What is a planning or building regulations application?
Planning permission decides whether a project can be built; building regulations decide how it must be built. Most extensions, lofts and conversions need building regulations approval even when planning permission is not required.
How much does a planning or building regulations application cost in Galashiels?
In Galashiels, a planning or building regulations application typically costs £750–£2,500 for application management (council fees extra), including VAT at 20% (standard rate; planning application fees carry no VAT, council building control fees include VAT). Building costs in Scotland are close to the UK average, so the figures for Galashiels are close to our national guide. Council application fees are extra.
| Size or type | Guide range |
|---|---|
| Application management (council fees extra) | £750–£2,500 |
| Larger or more complex projects | £2,500–£3,000 |
What moves the price most:
- Planning conditions
- Council fees
- Agreements with neighbours on shared walls
- Type of application
A guide range is only a starting point: the guide price tool gives an instant figure for your size, and a free survey turns it into a fixed quote.
Planning and building regulations in Galashiels
Before anything is built in Galashiels, we confirm which approvals apply in Scotland. In Scotland planning applications and building warrants are both made to the council, and the warrant must be granted before work starts.
In Scotland a building warrant is needed before work starts on most extensions, loft conversions and conversions. It is issued by the council’s building standards service. When the work is finished, a completion certificate is submitted and accepted by the council after inspection.
We check this for your address before design work starts, so there are no surprises later.
What we handle
Handled as part of most planning and building regulations applications:
- Building control application and inspections
- Certificate of lawfulness applications
- Build-over agreements with the water company
- Permitted development assessment
- Written agreement with neighbours on shared walls
- Discharge of planning conditions
How long does it take?
Allow about 8 weeks for a householder planning decision (two months in Scotland). If the drawings are for a planning application, add the council’s decision period once they are submitted.
Building in Galashiels
Scotland’s housing ranges from sandstone tenements and villas to post-war and modern estates, and the building warrant system shapes how projects are planned.
Galashiels sits in the Scottish Borders. We cover the whole of Galashiels, including postcodes TD1.
How it works
- 01
Survey and brief
We visit, talk through what you want and record the existing building.
- 02
Design options
Sketch layouts to agree the approach before detailed drawing starts.
- 03
Drawings and documents
The drawings and forms the council and building control need.
- 04
Approval
We follow the application through to a decision and pass on the approved drawings.
Questions about planning and building regulations applications in Galashiels
How long does a planning decision take?
Councils aim to decide most householder applications within 8 weeks.
What is a certificate of lawfulness?
A certificate from the council confirming that a project is permitted development. It is optional but useful when selling the house.
Do you handle planning and building regulations applications in Galashiels?
Yes. We handle planning and building regulations applications across Galashiels, including postcodes TD1. Every project starts with a free home visit.
What about shared walls in Galashiels?
Scotland has no Party Wall Act. Work on shared walls is governed by your title deeds, the Tenements (Scotland) Act 2004 for flats, and common law, so we agree arrangements with neighbours in writing before work starts.
How much does a planning or building regulations application cost in Galashiels?
In Galashiels, a planning or building regulations application typically costs £750–£2,500 for application management (council fees extra), including VAT at 20% (standard rate; planning application fees carry no VAT, council building control fees include VAT). Your fixed price depends on the survey and drawings.
What happens if I build without approval?
The council can take enforcement action, and missing approvals cause problems when selling. It is always better to get approvals first.