If you want to carry out building work, you may need to apply to your local planning authority for planning permission.
You may have the right to appeal to Scottish Ministers if a planning authority:
- refuses your application
- adds conditions you don't agree with
- doesn't come to a decision within a set time
How to appeal
You can appeal online using the ePlanning Portal.
Alternatively, you can download a 'Planning Permission appeals' form and submit it to Scottish Ministers by post or email. You must send a copy to the planning authority.
Your appeal must be made within 3 months of the planning authority's decision. If they didn't come to a decision, your appeal must be made within 3 months of the date they should have decided by.
There is no cost for submitting an appeal, but you will be responsible for your own expenses.
The appeals process
Once you make an appeal, the Scottish Government will appoint a reporter to decide the appeal.
The planning authority must give its response to your appeal within 21 days. You will then have a further 14 days to comment on any new information submitted by the authority.
The appeals process has a strict timetable with deadlines for each stage. If you send information after the deadline, it may be sent back to you and will not be considered.
The reporter will consider your submissions along with the authority's response and any representations made by any other party.
If the reporter considers that a decision can be made on the basis of this information and no site inspection is required then he/she will aim to issue this decision within 8 weeks of receipt of the appeal.
The reporter may need to get more information in order to reach a decision. If they do, they might require one or all of the following:
- an inspection of the site
- further written submissions
- a hearing session (a structured meeting)
- an inquiry session (a more formal event similar to a court case)
Inspection of the site
A site inspection allows a reporter to view the site and understand the issues that have been raised.
The reporter decides if a site inspection will be accompanied or unaccompanied. If it's accompanied, the planning authority and person making the appeal will be invited to attend. Anyone else, like those who have made representations about the appeal, will be told about the arrangements and invited to the site inspection.
The reporter can't discuss the merits of the appeal.
If the reporter chooses an unaccompanied visit, they will inspect the site alone.
If the reporter thinks a decision can be made based on submissions and a site inspection, they will aim to issue a decision within 12 weeks of receiving the appeal.
Further Written submission
If the reporter needs further written submissions they will request it from the person they think will be most suitable to provide it.
If this happens the reporter will aim to issue a decision within 20 weeks of receiving the appeal.
Hearing or public local inquiry
The reporter may decide that the information they need would be best presented at hearing or inquiry session.
The difference between a hearing sessions and an inquiry session is:
- a hearing session is a structured discussion led by the reporter
- an inquiry session is more like a court case - witnesses give evidence in front of the reporter
The reporter will decide if a hearing or inquiry session is required. If it is, they will aim to issue the decision on the appeal within 26 weeks (if it's a hearing) or 32 weeks (if it's an inquiry session).
You can submit a claim for expenses against a person or organisation if you think they have acted unreasonably and caused you unnecessary expense.
The reporter will decide if they have acted unreasonably and will decide any costs that should be paid to cover these expenses.
The expenses claim is separate to the appeal. If you get awarded expenses this doesn't necessarily mean your appeal will be successful too.
If you want to withdraw your appeal
You must contact the Scottish Government if you want to withdraw your appeal.
You can do this any time before the reporter makes a decision.
Email the Scottish Government at DPEA@gov.scot or write to them at:
Planning and Environmental Appeals Division
4 The Courtyard
Callendar Business Park
After taking all the evidence into account, the reporter will either:
- support the authority's original decision
- overturn the authority's decision
- issue a decision (if the authority originally failed to give one)
You'll get a decision notice sent to you once the reporter has made a decision.
This will include the terms of the decision and the reasons for it.
How to challenge a reporter's decision
You can't appeal the decision because you disagree with it, but you can challenge the decision if you think there was important evidence that the reporter misunderstood or didn't take into account.
If you want to challenge a reporter's decision:
- the appeal to the Court of Session must be submitted within 42 days (6 weeks) of the date of the decision
- you may have to cover the legal costs and any expenses should the challenge fail
- anyone with sufficient interest can submit a challenge