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Class ZA: Demolish and Rebuild Under Permitted Development

Class ZA: Demolish and Rebuild Under Permitted Development

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Planning Rules

Class ZA: Demolish and Rebuild Under Permitted Development

Class ZA is a relatively new permitted development right allowing certain commercial, industrial and residential buildings to be demolished and rebuilt as residential use — without full planning permission.

⏱ 6 min read📅 Updated October 2026🏠 England only

Quick Answer

Demolish and rebuild to residential — but only for qualifying buildings

Class ZA of Part 20 of the GPDO 2015 permits the demolition of a freestanding purpose-built block of flats, or a freestanding building used for offices (Class E(g)(i)), research and development (Class E(g)(ii)), or industrial processes (Class E(g)(iii)), and its replacement with a building used for residential purposes. The new building can be up to two storeys taller than the demolished building (subject to a maximum height of 18m or 7 storeys). Prior Approval is required. Class ZA was introduced in August 2020 and extended in 2021.

What Is Class ZA?

Class ZA of Part 20, Schedule 2 to the GPDO 2015 was introduced by the Town and Country Planning (General Permitted Development) (England) (Amendment) (No. 2) Order 2020, coming into force in August 2020. It allows certain types of redundant commercial buildings to be demolished and replaced with new residential buildings — going further than conversion rights (which work within the existing structure) by permitting complete demolition and rebuild.

The rationale is to allow the renewal of poor-quality commercial stock in locations that are well-suited to housing, without requiring a full planning application through the local plan process. The limited increase in height (up to two additional storeys) reflects the government’s interest in gentle densification of existing urban sites.

Eligible Buildings

Class ZA applies to freestanding buildings that are either:

  • Purpose-built blocks of flats (used wholly as a dwellinghouse/flats)
  • Buildings in office use (Class E(g)(i))
  • Buildings used for research and development (Class E(g)(ii))
  • Buildings used for light industrial processes (Class E(g)(iii))

The building must be freestanding — it cannot be part of a terrace or share a party wall with an adjoining building.

⚠️ Listed buildings and certain protected areas are excluded Class ZA does not apply to listed buildings, scheduled monuments, sites in National Parks, AONBs, World Heritage Sites, SSSIs, safety hazard zones, or military explosives storage areas. In conservation areas, Class ZA applies but the council has additional design assessment powers.

Key Conditions

Condition Detail
Height limit The new building cannot exceed the height of the existing building by more than 2 storeys, and cannot exceed 18m (or 30m in some areas) or 7 storeys above ground
Footprint The new building’s footprint cannot exceed the footprint of the demolished building
Use The new building must be used for residential purposes (Class C3)
Residential floor space The new building must contain at least as much residential floor space as the demolished building had in commercial use
Vacancy period The building must have been vacant for at least 6 months before the application

Prior Approval Process

Class ZA requires Prior Approval. The determination period is 56 days from the council acknowledging a valid application. The council can consider:

  • Transport and highway impacts
  • Contamination
  • Flooding
  • Impact on the natural light of neighbouring properties
  • Design and external appearance of the building
  • Provision of adequate natural light in the habitable rooms of the new dwellings
  • Impact on amenity of neighbouring premises

If the council fails to determine within 56 days, Prior Approval is deemed granted.

Frequently Asked Questions

Can I demolish an office building and replace it with flats under permitted development?
Potentially yes — Class ZA permits the demolition of a freestanding office building (Class E(g)(i)) and its replacement with a residential building, subject to Prior Approval. The new building can be up to 2 storeys taller than the demolished building, up to 18m maximum. The building must be freestanding (not a terrace), must have been vacant for at least 6 months, and cannot be listed or in a National Park or AONB.
What’s the difference between Class ZA and Class MA?
Class MA permits the change of use of commercial buildings to residential — the building is converted within its existing structure and footprint. Class ZA permits the complete demolition of the building and construction of a new residential building in its place — the new building can be taller than the demolished one. Class ZA therefore allows more substantial development but applies only to freestanding buildings and has more limited eligibility criteria.
Does Class ZA apply to houses?
Class ZA includes purpose-built blocks of flats as eligible buildings, but only where the block is freestanding. It doesn’t apply to individual houses or terraced buildings. For residential buildings in terraces or with party walls, Class ZA doesn’t apply. Upward extensions to existing residential buildings are covered by separate Part 20 classes (Classes A–AC).
Can I build taller than the original building under Class ZA?
Yes — the new building can be up to 2 storeys taller than the demolished building, subject to a maximum height of 18m (or 30m in some specified areas) and no more than 7 storeys above ground. The additional height is what makes Class ZA attractive compared to conversion rights — it allows gentle densification rather than like-for-like replacement.

More on Permitted Development Rights

Extensions, loft conversions, outbuildings, solar panels — our complete guide covers everything you can build without planning permission.

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PERMITTED HOMEOWNER GUIDES

Planning a home project?
Start with a £15 guide.

Our illustrated, practical guides help you understand the rules, explore design options and budget with confidence — before you commit to building work.

  • Porch Guide — £15 illustrated PDF guide by PERMITTED
    Porch Guide

    Rules, design options, costs and next steps.

    View guide
  • Garage Guide — £15 illustrated PDF guide by PERMITTED
    Garage Guide

    Rules, design options, costs and next steps.

    View guide
  • Garden Room Guide — £15 illustrated PDF guide by PERMITTED
    Garden Room Guide

    Rules, design options, costs and next steps.

    View guide
  • Rear Extension Guide — £15 illustrated PDF guide by PERMITTED
    Rear Extension Guide

    Rules, design options, costs and next steps.

    View guide
  • Side Extension Guide — £15 illustrated PDF guide by PERMITTED
    Side Extension Guide

    Rules, design options, costs and next steps.

    View guide
  • Conservatory Guide — £15 illustrated PDF guide by PERMITTED
    Conservatory Guide

    Rules, design options, costs and next steps.

    View guide
  • Two Storey Rear Guide — £15 illustrated PDF guide by PERMITTED
    Two Storey Rear Guide

    Rules, design options, costs and next steps.

    View guide
  • Loft Conversion Guide — £15 illustrated PDF guide by PERMITTED
    Loft Conversion Guide

    Rules, design options, costs and next steps.

    View guide
8 project-specific guidesClear, jargon-free explanations£15 off matching drawing packages

Maximize your property’s footprint with precision and ease. Permitted provides complete design for Permitted Development Rights. Our packages are designed around the Permitted Development limits, so many projects can proceed without a full planning application. 
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