Planning and land

Check if you need planning permission.

Sometimes, developers or homeowners do work without getting the required permission or consent first, or they do work that’s not covered by the permission or consent we’ve given them.

These cases are called ‘planning breaches’.

If you’re aware of a planning breach, you can report it to us, and we’ll investigate it.

The purpose of planning enforcement is to find a solution rather than to punish what is often a mistake. Any action we take will be appropriate to the scale of the breach and the harm it may have caused. In many cases, the outcome is to have the person submit a retrospective planning application.

Find out more about planning enforcement:

Anyone can report a suspected planning breach.

We will not accept anonymous reports unless the suspected breach is a serious risk to public health and safety.

Your personal details will remain confidential – we will not make them public. However, we may need to reveal the points of your report in the case of Freedom of Information requests or court cases.

You’ll need to tell us:

• the property’s address (where the suspected planning breach is)
• as many details as possible about the breach (the Planning Enforcement Charter lists what information is required depending on the type of breach)
• how the breach affects you and others
• your name and contact details.

Report a planning breach

We prefer to receive reports online.

If you do not want to report online, you can send us your report in the post:

Timescales depend on the case, since each investigation is unique.

Usually, we’ll aim to contact you within:

• 5 working days to acknowledge your report
• 28 working days with an update after our investigation.

You can appeal or ask for a review if you disagree with our decision on your application, including:

• planning permission (both planning permission in principle and full planning permission)
• listed building consent
• conservation area consent
• advertisement consent (such as for signs and billboards)
• hazardous substances consent
• tree works consent
• certificate of lawful use or development (CLUD)
• prior approval or prior notification applications
• modification or discharge of planning obligations (Section 75 agreements).

You can also appeal conditions attached to an application.

Your decision notice will state which of these options is correct for your situation:

• appealing to the Scottish Government’s Planning and Environmental Appeals Division (DPEA)
• asking the council’s Local Review Body (LRB) for a review.

You can also ask for a review if it’s been more than 2 months since you submitted an application and you’ve not received our decision. This is known as a ‘review under non-determination’.

Appeal

Appeal if either of these describes your situation:

• the decision on your planning application was made by Full Council or the Planning and Climate Change Policy Board (learn more about council boards) – find this information on your decision notice
• you applied for a type of planning consent other than planning permission.

If it’s competent and valid, your appeal will go to the Scottish Government’s Planning and Environmental Appeals Division (DPEA). It will then be assigned to a reporter to consider. The reporter may ask you to provide more information.

Review

Ask for a review if either of these describes your situation:

• the decision on your planning application was made by the council’s planning officers – find this information on your decision notice
• it’s been more than 2 months since you applied for planning permission and you’ve not received a decision.

Your request for a review will go to the Local Review Body. This group is made up of 5 Renfrewshire councillors, who will review your case and make the final decision at one of their public meetings.

The only people who can appeal or ask for a review of our decision on your planning application are:

• yourself (the applicant)
• an agent (such as a planning consultant, architect, or the contractor who did the work) who submitted the application on your behalf.

You cannot appeal or ask for a review of the decision on someone else’s planning application. This is known as ‘no third-party right of appeal’.

If you disagree with our decision on your planning application

You must appeal or ask for a review within 3 months of the date on your decision notice.

If this 3-month window has passed, then our original decision is final.

If you’ve not received our decision

You can ask for a review if it’s been more than 2 months since you applied for planning permission and you’ve not received a decision. Once those first 2 months of waiting for a decision are over, you then have 3 months to ask for a review.

If this 3-month window has passed, then you’ll need to start over and apply for planning permission again.

Appeal or ask for a review on the ePlanning Scotland website. You’ll need to log in or create an account to start your application.

Appeal or ask for a review (ePlanning Scotland website)

If you appealed to the Scottish Government’s Planning and Environmental Appeals Division (DPEA), contact them directly if you have any follow-up questions.

If you asked the council’s Local Review Body (LRB) for a review, contact us if you have any follow-up questions:

We’ll aim to respond to you within 14 days. If our response will take longer than 14 days, we’ll let you know how long you can expect to wait and will keep you updated on your application’s progress.

If you’d like to contact us by phone, our duty planner is available Monday to Friday from 9:30am to 12:30pm.

You can share your view on a proposed development in Renfrewshire by commenting on its planning application. You can:

• support the application
• object to the application
• make a neutral comment.

We will not grant planning permission to a proposal just because lots of people support the application, and we will not refuse planning permission just because lots of people object.

Instead, we assess any comments based on whether they’re material or non-material.

Matters we can take into account (material considerations)

Our assessment will take into account ‘material considerations’, such as:

• appearance (such as design, materials used, and scale)
• residential amenity (living conditions such as overshadowing, overlooking, noise, and odour)
• traffic, parking, and access
• loss of trees and landscaping issues
• flooding
• effect on the setting of a listed building or the character of a conservation area
• if the development goes against Renfrewshire’s Local Development Plan.

Matters we cannot take into account (non-material considerations)

Our decision will not be influenced by ‘non-material considerations’, such as:

• loss of a view
• effect on property values
• complaints about construction activity (such as noise, dust, construction vehicles, and working hours)
• competition between shopkeepers and other businesses
• problems between neighbours (such as boundary disputes, damage to property, and private rights of access).

Anyone can comment on a planning application, including:

• individuals
• groups
• organisations.

Creating an account

If you want to comment online, you’ll need to create an account on our planning portal if you do not already have one.

Your personal details

We will not accept anonymous comments. You must include your name and address when submitting your comment.

If you submit a comment, this information will be publicly available online:

• the comment
• your full name
• your postal address.

Pre-application consultations

If you commented on a proposal during a proposal of application notice pre-application consultation process before a major scale application was formally submitted, we will not consider that comment directly when making our decision on the planning application.

You’ll need to submit a new comment to the planning application if you’d like us to consider it when making our final decision on that proposal.

Comment on a planning application online

First, search for a planning application. Find out how to search for a planning application if you’re not sure how to do this.

Once you’ve found the right planning application, select Comments and Make a comment to submit your comment.

We prefer to receive comments online.

If you do not want to comment online, you can send us your comment in the post:

Your letter must include:

• your full name
• your address
• any views you’d like to tell us about the proposal.

We’ll include a summary of your points in our report for the planning application. We respond to all points, including material and non-material considerations.

We’ll publish our final decision and report for the planning application online.

Search for a planning application to view its status, including:

• any comments you or other people have submitted.
• the final decision and report once they’re available.

Only the person who applied for planning permission can appeal or ask for a review of our decision. Third parties, including people who commented on the application, cannot challenge our decision. This is known as ‘no third-party right of appeal’.

View a list of this week’s planning applications

View a list of this week’s planning applications

You can view a list of the planning applications and other associated applications that have been submitted in Renfrewshire in the last week.

This will show you an application’s important information, including:

• location
• application type
• who submitted the application
• the deadline to comment on the application
• and more.

Search all planning applications

Search for planning applications

You can search for any planning applications and other associated applications in Renfrewshire using a few different methods, depending on how much information you have.

Simple search

Use this option to search if you already know an application’s:

• reference number (shown on any correspondence we’ve sent related to an application)
• postcode
• address.

Advanced search

Use this option to search by more specific information, including:

• the applicant’s details
• status of the application and any appeals
• important dates throughout the application’s progress
• and more.

This option also allows you to search more generally. For example, if you want to know what applications have been submitted in a particular area over a period, you can select Ward from the drop-down list and enter the date range you’re interested in. This will show you all the applications submitted in that specific area within that date range.

Map search

Use this option to search for applications on an interactive map.

Using the Zoom in and Zoom out tool will highlight any properties which have planning applications in that area. Using the Change what you see on the map tool allows you to filter by date rate and application type.

View a list of Proposal of Application Notices

View a list of Proposal of Application Notices

A developer must consult the public on their proposals before submitting a planning application for a major development.

As part of this, they must submit a Proposal of Application Notice before starting their consultation.

A Proposal of Application Notice – sometimes called a PoAN or PAN – includes information such as:

• a description of the development
• the proposed site boundary
• details of the developer’s consultation strategy.

We’ll either accept a Proposal of Application Notice or suggest improvements to it. Once we’ve accepted it, the developer can start their consultation.

Any comments from the public during the consultation will go directly to the developer, not us, since the purpose of the consultation is for the developer to hear from and engage with the community.

A developer must submit a Proposal of Application Notice at least 12 weeks and no more than 18 months before submitting their planning application.

Other information

Find out how to:

• comment on a planning application
• appeal or ask for a review of a planning decision
• apply for planning permission
• submit a Proposal of Application Notice.

How to check if your project is permitted development

Check with us

You should always check with us if you need planning permission before moving forward with a project. It’s better to contact us before you’ve started the work than to learn that there’s a problem later on.

Get formal confirmation

We can give you advice, but it will not be formal confirmation.

It’s optional, but if you want formal and legally binding confirmation that planning permission is not needed for your development, you must apply for a certificate of lawfulness through ePlanning Scotland.

Apply on the ePlanning Scotland website.

Permitted development for domestic properties

‘Domestic properties’ are homes.

The Scottish Government has listed some examples of domestic building projects that may not need an application for planning permission if they meet the rules for being permitted development.

View a list of permitted development examples for domestic properties (Scottish Government website). 

The Scottish Government has a detailed guide on permitted development rights for householders.

View a guide on permitted development rights for householders (Scottish Government website).

Permitted development for non-domestic properties

‘Non-domestic properties’ are places that are not homes, such as shops, farms, or industrial sites.

The Scottish Government has listed some examples of non-domestic building projects that may not need an application for planning permission if they meet the rules for being permitted development.

View a list of permitted development examples for non-domestic properties (Scottish Government website).

The Town and Country Planning (General Permitted Development) (Scotland) Order 1992 lists the full details on your permitted development rights, including for domestic and non-domestic properties.

View permitted development legislation (legislation.gov.uk).

When permitted development rights do not apply

Permitted development rights have been removed from certain properties, such as when:

• certain conditions were part of a previous planning permission (you should always check any previous consents before starting your work)
• the property is in a conservation area
• the building is listed.

Check our online planning map to see where permitted development rights have been removed. You can also see the locations of conservation areas and listed buildings.

View our online planning map.

Other types of planning consent

Even if you do not need planning permission, you may still need other types of planning ‘consent’ (approval) from us.

Listed buildings

You’ll need listed building consent for any work being done to the inside or outside of a listed building that affects the building’s special architectural or historic interest.

Check if you need listed building consent.

Advertisements

The Town and Country Planning (Control of Advertisements) (Scotland) Regulations 1984 lists the types of advertisements that you can display without getting our consent – for example, deemed consent. You’ll need advertisement consent before displaying any other types of advertisement.

View planning rules for advertisements (legislation.gov.uk).

Apply on the ePlanning Scotland website.

Trees

You’ll need to get our consent for any work to a tree if the tree is:

• covered by a tree preservation order
• in a conservation area.

Check our online planning map to see where tree preservation orders and conservation areas are located in Renfrewshire. You can also see the locations of conservation areas and listed buildings.

View our online planning map.

Apply on the ePlanning Scotland website.

Even if the work to a tree does not need our consent, you should still get permission from the landowner if you do not own the tree.

Other types of consent from us

Separate from planning permission, you may need other types of consent (approval) from us for your project. Find out more about:

• building warrants
• road permissions.

It's important to note that planning permission does not give or authorise you any separate legal right to undertake the development. It's your responsibility to ensure that you're able to implement your development.

Some types of building work are known as ‘permitted development’, which means you do not need planning permission for them.

How to check if you need planning permission

We know that many of the rules and regulations around planning permission can seem complicated, especially if you’re not familiar or experienced with the process. That’s why you should always contact us early in your project – before you’ve started the work – to check if you need planning permission.

Contact us to check if you need planning permission:

If you’d like to contact us by phone, our duty planner is available Monday to Friday from 9:30am to 12:30pm.

Other information about planning permission

What planning permission is

Planning permission means that we’ve given you our approval to move forward with a development project that requires our consent.

‘Development’ includes but is not limited to:

• constructing new buildings
• changing the use and appearance of existing buildings
• making other changes to the way land is used.

Find out more about how to apply for planning permission.

Permitted development

Some types of work are known as ‘permitted development’, which means you do not need planning permission for them.

Find out more about permitted development.

Guidance for residential properties

If your property is residential, download our householder development guidance. It includes rules and advice for different types of development projects, including:

• porches
• extensions
• dormer windows and roofs
• conservatories
• outbuildings, including garages and carports
• decking, terraces, and balconies
• boundary walls, fences, gates, and hedges.

It also includes other important information about the planning process, including guidance on preparing your proposal, rules about overshadowing your neighbours’ properties, and more.

Download the householder development guidance:

Get external advice

You may want to get external advice (advice that’s not from the council) about your planning proposal.

For example, Planning Aid Scotland offer free, impartial, and confidential advice on a wide range of planning issues, including:

• planning matters related to your own home
• planning issues in your local area
• how to represent yourself or engage the services of an appropriate professional.

Find out more on the Planning Aid Scotland website.

If you’re not sure what to do

Asking us if you need planning permission is free. It’s better to contact us before you’ve started the work than to learn that there’s a problem later on.

Contact us to check if you need planning permission:

If you’d like to contact us by phone, our duty planner is available Monday to Friday from 9:30am to 12:30pm.

Planning permission means that we’ve given you our approval to move forward with a development project that requires our consent.

‘Development’ includes but is not limited to:

• constructing new buildings
• changing the use and appearance of existing buildings
• making other changes to the way land is used.

You should always check with us if you need planning permission before moving forward with a development.

Not all developments will need planning permission. These cases are called permitted development. We’ll be able to tell you if you need planning permission for your development.

Learn more about how the planning system works in Scotland (Scottish Government website).

You can apply for planning permission yourself, or you can ask an agent (such as a planning consultant, architect, or the contractor doing the work) to apply and progress the application on your behalf.

Supporting documents

When filling in your application, you’ll need to provide relevant supporting documents. These must comply with the relevant planning regulations for your application to be valid.

These usually include information such as:

• a location plan
• a site plan
• existing and proposed elevations
• existing and proposed floor plans
• roof plans
• existing and proposed site sections.

Many applicants choose to hire a professional to prepare these documents – for example, since plans must be metrically scaled.

If you’re applying for planning permission for a residential property, download our householder development guidance. It includes more details about the requirements for supporting documents.

Getting advice

You can ask for our advice before you apply for planning permission. We can help you:

• understand which policies apply to you
• clarify site constraints and, if appropriate, engage relevant stakeholders
• identify any issues early on.

There’s no cost to asking for our advice before you apply for planning permission.

Fill in the online form to ask for advice before applying

You can also contact us by:

If you’d like to contact us by phone, our duty planner is available Monday to Friday from 9:30am to 12:30pm.

Apply for planning permission on the ePlanning Scotland website. You’ll need to log in or create an account to start your application.

Apply for planning permission (ePlanning Scotland website)

Contact us if you have any questions about your application:

We’ll aim to respond to you within 14 days. If our response will take longer than 14 days, we’ll let you know how long you can expect to wait and will keep you updated on your application’s progress.

If you’d like to contact us by phone, our duty planner is available Monday to Friday from 9:30am to 12:30pm.

You’ll have to pay a fee with your planning permission application. The amount depends on the type and scale of your project.

Get an estimated fee for your planning permission application (ePlanning Scotland website).