The studio has a wealth of experience in obtaining planning on both urban and rural sites and has developed a close working relationship with many Planning Authorities over the years. We have extensive experience in working on sensitive sites such as National Scenic Areas and Woodlands, as well as designated Conservation areas.
We would always recommend a collaborative approach and believe that early pre planning discussions can reduce the cost of planning work and expedite timescales.
What is Planning Permission?
Construction of new buildings and extensive changes to existing buildings usually require consent from the local planning authority. Any development that involves the development of a new building, either a new build, conversion or sub-division requires planning permission. Extensions or outbuildings often require planning permission but this depends on their size and permitted development rights associated with the property.
Planning in Principal
Planning in Principal or Outline Planning Permission means that the local Planning Authority has given approval in principle for a house(s) to be built on the site, but the design of the house(s) has not yet been approved.
Detailed Planning Permission
Full Planning Consent gives approval for the design of the building. It also confirms where the house is to be sited, how water, sewage and storm water is dealt with, how the access is configured and any landscaping proposals. The local authority will consult with other statutory bodies, such as the roads department or water authority, during this application.
If the site is in a sensitive area such as in a Conservation area, National Scenic Area or in the curtilage of a listed or ancient monument then the local authority will have to consult with other bodies such as Historic Scotland or Scottish National Heritage. If your converting or refurbishing a listed building you may also require listed building consent.
Statutory Consent Fees
Whether you are applying for Planning in Principle or Full Planning Permission, these applications entail fees. Planning fees for a single house in Scotland are generally in the region of £401, In England £385 and in Wales £330. You may also require to pay an additional advertisement fee. Planning fees for extensions are less. These are normally between £100 – £200
How Long Does a Planning Application Take?
Planning Permission should take approximately eight weeks but it can take longer if your proposals are complex or the Planning Authority or Consultees require further information. The Planning Authority can refuse your Planning Application if they deem it to be unsuitable.
How Long Does Planning Consent Last?
Planning Permission is valid for normally three years from the date of the approval. Work must commence within this time period.
Local Planning Authorities
There are thirty two Planning Authorities and 2 National Park Authorities in Scotland click here for more information
Click here for more information on English and Welsh Planning Authorities and National Park Authorities