Demolition Notices
- Giving notice to the council
- Exceptions
- Other parties to be notified of the demolition
- What will the council do?
- Asbestos materials
- What if the building is a listed building or in a conservation area?
- Contact us
Giving notice to the council
The Building Act 1984 requires that the Local Authority is advised in writing of any intended demolition. This applies to any demolition of the whole or part of a building. There are very limited exceptions.
It is an offence for a person to start demolition works without giving 6 weeks' notice prior to commencement and should a person commence demolition they are liable to prosecution.
Written notice to the Local Authority must specify the building, details of the works of demolition and the person undertaking the work. Also that:
- The occupiers of adjacent buildings have been informed, and compliance with the Party Wall Act has been achieved. Further information on the Party Wall Act (external link)
- The gas supply for the building has been terminated
- The electricity supply for the building has been terminated
- The water supply for the building has been terminated
- Drainage from the building/site will be sealed
- How the site will be secured following completion
Anyone who intends to demolish a building or a part of a building, whether the owner or the demolition contractor, must serve the above-mentioned notice on the council's Building Control Department informing of their intentions before demolition work starts. Demolition may not commence until the council has given permission or a period of 6 weeks has elapsed. Please note that there is a charge of £285 (no VAT) to register the intended demolition with this Authority, and an invoice will be issued following receipt of your notification.
Exceptions
The only exceptions for serving a demolition notice are for buildings as follows:
- The demolition of an internal part of a building if the building continues to be occupied
- Buildings having an external size of less than 50m3 (this volume is less than the size of an average double garage)
- Extensions on a larger building that consists of a domestic greenhouse, conservatory, shed or pre-fabricated garage
Other parties to be notified
The owner or demolition contractor must also provide the following with a copy of the notice which they serve on the council.
- The owners of any building adjacent to the building to be demolished
- Gas Authority
- Electricity Authority
- Water Authority
- Fire Authority
- Health and Safety Executive
What will the council do?
The Building Control Surveyors may visit the site concerned. They will also ensure that the appropriate copies of notice have been given to those mentioned in other parties to be notified of the demolition above.
When giving approval for the demolition to take place the council will require the owner/contractor to adhere to certain conditions, including:
- Adequate shoring, repair and weather proofing of adjacent buildings
- Removal of material or rubbish and disconnection, removal or sealing of drainage
- The disconnection of gas, electricity and water supplies
The council gives approval by serving a counter notice on the person intending to carry out the demolition work, under Section 81 of the Building Act 1984. Failure to provide the appropriate Notice may lead to prosecution leading to a fine upon conviction of £2,000.
Asbestos
Asbestos can be present in any building built or refurbished before the year 2000, and if it is disturbed it's very harmful to health.
The Control of Asbestos Regulations 2012 require a demolition survey to be carried out before any demolition takes place. The survey is used to locate and describe all asbestos containing materials so that they can be removed and disposed of safely before final demolition takes place (see Regulation 7 of the regulations).
See the Health and Safety Executive website (external link).
Listed Building Consent
Any alteration of a listed building involving part or partial demolition requires formal Listed Building Consent. Unauthorised alteration is illegal and can result in prosecution.
The substantial or complete demolition of a building in a conservation area requires Conservation Area Consent.
For more information about how to make an application for Listed Building or Conservation Area Consent please see the planning application pages.
Further advice about listed buildings and conservation areas can be found on the Design and Conservation page.
Contact Us
For more information on serving a demolition notice please contact Building Control:
Address
Building Control
Planning, Regeneration & Economy
Level 6, River Park House
225 High Road
Wood Green
London
N22 8HQ
Tel 020 8489 5504