Development Plan Approval

Registers of Scotland Development Plan Approval Service

The most up-to-date information on the purpose and benefits of the Development Plan Approval Service offered by the keeper can be found on the Registers of Scotland external website at:

https://www.ros.gov.uk/services/dpa.

General

Development Plan Approval (DPA) is a service offered by RoS that can provide developers with the confidence that any title extent issues can be identified and resolved prior to the sale of individual houses from the development. This reduces cost and risk for the developer whilst still retaining the flexibility to progress the development to meet changing market conditions. DPA reduces the risks in the process for the developer, and for future purchasers and their lenders, as all parties will have the certainty that the plot being purchased along with any ancillary property rights and title conditions fall within the developer’s title.

DPA and registration staff

If the property to be registered cannot be plotted accurately onto the cadastral map based on the OS map detail available to the Keeper, then the application should be considered for rejection. However, if DPA exists for the development, registration can proceed based on the digital plan detail supplied by the developer.

The DPA digital plan detail will be held in the Index layer of the index map as a DPA index entry - the illustration on the right is an example of the type of digital plan detail that will be contained in a DPA index entry, for example:

plot boundaries;
road, pavement & path layout;
plot numbers; and
parking spaces.

The plans settler is responsible for checking that the extent of the plot shown on the deed plan is in agreement with the extent shown in the DPA index entry before using that to map the cadastral unit. If there is a difference between the deed plan and the DPA, then the DPA extent should not be used to map the cadastral unit. Instead, you must contact the DPA team as the DPA may need to be withdrawn from part or all of a development if the plots are being built differently from the original layout.

There may also be occasions when an application for registration of a plot does not contain a deed plan defining the extent of the plot, but instead refers only to a plot number in a DPA scheme. This is an acceptable way of defining the extent of a plot provided the Keeper has not withdrawn approval from the DPA scheme due to changes in layout before the application is received.

Frequently Asked Questions

What is Development Plan Approval (DPA)?

Development Plan Approval is where we take a developer’s proposed layout in a digital format and compare it against a registered title or registered titles. It provides developers with the confidence that any title extent issues with the external boundaries can be identified and resolved prior to the sale of individual houses from the development.

DPA can be used for residential and commercial developments with no limits on the number of internal plots/units.

When DPA has been approved what does it mean to a developer?

Where the development proceeds in accordance with the plan approved as part of this process, the developer will be able to provide reassurance to the house plot purchaser and their lender that the plot is built on land that the developer owns.

The development plan as approved can be utilised for the conveyancing process of individual plots, for example. The relevant application will be registered quickly as there should be no extent related requisitions from the Keeper, assuming that the physical locations of the plots are consistent with the development plan approved under this service.

Can DPA be completed against a sasine recorded title?

Only if the developer is the title holder and agrees to voluntarily registering the title to the development in the Land Register. The Keeper normally accepts a voluntary registration of land to be the subject of sales of individual units due to the benefits of simpler deeds and search procedures. Where voluntary registration is undertaken, the fee should be based upon the full market value of the land. The Keeper will aim to complete any voluntary registration within 60 days.