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Can a chimney breast be removed from a house?

A chimney breast in a Cheshire house can come out, but the Planning Portal says building regulations approval always applies because the breast is part of the structure. This page explains who designs that work, and it does not tell you to knock anything out.

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By the QuoteZila editorial team. Editorial policy.

Why is a chimney breast not just a cupboard?

A chimney breast is the bulge of masonry that carries the flue through a room. People ask about taking it out because the fireplace is unused and the floor space is awkward. The Planning Portal's answer is that building regulations approval will always apply when removing chimney breasts, because they are part of the building's structure [S1]. That is the sentence to start from. It is not a weekend of demolition.

QuoteZila is starting in Cheshire, including homes in Crewe, Nantwich and Sandbach. Anyone in the UK can post a job or register.

Does planning permission apply as well?

Planning permission is a different permission from building regulations. The Planning Portal says planning permission is not required to remove an internal chimney breast, because the change does not impact the exterior of the house [S1]. It says rules may differ if you are removing the chimney stack, or if you are in a conservation area [S1]. If you live in a listed building, you will need listed building consent for any major changes [S1].

GOV.UK's historic environment guidance says works to demolish any part of a listed building, or to alter or extend it in a way that affects its character as a building of special architectural or historic interest, require listed building consent [S2]. Carrying out such works without first obtaining that consent is a criminal offence [S2]. If you are unsure whether the house is listed, ask the local planning authority before anyone opens the wall.

GOV.UK: find your local council for building control. QuoteZila is not affiliated with this organisation.

Who produces the drawings?

The Planning Portal says you should seek advice from a structural engineer, who will provide drawings and calculations that can be submitted as part of your application [S1]. The builder then prices that design. A quote that says "remove breast and make good" without saying who is responsible for the calculations is not yet the same job as a quote that includes them.

GOV.UK says building regulations approval is different from planning permission, and you might need both [S3]. You do not need to arrange approval yourself where you use someone registered with a competent person scheme [S3]. A chimney breast is not a roof covering. Do not assume a roofing scheme covers the masonry. Ask the building control body which route applies to this opening.

When does a shared wall need its own paperwork?

GOV.UK's party wall guidance says the Act covers work to an existing party wall or party structure, and it lists removing chimney breasts from a party wall among the examples [S4]. A party wall can be a wall that stands on the lands of two or more owners and forms part of a building [S4]. The Act is separate from obtaining planning permission or building regulations approval [S4]. A building owner who proposes work covered by the Act must give adjoining owners a party wall notice in the way the Act sets down [S4].

If the breast is entirely on your side of a wall that is not shared, say that, and still let the designer confirm it. If the neighbour's breast is the other side of the same stack, say that too. This page does not set out the timetable in the Act.

What should you leave untouched until someone is instructed?

Do not cut a hole to "see how thick it is". Do not remove the hearth and assume the breast above is then safe. Do not pull out the fire surround as a trial. Care is the Planning Portal's own word for internal walls generally: it says care should be taken before removing any internal wall, because these walls can have functions that affect the building and the safety of the people in it [S5]. A breast is masonry, and the same caution applies.

If a gas fire or a solid-fuel stove still uses the flue, that appliance is a separate appointment. This page does not tell you to cap a flue, alter a gas pipe, or test a liner. Say in the post whether an appliance is still connected, and let the builder tell you which other trade has to come first.

Jobs you might post

These are examples, not taken from real job posts.

  • Ground-floor breast in a living room, fireplace already unused, no appliance connected. Ask for a structural design and a builder's price based on that design, including making good the plaster.
  • Breast on the party wall with the next house. Ask the builder to say whether a party wall notice is part of their service or yours.
  • Bedroom breast only, with the stack staying above the roof. Say you are not asking for the external stack to come down unless the designer says it must.

Citizens Advice says some traders charge for quotes, so ask first, and to get written quotes from at least 3 traders [S6]. A quote there is a fixed price, and an estimate is a rough guess [S6]. If a deposit cannot be avoided, that page says not to agree to more than 25% and to get a receipt [S6]. A business registers for VAT when taxable turnover for the last 12 months goes over £90,000, or is expected to within 30 days [S7]. Ask whether the figure includes it.

Anyone in the UK can post or register. QuoteZila is a new, early-stage project, so replies depend on who has joined near you [QZ5]. Up to five matched local businesses can quote [QZ2]. QuoteZila is free for customers and local businesses [QZ1].

Questions about chimney breasts

Do I need planning permission to remove a chimney breast?

The Planning Portal says planning permission is not required to remove an internal chimney breast, because the change does not affect the outside of the house. It says the rules may differ if you remove the stack, or if the house is in a conservation area. A listed building needs listed building consent for major changes.

Why is a structural engineer mentioned?

The Planning Portal says you should seek advice from a structural engineer who will provide drawings and calculations that can be submitted with the building regulations application. This page does not tell you to design a beam or to cut the brick yourself.

What if the breast is on a shared wall?

GOV.UK lists removing chimney breasts from a party wall among the works the Party Wall etc. Act 1996 can cover. The Act is separate from planning permission and from building regulations approval. Adjoining owners have to be told in the way the Act sets down, which people refer to as a party wall notice.

Does QuoteZila check builders?

No. We don't check insurance, qualifications or registrations, so please check these yourself before you hire. You can report a quote or a business from your job page.

Honest status: QuoteZila is new. We're starting in Cheshire, beginning with Crewe, Nantwich and Sandbach, and growing area by area. Anyone in the UK can still post a job or register a business. How fast you get quotes depends on how many local businesses have joined near you. Businesses can register and receive jobs straight away. We don't check insurance, qualifications or registrations, so please check these yourself before you hire.

Listed-building consent and building regulations approval are explained on GOV.UK.

This page is general information, not professional or legal advice. QuoteZila does not check Gas Safe, WaterSafe, NFRC, NICEIC or other registrations against the register on your behalf: look them up yourself.

Posting a job is not open yet

Builders are the trade page for this work. Plasterers come in when the opening is made good. The wider repair context for the roof itself is the roof repair cost guide. A removal price guide is removing a chimney breast. All services.

Related trades

Cost guides

Related pages

Sources

  1. QZ1: QuoteZila product fact. QuoteZila pricing line.
  2. QZ2: QuoteZila product fact. QuoteZila FAQ.
  3. QZ5: QuoteZila product fact. QuoteZila home callout.
  4. S1: Do I need permission to remove chimney breasts?, Planning Portal. Accessed 2026-10-28. https://interactive.planningportal.co.uk/faqs/do-i-need-permission-to-remove-chimney-breasts
  5. S2: Conserving and enhancing the historic environment, GOV.UK. Accessed 2026-10-28. https://www.gov.uk/guidance/conserving-and-enhancing-the-historic-environment
  6. S3: Building regulations approval, GOV.UK. Accessed 2026-10-28. https://www.gov.uk/building-regulations-approval
  7. S4: Preventing and resolving disputes in relation to party walls, GOV.UK. Accessed 2026-10-28. https://www.gov.uk/government/publications/preventing-and-resolving-disputes-in-relation-to-party-walls
  8. S5: What building regulations apply to internal walls, Planning Portal. Accessed 2026-10-28. https://www.planningportal.co.uk/permission/common-projects/internal-walls/what-building-regulations-apply-to-internal-walls
  9. S6: Before you get work done on your home, Citizens Advice. Accessed 2026-10-28. https://www.citizensadvice.org.uk/consumer/getting-home-improvements-done/before-you-get-building-work-done/
  10. S7: When to register for VAT, GOV.UK. Accessed 2026-10-28. https://www.gov.uk/register-for-vat