Planning8 min read20 May 2026

Can I Remove a Wall Between My Kitchen and Dining Room Without Planning Permission?

Whether you can remove a kitchen or dining room wall without planning permission depends on whether it is load-bearing, what work is involved, and whether the property is listed or in a conservation area. Here is how to check.

The short answer

Most kitchen and dining room walls can be removed without planning permission, as long as the work is not load-bearing and does not exceed the limits of Permitted Development. However, most wall removals that involve structural work do need Building Control approval, and if the property is listed or in a conservation area, additional consents apply.

Load-bearing vs non-load-bearing walls

The first check is whether the wall is carrying weight. A load-bearing wall supports the structure above it — often the roof, the floor above, or a beam that spans the wall. A non-load-bearing wall only divides rooms. You cannot tell just by looking at a wall whether it is load-bearing — you need to check the structure, usually with a structural engineer or by opening up the wall. Removing a load-bearing wall without proper support is a serious structural risk.

When planning permission is not needed

If the wall is not load-bearing and the work does not alter the external appearance of the property, planning permission is not usually required. Internal alterations to dwelling houses fall under permitted development, as long as they do not create a separate dwelling or change the external appearance. For flats and maisonettes, planning permission is always required for internal structural changes.

When Building Control approval is needed

Even when planning permission is not required, removing a load-bearing wall or making structural alterations almost always requires a Building Control application. The work must be notified to the local authority before starting, and the structural calculations, beams and supporting work must be inspected by a Building Control inspector. This applies to most wall removals that involve steels, beams, temporary works or changes to the structure of the property.

Listed buildings and conservation areas

If the property is listed, you will need Listed Building Consent from the local council before making any changes that affect the character of the building — including internal structural works. If the property is in a conservation area, some external works may also require planning permission even for minor alterations. Always check with the local planning authority before starting any work on a listed building.

What a structural engineer does

A structural engineer assesses the wall, calculates the loads, designs the beam or support that will replace the wall, and produces calculations and drawings that can be submitted to Building Control. Their role is to confirm the wall is or is not load-bearing, design the replacement support, and ensure the work meets Building Regulations. For a kitchen knock-through, this typically takes a few days and costs a few hundred pounds.

What to do next

Send your address, photos of the wall and the areas around it, and a note of what you want to achieve. PlanBuild can check whether the wall is likely to be load-bearing and what drawings or structural work would be needed before you get builder prices.

Written by the PlanBuildCo team

9 years designing extensions and renovations in Poole, Dorset.

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