Two major short-term let control zones planned for Highlands

Parts of Inverness and the west Highlands, including Skye and Raasay, could be covered by short-term let control zones, under plans by Highland Council.

Within the zones, planning permission is required to change the use of a residential property into Airbnb-style accommodation.

Highland Council said in some communities, including parts of Inverness, Portree, Dornoch and Fort William, short-term lets accounted for more than 20% of all homes.

The local authority has launched a six-week consultation and will hold a number of information events including in Plockton, Lochinver, Fort Augustus and Ullapool.

Highland Council said control areas were not a ban on short-term lets, or affected empty properties or purpose-built holiday accommodation.

The local authority said it wanted to achieve "a better balance between tourism growth and local housing need".

It said some parts of the Highlands were experiencing "strong demand" from buyers outside the Highlands, with a "significant number" of sold or new-built properties subsequently converted into short-term lets.

It said in Skye and Lochalsh 13.6% of homes sold between 2019-2020 and 2023-2024 became short-term lets.

The council said in Inverness there was an issue with flats in the city centre and certain streets being turned into holiday accommodation.

There are plans for two short-term let control areas (STLCA).

Inverness City STLCA would cover 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 proposed Highland Rural STLCA would include the wards of Lochaber, Wester Ross, Strathpeffer and Lochalsh, Sutherland, Skye and Raasay and Aird and Loch Ness. It could also include Tomatin and Daviot.

Highland Council convener Bill Lobban said tourism was "vital" to the Highlands and it recognised the "important role" short-term lets played in the local economy.

He added: "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."

Last month, Highland Council said a control zone had slowed the growth of housing being used as holiday homes in Badenoch and Strathspey.

Three years ago, the local authority claimed the housing market in the area was in "meltdown" due to a shortage of affordable homes for residents.

It introduced the control zone in 2024.

In a report, Highland Council said early indications suggested that its caseload for short-term lets in Badenoch and Strathspey had dropped from 369 in 2024 to 68 last year.

But the Association of Scotland's Self-Caters said it had "significant concerns" about the research, claiming it was limited and not "rigorous".

Chief executive Fiona Campbell added: "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."