This service is managed by Planning and Regulatory Services
Application types
Types of Applications
Once you know which type of application you need, you can apply online through the Scottish Government's e-planning website. You can also download paper copies of forms from the same site.
On the e-planning website, click "Download Forms" at the bottom right of the home page. Select Orkney from the "Application Forms and Guidance Notes" dropdown to see the full list of forms and guidance notes.
Depending on the type of application, you may also need to submit supporting documents, including land ownership certificates where applicable.
Standard Planning Application
Full Planning Permission
This application lets you submit full details of your proposal in one stage. Your plans need to show the development clearly and accurately in full detail.
You'll also need this type of application if you want to change the use of a house or building.
Planning Permission in Principle
This type of application establishes whether developing a piece of land is acceptable in principle, without detailed plans.
Getting planning permission in principle does not give you the right to start work. Conditions will be attached setting out what further details you need to submit and get approved, through a separate application, before work can start.
If your proposal is sensitive, we may ask for detailed plans before we make a decision.
Householder Application (alterations and extensions to houses)
Not all changes to your house need planning permission, but the rules are complicated. We recommend contacting us with details of your proposal so we can advise whether you need permission.
Use a householder application form to extend or alter your house, or to build a domestic garage, greenhouse, decking, certain satellite dishes, fences, or walls.
Changes to Existing Permissions or Conditions
Approval of Matters Specified in Conditions
This application is for submitting details required by the conditions attached to a planning permission in principle.
Renewal of Temporary Permission
Use this application if you want to extend a previous permission that was only granted for a limited time, before it expires.
Modification, Variation or Removal of Planning Conditions
Many planning consents have conditions attached. If you cannot or do not want to comply with a condition, you can apply to have it removed, varied, or modified. Your application should explain your reasons for this.
Prior Notifications
Prior Notifications (agricultural buildings, demolitions and renewables)
Some developments count as permitted development, but you still need to notify the Council so we can decide if prior approval is needed.
Agricultural buildings
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Agricultural buildings
Show HideYou must notify us before carrying out agricultural building work that falls outside certain limits, by submitting a prior notification and prior approval form with plans of the site and proposed works. You'll need full planning permission, rather than just notification, for:
- Development on agricultural land under 0.4 hectares (1 acre)
- Buildings over 465 sq m
- Buildings over 12 metres high, or over 3 metres high within 3km of an aerodrome
- Buildings within 25 metres of a trunk or classified road
- Intensive livestock units or slurry stores within 400 metres of a "protected building" (a building normally occupied by people, excluding farmhouses)
- Buildings used for housing pigs, poultry, rabbits, or animals bred for their skin or fur
Demolitions
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Demolitions
Show HideMost buildings do not need planning permission to be demolished, but you should check with us first. You need to submit a prior notification if you plan to demolish:
- A dwelling house
- A building with one or more flats
- A building that shares a wall with, or adjoins the wall of, a dwelling house or flatted building
Domestic turbines and air source heat pumps
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Domestic turbines and air source heat pumps
Show HideCertain domestic wind turbines and air source heat pumps count as permitted development, though planning permission is needed in some cases, for example if they would sit within 100m of a neighbouring residential boundary. Even where planning permission isn't required, you still need to submit a prior notification if:
- You want to install a domestic micro-wind turbine of 50 kW or less within your property boundary, at least 100m from a neighbouring residential boundary, or
- You want to install a domestic air source heat pump of 45 kW (thermal) or less within your property boundary, at least 100m from a neighbouring residential boundary
Listed buildings, Conservation Areas and Trees
Listed Building Consent
You need this consent for any work to a listed building, internal or external, including extensions, alterations, or demolition. This includes any object or structure that has been within the grounds of the listed building since before 1 July 1948.
To check if your property is listed, contact the Planning Service or search the Historic Environment Scotland website.
Planning Service Contact details
Conservation Area Consent
You need this consent to demolish an unlisted building or structure in a conservation area, with very few exceptions. There is no charge for this application.
Tree Preservation Order
You must get the Council's consent before carrying out any work to a tree covered by a Tree Preservation Order.
Treeworks in Conservation Areas Consent
You must get the Council's consent before carrying out any work to a tree within a conservation area.
Advertisement Consent
You need this consent to display most advertisements. Some small or temporary signs are exempt.
Hazardous Substances Consent
You need this consent if you plan to store hazardous substances above the quantity set out in planning regulations. You apply in a similar way to a standard planning application, including owner and neighbour notification and a press notice.
High Hedges
The High Hedges (Scotland) Act 2013 gives homeowners and occupiers a way to resolve disputes over hedges that block light, where neighbours cannot agree between themselves. Under the Act, you can apply to the Council for a high hedge notice, and the Council can make and enforce decisions on high hedges in the area. A high hedge is defined as a row of two or more trees or shrubs, over two metres tall, that blocks light.
Confirming What You Need
Certificate of Lawfulness
You can apply for a Certificate of Lawfulness to confirm either that a proposed development does not need planning permission, or that an existing development without permission does not need it.
Pre-application Screening Notice
"National" and "major" developments need statutory pre-application consultation with the community before you submit a planning application. If you're not sure whether your proposal counts as national or major, you can submit a pre-application screening notice, and we will determine whether consultation is needed.
Aquaculture
Aquaculture developments have been controlled through the planning system since the Planning etc. (Scotland) Act 2006 and the Town and Country Planning (Marine Fish Farming) (Scotland) Order 2007. There are three main parts of the industry: marine finfish farms, shellfish farms, and freshwater farms. The planning system covers freshwater farms and marine farms out to 12 nautical miles.
All aquaculture applications are assessed against relevant national and local policy in place at the time. Considerations typically include:
- Effects on the environment, landscape, natural heritage, and marine archaeology, including cumulative effects
- Proximity to nature conservation interests, including wild fish populations
- Impact on other marine users and on safe navigation
- Operating methods, such as lighting and noise
- Existing aquaculture in the area, and the water's carrying capacity
- Impact on tourism and recreation
- Availability of infrastructure, and impact on existing infrastructure
- Local economic benefits and operational needs
Environmental Impact Assessment (EIA)
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Environmental Impact Assessment (EIA)
Show HideAn EIA is a detailed, expert assessment of a development's impact on its surrounding environment. All finfish applications, whether new or amended sites, are assessed to see if an EIA is needed. We recommend contacting us as early as possible so we can advise on this. Where an EIA is required, decisions take up to 4 months. Shellfish farm applications do not need an EIA.
If you're not sure whether you need an EIA, you can request a screening opinion, which requires us to make a formal decision. This applies to new or extended sites over 100 tonnes biomass or 1,000 sq m, or those in sensitive areas.
If you know you need an EIA but want assurance on what to include, you can request a scoping opinion, which requires us to formally confirm the proposed content is acceptable.
Developers should refer to the Scottish Aquaculture Research Forum's EIA guidance and templates when preparing screening and scoping requests. The Scottish Government's aquaculture web pages also have useful guidance and policy information.
Other regulators
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Other regulators
Show Hide- Crown Estate: owns the seabed and issues seabed leases
- Scottish Environmental Protection Agency (SEPA): licenses aquaculture activities under the Water Environment (Controlled Activities) (Scotland) Regulations 2005, to protect the environment and control production levels
- Marine Scotland: regulates aquaculture through marine registration (monitoring site containment and fish health), the Coast Protection Act 1949 (ensuring developments don't hazard navigation), and the Food and Environment Protection Act 1985 (preventing marine pollution)
It's worth discussing your plans with these bodies before you apply, as this can help identify what information you need to include with your application.
Related resources
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Scottish Government - Aquaculture(opens in new tab)
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Association of Scottish Shellfish Growers(opens in new tab)
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Planning Protocol for Aquaculture(opens in new tab)
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Scottish Natural Heritage (SNH)(opens in new tab)
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The Scottish Salmon Producers' Organisation(opens in new tab)
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he Town and Country Planning (Marine Fish Farming) (Scotland) Order 2007(opens in new tab)
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The Conservation Regulations 1994(opens in new tab)
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Marine fish farming guidance notes
This document contains guidance and a form for applying for planning permission for a marine fish farm in Scotland. It explains the information needed about the applicant, site, species, equipment, operations, environmental effects, ownership, fees and supporting plans, including extra requirements for major developments and environmental assessments. It also covers pre-application consultation, declarations, how applications are checked, expected decision times and possible appeals or reviews.
Please be aware that this summary has been generated using AI.
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Marine fish farming application form new
This document contains an application form for planning permission for a marine fish farm in Scotland. It asks for details about the applicant, site location, species, equipment, site size, production, operation, environmental effects, water quality, consultations and land ownership. It also includes a checklist of supporting documents, such as plans, charts, reports and photographs, plus a declaration for the applicant or agent to sign.
Please be aware that this summary has been generated using AI.
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Plans and documents required for applications
This document contains guidance on the plans and documents needed for a planning application, including scaled location, site and elevation plans, usually in two copies. Wind turbine applications also need plans showing turbine bases, cable routes, grid references and heights, plus one copy of the manufacturer’s technical details, including expected noise levels. It also refers applicants to Scottish Government Circular 4/2009.
Please be aware that this summary has been generated using AI.
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Prior notification application form
This document contains an application form for prior notification of freshwater and marine aquaculture works under Scottish planning law. It collects applicant and site details, describes proposed changes such as fish cages, feed barges, nets, temporary equipment or shellfish longlines, and lists required plans, supporting information, fees and declarations.
Please be aware that this summary has been generated using AI.
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Prior notification application notes
This document contains guidance on completing prior notification forms for freshwater and marine aquaculture developments. It explains the five types of work covered, including changes to fish cages, feed barges, nets, temporary equipment and shellfish longlines, plus the limits and details needed for each. It also lists required plans, drawings, fees and declarations, and explains how the planning authority checks applications and responds within 28 days.
Please be aware that this summary has been generated using AI.
Still not sure?
If you're unsure what type of consent your development needs, contact us at