Find Edinburgh Planning Applications, Comments and Consents
Use this guide when you need to search the Edinburgh planning portal, read application drawings, comment on a proposal, check whether permission may be needed, or prepare a cleaner application before upload.
It is built for real Edinburgh planning problems: flats, listed buildings, conservation areas, windows, extensions, short term lets, shopfronts, building warrants, neighbour comments, validation checks and formal decisions.
Quick answer: The Edinburgh planning portal is the City of Edinburgh Council Planning and Building Standards Portal. It lets users view planning applications, enforcement cases, appeals and building warrant information, and it is the quickest route for submitting comments on open planning applications.
From 10 November 2025, users must register on the Council’s Planning Portal to submit planning comments, although plans and documents can still be viewed without registering. For applications, the Council directs applicants to ePlanning Scotland and asks them to read planning guidance, validation guidance and fee guidance before applying.
Start With the Right Planning Route
Most people searching for the Edinburgh planning portal are trying to complete one specific job. Choose the route first so you do not use the wrong register, form, comment period or consent type.
I need to find an application
Use the portal search by application reference, address, postcode, keyword, weekly/monthly list, property search or map search.
I want to comment
Register on the portal, check the deadline and comment on planning issues such as traffic, parking, privacy, daylight, conservation, design, noise or listed building setting.
I want to alter a home
Check planning permission, certificate of lawfulness, listed building consent, conservation rules and building warrant requirements before starting work.
I need to apply
Use ePlanning Scotland and prepare the correct drawings, ownership certificate, fee, red-line plan, blue-line ownership land and supporting reports.
I am in a historic area
Check listed status, conservation area controls, World Heritage setting, window guidance, design guidance and heritage impact before making visible changes.
I suspect a breach
Planning enforcement is separate from commenting. Use enforcement guidance if work appears unauthorised, conditions are not followed or listed building works are suspected.
How to Search the Edinburgh Planning Portal
The official portal is sometimes known as PublicAccess. The Council’s portal guide explains that users can search planning applications, appeals, enforcements and building warrants using several search methods.
Use the reference number if you have it
A planning reference is the fastest route. Edinburgh examples can look like 01/00001/FUL. If you only know part of a reference, the portal guide says wildcard searching can be used with the * character on reference fields.
Try address, postcode or single-line search
For simple search, enter a keyword, reference, postcode or single line of an address. This helps when a neighbour letter gives only an address or when you are checking nearby work.
Use Advanced Search for messy cases
Advanced Search helps when you need a date range, applicant name, description keyword, application type or several filters together.
Use Weekly or Monthly lists for new cases
Weekly and monthly lists are useful if you want recently validated or recently decided applications in a specific period.
Use Property or Map Search for area checks
Property search and map search can help when you do not know the reference number, or when you are checking applications around a street, tenement block, shopfront or development site.
Read the Application Record Before You Act
Do not rely on the short proposal description alone. Open the documents, plans, comments, important dates and decision information before you object, support, buy a property or start work.
| Portal item | What it tells you | What to check carefully |
|---|---|---|
| Application summary | Proposal description, site address, reference, status, application type and key dates. | Check whether there are separate applications for planning permission, listed building consent, advert consent or conservation area consent at the same site. |
| Important dates | Validation, consultation, neighbour notification, advert and decision timing. | Public comments are normally due within 21 days of validation, neighbour notification or advertisement, whichever is later. |
| Location plan | Shows the land included in the application. | Look for the red line, access, garden land, bin storage, parking, visibility and whether the site boundary is complete. |
| Block plan | Shows the proposal in relation to boundaries, streets and nearby buildings. | Check distance to neighbours, road access, trees, levels, paths, boundary walls and shared areas. |
| Elevations and sections | Show how the building looks before and after. | Look for windows, dormers, rooflights, shopfronts, materials, height, overlooking and street-scene impact. |
| Supporting statements | Explain design, access, heritage, drainage, transport, noise, odour or other technical issues. | Check whether the statement really addresses conservation, listed building setting, amenity and policy. |
| Decision notice | Formal approval, refusal or conditions. | Read conditions, approved drawing numbers and any requirement before work starts. |
| Building warrant register | Shows building warrant details where available. | Planning permission and building warrant are different; many projects need both. |
How to Comment, Object or Support Without Wasting Your Comment
The Council can only consider comments that are relevant to planning issues. Write clearly, include the application reference and avoid private personal information inside the body of your comment.
Planning points that can matter
- Traffic, parking, servicing and access impact.
- Appearance of the area and effect on the street scene.
- Impact on a conservation area.
- Setting or character of a listed building.
- Loss of significant landscape features.
- Noise, disturbance and late-night use.
- Cooking odours, ventilation and extraction.
- Loss of sunlight or daylight.
- Overshadowing, overlooking and privacy.
- Design conflict with adopted planning guidance or the development plan.
Weak or non-planning points
- Loss of private view.
- Effect on property values.
- Building regulation matters.
- Anonymous comments.
- Offensive, derogatory or racist remarks.
- Personal disputes with the applicant.
- Speculation without site-specific evidence.
- Repeated copied text that does not explain the local impact.
Register if you want to comment online
From 10 November 2025, users must register on the Council’s Planning Portal to submit comments. You can still view plans and documents without registering.
Check the comment deadline
Public comments are normally due within 21 days of validation, neighbour notification letter or press advert, whichever is later. Environmental Impact Assessment cases have a 30-day period.
Identify the exact application
Include the reference number, site name or address, date, your name and address, and the proposal you are commenting on.
Use headings and evidence
Separate points into parking, daylight, privacy, heritage, design, noise, odour or conservation. Refer to plan numbers, photographs, site measurements or policy where useful.
Do not include private details in the comment body
Your name, address and stance may be published with the comment after a decision. Keep emails, phone numbers, signatures and unnecessary personal details out of the comment text.
Check if Planning Permission Is Needed First
Small works may not always need planning permission, but Edinburgh has many site-specific constraints. Flats, listed buildings, conservation areas, shopfronts, windows, short term lets and external alterations need careful checking.
Householder alterations
Extensions, sheds, dormers, rooflights, boundary changes, decking and external materials may be controlled by planning rules, guidance or permitted-development limits.
Flats and tenements
Flats have different practical issues from detached houses, including common stairs, shared roofs, rear elevations, amenity, windows, bins and neighbour impact.
Windows and external changes
Edinburgh has specific guidance for windows and historic buildings. Do not assume replacement windows are minor if the building is listed or in a conservation area.
Listed buildings
Listed building consent may be needed for alterations, extensions or demolition affecting the character of a listed building.
Shops and business use
Change of use, shopfronts, signage, cooking odours, extraction, noise and town centre policy can affect business applications.
Certificate of lawfulness
If you need a formal determination that work does not need permission, use a certificate of lawfulness rather than relying only on informal helpdesk advice.
Before You Apply: Edinburgh Submission Checklist
The Council advises applicants to read planning guidance, validation guidance and the fees charter before applying. A weak upload can delay validation before the planning assessment even begins.
Core application items
- Correct ePlanning Scotland form.
- Accurate description of the proposed development.
- Correct site address or clear site description.
- Applicant and agent name and address.
- Land ownership certificate where required.
- Correct planning fee where required.
- Location plan with solid red site boundary.
- Blue line for other nearby land owned by the applicant.
- Block plan showing existing and proposed buildings.
- Existing and proposed drawings at recognised metric scale.
Edinburgh-specific checks
- Is the site listed, in a conservation area or near listed buildings?
- Is the site in the Old and New Towns World Heritage area or its setting?
- Are windows, dormers, rooflights, shopfronts or stonework visible from public streets?
- Could cooking odours, ventilation, noise or late-night use affect neighbours?
- Does the proposal affect daylight, privacy, stair access, bin storage or shared areas?
- Could a building warrant also be needed?
- Does the proposal need pre-application advice or major-development consultation?
Validation Guidance PDF: What It Means for Edinburgh Applicants
The national validation guidance used by the Council explains the minimum information required before a planning application is valid in Scotland. It also explains why missing or unclear documents delay the process.
| Validation requirement | What it means | How to avoid delay |
|---|---|---|
| Full description | The application must clearly describe what is being proposed. | Describe all external works, use changes, demolitions, alterations and key elements requiring consent. |
| Correct address | The statutory address must be accurate, including flat references where relevant. | Use the exact flat, stair or unit description and check the address selected in ePlanning Scotland. |
| Ownership certificate | Most applications require a certificate confirming ownership or notice to owners. | Use the correct certificate. False certification is an offence and can cause serious problems. |
| Location plan | The site must be identifiable in relation to surrounding land and buildings. | Use a current map, solid red line, metric scale and include land needed for access, parking, visibility and landscaping. |
| Blue ownership line | Other nearby land owned by the applicant should be shown in blue. | Do not leave ownership land unclear, especially around garden land, lanes, rear access or shared areas. |
| Block plan | Shows existing and proposed buildings on the site. | Show boundaries, roads, access, paths, existing buildings, proposed works and neighbouring relationship. |
| Metric scaled drawings | Plans must be drawn to a recognised metric scale. | Use clear existing/proposed elevations, floor plans, roof plans and sections where relevant. |
| Correct fee | The correct planning fee must be submitted where a fee is required. | Check the fee charter or ePlanning fee calculation before sending the application. |
| Extra reports | Supporting information can be required depending on scale and nature. | Consider design, access, heritage, transport, drainage, noise, odour, daylight, structural or environmental information early. |
Plan and Drawing Rules That Prevent Rejection
The validation PDF gives practical drawing requirements. Use this section as a final drawing audit before you submit anything through ePlanning Scotland.
Location plan
Use an up-to-date base map, normally 1:1250 or 1:2500. Edge the application site with a solid red line and include all land needed for access, visibility, parking and landscaping.
Recognised scale
Plans and drawings should be drawn to an identified metric scale. Detailed drawings are commonly expected at 1:50 or 1:100, depending on the proposal.
Existing and proposed
Submit existing and proposed elevations, floor plans, roof plans and sections where relevant. Proposed materials should be annotated on drawings.
Sections and levels
Sections are especially useful where the site slopes, neighbouring ground is at another level, or a dormer, basement, boundary wall or extension affects neighbours.
File names
Name files clearly: “Existing Front Elevation”, “Proposed Roof Plan”, “Location Plan” or “Heritage Statement” is better than “scan final new.pdf”.
Visible changes
For windows, dormers, rooflights, shopfronts or stonework, show enough detail for the Council to assess design, materials and conservation impact.
Listed Buildings, Conservation Areas and Edinburgh Design Risk
Edinburgh’s planning system is heavily shaped by heritage, townscape and design quality. This is where many generic planning portal guides fail because they do not address the local context.
Listed buildings
Listed building consent can be needed for alterations, demolition or extensions affecting character. This may apply even where the work looks small.
Conservation areas
Conservation area impact is a material planning consideration. Windows, roof changes, boundary treatment, stonework and demolition need special care.
World Heritage setting
Edinburgh’s historic skyline, street pattern and urban form can affect how roof, height, signage and visible external works are assessed.
Windows
Window changes can be sensitive in tenements, listed buildings and conservation areas. Check Council guidance before replacing traditional windows.
Shopfronts and signage
New signage, lighting, shutters, awnings, extraction and shopfront alterations can need planning permission, advert consent or listed building consent.
Trees and landscape
Loss of significant landscape features can be relevant to planning comments and design assessment, especially where the proposal affects mature trees or gardens.
Major Development and Pre-Application Consultation
National and major developments follow a different front-end process. The Council’s pre-application consultation guidance says applicants for national and major developments must undertake public consultation before submitting a planning application.
Check whether PAC applies
If the applicant is uncertain whether a proposal is national or major development, a pre-application screening notice can be used to ask whether PAC is required.
Submit a Proposal of Application Notice
If PAC is required, the applicant must submit a Proposal of Application Notice at least 12 weeks before the planning application is submitted.
Consult the right people
The statutory minimum includes consulting every community council whose area is within or adjoins the site, holding at least two public events and publishing event details in a local newspaper.
Remember PAC is not a formal application comment
Pre-application consultation does not replace the public’s right or need to comment on the final planning application once it is submitted.
Fees, Timing and What to Check Before Payment
Planning fees can change and some applications have special rules. Always calculate the live fee through ePlanning Scotland or the official fees charter before submitting.
Before you pay
- Check whether the application type has a fee.
- Check whether the proposal includes more than one development category.
- Check whether a local review or condition application has a separate fee rule.
- Check whether listed building or conservation area consent is separate from planning permission.
- Keep the payment confirmation and application reference.
Timing expectations
- The Council charter says applications are checked within five working days and applicants are advised of problems.
- A valid application acknowledgement should identify the officer and timescale.
- Neighbour notification and consultation may follow after validation where applicable.
- Minor changes may be considered during assessment, but substantial changes can lead to refusal or a new application.
- Comment deadlines and decision timing can be affected by holidays, advertising, committee or legal agreement issues.
After a Decision: Approval, Refusal, Review and Enforcement
A decision notice is not the end of the process. Conditions, approved drawings, appeals, local reviews, building warrants and enforcement risk may still matter.
If permission is approved
Read the approved plan numbers and every condition. If conditions prohibit commencement until details are approved, do not start work before the condition position is clear.
If permission is refused
Read the refusal reasons carefully. Depending on the application type, the applicant may consider amended plans, a fresh application, a review or an appeal.
If conditions need compliance
Condition details and compliance may be recorded in the application file. Buyers should check this before relying on old permissions.
If work looks unauthorised
Planning enforcement may prioritise unauthorised works that conflict with the development plan, harm listed buildings, affect the World Heritage Site or damage conservation area character.
Official Edinburgh Planning Links Use After Reading the Guide
Use these official links only for the action you need. Keep your reference number, site address, postcode, drawings or comment text ready before opening the live service.
Independent guide note: this page explains the process in plain English. Always use the City of Edinburgh Council and ePlanning Scotland websites for live records, legal requirements, fees, forms and deadlines.
FAQs About the Edinburgh Planning Portal
Where do I search Edinburgh planning applications?
Use the City of Edinburgh Council Planning and Building Standards Portal. You can search by reference number, keyword, postcode, address, weekly/monthly list, property search or map search.
Do I need to register to comment on an Edinburgh planning application?
Yes. From 10 November 2025, users must register on the Council’s Planning Portal to submit comments. Plans and documents can still be viewed without registering.
How long do I have to comment on an Edinburgh planning application?
Public comments must normally be made within 21 days of the validation date, neighbour notification date or press advertisement date, whichever is later. Environmental Impact Assessment cases have a 30-day comment period.
What can I object to on a planning application?
Useful planning issues include traffic, parking, appearance of the area, conservation area impact, listed building setting, landscape features, noise, odour, daylight, overshadowing and privacy.
What should I avoid putting in a planning objection?
Avoid points about loss of private view, property value, building regulation matters, personal disputes, anonymous comments, offensive language and private personal details inside the comment text.
Can I apply for Edinburgh planning permission online?
Yes. The Council directs applicants to ePlanning Scotland for online planning applications. Before applying, read the Council’s planning guidance, validation guidance and fees charter.
Do small alterations always need planning permission in Edinburgh?
No. Some small alterations may not need planning permission, but listed buildings, flats, conservation areas, windows, external changes and use changes can alter the answer. A certificate of lawfulness can provide formal certainty.
Is planning permission the same as a building warrant?
No. Planning permission deals with land use, design, amenity, heritage and policy. A building warrant deals with building standards. A project can need one, both or neither.
What documents are usually needed for a valid planning application?
Common validation items include a correct form, accurate description, site address, ownership certificate, correct fee, location plan, block plan, metric-scale drawings and supporting information where needed.
What happens if Edinburgh planning permission is approved with conditions?
Read the decision notice carefully. Some conditions may need approval before work starts, and condition compliance information can be recorded in the application file and viewed through the planning portal.