The short answer
Most demolitions need a Section 80 demolition notice under the Building Act 1984 — you tell the local authority's building control of your intention before starting, usually giving about six weeks' notice, and they may set conditions to protect neighbours and the public. Full planning permission is not always required: demolishing many outbuildings and smaller structures can be permitted development, but demolishing a house or larger building, or any work in a conservation area, often does need permission or prior approval. Listed buildings normally need listed building consent for demolition. The rules vary by structure and location, so the safe step is to check with your local planning authority before you start.
There are really two questions on every demolition: do I need to notify building control, and do I need planning permission? The Section 80 notice covers the first for most jobs; the planning answer depends on what you are demolishing and where. The points below are the ones that matter.
The rules in brief
- Section 80 noticeusually required (~6 weeks)
- Small outbuildingoften permitted development
- House / larger buildingpermission or prior approval often needed
- Conservation areacheck the local authority first
- Listed buildinglisted building consent normally needed
The Section 80 demolition notice
Demolition is dealt with under the Building Act 1984. For most jobs you must give the local authority a Section 80 notice — a notice of intended demolition — before work starts, and it is usual to allow about six weeks. The authority can issue a notice back specifying conditions, such as how the site is made safe, how adjoining buildings are protected, and how services are disconnected. You may also need to notify neighbours and the utilities. This is a separate step from planning permission, and most demolitions need it even when planning permission does not apply.
When planning permission applies
Whether you need planning permission depends on the structure and the location. Demolishing many smaller outbuildings is often permitted development, but demolishing a house or larger building frequently needs permission or a prior-approval application for the method and restoration. In a conservation area, demolition is more tightly controlled and you should check before starting, and a listed building normally needs listed building consent for any demolition. Because it varies so much, confirm your own case with your local planning authority and the Planning Portal before committing.
| Situation | Permission needed? |
|---|---|
| Small outbuilding / garage | Often permitted development — check |
| Whole house / larger building | Permission or prior approval often needed |
| Conservation area | Check local authority first |
| Listed building | Yes — listed building consent (usual) |
General guidance — confirm your own case with your local planning authority. Sources: Planning Portal and the Building Act 1984.
Not sure what consent you need?
We'll match you with a vetted demolition contractor who flags the Section 80 notice, any planning or prior-approval step, and conservation-area or listed checks for your building.
Frequently asked questions
Do you need planning permission to demolish a building?
It depends. Demolishing many small outbuildings is often permitted development, but demolishing a house or larger building frequently needs permission or prior approval, and conservation areas and listed buildings have extra controls. Check with your local planning authority before starting.
What is a Section 80 demolition notice?
It is a notice of intended demolition under the Building Act 1984. You tell the local authority's building control of your plans before work starts, usually allowing about six weeks, and they may set conditions to protect neighbours, the public and adjoining buildings.
Do I need consent to demolish a listed building?
Normally yes. Demolishing all or part of a listed building, or a building in some conservation areas, usually needs listed building consent or specific permission. Confirm your own case with your local planning authority before any work.
Sources & further reading
- Planning Portal — demolition: building regulations
- Hughes & Salvidge — Section 80 demolition notice explained
Figures on this page are typical UK ranges drawn from published sources and depend on your specific building. They are guidance, not a quotation.