Planning permission

Find out if you need planning permission

Planning Permission, Building Warrant and Completion Certificates for temporary structures and uses during the Covid 19 Pandemic

The Highland Council has been supporting business, particularly those in the tourism and hospitality sectors, throughout the Covid 19 pandemic by allowing a relaxation of planning and building warrant controls. This has included not insisting on planning applications or building warrant and completion certificates for temporary structures, operations and/or uses that would otherwise require permission.  This is in line with Scottish Government guidance to planning and building standards authorities.

Although we are not yet out of the pandemic, many of the mitigations that had been in place are no longer required.  In light of this, the guidance from Scottish Government has changed. 

'We are therefore taking the opportunity to inform you that, in line with the revised guidance from Scottish Government, we intend to withdraw the relaxation of planning and building warrant controls on 30 September 2022.  We would encourage you to take steps to either obtain planning permission, building warrant and/or completion certificates, where these are considered appropriate, or remove any unauthorised development and/or cease any unauthorised operations and/or use by this date.  If you wish to find out whether planning permission or building warrant are required you can do so by visiting Development enquiry form or, by calling 01349 886608.  To find out if your development is likely to obtain planning permission, please use our pre-application advice service.  All building standards enquiries should be addressed to'

There is a fee to use our Development Enquiry and Pre-application Advice Service. More information can be found on our Planning and building standards fees page.

  • To help you find out what permissions you may need, visit our planning guidance and advice pages.
  • Before you submit a planning application, please check if a financial payment may be required to make towards service and infrastructure provision, further information can be found on our Developer Contributions page.
  • All applications for new marine fish farms or alterations to existing marine fish farms require planning permission. Advice and application forms can be found on our Aquaculture and marine fish-farming webpage.
  • If you require to serve notice on The Highland Council as landowner to which a planning application relates to, visit our checklists page for details.
  • Find out if your development proposal requires a Road Construction Consent.
  • For more information on how to register a new address for a residential, commercial or industrial development, visit our Street names and house numbers page.

eDevelopment is the Scottish service that enables users to apply online for planning permission, building warrants, appeals, and a range of other forms, to their local and planning authority.

Before you can use the ePlanning or eBuilding Standards sites to manage applications or submissions, you must first create a user account from the home page of (external link). Creating an account gives you access to both the and services create an account (external link) or Login to your existing account(external link

Apply for planning permission

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Section 42 applications

Section 42 applications can also be submitted through Portal (external link) by following the below steps

  • Select ' Planning Permission' form from the 'list of standards form'.
  • Then select 'Further Application' in the 'Type of Application' section.

Paper Applications

You can submit your application electronically through the portal

If you still require a paper application, you can download the form from the below link, then print and complete. Please send the completed application form by post to ePlanning, eProcessing centre, The Highland Council, Headquarters, Glenurquhart Road, Inverness, IV3 5NX for processing. Please note - we do not accept paper application submissions at our area offices or service points. This also applies to additional or supporting documentation you may need to send to us in relation to existing planning applications.

Download a paper planning application form

Section 50 Certificate

To apply for a planning certificate for Premises Licence, visit our Planning (Section 50) certificates webpage.

Major developments

All major developments are required to submit a proposal of application notice at least 12 weeks before submitting a planning application. This will require a Proposal of application form to be completed and to follow the check-list for the proposal of application notice.

Further information can you found on the following Major Developments webpage.

Submitting additional information

If you have additional information you would like to provide in connection with an application already submitted, you can submit follow up documentation to us electronically using portal.

When submitting further information, please select Post Submission Additional Documents (PSAD) option. (Further guidance can be found on the ePlanning User Guide).

This should be used to submit the following:

  • Planning Application additional documents
  • Notice of Review Application additional documents
  • Appeal a Refusal or other decision additional documents
  • Appeal a Notice additional documents
  • Request for Variation to a planning applications
  • Development Enquiry additional documents
  • Pre-application Advice additional documents
  • Applications that were submitted by a different agent/applicant

If the original application could not be made using, you can still use the PSAD online form on the Portal to submit follow up documents. Please ensure you include your planning application reference number.

When submitting additional information please make sure:

  • The original application reference number is provided on any documents you send
  • Include a scale bar on all plans
  • Plans should be correctly named, for example, "elevation", "site plan", "floor plan"
  • Revised plans should use the original description and be correctly titled as such, drawing number followed by 'Rev A/B/C as appropriate'and include a date of the revision
  • The date you send any additional information should be clearly marked on plans

If you need to send us additional or supporting documentation but are unable to submit through the portal, please post your documents to ePlanning, eProcessing centre, The Highland Council, Headquarters, Glenurquhart Road, Inverness, IV3 5NX for processing.

Please note - we do not accept paper application submissions at our area offices or service points.

Technical Support

If you have any technical difficulties when using:

  • ePlanning (
  • eBuilding Standards (
  • The Highland Council Public Access Site (

Please use this form to tell us about it (external link).

To help resolve the problem, please include:

  • Screenshots of the issue (desirable) - paste into a word document and attach to the online form as they help us to resolve issues more quickly
  • A description of what you were trying to do on our site when the issue occurred (essential)
  • Date and time the issue occurred (essential)