Frequently Asked Questions
“What is the difference between Planning Permission and a Building Warrant?”
Think of Planning Permission as the "What and Where." It’s about how the building looks and its impact on the neighborhood. A Building Warrant (or Building Control) is the "How." It focuses on technical safety, structural integrity, and meeting building regulations. You almost always need both for major works.
“Do I always need Planning Permission for a small extension?” Not necessarily. Some smaller projects fall under "Permitted Development." However, even if you don't need planning, you will likely still need a Building Warrant to ensure the construction is safe and legal.
The Process and Timelines
How long does it take to get approval? While every local authority varies, generally:
Planning Permission: Usually takes 8 to 12 weeks from the date of validation.
Building Warrant: Often takes 6 to 10 weeks for the initial assessment, though the total time depends on how quickly we address any technical queries from the surveyor.
What happens if I start building before I have my Warrant? This is a risky move! It is a legal offense to start work without a valid Building Warrant. You could be fined, and you might have to undo completed work if it doesn't meet the inspector's standards.
Working With an Architect
What documents do I need to provide to start the application? To get started, we typically need a site survey and any existing deeds or floor plans you have. From there, we handle the creation of the location plans, elevations, and technical cross-sections required by the council.
Will you handle the communication with the Council? Yes. Part of our service is acting as your "Agent." We submit the applications on your behalf and handle all correspondence and negotiations with the planning officers and building standards surveyors.
💰 Costs and Fees
Are Council application fees included in your quote? No, our fees cover the professional design and technical work. The local authority charges their own separate fees for processing applications, which are usually based on the "estimated cost of works" for warrants or a flat rate for planning.
Will I need other consultants, like a Structural Engineer? For most Building Warrant applications, yes. We work closely with Structural Engineers who provide the necessary calculations and "SER certificates" (Structural Engineers Registration) required by the council to prove the building is safe.
🌳 Permitted Development Rights
What is "Permitted Development"? In Scotland, Permitted Development (PD) allows for certain minor improvements—like small rear extensions or porch builds—to be completed without a full planning application. However, these rights generally only apply to houses, not flats or maisonettes, and are often restricted in Conservation Areas.
How big can I build without Planning Permission? For a single-storey rear extension, you can often build up to 3 metres deep (terraced) or 4 metres deep (detached), provided the extension doesn't cover more than 50% of your garden. There are also strict height limits: the eaves must not exceed 3 metres if you are close to a boundary.
Do I still need a Building Warrant for PD works? Yes. This is a vital distinction. Even if your project is "exempt" from Planning Permission, it is rarely exempt from Building Regulations. You will almost certainly still need a Building Warrant to ensure the structure meets Scottish safety, insulation, and fire standards.
What is a Certificate of Lawfulness? If your project falls under PD, we recommend applying for a Certificate of Lawfulness. This is a legal document from the council confirming that planning permission was not required. It is essential for a clean Home Report and prevents any legal "red flags" when you eventually sell your property.