Open-Plan Living Guide: Wall Removal, Costs & Design 2026
Open-plan living does not always require an extension. Removing internal walls to connect kitchen, dining, and living areas can transform your home for a fraction of the cost. This guide covers what is involved, what it costs, and how to design an open-plan layout that works for real life.
What you need to know
Do you need an extension?
If your house has separate kitchen, dining room, and living room on the ground floor, you may have enough space already — it is just divided by walls. Removing one or two internal walls can create the open-plan feel without the cost and disruption of an extension. Our Vision Draft (£29.99) shows you what is possible before you commit.
Load-bearing vs non-load-bearing walls
The critical question is whether the wall you want to remove is load-bearing (supporting the structure above). Removing a load-bearing wall requires a steel beam (RSJ) to transfer the load. A structural engineer determines the beam size. Non-load-bearing walls (stud walls) can usually be removed without structural intervention.
The 'broken plan' alternative
Fully open-plan is not for everyone. Cooking smells, noise, and mess are visible from every corner. 'Broken plan' uses partial walls, glazed screens, or level changes to create zones that feel connected but can be separated. It is increasingly popular with families.
How much does it cost?
| Item | Typical Cost Range |
|---|---|
| Non-load-bearing wall removal | £500–£1,500 |
| Load-bearing wall removal (inc. RSJ) | £2,500–£6,000 |
| Structural calculations | £350 |
| Building control fees | £300–£500 |
| Making good (plastering, flooring) | £2,000–£5,000 |
| Total (wall removal + making good) | £5,000–£12,000 |
Prices based on Dorset rates, 2026
Planning permission
Internal wall removal does not require planning permission. It is an internal alteration. However, if the wall is load-bearing, you need Building Regulations approval for the structural work.
Internal alterations are not controlled by Permitted Development — they fall outside the scope of planning entirely. No application of any kind is needed for internal changes, though Building Regulations still apply for structural work.
Building regulations
If removing a load-bearing wall, Building Regulations approval is required for the structural beam installation. This includes structural calculations, correct padstone details, and sign-off by building control. Non-load-bearing wall removal does not trigger Building Regs.
Typical timeline
| Phase | Duration |
|---|---|
| Design (Vision Draft) | 24 hours |
| Structural assessment | 1 week |
| Wall removal and beam installation | 1–2 days |
| Making good | 1–2 weeks |
Frequently asked questions
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