Do I need planning permission to remove an internal wall?

Not usually, unless the building is listed — in which case internal alterations very much do need Listed Building Consent — or a condition on a recent consent applies. Building regulations approval is a separate requirement and does apply.

How do I know if a wall is load-bearing?

Direction of the floor joists above, thickness, and whether it continues at the storey above are the usual indicators, but in altered Cornish houses none of them are reliable on their own. An engineer's inspection is cheaper than a mistake.

Is a party wall notice needed?

If the wall is shared with a neighbour, or you are cutting into it, the Party Wall etc. Act is likely engaged and notice periods apply. It is a legal process running in parallel with building control, and starting it late is what delays projects.

Can you produce just the drawings and calculations?

Yes. Plenty of clients have their own builder and only need a coordinated, priced-against-able package. That is a normal way for us to work.

Project type · Cornwall

Knock-throughs and structural alterations — small works, disproportionate consequences

Removing a wall between a kitchen and a dining room is the most common project we are asked about that people assume needs no paperwork. It is notifiable building work, it usually needs calculations, and in Cornish houses it frequently reveals something the survey did not: a solid stone wall doing more than anyone thought.

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What has to be evidenced

Building control needs to see that loads are supported and transferred safely to foundations. That means a structural engineer's calculations for the beam, a check of the padstones and bearings, and confirmation that the existing foundations can take the concentrated load — the point most often skipped.

Beam sizing and deflection limits, with the load path shown
Padstone or spreader design at each bearing
Fire protection to exposed steel where required
Temporary works: how the structure is propped while the wall comes out

Older Cornish fabric changes the answer

Solid granite or killas walls, cob, and lime-bound rubble do not behave like a cavity wall. Bearings need spreading over a wider area, and cutting a pocket into rubble stone can be more disruptive than the opening itself. Where the wall is external and rubble-built, we would normally want a trial hole before finalising the design.

Building notice or full plans?

A building notice is quicker for very simple work, but full plans give you an approved drawing set to price against and to hand a purchaser later. For anything involving more than one opening, we would recommend full plans every time.

Frequently asked

Straight answers.

Do I need planning permission to remove an internal wall?: Not usually, unless the building is listed — in which case internal alterations very much do need Listed Building Consent — or a condition on a recent consent applies. Building regulations approval is a separate requirement and does apply.
How do I know if a wall is load-bearing?: Direction of the floor joists above, thickness, and whether it continues at the storey above are the usual indicators, but in altered Cornish houses none of them are reliable on their own. An engineer's inspection is cheaper than a mistake.
Is a party wall notice needed?: If the wall is shared with a neighbour, or you are cutting into it, the Party Wall etc. Act is likely engaged and notice periods apply. It is a legal process running in parallel with building control, and starting it late is what delays projects.
Can you produce just the drawings and calculations?: Yes. Plenty of clients have their own builder and only need a coordinated, priced-against-able package. That is a normal way for us to work.

Opening up the ground floor?

Send a rough floor plan or a photo — we will tell you what evidence building control will want.

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Tell us about your project — we usually reply within 2 hours (working day).