Business regulations: Scotland vs England differences
Key regulatory differences for businesses operating in both Scotland and England, covering licensing, planning, rates, employment, and tax.
Apply for planning permission in Scotland
Planning application process in Scotland under the Town and Country Planning (Scotland) Act 1997, including NPF4, application types, and fees.
Scotland
Guide summary
Check if your building work needs planning permission in Scotland. Apply through ePlanning Scotland with plans and pay a fee. Major developments need 12 weeks of community consultation first. The council aims to decide within 2-4 months.
- Check if need permission — some work is allowed without
- Check NPF4 and Local Development Plan for site policies
- Major developments need 12-week pre-application consultation
- Submit application on ePlanning Scotland with plans and fee
- Neighbours consulted for 21 days after submission
- Council aims to decide in 2 months (local) or 4 months (major)
- Appeal to Local Review Body if refused (local developments)
- Fees based on type and size — use ePlanning calculator
- Listed building work needs separate consent
- Pre-application advice helps avoid delays
On this page
Scotland
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Scotland has its own planning system, separate from England and Wales. Planning applications are determined against the development plan (NPF4 plus the Local Development Plan) unless material considerations indicate otherwise.
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1
Check whether your development needs planning permission — some work is permitted development
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2
Check NPF4 and your Local Development Plan to understand the policies that apply to your site
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3
For major developments (50+ homes, 10,000+ sqm, 2+ hectares), carry out a minimum 12-week pre-application community consultation
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4
Submit your application through ePlanning Scotland (eplanning.scot) with plans, drawings, and supporting documents
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Pay the application fee (use the ePlanning fee calculator)
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6
Neighbours and relevant bodies are consulted — typically 21 days for representations
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7
The planning authority aims to determine local applications within 2 months and major applications within 4 months
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8
If refused, you can appeal to the Local Review Body (local developments) or Scottish Ministers (major developments)
Key differences from England
- Development plan status: NPF4 is part of the statutory development plan (the NPPF in England is guidance)
- Use classes: Scotland has a different use classes order (Town and Country Planning (Use Classes) (Scotland) Order 1997)
- Appeals: Local Review Body handles appeals for local developments (not the Planning Inspectorate)
- Community engagement: Pre-application consultation is mandatory for major developments
Apply and get guidance
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ePlanning Scotland (opens in a new tab)
Submit your planning application online
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NPF4 - gov.scot (opens in a new tab)
Read the national planning policies