Pre-application advice and surgeries

Advice

We cannot provide bespoke advice or comment on specific proposals at this time.

We encourage you to get an architect/planning consultant or other qualified agent to help with your application. They should:

• identify policies that will be relevant to the determination of your application
• identify information that will be required to support your application
• prepare a statement to support your application addressing relevant policies and planning considerations is not accompanied by information that, in our opinion, justifies a departure from the policy or guidance

The outcome of any planning application cannot be guaranteed, but planning law requires decisions to be made in accordance with the development plan unless material considerations indicate otherwise.

Proposals likely to be supported

Proposals that comply with development plan policy and associated supplementary guidance and planning advice notes are most likely to be supported.

The development plan comprises NPF4 and the Angus Local Development Plan. Where policies in the two plans are not compatible, those contained in NPF4 will prevail.

Proposals unlikely to be supported

A proposal is unlikely to be supported if it:

• does not comply with development plan policy and associated guidance and
• is not accompanied by information that, in our opinion, justifies a departure from the policy or guidance.

If your proposal does not comply with policy or guidance, you must submit a supporting statement justifying the departure with your application.

Bats

We have a legal duty to consider whether a development is likely to affect bats.

The Bat Conservation Trust publishes good practice guidelines. These include advice on when bat surveys are likely to be required.

We will ask for a bat survey before we determine a planning application if:

• good practice guidelines indicate that a bat survey is required or
• there is reasonable evidence to suggest that a proposal may affect bats

. This helps establish whether bats are present and what impact a proposal may have on them.

Listed buildings and conservation areas

There are special rules and considerations if your proposal affects a listed building or a building in a conservation area.

Find out more about conservation areas.

The Royal Incorporation of Architects in Scotland has a list of registered architects who are qualified and experienced to act as the lead professional in conservation work.

Other consents

Your proposal may require other consents, such as:

• building warrant approval
• permission to alter a pavement or road verge

Before you start any work, get a qualified and experienced agent to ensure you have all the permissions and consents you need.