Listed building consent is required for any demolition of a listed building, including internal features. Unauthorised demolition is a criminal offence that can result in unlimited fines and imprisonment.
How long does prior notification take?
The council has 28 days to respond to a prior notification application. If they don't respond within this time, you can proceed with the demolition.
Need Help With Your Demolition Project?
We can advise on planning requirements and handle prior notifications on your behalf.