Demolition Plans & Planning Applications

Demolition Plans & Planning Applications

Plans, drawings and application support for demolition, partial demolition, prior approval, conservation area demolition and replacement development projects.

Demolition can seem straightforward, but the planning position is often more complicated than people expect. Depending on the building, location, size and planning history, demolition may need planning permission, prior approval, conservation area demolition consent, listed building consent or separate Building Control demolition notice procedures.

The Planning Portal explains that permission or prior approval may be required to demolish a building, depending on the type and size of the building and where it is located. It also advises checking with the local planning authority before work starts to avoid the risk of legal action.

Demolition issues can arise where:

A garage, outbuilding or side structure is being removed
A conservatory, porch or extension is being demolished
A house or bungalow is being demolished for replacement
Part of a building is being taken down
Demolition is needed before an extension or rebuild
The property is in a conservation area
The property is listed or within the curtilage of a listed building
The structure is attached to a neighbouring property
The demolition affects boundaries, access or neighbouring land
The council has asked for prior approval or a formal application
The demolition has already taken place and retrospective support is needed

Ask PAS About Demolition Plans and Drawings

The plans and drawings are important because the council needs to understand exactly what is being demolished, what will remain and how the site will be left or redeveloped.

Planning Application Services (PAS) can prepare demolition plans, drawings and supporting information to help explain the proposal clearly.

PAS can help show:

The existing site layout
The building or structure to be demolished
Which parts are being removed
Which parts are being retained
The relationship to boundaries and neighbouring properties
Access for demolition works
The proposed restoration of the site
Any replacement building or future development
Whether planning permission, prior approval or another consent route may be needed

PAS can prepare drawings for:

Demolition of garages
Demolition of conservatories
Demolition of outbuildings
Partial demolition of houses
Demolition before extensions
Demolition before replacement dwellings
Boundary wall demolition
Front wall or gate removal
Demolition in conservation areas
Demolition affecting listed buildings
Retrospective demolition applications
Prior approval demolition applications

Prior Approval for Demolition

Some demolition work may be permitted development, but still requires the local planning authority to decide whether prior approval is needed before demolition starts. Government guidance says that before carrying out demolition which is permitted development under Part 11 of the General Permitted Development Order, the developer must apply to the local planning authority with a written description of the proposed demolition and put up a site notice.

A prior approval demolition application may need to explain:

What is being demolished
The method of demolition
How the site will be made safe
How adjoining properties and the public will be protected
How the site will be restored afterwards
Whether highways, noise, dust or neighbour impact need to be considered
Whether any other consents are required

PAS can help prepare the planning drawings and supporting information needed for the council to understand the demolition proposal.

Conservation Areas, Listed Buildings and Sensitive Sites

Demolition in a conservation area needs particular care. The Planning Portal says that in a conservation area, planning permission for relevant demolition is generally needed to demolish a building with a volume of 115 cubic metres or more, or to demolish certain gates, fences, walls or other means of enclosure above specified height limits.

Listed buildings are controlled under a separate listed building consent regime. Planning Portal guidance explains that listed building consent applications require enough detail, including plans and drawings, so the local authority can properly assess the impact on the listed building.

Extra care may be needed where demolition affects:

Listed buildings
Buildings within the grounds of listed buildings
Conservation areas
Locally listed buildings
Traditional boundary walls or railings
Historic outbuildings
Original garages, coach houses or garden structures
Buildings with heritage or street-scene value
Sites affected by Article 4 Directions or planning conditions

Building Control, Safety and Asbestos

Planning approval is not the only issue. Demolition is also controlled under Building Control procedures. Planning Portal guidance says demolition is dealt with under the Building Act 1984 and generally requires six weeks’ prior notice to the local authority’s Building Control department before demolition begins. The local authority may issue conditions covering precautions to protect adjoining properties and the public.

Health and safety also matters. HSE guidance says clients should get advice from a competent demolition engineer before awarding a demolition contract, especially for complex jobs, urban sites or work close to roads. HSE also explains that a refurbishment or demolition asbestos survey must be carried out by a competent surveyor where asbestos may be disturbed.

PAS can help identify where specialist input may be needed, including:

Demolition contractor advice
Structural engineer input
Temporary works advice
Building Control demolition notice
Asbestos survey
Party wall advice
Utilities disconnection
Site safety and access planning
Protection of neighbouring properties

What a Demolition Planning Package May Include

The exact information depends on the building, location and council requirements, but a typical demolition package may include:

Site location plan
Block plan
Existing site layout
Demolition plan
Existing floor plans where needed
Existing elevations where needed
Marked-up drawings showing what is being removed
Photos of the building or structure
Photos showing neighbouring context
Access and site layout information
Boundary information
Proposed site restoration notes
Supporting planning statement
Prior approval application support
Conservation area demolition support
Listed building consent support where relevant
Planning application support for replacement development

A clear demolition package helps the council understand the proposal and gives the homeowner, builder or contractor a proper record of what has been applied for.

Demolition Before Replacement Development

Demolishing a building does not automatically mean that a replacement building will be approved. The Planning Portal specifically notes that even where demolition is permitted, it does not automatically follow that planning permission will be granted for a replacement structure or a change of use of the site.

This is important where the project involves:

Demolishing a garage and building an extension
Removing an outbuilding and replacing it with a garden room
Demolishing a bungalow and building a new house
Removing a conservatory before a rear extension
Demolishing an old side garage before a two-storey side extension
Clearing a site before a new dwelling or development proposal

PAS can help consider both parts of the project: the demolition itself and the replacement development that may follow.

Why Professional Support Helps

Demolition applications can become difficult if the wrong route is chosen or if the council is not given clear information.

Professional support can help you avoid:

Assuming demolition can start without checking consent
Missing prior approval requirements
Missing conservation area demolition controls
Overlooking listed building or heritage issues
Failing to show clearly what is being demolished
Confusing planning approval with Building Control demolition notice
Forgetting asbestos, structural or party wall issues
Demolishing first and needing retrospective support later
Assuming replacement development will automatically be approved
Delays caused by unclear drawings or missing site information

PAS can help prepare the plans, drawings and supporting information so the demolition proposal is presented clearly before work starts.

Full-Service Support from PAS

PAS can provide support from the first planning check through to demolition application, prior approval and replacement development support.

This may include:

Initial demolition planning review
Demolition plans and drawings
Site and block plans
Existing layout drawings
Marked-up demolition drawings
Prior approval demolition support
Conservation area demolition applications
Listed building consent support where relevant
Retrospective demolition support
Planning application support for replacement works
Building Control demolition notice guidance
Structural engineer coordination where required
Party wall advice and services where needed
Help responding to council queries

Demolition should be checked properly before work starts, especially where the property is in a sensitive location, attached to another building, or being cleared for a replacement project.

Get expert help with your demolition project

Whether you need demolition plans, prior approval support, conservation area demolition advice, listed building support, retrospective demolition help or a planning application for replacement works, Planning Application Services (PAS) can help you understand what is needed and provide a clear quote for the right level of support.

Tell us what you want to demolish, send photos, sketches, existing drawings, council letters or contractor information, and we can advise on the next steps.

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