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.
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.
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.
Class ZA applies to freestanding buildings that are either:
The building must be freestanding — it cannot be part of a terrace or share a party wall with an adjoining building.
| 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 |
Class ZA requires Prior Approval. The determination period is 56 days from the council acknowledging a valid application. The council can consider:
If the council fails to determine within 56 days, Prior Approval is deemed granted.
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