Building Blocks - What is Planning?

Our Design Process

Here at Houlet Studio we have a design process that we try our best not to stray from as we strive to provide a collaborative, high quality and thought out design. To give you an idea where Planning sits in that process here are the stages we work to:

1.     Site survey.

2.     Initial concept designs (3 options in 3D as standard).

3.     Meeting to discuss concept designs.

4.     Developed design.

5.     Planning drawings and application submission.

6.     Planning approval.

7.     Initial building warrant drawings.

8.     Structural engineer's drawings.

9.     Developed building warrant drawings and application submission.

10.   Upon receipt of consents, you are now ready for the construction phase. 

What is Planning?

In Scotland, planning permission refers to the formal approval required from the local government authority, typically the local council, before certain types of development or changes to land and buildings can be carried out. The process is designed to regulate and control the use and development of land in order to ensure that new construction projects and alterations to existing buildings are carried out in a way that aligns with the local planning policies and guidelines.

Planning permission is necessary for a wide range of projects, including but not limited to:

1. New buildings or structures: Constructing a new house, commercial building, or any other structure on a piece of land requires planning permission.

2. Alterations and extensions: If you want to make significant changes or add extensions to an existing building, you'll likely need planning permission.

3. Change of use: If you wish to change the purpose for which a building or land is used (e.g., from residential to commercial use), you'll generally require planning permission.

4. Demolition: Demolishing certain buildings may require prior planning permission, depending on local regulations.

5. Advertisement and signage: In some cases, you may need planning permission for certain types of advertisements and signage.

6. Landscaping and external works: Major changes to the landscape or external appearance of a property may require planning permission.

It's important to note that the need for planning permission depends on the specific circumstances, such as the location, size, and type of development. Some smaller-scale projects or changes may fall under "permitted development rights," which means they can be carried out without needing formal planning permission. A Certificate of Lawfulness Application can be applied for to confirm your project complies with Permitted Development Rights. However, it's crucial to consult with the local planning authority or a qualified professional to determine the requirements for a specific project.

Applying for planning permission involves submitting detailed plans, documents, and sometimes public consultations, allowing the local community to have a say in the proposed development. The local authority then reviews the application based on various factors, such as environmental impact, traffic, and compliance with local planning policies, before making a decision to grant or refuse permission.

Keep in mind that planning regulations can change over time, so it's always best to check with the local planning authority or a professional planner for the most up-to-date information and guidance on planning permission in Scotland.

How long does it take to get Planning Approval?

You need to factor in the time it will take to hear back from Planning, Turnaround time is very much out of Houlet Studio’s control once the submission is in. It's important to note that the planning process can vary depending on the nature and complexity of the development, as well as the local authority's workload. Some smaller-scale projects with permitted development rights may have a more streamlined process, while larger or more contentious applications may take longer due to additional consultations and scrutiny.

We have seen Planning take as long as 6 months (and heard of longer) or as little as 2 months. We cannot guarantee they will respond quickly so it is best to have the worst case scenario in your head before you begin.

After you submit your planning application to the local authority in Scotland, the application will go through a process of assessment and review. Here are the typical steps that follow the submission of a planning application:

1. Validation: The local planning authority will check your application to ensure that all the necessary documents and information have been provided. If any essential details are missing, they may request additional information or documents before proceeding.

2. Consultation: The planning authority will consult with various internal and external bodies, such as environmental agencies, transportation departments, and other relevant stakeholders. They may also seek feedback from neighbouring properties and the community for large scale projects.

3. Publicity: In some cases, a notice will be displayed near the site, and a formal notice may be published in a local newspaper, inviting comments from the public and other interested parties regarding the proposed development for large scale projects.

4. Assessment: The planning officer will review your application in detail, considering factors like compliance with local planning policies, potential impact on the environment, traffic, and the surrounding area.

5. Decision: Based on the information gathered during the consultation and assessment phase, the planning authority will make a decision to either grant or refuse planning permission.

6. Conditions: If planning permission is granted, it may be subject to certain conditions. These conditions must be adhered to during the development process to ensure that the project meets specific requirements.

7. Appeal: If your application is refused or if you disagree with the conditions imposed, you have the right to appeal the decision to the Scottish Government's Planning and Environmental Appeals Division (DPEA). The DPEA is an independent body that will reevaluate the application and make a final decision.

What if my neighbour objects?

The fact that a neighbour objects to your planning application does not automatically guarantee rejection. However, objections from neighbouring properties or the local community can influence the decision-making process, and the planning authority will take them into account during their assessment.

When neighbours raise objections to a planning application, the local planning authority will consider the merits of these objections alongside the merits of the proposed development. They will assess whether the objections have valid planning grounds, such as concerns about the impact on the environment, traffic, privacy, noise, or other relevant factors.

If the objections raise substantial planning issues that cannot be easily addressed or mitigated, it could lead to the rejection of the application. On the other hand, if the planning authority determines that the proposed development complies with local planning policies, does not have a significant adverse impact on the surrounding area, and meets all relevant requirements, the application may still be approved, even with objections.

To improve the chances of a favourable outcome when facing objections, you can consider the following steps:

1. Engage in dialogue: Try to understand your neighbour's concerns and see if any modifications to your proposal could address those concerns without compromising your plans.

2. Pre-application discussions: Before formally submitting your application, you may have the option to discuss your plans with the planning authority. This can provide insights into potential issues and how to address them.

3. Mitigate impacts: If there are valid concerns raised, you can consider making adjustments to your proposal to minimise any negative impacts on neighbouring properties.

Ultimately, the decision to approve or reject a planning application will be based on a comprehensive assessment of all relevant factors, including any objections received. Keep in mind that each case is unique, and the outcome will depend on the specific circumstances of your application and the planning policies in your local area.

What Happens After Planning Approval?

After you have received Planning Approval, you will in most cases need to obtain a Building Warrant which is a separate application. See our next Building Blocks Post for further information on what this entails.

Prior to construction starting, you will need to inform the Planning department of work starting. You will also need them to sign off on any Planning conditions and inform them of work being completed. The Planning approval documentation includes forms that can be filled out for this purpose.

Future ‘Building Blocks’ Posts

If you have any further questions on Planning or would like to us to cover a specific subject in future posts let us know in the comments section of the social post you found the link to this blog post on. The next Building Blocks post is scheduled for the 14th August and it will cover “What is a Building Warrant?”.