Dealing with your planning application

We'll deal with your planning application as quickly as we can. But for us to do this, you must make sure you've filled everything in correctly.

We have set out below the processes that your application will go through before we make a decision.

It will be checked to ensure that all the correct information has been provided.  To help you with this process, a checklist has been drawn up to help identify any gaps in your application and reduce any unnecessary delays:

• All relevant sections of the application form are completed
• Land Ownership Certificate included where required 
  Forms are signed and dated (paper copies only)
• Correct licence attached to Ordnance Survey maps (see our page on What Plans do I Need?)
• Red line must be the same on each location plan
• A block plan that shows both the existing and the proposed buildings
• Plans must be to a metric and recognised scale
• Correct fee has been submitted
• Full set of existing and proposed plans and elevations

Please note:  If any of the above information is missing your application will be returned to you along with the submitted fee.  We will explain to you why the application has been returned.

If, at any point, during the assessment process you are asked to provide additional information please ensure that you include your Application Number, Site Address and Case Officer name if known.

When the application is valid we will send you an acknowledgement letter.

The application and plans will be scanned and made available for the public to View, Track and Comment online.

The application is assigned to a case officer who will arrange a site visit – you don't need to be present at this visit.

Fife Council will notify all neighbours within a 20-metre radius of the application property.  You may be liable to pay an advertising fee of £162.00 if we cannot locate any premises on neighbouring land.

If necessary, statutory consultees will be contacted to provide comments on your application.

Once this process is completed the officer will begin the assessment of the application.

Please note that the case officer will not be able to discuss the progress of your application until all consultations have been received.  The neighbour notification period takes 21 days to complete and in some instances, responses from statutory consultees may take longer.

Click here for more information on our statutory Neighbour Notification process.

When you submit a planning application, our planning officers will take into account any planning constraints which may have a bearing on the final decision. There are a number of planning constraints and each of these are considered on an individual basis.

Please note the list below is not exhaustive but provides details of the most common constraints and organisations we will consult with.

Tree Preservation Orders

Trees can be protected either by a Tree Preservation Order or because it is within a conservation area. If your application includes a tree in one of these categories you must obtain our consent before you commence work. A Tree Preservation Order may relate to a single tree or a group of trees. It is an offence to undertake work on a protected tree. This includes lopping, felling and removing. For further information and advice please contact one of our officers at protected.trees@fife.gov.uk

Contaminated Land

Some areas of Fife land may be affected by contamination due to former land uses, industrial processes, accidental spillages and waste disposal. This land needs to be carefully managed to avoid any unnecessary risks to human health, and future development as well as to protect the natural environment. If you are aware of or suspect any such contamination on the land you wish to develop you will need to inform us when you submit your application. There are no formally designated contaminated land sites in Fife at the present time. In the future, if a piece of land is determined as contaminated you will be able to access this information by contacting contaminated.land@fife.gov.uk

Listed Buildings

You will need Listed Building Consent from Fife Council if you wish to alter, extend or demolish a listed building. Please check our listed buildings page for further information. In some cases, we will need to consult with Historic Scotland before we can make a decision on your application.

Conservation Areas

Fife is responsible for the conservation of designated areas which recognise the significance of both the built and natural environment. Development applications within a conservation area are subject to more constraints and you may be required to submit a planning application for works such as painting a building.

The Council works closely with organisations such as Historic Scotland and Scottish Natural Heritage to ensure that Fife’s landscape, buildings and ancient monuments are protected and maintained for future generations.

Article 4 Directions

Some areas due to their importance have additional constraints attached to them.   Article 4 Directions are issued by Fife Council where we require specific control over developments. They are more commonly applied in conservation areas. An Article 4 Direction removes permitted development rights thereby making it necessary to obtain planning permission. If you are unsure whether the site you wish to develop/alter is covered by an Article 4 Direction please contact us before you begin any work.

Flooding

If we believe your application site is in an area identified as a flood site we have a duty to consult with the Scottish Environment Protection Agency (SEPA). They will advise us on any flood risk as well as advise on flood prevention measures. Further information relating to flooding can be found on the SEPA web page. Additional information is also available from the Scottish Government publication Online Planning Advice on Flood Risk.

Hazardous Substances

There are a number of sites in Fife which have Hazardous Substances Consent. These sites are protected by buffer zones which will restrict any development proposals. Environmental Services will provide further information on the storage and disposal of hazardous substances.

Noise Pollution

Planning Advice Note 56 Planning and Noise provides guidance on the use of statutory powers to negate the impact of noise in relation to a new application. Conditions may be attached to a planning application to minimise noise pollution. These conditions will only be imposed where necessary to the planning process.

The case officer will take into consideration the following when assessing an application:

• responses from statutory consultees
• material considerations (further information can be found within the Material Considerations section on this page)
• planning legislation
• structure and local plans (further information can be found on our page Development Plan and Planning Guidance)
• planning history of the site
• design of the proposed development and impact on the surrounding area
• environmental impact of the proposal
• traffic impact of the proposal
• impact on infrastructure such as water supply and drainage
• views of neighbours who have submitted written representations (so long as material to the application)

After assessing all relevant information the officer will prepare a report based on their findings and make a recommendation.

The type of application will establish whether the case officer or planning committee will make the decision (see the section below on How We Make Decisions).

Our aim is to process your application within 2 months of validation. This may not be possible if we need to consult with external organisations or statutory consultees.  Please note that the time allowed for determining major applications is 4 months.

Under our List of Officer Powers, decisions can be made by either a Case Officer or a Planning Committee.

The different levels in the decision making process determine how you can appeal against a decision.  Only the applicant has the right to appeal.

Decision

Regardless of who makes the decision there may be a number of outcomes. This could be to:

• refuse the application
• approve it subject to conditions
• approve it with no conditions

Once a decision has been reached a decision notice will be sent out to you or your agent.  If your application is approved, this will include any conditions that the Council thinks necessary.  If it is refused, there will be detailed reasons for refusal and you have the right of appeal within 3 months of decision.  Details of how to appeal are included with the decision notice.  Planning decisions can be viewed by searching the planning register.  Anyone who has commented on your application will be notified in writing of the Council's decision.

Many applications are granted consent subject to conditions.  These may require certain works to be carried out, or details approved before work starts. Work cannot lawfully commence until those conditions are complied with.   You will need to complete and send us a Commencement Form when you begin work.

Time limits

If an approved application does not begin within a certain time period from the time of decision the consent for that development will lapse. A fresh application will have to be submitted to the Council for the development.  This will involve a further payment for your application.

Details of the time allowed will be included in your decision letter.

Material Considerations are matters that will be taken into account when deciding whether or not a planning application will be approved.  Each application is considered on its own merits.   Any decision we make will take into account our Strategic Development Plans, Regional Spatial Strategies and Local Development Plans.  You may wish to look at our plans to find out if your application is likely to be acceptable by us.  You can view the plans by checking our page Development Plan and Planning Guidance.

Other factors which may affect your application are:

• Suitability of the site for development e.g. contamination or flooding issues
• Visual appearance of the proposed development and its relationship to the surrounding area
• Nuisance caused by noise, smell, fumes or glare of floodlights
• Impact on the setting of listed buildings or conservation area
• Adequacy of infrastructure e.g. water, sewerage, drainage
• Provision of suitable access e.g. road safety, parking issues, amount of traffic generated, impact on pedestrians
• Planning history of the site including previous decisions, appeals and reviews

This list is not exhaustive but gives you an indication of what will be considered when making a decision.

The following list includes items which are NOT material considerations and therefore will not be part of the decision making process:

• Private interests e.g. competition between businesses
• Applicant's lack of ownership of the site
• Any impact on the value of your property
• The loss of views from your property
• Any private legal disputes e.g. boundary disputes, access rights
• The developer's character, background or motives

If your application is to be decided by a Planning Committee rather than a Case Officer you will be informed of this process.  You have the right to attend the meeting but you will not be allowed to make any comments during the committee.

Information, including dates of meetings and relevant papers can be found on our Committees page.  You will also be able to find information about the membership of committees here.  These meetings are open to the public

There are 2 planning committees in Fife - Central & West Area Planning Committee and North East Planning Committee.

All development applications can be viewed online at Fife Council Online Planning System.

You can track the progress of your application using our new Planning Application Timeline tool. This tool provides you with up-to-date information on what stage your application is currently at and details of what stages have passed.

To view additional information relating to your application such as drawings etc. please see our Online Planning System.