Short-Term Let Control Zones Proposed for Inverness and West Highlands
Highland Council is considering establishing short-term let control zones covering parts of Inverness and the west Highlands, including the Isle of Skye and Raasay. These zones would require planning permission to convert residential properties into Airbnb-style short-term accommodations.
The council highlighted that in certain communities such as Inverness, Portree, Dornoch, and Fort William, short-term lets represent over 20% of all housing stock.
To gather public input, Highland Council has initiated a six-week consultation period and plans to hold information sessions in locations including Plockton, Lochinver, Fort Augustus, and Ullapool.
The council clarified that the proposed control areas are not bans on short-term lets and do not affect empty properties or purpose-built holiday accommodations.
The authority aims to strike
"a better balance between tourism growth and local housing need"through these measures.
It noted that certain Highland areas are experiencing
"strong demand"from buyers outside the region, with a
"significant number"of sold or newly built properties being converted into short-term lets.
Specifically, in Skye and Lochalsh, 13.6% of homes sold between 2019-2020 and 2023-2024 were converted into short-term lets.
The council also identified a problem in Inverness city centre, where flats on certain streets are increasingly being converted into holiday accommodation.
Details of the Proposed Control Zones
Two short-term let control areas (STLCA) are proposed.
The Inverness City STLCA would encompass the council wards of Inverness West, Inverness Central, Inverness Ness-side, Inverness Millburn, and parts of Inverness South, including Westhill, Milton of Leys, and Slackbuie.
The Highland Rural STLCA would cover the wards of Lochaber, Wester Ross, Strathpeffer and Lochalsh, Sutherland, Skye and Raasay, and Aird and Loch Ness. There is potential for inclusion of Tomatin and Daviot as well.
Bill Lobban, convener of Highland Council, emphasized the importance of tourism to the region and acknowledged the
"important role"short-term lets play in the local economy.
He stated:
"We face a housing challenge in Highland and the availability of local housing for people to live and work in the region is critical to the future sustainability of our communities and the wider socio-economic transformation of our region.
No decisions have been made yet and the feedback gathered through the consultation, along with the evidence available, will help shape the council's next steps."
Previous Control Zone Experience in Badenoch and Strathspey
Last month, Highland Council reported that a control zone implemented in Badenoch and Strathspey had slowed the growth of housing being used as holiday homes.
Three years prior, the council described the housing market in that area as being in
"meltdown"due to a shortage of affordable homes for residents. The control zone was introduced in 2024.
A council report indicated early signs that the number of short-term lets in Badenoch and Strathspey decreased from 369 in 2024 to 68 in the following year.
However, the Association of Scotland's Self-Caters expressed
"significant concerns"regarding the council’s research, criticizing it as limited and lacking rigor.
Chief executive Fiona Campbell urged:
"Before any further control areas are designated, we call on Highland Council to undertake a proper holistic review of the control area rather than cherry-picking evidence."
