Decisions on major or national developments
We have 4 months to decide on a major development application, unless we agree a different timescale.
Neighbour notification
We will notify neighbours who live within 20 metres of the application site by post. The letter explains:
- where to find more information
- how to comment on the proposal
This is called neighbour notification.
We also advertise the application in local newspapers.
Anyone can submit comments, and these will be considered as part of the assessment.
How decisions are made
Scotland uses a plan-led planning system, meaning decisions must follow the area’s development plan.
Other factors, called material considerations, can also influence decisions. These include:
- access and infrastructure
- environmental impact
- national policy
- design and layout
The council decides how much weight to give each consideration.
Major applications
Planning applications are decided by the Planning Committee, not by a planning officer. The case officer will make a recommendation to the Committee.
The case officer will prepare a report on handling for area manager ratification, typically 3 weeks ahead of the scheduled committee meeting.
The case officer report, along with all of the committee papers will be made publicly available on the Council’s website at least 3 business days prior to the meeting.
Applications in Council Wards 1-10 are reported to the North Planning Applications Committee (NPAC), and applications in Wards 11-21 are reported to the South Planning Applications Committee (SPAC)
Members of the public can attend and observe these meetings in person, however, will not have an opportunity to speak, unless through prior arrangement as part of a Pre-Determination Hearing. The meetings are also webcast.
At the meeting officers will present the item and their recommendation. Elected members of the committee can then ask questions of officers before moving into debate.
Members may decide to move a motion or put forward an amendment. If there is a seconder for both this will trigger a vote. Members may also look to defer an application to enable the submission of further information or in rare circumstances, to undertake a site visit.
Once a decision has been taken by committee members, the decision is issued. However there can be a period for ratification in the event of:
- a Notice of Amendment to escalate the decision to Full Council, or
- for the conclusion of a legal agreement,
- or to finalise planning condition wording.
National applications
National developments require extra steps under Section 38A of the Town and Country Planning (Scotland) Act 1997 (as amended)
Pre-determination Hearing
We may hold a hearing before the application is decided. This allows the applicant and anyone who submitted comments to appear before and be heard by a planning committee.
More information is available on our planning applications hearing procedure pages.