Planning guidance and advice

What happens after you submit a planning application

Once we receive your application it is checked  to make sure we have all of the information we need. If not we will contact you to ask for more details.

Once we are happy your application is complete we send an acknowledgement letter. From this date we will aim to make a decision within 8 weeks for small scale (local) applications and 16 weeks for large-scale (major) applications. The process is:

  1. The application is validated and scanned before being allocated to a planning officer within the relevant area office. Your acknowledgement letter will give you name and contact details of the planner dealing with your application
  2. All neighbours within a 20 metre radius of the application site will be notified of the application by letter and given 21 days to comment. Any comments we receive will be published online via the ePlanning system 
  3. Sometimes applications will need to be advertised by us in the local paper. Depending on the reason for this you may need to pay an extra charge. See our charges for advertising page for more information 
  4. The Planning Officer may consult various external bodies and internal specialists for advice on your proposal.  Who is consulted depends on what you are proposing to do but could include (for example) Scottish Water, SEPA, BEAR Scotland, Council Roads, Forestry Officer or Conservation Officer.  Any responses we receive will be published online via the ePlanning system 
  5. The Planning Officer will usually carry out a site visit. Unless there is specific access difficulties the applicant does not normally need to be present for this 
  6. The planning officer will consider all development plan policies relating to the application, the views of consultees, and all comments and objections submitted by members of the public. In some cases, negotiation may take place between the planner and the applicant in order to address any issues raised during the processing of the application. This may involve the need for revised drawings to be submitted. If the changes are significant we may notify the neighbours again 
  7. When a decision can be made, the Planning Officer will write a report making a recommendation to grant or refuse the application. In most cases the decision is delegated to the Area Manager, but sometimes (for example due to the scale of the development or the number of objections received) the decision is made by the Planning Applications Committee. More information on this can be found in our Scheme of Delegation 
  8. When a decision has been made you will be sent the decision notice.  This will tell you if planning permission has been granted or refused.  If it is granted it will also include any planning conditions that have to be adhered to as part of the consent. Often these are ‘suspensive conditions’ and must be completed before any other work on the development can begin. Failure to comply with a planning condition which forms part of your consent could lead to enforcement action being taken against you 
  9. We will also write to anyone who has written to formally comment on an application to let them know what decision has been taken 
  10. For some applications you will also be sent a ‘Notice of Initiation of Development’  form which you should complete and return before starting any works, and a ‘Notice of Completion of Development’ form which should be completed after your development is complete  
  11. Information on how to appeal a planning decision is available

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