Do I need planning permission?
You can carry out many types of minor development without getting planning permission first. But it is sometimes hard to decide if planning permission is needed without looking at what you plan to do in more detail.
Planning permission is not needed for work that only affects the inside of a building. However, if the building is listed, you may need listed building consent
If you want to check if you might need planning permission, you can download our Guide to Householder Permitted Development Rights in Scotland and our enquiry form below.
- Householder Permitted Development Rights
- Householder enquiry form
You can get more information on the Scottish Government's website. Further details are available if you want to:
- Ancillary buildings including sheds, garages, greenhouses etc (Class 3A)
If the result you get by following any of the flowcharts is than planning permission is required, our How do I apply? section below will take you to the ePlanning Scotland website where you can make your application.
We run a drop-in service where you can get planning advice from us. The drop-ins are open Monday to Friday, 9am-1pm. You can also phone or email our Duty Officer for advice during the same times.
Advice for non-householders
The rules here are a little more complex and permitted development rights for non-domestic
premises have changed.
The revised rules
include new or increased allowances for:
- access ramps
- electric vehicle charging points
- hospitals, universities, colleges, schools, nurseries and care homes
- local authority development
- office buildings
- open air markets
- shop/financial services establishment
- trolley stores for shops
- telecommunications code systems operators
Restrictions are introduced on agricultural and forestry buildings on historic battlefields.
How do I apply?
Please talk to us about what you would like to do before you make your application. This can help avoid problems later when you submit your plans.
Submitting your application
We encourage you to submit your planning application online via the ePlanning Scotland website
If you would like to submit your application by post, various forms and guidance notes are available to download from the ePlanning Scotland website.
Please read and follow the guidance notes carefully and make sure you submit all the relevant plans, drawings and other information we might need.
- Submitting a planning application - What do I need
You can also email your application to:
How much will it cost?
The cost of your planning application depends on what you are doing and where it is.
The Fee Calculation Wizard on the Scottish Government's ePlanning site may help.
Planning applications (all types)
||£109.30 per hour
|Copy of certificate
||£33.00 per certificate
|Licensing certificates - required by Licensing (Scotland) Act 2005 Section 50
Residential development (full applications)
|Alterations and/or extensions to a house or flat
|Creation of buildings, such as garages or sheds
|Alterations to two or more houses or flats
|Building walls, fences, gates etc
|Building a house or flat
|Building more than one house or flat
||£401 (per house or flat)
Maximum fee for up to 50 units (houses and/or flats) £20,050 or £401 per unit, whichever
is the smaller, eg 10 units = £4,010.
Residential development (planning permission in principle)
Planning permission in principle is when permission has been given, but certain
conditions must be met before work can begin.
|Building a house
|Building more than 1 house or flat
- where the site area does not exceed 2.5 hectares, £401 for each 0.1 hectare or £401
where only one dwelling house is to be created by the development
- where the site area exceeds 2.5 hectares, £10,028 plus £100 for each 0.1 hectare
in excess of 2.5 hectares, subject to a maximum in total of £62,500
Please contact us if you need advice and to discuss what you plan to do. We can
you of any difficulties we see or other things which you might need to think about.
Should I consider a processing agreement?
A processing agreement is a project management tool for a planning application.
agreements can be used to set out the key processes involved in determining an application,
identify what information is required, and from whom, and set the timescales for
the delivery of various stages of the process.
Processing agreements can deliver a number of benefits including:
- Greater transparency in decision-making for everyone involved in the process
- Greater predictability and certainty over the timing of key stages
- Faster decision-making
- Clearer lines of communication between authority and applicant
- More effective and earlier engagement of key stakeholders
Processing agreements will typically be used for major planning applications, but
can also be useful for complex local applications.
An agreement needs to be signed
by both the applicant and the Council and will help to provide certainty for both
parties. We support the use of these agreements, and encourage discussion at pre-application
We have produced a processing agreement template for convenience:
- Processing Agreement Template