When you need planning permission
Planning permission ensures that developments comply with local and national policies while considering the impact on neighbours and the environment.
Planning applications in Scotland are categorised into three types, each with different procedures. Check which category applies to your proposal before applying.
- National development - Projects of national importance, listed in National Planning Framework 4
- Major development - Defined in the Town and Country (Hierarchy of Developments) (Scotland) Regulations 2009
- Local development - All other developments not categorised as national or major.
When do you need planning permission?
You generally need planning permission if you wish to:
- Build new structures
- Make substantial changes to your existing building, such as adding an extension
There are different types of planning permission. Our Guide to Types of Planning Permission and checklists offers further advice and guidance.
Some minor changes may be permitted under permitted development rights.
Other permissions, such as a building warrant, may also be required to cover the design and construction of your project.
Get advice before applying
To find out whether you need planning permission or a building warrant, you can submit a development enquiry.
If permission is necessary, you can request pre-application advice. We will review your proposal and provide feedback to highlight key issues for consideration during the planning process.
A fee applies for both services.
Do I need an agent?
While you can make an application yourself, we recommend consulting a qualified architect or agent for assistance.
Retrospective applications
If work has started or been completed without permission, a retrospective application may be required.
Retrospective applications incur a 25% surcharge on fees. If your application is refused, enforcement action may be taken.
Factors we consider
Planning decisions are influenced by:
- Local development plans outlining policies and preferred locations for new homes, businesses, and land uses
- Material considerations such as traffic impact, design, noise, and privacy
Developer Contributions
You may be asked to contribute financially towards infrastructure projects such as schools, roads, and affordable housing. These are known as Developer Contributions.
Find out more about Developer Contributions
Application costs
- Most applications require a fee
- Additional costs may include advertising in newspapers
- Applications are not considered valid until full payment is received
- Fees are non-refundable once the application is under review