Demolishing an entire building is very different from carrying out a normal domestic extension.
Where the building is attached to another property, or sits immediately alongside it, demolition can expose structures that have been protected and supported for many years.
Party Wall considerations should therefore be addressed before demolition begins.
What happens to the shared wall?
In a terrace or pair of semi-detached buildings, demolition may leave a party wall exposed externally.
That raises practical questions concerning:
- structural stability;
- weather protection;
- roof junctions;
- flashings;
- exposed foundations; and
- permanent finishes.
The Party Wall Act contains rights and responsibilities relating to works to party structures.
Our Section 2 Party Wall guide provides further explanation.
A previously internal wall may become external
A wall between two houses may never have been designed to function as an external elevation.
Once one building is removed, the remaining wall may suddenly be exposed to rain, frost and wind.
Weatherproofing should therefore form part of the demolition strategy.
Temporary stability matters
Demolition changes the way forces pass through a building.
Structural engineers may need to consider whether the remaining structure relies upon:
- lateral restraint;
- adjoining floors;
- roof structures;
- return walls; or
- other elements being removed.
Demolition sequencing may consequently be extremely important.
What if a new development is replacing the building?
The Party Wall process should ideally consider both stages.
The demolition itself may affect party structures, while the replacement development may introduce:
- deep excavation;
- new boundary walls;
- piling; or
- basement construction.
Dealing with the scheme comprehensively can be more efficient than approaching each stage in isolation.
Party Wall rights are not demolition permission
Planning permission, demolition controls, Building Regulations and health and safety requirements remain separate from the Party Wall Act.
Complying with one does not automatically satisfy the others.
Simple Survey can assist
If your development involves demolition alongside an occupied neighbouring property, Party Wall advice should be obtained early.
Send Simple Survey the demolition and redevelopment drawings and we can help identify the appropriate notices and procedures before work begins.