Applications for major developments
We encourage developers and their agents to engage in discussions with us for major development proposals. This helps provide early indications of our view of a scheme. Discussions can also clarify the information requirements for subsequent applications, help improve the quality of development proposals, assist in providing certainty to developers, and save time and money on working up proposals.
The more information you are able to supply, the more comprehensive our response will be.
Delivering major developments - a pre-application guide outlines the procedure.
Face to face advice is available on these dates. Please fill out a pre-application meeting request.
There is a charge of £2,500 (including VAT). Details of how to pay are included in our payment form.
You will receive advice on:
- Principle and policy
- Public consultations
- Financial contributions
- Documentation or information requirements
Design advice for the City of Inverness
The Inverness Design Review Panel provides free, confidential design advice at pre-application stage for major or locally significant development proposals in the city of Inverness. We encourage developers and their agents to engage with the panel in the initial stages of scheme design. Design reviews take place 6 times a year.
Advice given by our officers does not constitute a formal decision by us with regards to any planning application and, while it may be a material consideration, cannot be held to bind the council in its validation or formal determination of a subsequent application.
If an application is submitted which fails to take on board advice given by our officers, we may refuse it without further discussion.
Freedom of information
Under the Freedom of Information Act, we may be asked to provide information regarding inquiries for pre-application advice and copies of any correspondence or advice provided. This information may only be withheld if its disclosure could prejudice commercial interests, inhibit the free and frank provision of advice or exchange of views during the planning process, or could prejudice the effective conduct of public affairs. Those seeking pre-application advice should provide a covering letter that sets out the reasons why, and for how long, any information relating to the case needs to remain confidential.
It is at our discretion whether information can be treated as exempt from disclosure and it should be recognised that the point of the legislation is to make information accessible unless there is a pressing reason not to. The passage of time may remove the need for exemption as information becomes less sensitive. Generally, notes and correspondence relating to pre-application discussion will not be treated as confidential once a planning application has been submitted and the case is in the public domain.
Proposal of application notice
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 and a check-list for the proposal of application notice.
Every proposal of application notice will be reported to the relevant Planning Applications Committee. This makes sure that issues raised by councillors can be taken into account by the applicant in the submission of any subsequent planning application. For more information on this procedure please see the Guidance on the role of councillors in pre-application procedures presented to Planning, Development and Infrastructure Committee, in May 2014.
A processing agreement is a way of helping developers, relevant stakeholders and ourselves work together through the planning process. It involves setting out the key stages involved in deciding a planning application, identifying what information is required and setting time scales for the various stages of the process.
We encourage the use of processing agreements for major applications, you should contact us below with a view to agreeing a processing agreement at the earliest possible opportunity.
Renewable energy developments
Many of the major developments we deal with in Highland are for renewable energy developments. You can read our policy approach, guidance and visualisation standards for more information.