In 2020, updates to demolition planning permission regulations made it easier for individuals to repurpose vacant properties. Now, if you want to demolish an unused property, whether it’s residential or commercial, and replace it with a residential home, you might not need to go through the usual lengthy planning permission process.
Instead, you can request a “prior approval of permitted development” from your local planning office. If granted, this lets you move forward without additional permissions.
In this article, we dig into this deeper and provide more information related to demolition planning permission, its costs and address some common questions.
The Costs of Demolish and Rebuild Planning Permission
Demolishing and rebuilding a property might require planning permission, which comes with a fee. It is something that you need to consider when budgeting for a house demolition or a garage demolition. Although permitted development consent doesn’t always require a charge, planning authorities might levy a fee for formal pre-approval or site visits to inspect the planned works. It is important to clarify whether planning approval is necessary before starting any work.
Assuming that you won’t need consent and starting a demolition project could lead to costly consequences. In the worst-case scenario, planning officials might instruct rectification of the work carried out.
Therefore, verifying the position with the appropriate planning office makes sense. The application costs for planning permission vary based on the type of alteration or construction.
For instance, building a new individual property costs £462 per house, while alterations to an individual residential property cost £206.
What Constitutes a Vacant Property for Planning Permission Purposes?
A property is considered vacant or derelict if it is not in regular use, has boarded-up windows, or is in an uninhabitable or neglected condition. Such properties are eligible for demolition and rebuild planning permission exemption.
Permitted development is allowed on properties in this condition, as they are unlikely to be usable or saleable and may attract negative contaminations or criminal activity to the area.
Planning permission rules are more lenient for such properties, making it easier to obtain permission for demolition and rebuilding.
Applying for Prior Approval Planning Permission for Demolishing a Building
When applying for prior approval planning permission for demolishing a building, there are several other aspects that need to be covered in the permitted development paperwork. These include an assessment of potential flood risks, any impacts on roadways, contamination risks (where applicable), noise and lighting impacts, and changes to local amenities.
If the building is a vacant residential property, few of these factors are likely to apply. However, there may be considerations when demolishing a previous commercial structure and replacing it with a home. For example, the rebuild may need to include off-road parking, or there may need to be sufficient roadside parking to accommodate an additional residence.
Local planning officers will also want to see designs indicating room dimensions and the placement of walls, windows, and doors. It’s important to note that although the process is not the same as full planning permission, it is more involved than a standard permitted development project.
Frequently Asked Questions
Can You Demolish and Rebuild Without Full Planning Permission?
In some cases, it is possible to demolish and rebuild a vacant property without full planning permission. However, prior approval from the relevant planning office is required to confirm whether the project is considered a permitted development.
It is important to note that this exemption only applies to residential homes. If the project involves demolishing an existing home in reasonable condition or rebuilding business premises, the usual planning permission application process must be followed.
What Qualifies as a Vacant Property for Planning Permission Purposes?
A property is typically considered vacant or derelict and eligible for demolition and rebuild planning permission exemption if it is not in regular use, has boarded-up windows, or is in a neglected or uninhabitable condition.
Permitted development is allowed on such properties since they are unlikely to be usable or saleable and can often attract negative contaminations or criminal activity to the area. This explains the more lenient planning permission rules.
Can a Derelict Property Be Restored Without Planning Permission?
The answer to this question depends on the nature of the derelict property and whether it requires full demolition or internal and structural works to bring the existing building back into use.
Demolition and rebuilds are often easier because there are assurances that building regulations approvals will be involved, and there is less potential for the finished project to be non-compliant. However, if a property has been derelict for many years, planning permission may be required to bring it back into use, depending on its location and intended use.
Do Technical Drawings Need to Be Submitted for Prior Approval on a Permitted Development?
Yes, even if full planning permission is not required, detailed architectural drawings must be submitted to show how the finished rebuild will look. These drawings are necessary for the prior approval process and to ensure the structural engineering and design of the final rebuilt property adhere to building regulations.
Contractors will require these technical drawings before they can provide a quote on a demolition and rebuild project to identify the materials, design, and layout of the planned new property.
When Is Planning Permission for Demolishing a Building Unnecessary?
Planning permission for demolishing a building may be unnecessary if the building is not a listed building or located in a conservation area. However, it is important to note that some local planning authorities may require prior approval for demolition under permitted development rights.
It is always best to seek professional advice before embarking on a demolition project. Health and safety regulations must also be followed, and any structural alterations must comply with building regulations.