Who decides in Scotland?
Local authorities — city, council or island councils.
Planning Permission In Scotland: What Homeowners Should Know
Planning in Scotland is managed by local authorities and governed by Scottish legislation and the National Planning Framework. Permitted development rules exist but differ from England in important ways.
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What national rules apply?
The Town and Country Planning (Scotland) Act, Scottish permitted development orders and National Planning Framework.
How is England different?
Different legislation, measurements and processes. See planning permission in England.
What is a building warrant?
Scotland's building standards approval — see building warrant vs planning permission.
Which route might apply?
You may be looking at permitted development if:
- Project falls within Scottish permitted development limits.
- Property retains rights.
This does not automatically mean permitted development applies. Every property and proposal is different and still needs to be checked.
You may need planning permission if:
- Project exceeds limits or property is restricted.
- Listed building or conservation area constraints.
Many projects require planning permission, but the answer depends on the individual circumstances.
See planning permission explained, permitted development explained and read our guide to planning permission vs permitted development. England: planning permission in England.
How planning works in Scotland
Planning permission in Scotland is governed by the Town and Country Planning (Scotland) Act 1997 and related regulations. The National Planning Framework (NPF) sets national policy.
Local development plans guide decisions in each authority area. Scottish Planning Policy (SPP) provides further guidance.
Permitted development in Scotland
Scottish permitted development rights are set out in the Town and Country Planning (General Permitted Development) (Scotland) Order 1992 (as amended). Limits for extensions, outbuildings and roof alterations differ from England.
- Extensions — see extension overview, rear and garage conversion
- Loft conversions and dormers — see loft conversion and dormers
- Outbuildings — see garden room overview, garden office and garden gym
- Solar and heat pumps — see renewables overview, solar panels and heat pumps
See permitted development explained. Scotland does not use prior approval in the same way as England for most homeowner projects. For costs, see extension costs, loft conversion costs and heat pump costs.
Building warrants in Scotland
Most building work in Scotland needs a building warrant — separate from planning permission. See building warrant vs planning permission.
Listed buildings and conservation areas apply in Scotland too — see listed building consent explained and conservation areas explained.
Typical homeowner examples
These examples illustrate common situations. They are not formal determinations and do not guarantee an outcome.
Householder application in Edinburgh
Assessed against the local development plan and Scottish Planning Policy.
Rear extension under Scottish permitted development
Depth and height limits differ from England — see rear extension planning permission.
Loft conversion with building warrant
Planning may not be needed — but building warrant is. See loft conversion planning permission and building warrant vs planning permission.
How to check your property
Before relying on general guidance, check the property and proposal together.
- Confirm the property is in Scotland. Rules differ from England.
- Check local authority constraints. Conservation areas, listed status, flood zones.
- Check Scottish permitted development limits. See permitted development explained.
- Apply for building warrant. See building warrant vs planning permission.
- Apply for planning permission if needed. See planning permission explained.
Planning Digital helps bring these checks together so you can understand the likely planning route before going further.
Common mistakes
- Applying English permitted development measurements in Scotland.
- Starting work without a building warrant.
- Not checking Scottish listing categories (A, B, C).
Frequently asked questions
Does Planning Digital cover all of Scotland?
Yes — enter your address to check your property.
What is the difference between planning permission and a building warrant?
See building warrant vs planning permission.
Are planning fees the same as England?
Fee structures differ — check current Scottish fees.
Check your property in Scotland
Planning Digital helps homeowners in Scotland understand the likely planning route for their project.
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