Major Pre-application Advice Service
In light of the current situation, the Council has decided to hold virtual meetings in place of face to face meetings until further notice.
Major Application Pre-Application Meetings planned for 24 June 2020 onwards will be held as a virtual meeting, until further notice, and a full pre-application response pack will still be provided. In order to do this, we ask prospective developers to provide as much information as possible in advance of the proposed scheduled meeting date and where possible to include a presentation by e-mail.
Please be aware that our ability to provide a response within the four week target that we set ourselves will be challenging at this time.
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 needed for subsequent applications, help improve the quality of proposals and save time and money on working up proposals.
The more information you are able to supply, the more detailed our response will be.
The Pre-Application Advice Service for Major Developments meets on a monthly basis. It is made up of relevant officials across the Highland Council, Scottish Natural Heritage, Scottish Environment Protection Agency, Transport Scotland and other key agencies. The meeetings are chaired by a Senior member of staff from the Planning and Development Service. Face to face advice is available on these dates for 2021, and these dates for 2022.
You will be asked to attend the pre-application meeting which best suits your timescale. At the meeting you will be asked to present your proposal, following which there is an opportunity for questions and clarification from those attending the meeting.
Within four weeks of the pre-application meeting, you will receive a pre-application pack outlining the key outcomes of our discussions about your proposal. This pack will contain an overview of:
- Principle and Policy
- Amenity Impacts
- Water Environment (including flood risk and drainage)
- Public Consultation and Application Procedures
- Developer Contributions
- Documentation or Information Requirements
Scottish Natural Heritage, Scottish Environmental Protection Agency, Transport Scotland and other key agencies will provide input to the Pre-Application Advice Pack.
We will make it clear where we consider that modifications or amendments could make your proposal acceptable in principle. Equally, we will make it clear if the scheme is wholly unacceptable due to conflicts with policy or guidance.
To apply for this service please fill out our Major Pre-applicaton Advice request form. If possible, please supply a DWG drawing showing the red line boundary and access with all geospatial data or if you use GIS then the geospatial shapefile. Please note if using AutoCAD, please export the data in model space in 2010 version as newer versions are not compatible with GIS software. Please email the shapefile to firstname.lastname@example.org when you receive your planning reference number.
There is a charge for this service which is reviewed annually.
- Details of how much you need to pay. To help calculate what you need to pay, you can use the Planning Fee Calculator.
- Payment should be made with your application - Planning and building Standards payment form.
- For more information on other ways to pay, please visit our Planning Payment options page.
We recommend that all applications involving major developments should be accompanied by a processing agreement. The purpose of a processing agreement is to set realistic and achievable timescales on when an application will be determined. It means the process can progress in a formal manner.
Street engineering review
We are currently trailling a new process for giving early and detailed feeback on the road layout at the pre-application stage, to help align planning applications with the requirement for Road Construction Consent. This pilot is open to both Major and other large housing developments. If you would like to find out more, contact email@example.com
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.
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.