London Site Redevelopment, Demolition Permits and Planning Regulations

Demolition Permits and Statutory Triggers

Demolishing a building in London requires compliance with both planning regulations and building control rules. Under Schedule 2, Part 11 of the Town and Country Planning (General Permitted Development) (England) Order 2015, the demolition of most unlisted buildings is classified as permitted development. However, developers must apply to the relevant Local Planning Authority (LPA) for a Prior Approval determination before work commences. The LPA assesses proposed method of demolition and site restoration over a 28-day statutory period.

Permitted development rights for demolition are removed entirely if the structure is a listed building, situated within a designated conservation area, or protected by an Article 4 Direction issued by the local London borough. In these circumstances, full planning permission or Relevant Demolition Consent in a Conservation Area is required. Additionally, prior to executing physical demolition, the developer must submit a formal Section 80 Notice under the Building Act 1984 to the borough's building control department. The local authority will then issue a Section 81 Notice specifying structural, safety and environmental conditions.

Heritage and Conservation Restrictions

Heritage designations represent a key constraint on redevelopment sites in Greater London. Statutory protection falls into two main categories: listed buildings and conservation areas, administered under the Planning (Listed Buildings and Conservation Areas) Act 1990 with oversight from Historic England.

Demolishing or altering a Grade I, Grade II*, or Grade II listed building requires Listed Building Consent from the LPA. Total or substantial demolition of a listed building is permitted only under exceptional circumstances, where the developer proves that the structure cannot be sustained in any viable use. In conservation areas, the demolition of unlisted buildings exceeding 115 cubic metres requires planning permission. Local councils enforce policy policies from the London Plan (published by the Greater London Authority) to preserve local character, meaning applications to demolish unlisted buildings in conservation areas are routinely refused unless accompanied by approved replacement designs.

Calculation of Buildable Area and Floor Space

Buildable capacity on London redevelopment sites is evaluated using density, massing and site capacity frameworks set out in the London Plan and individual Borough Local Plans. Primary spatial measurements follow the standards defined by the Royal Institution of Chartered Surveyors (RICS) Property Measurement framework:

1. Gross External Area (GEA): Used by local planning authorities to assess site coverage, building footprint, and bulk. 2. Gross Internal Area (GIA): The standard metric for calculating local planning obligations, Section 106 contributions, and Community Infrastructure Levy (CIL) liabilities.

Unlike jurisdictions that enforce strict Floor Area Ratio (FAR) figures, London LPAs apply a design-led approach to density. Proposals are judged on site context, daylight and sunlight impacts (measured using Building Research Establishment guidelines), massing, street alignment, and local infrastructure capacity. For residential schemes, density calculations must align with spatial standards detailed in Policy D6 of the London Plan, which sets minimum internal space standards for residential units based on bed spaces and storeys.

Existing Tenants, Evictions and Statutory Compensation

Where a target site is occupied by commercial or residential tenants, developers must resolve tenancy rights before undertaking demolition.

Commercial Leases: Commercial tenancies with security of tenure are protected by Part II of the Landlord and Tenant Act 1954. A landlord seeking to clear a site must serve a Section 25 notice terminating the tenancy, citing Ground (f): that the landlord intends to demolish or reconstruct the premises and could not reasonably do so without obtaining possession. To rely on Ground (f), the landlord must prove a firm intention and realistic prospect of carrying out the work (typically demonstrated through planning applications, funding, and construction contracts). When possession is recovered under Ground (f), the tenant is entitled to statutory compensation under Section 37 of the 1954 Act. The compensation is equal to one times the rateable value of the business premises, or two times the rateable value if the business has occupied the site for 14 years or more.

Residential Leases: Residential tenants holding Assured Shorthold Tenancies (ASTs) under the Housing Act 1988 are displaced through statutory notice procedures. Where land is acquired under Compulsory Purchase Orders (CPOs) or public regeneration schemes, qualifying displaced residents are entitled to Home Loss Payments and Disturbance Payments under the Land Compensation Act 1973.

Timelines, Application Costs and Development Levies

Bringing a London redevelopment site from initial site preparation to full planning permission and commencement involves distinct statutory stages and levies:

Statutory Timeframes: 1. Minor Planning Applications (under 10 residential units or under 1,000 sqm commercial space): Statutory determination window of 8 weeks. 2. Major Planning Applications (10+ units or 1,000+ sqm space): Statutory determination window of 13 weeks. 3. EIA Schemes: Applications requiring an Environmental Impact Assessment carry a 16-week statutory determination period. In practice, major London developments routinely take 6 to 12 months to reach a decision due to pre-application consultation, public consultation, and Section 106 legal agreement negotiations.

Direct Costs and Levies: 1. Planning Fees: Scale fees set nationwide by the Ministry of Housing, Communities and Local Government (MHCLG). As of 2026, planning fees for new residential developments stand at £578 per home for schemes up to 50 units. 2. Mayoral Community Infrastructure Levy (MCIL2): Charged per square metre of new GIA to fund London transport infrastructure (such as Crossrail/Elizabeth Line). Rates vary by zone, ranging from £25 to £80 per sqm. 3. Borough CIL: Charged by individual London boroughs per square metre of GIA, with rates varying depending on the location and proposed land use (residential vs commercial). 4. Section 106 Agreements: Site-specific legal contracts under the Town and Country Planning Act 1990 securing obligations such as affordable housing percentages (typically 35% to 50% under London Plan Policy H4) or local highways improvements.