Timescales Involved in Promoting Land and Maximising Land Value

Timescales Involved in Promoting Land and Maximising Land Value Through the Scottish Planning System

Learn about the timescales involved in promoting land and maximising land value through the Scottish planning system.

Planning Timescales and Land Promotion

Promoting land and maximising its value through the Scottish planning system is a complex process that involves multiple stages and varying timescales which depends on the size of the land promoted as well as its current land use and allocation in the Local Development Plan.

Understanding these timescales is crucial for landowners and promoters to plan effectively and achieve the desired outcome, a maximised land value.

However, for a medium scale site located within a defined settlement, the following promotion timescale can be utilised as a rough ballpark.

Step 1: Initial Feasibility Study and Site Assessment

  • Duration: 1-3 months
  • Activities: Conducting a preliminary assessment of the land to determine its development potential, including site visits, environmental impact assessments, and initial market analysis.
  • Outcome: Feasibility report outlining the potential for development and any major constraints and Heads of Terms prepared outlining aims of each party.

Step 2: Pre-Application Consultation (if required)

  • Duration: 2-4 months
  • Activities: Engaging with local planning authorities, stakeholders, and the community to gather feedback and address concerns before submitting a formal planning application.
  • Outcome: Detailed understanding of local requirements and community expectations, which can be used to refine the development proposal.

Step 3: Enter Contractual Agreement to Promote Land

  • Duration: 2-6 months (usually undertaken in tandem with steps 1 and 2 with some potential overlap into step 4)
  • Activities: Engaging with legal representative to ensure each party is aware of their roles and responsibility.
  • Outcome: Contract is in place which enables promoter to submit formal planning application.

Step 4: Preparation of Planning Application

  • Duration: 3-6 months
  • Activities: Preparing detailed plans, designs, and supporting documents required for the planning application. This may include architectural drawings, environmental impact assessments, transport studies, drainage assessment and designs. Note that the requirement for ecological surveys is dictated by species and their corresponding survey windows and this can affect the submission date.
  • Outcome: Comprehensive planning application ready for submission.

Step 5: Submission and Validation of Planning Application

  • Duration: 1-2 months
  • Activities: Submitting the planning application to the local planning authority and waiting for validation. Validation ensures that all necessary documents and information have been provided.
  • Outcome: Official confirmation that the planning application has been accepted for review.

Step 6: Public Consultation and Planning Officer Review Period

  • Duration: 3-4 months
  • Activities: Public consultation period where local residents and stakeholders can submit comments or objections. The planning authority reviews the application, considering feedback from the public and statutory consultees.
  • Outcome: Compilation of all feedback and preparation of Report of Handing (Sometimes the decision will be delegated other times it will require referral to the planning committee.

Step 7: Planning Committee Decision

  • Duration: 1-2 months
  • Activities: The planning committee reviews the application and makes a decision. This may involve additional meetings and discussions to address any remaining issues.
  • Outcome: Approval, conditional approval, or rejection of the planning application.

Step 8: Addressing Conditions, Developer Contribution Requirements or other Technical Approvals

  • Duration: 3-6 months (if conditions are attached)
  • Activities: If the planning application is conditionally approved, addressing the specific conditions set by the planning authority. This may involve additional studies or modifications to the development plans.
  • Outcome: Full planning permission granted once all conditions are met or Technical Approvals achieved.

Step 9: Preparation for Development and Marketing Site

  • Duration: 6-12 months (usually undertaken in tandem with step 8)
  • Activities: Depending on the promotion structure this could include marketing the site to a developer or investor. Or finalising plans, securing financing, appointing contractors, and obtaining any additional permits or consents required.
  • Outcome: Readiness to commence construction.

Looking to have an understanding on the timescales associated with your land?

Book a discovery call to learn more about how Interurban Developments Ltd can help you navigate the timescales and complexities of the Scottish planning system.

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