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 Lerwick?
In Lerwick, 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). Island and remote projects usually cost more than this guide because of shipping, travel and accommodation. 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 |
The main things that change the cost:
- Revisions requested by the council
- Agreements with neighbours on shared walls
- Building control route
- Type of application
Your exact price depends on the survey and drawings. The guide price tool gives a quick range in the meantime.
Planning and building regulations in Lerwick
Approvals for a planning or building regulations application in Lerwick follow the rules for 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.
At the survey we check your house’s planning history and any restrictions, and tell you which route applies.
What we handle
On a typical planning or building regulations application we handle:
- Certificate of lawfulness applications
- Building control application and inspections
- Written agreement with neighbours on shared walls
- Build-over agreements with the water company
- Discharge of planning conditions
- Planning or householder applications
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 Lerwick
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.
Because Lerwick is reached by sea, we confirm availability before quoting and list shipping and travel costs separately.
How it works
- 01
Survey and brief
We visit, talk through what you want and record the existing building.
- 02
Concept design
Options for layout and appearance, revised until you are happy.
- 03
Application drawings
Plans, elevations and supporting documents prepared for the council.
- 04
Submission and follow-up
We submit the application and deal with questions from the council or building control.
Questions about planning and building regulations applications in Lerwick
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 Lerwick?
Yes. We handle planning and building regulations applications across Lerwick, including postcodes ZE1. Every project starts with a free home visit.
What about shared walls in Lerwick?
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 long does a planning decision take?
Councils aim to decide most householder applications within 8 weeks.
How much does a planning or building regulations application cost in Lerwick?
In Lerwick, 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.