One of the most common questions we receive from clients planning a demolition project is: 'Do I need planning permission?' The answer depends on the type of building, its location, and how much of it you're intending to remove. This guide covers the main regulatory requirements for demolition in England and Wales in 2026.

Permitted Development Rights for Demolition

In England, the demolition of most buildings is classed as 'permitted development' under the Town and Country Planning (General Permitted Development) (England) Order 2015 (the GPDO). However, permitted development does not mean unrestricted — it means that full planning permission is not required, but other consents and procedures still apply.

Prior Approval: What It Is and When You Need It

For most residential buildings and larger commercial structures, you will need to apply for Prior Approval from your local planning authority before demolition. Prior Approval is not a full planning application — it confirms that the method of demolition, restoration of the site, and impact on the surrounding area are acceptable. The application should include a method statement and site restoration details. Prior Approval applications for demolition are determined within 28 days.

Listed Buildings and Conservation Areas

If a building is listed (Grade I, II*, or II) or located in a conservation area, standard permitted development rights do not apply. You will need Listed Building Consent for any works affecting a listed building (including partial demolition), and Conservation Area Consent for demolition in a conservation area. Unauthorised demolition of a listed building is a criminal offence carrying unlimited fines and up to two years' imprisonment.

Section 80 Notice to Local Authority

Under Section 80 of the Building Act 1984, any person intending to demolish a building must give at least six weeks' written notice to the local authority before beginning work. The notice must also be given to relevant statutory undertakers and the owner of any adjoining building. Your contractor should handle Section 80 notification as a standard part of pre-mobilisation.

CDM Notification

Demolition projects that will last longer than 30 working days with more than 20 workers simultaneously, or exceed 500 person-days, must be notified to the HSE before the construction phase begins. This F10 notification is the principal contractor's responsibility. Jim Wise Demolition manages CDM notification on all notifiable projects. Read our guide to strategic demolition planning for more.