Planning performance

This charter explains the standards of service you can expect from us. 

What we do 

Our main responsibilities are to: 

• Assess and determine applications for planning permission and other development proposals 

• Provide pre-application advice, including our standard pre-application advice service and the Invest multi-disciplinary pre-application service for major, complex and investment-related developments 

• Process applications for certificates of lawfulness and other statutory consents, including listed building consent, advertisement consent, prior approval applications, tree works and high hedge notices 

• Provide screening and scoping opinions relating to Environmental Impact Assessment (EIA) development 

• Negotiate and monitor planning obligations and other developer contributions required to support development 

• Support economic growth and regeneration by working collaboratively with developers, investors, communities and partner organisations 

• Respond to enquiries relating to development proposals, planning policy, land and property matters, elected members' enquiries and other planning-related issues 

• Monitor approved developments and compliance with planning permissions and planning conditions 

What you can expect 

Our preferred method of contact is by email. However, if this is not appropriate or possible, we will: 

• Respond to your voice message within one working day wherever possible, introducing ourselves by name and service area 

• Seek to resolve your enquiries at first point of contact whenever possible 

• Clearly identify the case officer responsible for your application or enquiry and provide appropriate contact details 

• Keep you informed of progress throughout the application process, including key milestones and any delays that may affect expected timescales 

• Use plain language and explain planning processes, decisions and next steps as clearly as possible 

• Treat you with courtesy, respect and according to your individual needs 

• Ensure our staff are trained to provide advice or direct you to the right person to answer your query 

• Respond to emails within 10 working days or advise if we need more time 

• Direct you to further information online and self-service resources where appropriate 

You can help us by 

• Providing all the information and supporting documents we need to assess your enquiry or application 

• Submitting all additional information, including revised plans, photographs, supporting reports and planning condition information, through the ePlanning Portal using the post-submission form. This helps ensure information is received promptly, assigned to the correct case and available for assessment without delay. 

• Engaging with us at an early stage, particularly for more complex development proposals 

• Asking us to explain anything you are unsure about or require further clarification on 

• Responding promptly to requests for additional information 

• Treating our staff with courtesy and respect, as they will treat you 

• Letting us know if you have any specific communication, accessibility or support needs 

• Providing feedback to help us improve our services 

Customer Engagement and Participation 

We recognise that effective engagement and communication are essential to building confidence in the planning process. We are committed to providing meaningful opportunities for customers, communities, applicants, agents, elected members and stakeholders to engage with us and understand how planning decisions are made. 

We will: 

• Encourage early engagement on planning proposals and planning policy matters 
• Provide clear information on how to participate in consultations and comment on planning applications 
• Explain how consultation responses and community views have been considered in the decision-making process 
• Signpost and publish guidance to improve understanding of planning legislation, procedures and material planning consideration 
• Promote opportunities to engage with Planning Application Notices through appropriate communication channels 
• Seek customer feedback by promoting the National Planning Customer Survey and other engagement opportunities 
• Publish our National Planning Improvement Framework and Action Progress to demonstrate how customer feedback has informed service improvements 
• Monitor customer satisfaction and use customer feedback, complaints and compliments to identify opportunities to improve our services 

Pre-application advice 

Our pre-application advice service allows you to seek advice on how our development policies may apply to your proposal before submitting a planning application. This can help identify potential issues at an early stage, provide greater certainty, and assist in preparing a higher-quality planning application. 

We offer a standard pre-application advice service for local and less complex development proposals. This provides applicants with an opportunity to obtain planning advice before submitting an application, helping to identify potential issues, understand policy requirements and support the preparation of a more informed planning application. Please see our pre-application guidance for information on how to apply, timescales and fees. 

For major, complex or investment-related developments, we also offer our Invest Multi-Disciplinary Pre-Application Service. This enhanced service provides coordinated advice through a single point of contact and brings together relevant council services and where possible external stakeholders, if required, to identify key issues at an early stage in the development process. 

By facilitating collaboration across services, the Invest service helps developers and investors better understand site constraints, infrastructure requirements and regulatory considerations, helping to de-risk projects and support efficient project delivery. Visit our Multi-Disciplinary Pre-Application Service page for information on eligibility, how to apply, timescales and fees. 

You can view our Check if you need planning permission information, our Local Development Plan and Supplementary Planning Guidance for guidance and information or seek the advice of a professional adviser for further assistance.  

If you wish to receive a definitive legally binding council view on whether planning permission is required, you can apply to us for a certificate of lawfulness.   

Making an application 

Applications for planning permission can be submitted online through Scotland's online planning application service.

Applying online is quick and convenient, allowing applications and supporting documents to be submitted directly to us, helping to ensure they are validated and assessed as efficiently as possible. The portal also allows applicants and agents to track the progress of applications and receive updates throughout the planning process. 

Paper application forms remain available for applicants who are unable to submit electronically. 

Our fees 

Planning application fees are primarily set by the Scottish Government. In certain circumstances, local authorities have the discretion to apply additional charges, offer fee reductions or waive fees where legislation permits. 

In addition to statutory planning application fees, charges may apply for the following services: 

• Property history searches 
• Standard pre-application advice 
• Invest multi-disciplinary pre-application service 
• Submission of paper planning applications where a surcharge applies 
• Retrospective planning applications where a surcharge applies 
• Applications for the variation, removal or discharge of planning conditions 
• Requests for refunds where administrative charges apply 

A reduction of 50% will be applied to 'not for profit enterprises’ and ‘social enterprises’ as defined in Section 41 the Planning (Scotland) Act 2019. 

Where a fee is required, your application or request will remain invalid until the fee is paid.  

You can view further information on fees and payment methods at how much it will cost and how to pay.    

Service Standards 

We will: 

• Maintain our online services, allowing customers to view planning applications, submit comments and track application progress online.  
• Encourage early engagement through our pre-application advice services. 

Recommend the use of a Planning Processing Agreement Planning Processing Agreement (PPA) for major development proposals and, where appropriate, for local developments. 

• Work collaboratively with applicants, agents, consultees, communities and stakeholders throughout the planning process. 
• Keep applicants informed where issues arise that may affect agreed timescales. 

For planning applications, we aim to: 

• Within 5 working days: confirm that an application has been submitted correctly or advise what additional information is required before validation 

• Within 10 working days of validation: undertake an initial assessment and site inspection where required 

• Within 30 working days: advise applicants where significant issues arise that may affect the determination of the application 

• Within 2 months: determine local development applications unless an alternative timescale has been agreed 

• Within 4 months: determine major development applications unless an alternative timescale has been agreed through a Planning Processing Agreement 

For pre-application advice we aim to: 

• Within 20 working days: provide a response to standard pre-application advice requests relating to householder and local development proposals 

• Within 40 working days: provide a response to standard pre-application advice requests relating to major development proposals 

• For proposals submitted through the Invest multi-disciplinary pre-application service, timescales will be agreed at the outset and will reflect the scale and complexity of the proposal 

• Where additional time is required, we will advise you accordingly 

For varying or discharging planning conditions we aim to: 

• Determine applications to vary, remove or discharge planning conditions within 8 weeks. 

You can help us by: 

Ensuring the correct fee, drawings and supporting information are submitted when making an application 

• Providing high-quality plans and supporting documents that meet validation requirements 
• Responding promptly to requests for additional information 
• Following our published guidance on how to help avoid delays in processing applications. 

Commenting on an application 

You can view and comment on planning applications using our online services, by email or in writing.   

Comments submitted will be published online. Personal contact details, signatures and inappropriate or defamatory content will not be published. 

We can only consider comments relating to material planning considerations, including: 

• The effect on the environment 
• Traffic, access and road safety 
• Design and layout 
• Residential amenity, including privacy, overlooking, daylight and noise 
• The impact on listed buildings, conservation areas and other heritage assets 

We cannot take account of matters such as: 

• The impact on property values 
• Legal land ownership disputes 
• Boundary disputes 
• Loss of a private view 

If you comment on an application, we will: 

• Aim to acknowledge receipt within three working days 
• Accurately summarise relevant comments within the assessment of the application 
• Aim to advise interested parties of the decision within five working days of the decision being issued 

Further information on material planning considerations and the planning application process is available on our website and from Planning Aid Scotland (PAS), an independent organisation that provides advice and information on Scotland's planning system. 

Appeal against our decision 

A copy of the decision notice can be viewed through our online planning portal. 

Only the applicant may submit an appeal or seek a local review of a planning decision. 

Applicants may appeal a decision, challenge conditions attached to a permission, or appeal where no decision has been made within the statutory timescale or any alternative timescale formally agreed with the council. 

Further information on appeals and local reviews is available on our website. 

Complaints 

If you are dissatisfied about the standard of service you have received, you can find out more about our complaints process.