To be directed to the relevant advice and guidance for your proposal please choose the type of development you are intending to carry out from the list below:
If your proposal falls outwith the above development types then please contact us for more information.
Considering this guidance before you submit a planning application should give you a better understanding of some of the factors that guide the decision making process, and help you to provide the information that we are likely to need to ensure your proposal is line with Council policy. Ultimately this should make for speedier and more efficient decisions.
We also have a protocol for handling planning applications for people with disabilities (pdf 35kb) and aim to fast track applications to improve access to public buildings or to improve the access, safety, health or comfort of a person with a disability at their home.
Pre-Application Advice
If would you like to seek pre-application advice from us before applying for permission please see our pre-application advice page.
If you are proposing to build an extension to your property please first read our do I need planning permission page for advice on whether or not you will require formal consent for the works you want to do.
- Pre-application advice: If you would like to seek informal advice from the planning authority before applying for permission please see our pre-application advice page.
- Access: If you are planning to build a single house or a small housing development of up to three houses and part of the proposal involves taking access from the public road, please read our guide on Access to single houses and small housing developments (pdf 1.3mb). This document contains guidance on the design and construction of private accesses onto the public road. It is aimed at those submitting a planning application for a single house or a small group of houses where a new adopted road is not required. It is applicable to both houses in rural locations and in existing residential areas. The checklist which is contained in Appendix 2 of the document should be completed and submitted with planning applications to which this document relates. Private access checklist.
- House in the Countryside: If you are planning on building a single house in the countryside then please read our Interim Supplementary Guidance: Housing In The Countryside and Siting and Design (pdf 2.2mb). The guidance is used to highlight how the Council will interpret and implement the policy set out in its development plans relating to the development of housing in the open countryside. The guidance largely covers the implementation of policy within the most pressured “hinterland of towns” area. It also gives useful advice on siting and design.
- Sustainable Design: We strive to encourage agents and applicants to opt for buildings that are designed to respond to the local landscape and the local climate. Therefore, we have prepared a Sustainable Design Guide (pdf 2mb) to help ensure that all development is well-designed, sustainable and sympathetic to its environment.
- Drainage: If your proposal lies within a particularly sensitive area then you may have to submit a 'drainage statement' or a ‘drainage impact assessment’. Development proposals within or bordering medium to high risk flood areas will have to be accompanied by a ‘flood risk assessment’. Our guidance document Flood Risk and Drainage Impact Assessment (pdf 539kb) offers guidance on drainage and flooding issues and the preparation of the aforementioned documents.
- Trees and Woodland: Planning proposals should consider the impact of development upon existing trees and woodlands and identify opportunities for the planting and management of new trees and woodlands. Our Interim Supplementary Guidance Trees, Woodland and Developments (pdf 1.6mb) is designed to aid applicants and/or agents when considering development in relation to trees and woodlands.
- Public Health and Safety: There are a range of public health and safety factors that need to be assessed when considering development proposals, covering issues such as noise, odour, slope, stability and pollution. Where these factors put human health and safety at risk, they are classed as ‘physical constraints’ to development. We have a physical constraints guidance document (pdf 2.1mb) to provide prospective developers with an up to date list of such constraints on development.
- Waste management: The Council have prepared this guidance to enable developers to incorporate waste management requirements at the initial design stage of any proposed development, in the same way other essential services are considered. Managing Waste in New Developments: Interim Supplementary Guidance (pdf 1.6mb).
- Protected Species: New guidance on Highland’s Statutorily Protected Species (pdf 1mb) has been prepared by the Planning and Development Service and will aid applicants and their agents when considering development in relation to their responsibilities towards statutorily protected species. The detailed guidance sets out the key species to be aware of, the varying levels of protection afforded to them and how they should be dealt with in a development proposal so as to avoid breaking the law and to further the conservation of biodiversity.
- Design Statement: If your proposal is within a Conservation Area, National Scenic Area, Site of a Scheduled Monument, within the curtilage of a Category A listed building, historic garden/designed landscape or World Heritage Site you are likely to need to submit a design statement with your application form. See our Design Statements and Design and Access Statements (pdf 89kb) advice note for more information.
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- Pre-application Advice: If you would like to seek informal advice from the planning authority before applying for permission please see our pre-application advice page.
- Sustainable Design: We strive to encourage agents and applicants to opt for buildings that are designed to respond to the local landscape and the local climate. Therefore, we have prepared a Sustainable Design Guide (pdf 2mb) to help ensure that all development is well-designed, sustainable and sympathetic to its environment.
- Drainage: If your proposal lies within a particularly sensitive area then you may have to submit a 'drainage statement' or a ‘drainage impact assessment’. Development proposals within or bordering medium to high risk flood areas will have to be accompanied by a ‘flood risk assessment’. Our guidance document Flood Risk and Drainage Impact Assessment (pdf 539kb) offers guidance on drainage and flooding issues and the preparation of the aforementioned documents.
- Trees and Woodland: Planning proposals should consider the impact of development upon existing trees and woodlands and identify opportunities for the planting and management of new trees and woodlands. Our Interim Supplementary Guidance Trees, Woodland and Developments (pdf 1.6mb) are designed to aid applicants and/or agents when considering development in relation to trees and woodlands.
- Affordable Housing: If you are planning a development of four or more houses you may have to make an affordable housing contribution. Please read our Affordable Housing Supplementary Planning Guidance (pdf 856kb).
- Open Space: For developments of 4 or more houses you may have to make some provision for open space or provide a contribution towards open space provision in the area. For more guidance on this please see our Open Space Supplementary Guidance. You should also consider the contribution your development can make to the highland green network Green networks interim supplementary guidance (pdf 1.4mb).
- Health and Safety: There are a range of public health and safety factors that need to be assessed when considering development proposals, covering issues such as noise, odour, slope stability and pollution. Where these factors put human health and safety at risk, they are classed as ‘physical constraints’ to development. We have a physical constraints guidance document (pdf 2.1mb) to provide prospective developers with an up to date list of such constraints on development.
- Waste Management: The Council has prepared this guidance to enable developers to incorporate waste management requirements at the initial design stage of any proposed development, in the same way other essential services are considered. Managing Waste in New Developments: Interim Supplementary Guidance (pdf 1.6mb). For larger residential developments there may be a requirement for developer contributions towards primary and secondary schools in the Highland Area. Please read our interim supplementary guidance on Education and New Residential Developments (pdf 2.3mb).
- Environmental Management: Environmental management is important for all construction projects, however the detail required for a particular project is directly proportional to the perceived risks from the project. This guidance note has therefore been prepared to set out a robust Project Environmental Management Process (PEMP) for large scale (e.g. Major and Environmental Impact Assessment (EIA)) projects. Construction Environmental Management Process for Large Scale Projects (pdf 1.8mb).
- Protected Species: New guidance on Highland’s Statutorily Protected Species (pdf 1mb) has been prepared by the Planning and Development Service and will aid applicants and their agents when considering development in relation to their responsibilities towards statutorily protected species. The detailed guidance sets out the key species to be aware of, the varying levels of protection afforded to them and how they should be dealt with in a development proposal so as to avoid breaking the law and to further the conservation of biodiversity.
- Design Statement: If your proposal is 'major' or is within a Conservation Area, National Scenic Area, Site of a Scheduled Monument, within the curtilage of a Category A listed building, historic garden/designed landscape or World Heritage Site you are likely to need to submit a design statement with your application form. See our Design Statements and Design and Access Statements (pdf 89kb) advice note for more information.
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If your proposal is a small scale business development then we have produced guidance for small businesses and developed a protocol for dealing with small business applications. Planning Advice Note for Small Business Development (pdf 454kb).
- Pre-application Advice: If you would like to seek informal advice from the planning authority before applying for permission please see our pre-application advice page.
- Sustainable Design: We strive to encourage agents and applicants to opt for buildings that are designed to respond to the local landscape and the local climate. Therefore, we have prepared a Sustainable Design Guide (pdf 2mb) to help ensure that all development is well-designed, sustainable and sympathetic to its environment.
- Drainage: If your proposal lies within a particularly sensitive area then you may have to submit a 'drainage statement' or a ‘drainage impact assessment’. Development proposals within or bordering medium to high risk flood areas will have to be accompanied by a ‘flood risk assessment’. Our guidance document Flood Risk and Drainage Impact Assessment (pdf 539kb) offers guidance on drainage and flooding issues and the preparation of the aforementioned documents.
- Trees and Woodland: Planning proposals should consider the impact of development upon existing trees and woodlands and identify opportunities for the planting and management of new trees and woodlands. Our Interim Supplementary Guidance Trees, Woodland and Developments (pdf 1.6mb) is designed to aid applicants and/or agents when considering development in relation to trees and woodlands.
- Health and Safety: There are a range of public health and safety factors that need to be assessed when considering development proposals, covering issues such as noise, odour, slope stability and pollution. Where these factors put human health and safety at risk, they are classed as ‘physical constraints’ to development. We have a physical constraints guidance document (pdf 2.1mb) to provide prospective developers with an up to date list of such constraints on development.
- Waste Management: The Council have prepared this guidance to enable developers to incorporate waste management requirements at the initial design stage of any proposed development, in the same way other essential services are considered. Managing Waste in New Developments: Interim Supplementary Guidance (pdf 1.6mb).
- Protected Species: New guidance on Highland’s Statutorily Protected Species (pdf 1mb) has been prepared by the Planning and Development Service and will aid applicants and their agents when considering development in relation to their responsibilities towards statutorily protected species. The detailed guidance sets out the key species to be aware of, the varying levels of protection afforded to them and how they should be dealt with in a development proposal so as to avoid breaking the law and to further the conservation of biodiversity.
- Gaelic: You are encouraged to consider the use of bi-lingual Gaelic/English signs in your development. Please see our Gaelic Signage for Private Developments Advice Note (pdf 360kb) for more information. We can also provide translation assistance – contact your local planning office for details.
- Design Statement: If your proposal is within a Conservation Area, National Scenic Area, Site of a Scheduled Monument, within the curtilage of a Category A listed building, historic garden/designed landscape or World Heritage Site you are likely to need to submit a design statement with your application form. See our Design Statements and Design and Access Statements (pdf 89kb) advice note for more information.
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- Pre-application Advice: If you would like to seek informal advice from the planning authority before applying for permission please see our pre-application advice page.
- Sustainable Design: We strive to encourage agents and applicants to opt for buildings that are designed to respond to the local landscape and the local climate. Therefore, we have prepared a Sustainable Design Guide (pdf 2mb) to help ensure that all development is well-designed, sustainable and sympathetic to its environment.
- Drainage: If your proposal lies within a particularly sensitive area then you may have to submit a 'drainage statement' or a ‘drainage impact assessment’. Development proposals within or bordering medium to high risk flood areas will have to be accompanied by a ‘flood risk assessment’. Our guidance document Flood Risk and Drainage Impact Assessment (pdf 539kb) offers guidance on drainage and flooding issues and the preparation of the aforementioned documents.
- Trees and Woodland: Planning proposals should consider the impact of development upon existing trees and woodlands and identify opportunities for the planting and management of new trees and woodlands. Our Interim Supplementary Guidance Trees, Woodland and Developments (pdf 1.6mb) is designed to aid applicants and/or agents when considering development in relation to trees and woodlands.
- Affordable Housing: If your proposal lies within a site allocated for housing then you may have to make an affordable housing contribution. Please read our Affordable Housing Supplementary Planning Guidance (pdf 856kb).
- Health and Safety: There are a range of public health and safety factors that need to be assessed when considering development proposals, covering issues such as noise, odour, slope stability and pollution. Where these factors put human health and safety at risk, they are classed as ‘physical constraints’ to development. We have a physical constraints guidance document (pdf 2.1mb) to provide prospective developers with an up to date list of such constraints on development.
- Waste Management: The Council have prepared this guidance to enable developers to incorporate waste management requirements at the initial design stage of any proposed development, in the same way other essential services are considered. Managing Waste in New Developments: Interim Supplementary Guidance (pdf 1.6mb).
- Environmental Management: Environmental management is important for all construction projects, however the detail required for a particular project is directly proportional to the perceived risks from the project. This guidance note has therefore been prepared to set out a robust Project Environmental Management Process (PEMP) for large scale (e.g. Major and Environmental Impact Assessment (EIA)) projects. Construction Environmental Management Process for Large Scale Projects (pdf 1.8mb).
- Protected Species: New guidance on Highland’s Statutorily Protected Species (pdf 1mb) has been prepared by the Planning and Development Service and will aid applicants and their agents when considering development in relation to their responsibilities towards statutorily protected species. The detailed guidance sets out the key species to be aware of, the varying levels of protection afforded to them and how they should be dealt with in a development proposal so as to avoid breaking the law and to further the conservation of biodiversity.
- Gaelic: You are encouraged to consider the use of bi-lingual Gaelic/English signs in your development. Please see our Gaelic Signage for Private Developments Advice Note (pdf 360kb) for more information. We can also provide translation assistance – contact your local planning office for details.
- Design Statement: If your proposal is within a Conservation Area, National Scenic Area, Site of a Scheduled Monument, within the curtilage of a Category A listed building, historic garden/designed landscape or World Heritage Site you are likely to need to submit a design statement with your application form. See our Design Statements and Design and Access Statements (pdf 89kb) advice note for more information.
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- Pre-application Advice: If you would like to seek informal advice from the planning authority before applying for permission please see our pre-application advice page.
- Guidance: Stand-alone Interim Supplementary Guidance for Small-Scale Wind Turbine Proposals has been prepared to provide guidance on the level of information that should accompany planning applications and prior notification/approval applications for small-scale wind turbine developments. Draft guidance was the subject of a six-week consultation from 23 August to 4 October 2012 as was detailed in the public notice. The Council has assessed the responses received. Subject to minor changes being made, a revised version of the guidance was approved as Interim Supplementary Guidance by the Planning, Environment and Development Committee on 14 November 2012 for use as a material consideration on decision-making, pending its statutory adoption. To view the guidance and minute of decision, see Reports and Minutes. The Interim Supplementary Guidance will be published here shortly.
- Visualisation standards: The Council have produced a guide to Visualisation Standards for Wind Energy Developments (pdf 2.4mb) to allow us to verify that photomontages submitted in support of planning applications and contained within Environmental Statements are accurate and clearly understood depictions of proposals so that the public and decision makers can make informed opinions and decisions. While these standards have been produced with wind energy development in mind, the principles contained could apply to all submissions where panoramic photomontages are submitted.
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See also our Renewable Energy page.
The Highland Renewable Energy Strategy and Planning Guidelines (HRES) was formally approved at the Council meeting held on 4 May 2006 as Supplementary Planning Guidance to the policies of the Highland Structure Plan. The main thrust of the document is to identify the capacity in the Highlands for a range of renewable energy targets and provide locational guidance and support economic development.
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