Frequently
Asked
Questions
We have set out our frequently asked questions below to help you with your initial queries.
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Guidance on statutory timeframes for planning applications is also set out against more realistic timeframes once the Local Planning Authority has validated an application. Please note that the realistic timeframes provided below are averages from numerous Councils; some Councils are quicker than others in determining planning applications.
A lot of our work cover is based in the Central Belt of Scotland but we do cover projects across Scotland, England, and Wales.
Application Timeframes
Planning application timeframes vary from council to council, even when target dates are in place. Outlined below are the statutory times for a number of planning applications, as set out in the Town and Country Planning (Scotland) Act 1997, followed by a realistic timeframe. These realistic timeframes do not include potential delays caused by consultees requiring additional information, Planning Officer annual leave, or holiday periods.
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*Note - These realistic timeframes are an average for Local Development applications within Scotland only. Some councils are faster and meet their target dates, while others are less efficient.
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**Note - The statutory timeframes set out by the planning authorities start once an application is validated and not when it is submitted. On average, validation takes 1 week.
ADV
Advertisement Consent
Statutory Time:
8 Weeks
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Realistic Time:
9 Weeks
CoL
Certificate of Lawfulness
Statutory Time:
21 Days
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Realistic Time:
5 Weeks
CoU
Change of Use
Statutory Time:
8 Weeks
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Realistic Time:
10 Weeks
Conditions
Condition Compliance
Statutory Time:
8 Weeks
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Realistic Time:
8 Weeks
Condition Variation
Condition Variation
Statutory Time:
8 Weeks
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Realistic Time:
10 Weeks
CAC
Conservation Area Consent
Statutory Time:
8 Weeks
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Realistic Time:
12 Weeks
FULL
Full Planning Permission
Statutory Time:
8 Weeks
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Realistic Time:
13 Weeks
LBC
Listed Building Consent
Statutory Time:
8 Weeks
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Realistic Time:
10 Weeks
NMV
Non-Material Variation
Statutory Time:
4 Weeks
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Realistic Time:
6 Weeks
PiP
Permission in Principle
Statutory Time:
8 Weeks
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Realistic Time:
11 Weeks
Pre-App
Pre-Application Enquiry
Statutory Time:
4 Weeks
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Realistic Time:
9 Weeks
PNO
Prior Notification
Statutory Time:
28 Days
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Realistic Time:
28 Days
Scottish and English Planning System Differences
Although the planning systems in Scotland and England share a common heritage, there are important differences in policy, process, and terminology that affect how applications are prepared and determined. Below are some of the main differences.
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National Planning Policy
Scotland is guided by the National Planning Framework 4 (NPF4), which has development plan status and integrates national policy on climate, housing, infrastructure, and placemaking.
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England is guided by the National Planning Policy Framework (NPPF) and supporting Planning Practice Guidance (PPG), with the NPPF being a material consideration.
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Types of Applications and Procedures
Across Scotland and England, the types of applications and procedures are broadly similar, including full applications, planning in principle/outline, listed building consent, and conservation area consent.
Both countries also have Permitted Development Rights (PDR), but the scope and detailed rules differ. Scotland and England have separate General Permitted Development Orders, each with distinct thresholds and conditions.
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Refusals and Appeals
In Scotland, a refusal appeal will go to either the Local Review Body (LRB), composed of councillors, or the Planning and Environmental Appeals Division (DPEA) – Scottish Ministers, depending on how the refusal was made. If a refusal was made under delegated powers (by the planning officer), the appeal will go to the LRB. However, if a refusal was made at a Planning Committee, the appeal will go straight to the DPEA.
In England, there is no equivalent LRB system. Appeals are normally made directly to the Planning Inspectorate.
Developer Contributions and Infrastructure
Scotland uses Section 75 Agreements for planning obligations, whereas England uses Section 106 Agreements. In practice, both address similar matters (infrastructure, affordable housing, mitigation), but the terminology and legal frameworks differ.
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In England, many authorities operate CIL alongside Section 106, and national reform is moving towards a new Infrastructure Levy in some areas. Scotland does not operate the Community Infrastructure Levy (CIL). Contributions are typically secured through Section 75 and local policies.