Highland Council Proposes Dual Consultations for Short-Term Lets

Highland Council has initiated plans for dual consultations regarding Short-Term Let (STL) control areas, addressing both urban and rural contexts. This decision follows agreements with local committees to tackle the distinct challenges faced by urban areas like Inverness compared to surrounding rural regions. The proposal is set to be reviewed by the Environment and Infrastructure Committee on Thursday, which will evaluate the need for STL control areas in these two differing environments.

The proposed consultations emerge in the context of local hospitality businesses responding to an economic impact assessment related to a visitor levy. This levy aims to impose a charge on room rates for visitors, which could significantly affect the local tourism sector. While the visitor levy is linked to managing mass tourism, the STL control area specifically concentrates on maintaining a sufficient number of properties available for residential use. Short-term lets have surged in popularity among tourists seeking more homely accommodation, with many converted from former residential properties.

Details of the Proposed Control Areas

A Short-Term Let control area requires property owners to obtain planning permission before renting out their properties to visitors. This regulation enables local officials and councillors to balance housing availability against new rental applications. The proposed consultations will focus on two specific tracks: one for Inverness city and another for the rural regions.

The urban consultation will encompass the council wards of Inverness West, Central, Ness-side, Millburn, and the northern section of Inverness South. In contrast, the rural consultation will include Sutherland, Wester Ross, Strathpeffer, Lochalsh, Skye, Raasay, Lochaber, and parts of rural Inverness-shire, covering the southern area of Inverness South and the entire Aird and Loch Ness ward.

The Highland Council stated, “The variation between urban and rural contexts means that STLs affect communities and housing supply differently, and the two proposed control areas therefore have bespoke statements of reasons.”

All area committees have reviewed evidence regarding the prevalence of Short-Term Lets in their respective areas. Five committees have agreed to proceed with STL control area considerations, including:

– Wester Ross, Strathpeffer and Lochalsh – Agreed on November 3, 2025
– Lochaber Area Committee – Agreed on November 10, 2025
– Sutherland Area Committee – Agreed on December 1, 2025
– Skye and Raasay Area Committee – Agreed on December 1, 2025
– City of Inverness Area Committee – Agreed on January 7, 2026

Conversely, the area committees for Caithness, Dingwall and Seaforth, Nairnshire and Black Isle, and Easter Ross have opted not to advance STL control areas.

As these consultations take shape, the outcome could significantly influence housing availability and the hospitality landscape in Highland, reflecting a growing concern over the impact of short-term rentals on local communities. The council’s approach underscores a commitment to balancing tourism growth with the needs of residents in both urban and rural settings.