The short answer
Prior approval is the council's check on how a demolition will be carried out, used where the demolition is permitted development. Rather than deciding whether you can demolish in principle, the local planning authority reviews the method of demolition and the restoration of the site afterwards. You apply to the council, and it either confirms prior approval is not needed, grants it (sometimes with conditions), or requires it before you start. Prior approval is not the same as full planning permission — it is a narrower, faster process. It also sits separately from the Section 80 demolition notice under the Building Act 1984, which you usually still have to serve. Conservation areas and listed buildings fall outside this lighter route and need their own consent.
Prior approval is one of the most misunderstood parts of demolition control. It is not a free pass, but nor is it a full planning application. This page explains what the council actually looks at and how the process works.
Key facts
- Applies toPermitted-development demolition
- Council reviewsMethod and site restoration
- Not the same asFull planning permission
- Runs alongsideSection 80 notice
- ExcludedListed buildings, some areas
What prior approval covers
Where demolition is permitted development, the rules generally require you to apply to the local planning authority for prior approval. The key point is the scope: the council is not deciding whether you should be allowed to demolish in principle, but is reviewing how the work will be done and how the site will be left. In practice the focus is on:
- the proposed method of demolition — how the building will be brought down safely; and
- the restoration of the site after demolition — how the cleared land will be left.
This narrower focus is why prior approval is described as lighter-touch. It allows the council to ensure the work is carried out responsibly without requiring the full assessment that a planning application involves. You apply, and the council responds within the period set out in the rules.
How it differs from full planning permission
The difference between prior approval and full planning permission matters because it affects time, cost and the level of detail required:
- Scope: full planning permission considers the principle and impact of development; prior approval for demolition considers only the method and site restoration.
- Process: prior approval is a faster, more limited process with a defined response period, whereas a full application involves wider consultation and assessment.
- When each applies: prior approval applies where demolition is permitted development; full permission applies where permitted development rights do not apply or have been removed, for example by an Article 4 direction.
If your demolition is part of a wider redevelopment, the planning application for the new building will usually deal with the demolition, and a separate prior approval may not be the right route. Confirm with the local planning authority which process applies before you submit anything.
How prior approval fits with other requirements
Prior approval does not replace the other controls on demolition — it sits alongside them. You should expect to deal with several things in parallel:
- Section 80 notice: for most demolitions you still need to serve a Section 80 demolition notice on the local authority under the Building Act 1984, and the council may respond with conditions.
- CDM 2015: demolition is construction work, so health and safety duties under the Construction (Design and Management) Regulations 2015 apply regardless of the planning route.
- Asbestos: a refurbishment and demolition asbestos survey is normally needed before demolishing an older building, and asbestos must be handled under the Control of Asbestos Regulations 2012.
- Protected buildings: if the building is listed or in a conservation area, the prior approval route does not apply and specific consent is required instead.
Treating prior approval as just one item on a checklist — alongside the notice, survey and disconnections — is the most reliable way to keep a demolition lawful and on schedule.
What the council considers
Because prior approval focuses narrowly on the method of demolition and the restoration of the site, the information you provide should speak to those two things. In practice the council is interested in matters such as:
- How the building will be brought down: the demolition technique, the sequence of work, and how the structure will be taken apart without uncontrolled collapse.
- Protection of surroundings: how neighbouring properties, the public and the wider area will be protected during the work, including dust and debris control.
- Site restoration: how the cleared site will be left once the building is down — for example levelling, making safe and securing the land.
It is worth remembering that prior approval is not a judgement on whether you should be allowed to demolish; that question is settled by the demolition being permitted development. The council's role is to be satisfied that the method and the after-state are acceptable. Providing clear, realistic detail on both helps the process run smoothly and reduces the chance of conditions or delays.
Timing and getting it right
Prior approval has a defined process, and treating it as part of the project programme avoids last-minute problems:
- Apply before you start: you should not begin demolition until prior approval has been granted, confirmed as not required, or the response period has passed, depending on what applies.
- Run it alongside the other steps: the asbestos survey, the Section 80 notice and utility disconnections can all be progressed in parallel, so the project is ready to go once approvals are in place.
- Check the building is eligible: if the building is listed or its demolition is otherwise excluded from permitted development, prior approval is the wrong route and a different consent is needed.
- Keep documentation: retain the application and the council's response as evidence that the correct process was followed.
Approached this way, prior approval is a manageable, lighter-touch step rather than an obstacle. The key is to confirm early that it is the right route for your building, provide clear detail on the method and restoration, and not to start work until the position is settled.
Common questions about prior approval
A few recurring points cause confusion about prior approval, and clearing them up helps you approach the process correctly:
- "Permitted development means I can just start." Not quite. Permitted development removes the need for a full planning application, but prior approval of the method and site restoration is generally still required, and you should not begin until the position is confirmed.
- "Prior approval covers asbestos and safety." No. Prior approval is a planning matter focused on method and restoration. Asbestos is governed by the Control of Asbestos Regulations 2012 and safety by CDM 2015, which are separate.
- "It replaces the Section 80 notice." No. The Section 80 demolition notice under the Building Act 1984 is a different control and generally still applies.
- "It applies to listed buildings too." No. Listed buildings and many conservation area demolitions fall outside the prior approval route and need their own consent.
Understanding these distinctions keeps prior approval in its proper place: one specific step concerned with how a permitted-development demolition is carried out and how the site is left. It sits alongside the notice, the surveys, the disconnections and the safety duties rather than standing in for any of them. The most reliable way to handle it is to confirm with the local planning authority that prior approval is the right route for your building, submit clear information on the method and restoration, and progress the other requirements in parallel so the project is ready to proceed once everything is in place.
Frequently asked questions
Does prior approval let me start demolition straight away?
No. You should wait until the council has either granted prior approval, confirmed it is not required, or the response period has passed, depending on what applies. You also still need to satisfy the separate Section 80 notice and safety requirements before work begins.
Is prior approval needed for every permitted-development demolition?
Generally you must apply to the council to find out whether prior approval is required for the method and site restoration. The council may confirm it is not needed, but you should not assume that — check first, because starting without the required approval can lead to enforcement.
What if my building is listed or in a conservation area?
The prior approval route does not cover listed buildings or, in many cases, demolition in conservation areas. These need their own consent — listed building consent or permission for demolition in the conservation area — which is a stricter and slower process. Confirm the building's status with the local authority first.
Sources & further reading
Figures on this page are typical UK ranges drawn from published sources and depend on your specific building. They are guidance, not a quotation.