New planning controls designed to protect housing across the Highlands could come into force on 1 April 2027, requiring property owners to obtain permission before converting residential homes into holiday lets in designated areas.

Highland Council’s Economy and Infrastructure Committee will consider the proposed start date on Thursday 12 November, following formal approval of the control areas by Scottish Government ministers.

The measures are intended to address concerns about the loss of residential housing in communities where demand for holiday accommodation has placed additional pressure on the availability of homes for local people.

Two Short Term Let Control Areas have been approved, covering Inverness and extensive parts of the rural Highlands.

The Inverness City area will include Inverness West, Inverness Central, Inverness Ness Side, Inverness Millburn and parts of Inverness South, including Westhill, Milton of Leys and Slackbuie.

The Highland Rural area will cover Lochaber, Wester Ross, Strathpeffer and Lochalsh, Sutherland, Skye and Raasay, Aird and Loch Ness, alongside parts of Inverness South, including Tomatin and Daviot.

Under the proposed arrangements, owners wishing to convert residential properties into secondary short term lets within these areas would need to obtain planning permission.

Crucially, the new controls would not apply retrospectively or prohibit holiday letting.

Existing operators would generally continue under current arrangements, unless planning permission was already required under existing legislation.

The distinction means the proposals are aimed primarily at managing future changes in how residential properties are used rather than removing established holiday accommodation.

Councillor Ken Gowans, Chair of Highland Council’s Economy and Infrastructure Committee, said:

“Following Scottish Government approval, the Council can now move forward with implementing these STLCAs, which will help us strike a better balance between supporting tourism growth and protecting much-needed housing for local people.

“The introduction of STLCAs is not about stopping short-term lets, but about ensuring the future conversion of residential homes to short-term lets are properly considered through the planning system.”

The council conducted a six week public consultation during May and June 2026, receiving more than 800 responses from residents, businesses, community representatives and holiday let operators.

According to the council, 84% of residents and businesses responding supported the Inverness City proposal, while 72% supported the Highland Rural control area.

The proposals were subsequently examined by local area committees before being submitted to Scottish ministers following a decision by the Economy and Infrastructure Committee on 28 September.

Ministerial approval was granted on 26 October, clearing the way for the council to establish a formal commencement date.

If councillors agree the recommendation on 12 November, the council will publish the statutory notice confirming that the control areas will take effect from 1 April 2027.

For communities across the Highlands, the changes represent an attempt to balance the economic importance of tourism with the need to retain sufficient housing for permanent residents.

Holiday accommodation remains an important part of the Highland visitor economy, supporting local businesses and employment across many rural areas.

However, the availability of homes for people who live and work in those communities is also a significant consideration, particularly in areas where housing supply is already limited.

The new controls would allow planning authorities to consider those competing needs when applications are made to convert residential properties into holiday accommodation.

The final decision on the proposed commencement date will be taken by councillors at Thursday’s committee meeting.