Planning Permission and Strategy in Aberdeen
If you own land in Aberdeen and want to know whether homes could get planning permission, the answer starts with policy, not plans. We look at what the development plan says, what has been approved or refused nearby and what surveys the site needs. On promotion agreements we fund that work, and we never promise an outcome we cannot control.
Aberdeen · AB10Free site appraisal
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- Free site appraisalNo cost, no obligation
- Legal fees coveredReasonable fees, on options and promotion
- Nothing to pay upfrontOn promotion: we fund planning
- Direct purchaseSuitable sites, with or without planning
- UK-wideEngland, Wales, Scotland and NI
Our work around Aberdeen
Aberdeen (AB10) anchors our coverage of Aberdeen & Aberdeenshire, which takes in 4 other places. Stonehaven is the closest neighbouring place we cover, at about 13 miles, followed by Inverurie and Peterhead.
Typical work around Aberdeen: land with an expired or ageing consent, schemes that need redesigning to work and sites that need a fresh planning strategy. As Aberdeen is in Scotland, applications are judged against National Planning Framework 4, and the buyer of land pays Land and Buildings Transaction Tax (LBTT).
Send us the site address near Aberdeen and we will tell you what we think the planning route is.
Our approach in Aberdeen
The right application route
Outline, full or another route the rules allow in that nation. We explain why we chose it and what each route means for timing, cost and risk.
Policy first
We start with the development plan, national policy and the planning history of the site, so the strategy rests on what the council will actually test the application against.
Early engagement
We seek pre-application advice from the council where it is offered, and talk to neighbours and community groups before submitting, so concerns are dealt with early.
Technical work commissioned
Ecology, drainage, highways, flood risk, heritage and ground conditions, as the site requires. We brief each consultant and check their findings against the planning case.
Planning and land rules in Aberdeen
Scottish land deals differ from the rest of the UK in a few ways: contracts are concluded by missives, consent in principle is called planning permission in principle, and developer contributions use Section 75 agreements. Land to Homes works within those rules around Aberdeen, whether buying a suitable site directly with no onward chain, subject to survey, title and contract, or promoting it through planning with nothing to pay upfront. Planning permission is never guaranteed, so we explain the risks plainly.
In Scotland, National Planning Framework 4 forms part of the statutory development plan alongside the Local Development Plan. National and major developments need a proposal of application notice and community consultation before an application is made, and planning permission in principle can establish whether housing is acceptable. Obligations are secured through Section 75 agreements.
| Who decides applications | The council as planning authority (or a national park authority in its area) |
|---|---|
| In-principle consent | Planning permission in principle (PPP), followed by approval of matters specified in conditions |
| How a sale becomes binding | Land sales are concluded through missives, formal letters exchanged between solicitors that become a binding contract once concluded, followed by settlement on the date of entry and registration in the Land Register of Scotland. |
| Developer contributions | Section 75 planning obligations, with Section 69 agreements sometimes used for simple one-off payments |
Your questions answered for Aberdeen
What happens if planning permission is refused?
You can usually appeal, submit a revised application that deals with the reasons for refusal, or wait for planning policy to change. The right choice depends on the reasons given. We review the decision notice, take specialist advice where needed and explain the options. Under a promotion agreement, further planning work is funded by us on the terms set out in the agreement.
How long does it take to get planning permission?
It varies with the size of the scheme, the council's workload and whether a legal agreement is needed. Small schemes usually move faster than major applications, which have longer statutory periods and often need a planning obligation. Pre-application advice and good survey work add time at the start but often save time later. We give you a realistic view for your site.
Who pays for a planning application?
Normally whoever makes the application pays the council fee and the cost of the surveys and reports. Under a promotion agreement with Land to Homes, we fund the planning work, and those costs are only recovered from the sale proceeds if the land sells with planning permission. On a direct purchase without planning, the planning cost and risk become ours.
What is a Section 106 agreement?
A Section 106 agreement is a legal agreement between a council and a landowner or developer that makes a development acceptable in planning terms, for example by securing affordable homes or contributions to schools and roads. It applies in England and Wales. Scotland uses Section 75 agreements and Northern Ireland uses Section 76 planning agreements for similar purposes.
Do you take on planning and building work in Aberdeen?
Yes, on sites we buy, option, promote or develop in partnership in Aberdeen and elsewhere in Aberdeen & Aberdeenshire, including Peterhead, Inverurie and Fraserburgh. We do not take on planning or building work for third parties as a consultancy.
Read more: Planning Permission and Strategy · Guide: Who pays for land promotion? Fees, costs and legal fees explained