Agendas, reports and minutes

A meeting of the South Planning Applications Committee will take place in the Council Chamber, Council Headquarters, Glenurquhart Road, Inverness on 18 June 2025 at 9.30 am. 

Webcast Notice: This meeting will be filmed and broadcast over the Internet on the Highland Council website and will be archived and available for viewing for 12 months thereafter. 

Members are reminded that during determination of any item before this Committee they must be present throughout the whole of that item in order to be entitled to participate. For those participating remotely, please remain on camera and advise the Chair of any loss of connection, no matter how brief. 

Members are further reminded that while mobile devices, including mobile phones, can be used for following the agenda/reports and delivering speeches in the Chamber, they are not permitted to be used to participate in the meeting remotely as the screen is of insufficient size to consider the plans presented to you. In addition, mobile devices are not permitted to be used for any form of communication (text or social media post) during the meeting.

Yours faithfully 

Arlene Gibbs, Principal Solicitor
(for Chief Officer – Legal and Corporate Governance)

1. Calling of the Roll and Apologies for Absence
Gairm an Rolla agus Leisgeulan airson Neo-lathaireachd

2. Declarations of Interest
Foillseachaidhean Com-pàirt

Members are asked to consider whether they have an interest to declare in relation to any item on the agenda for this meeting.  Any Member making a declaration of interest should provide some information on the nature of the interest and leave the meeting at the appropriate time.  Advice may be sought from officers prior to the meeting taking place.

3. Confirmation of Minutes
Dearbhadh a’ Gheàrr-chunntais

There are submitted for confirmation as a correct record the minutes of the meeting of the South Planning Applications Committee held on 14 May 2025.

4. Major Development Update
Iarrtasan Mòra

There is circulated Report No PLS/30/25 by the Area Planning Manager - South which, provides a summary of all cases within the “Major” development category currently with the Planning and Development Service for determination.  The report also details progress on proposals submitted under S36 or S37 of the Electricity Act 1989 on which the Council is consulted.

The Committee is invited to note the current position of these applications.

5. Major Developments – Pre-application consultations
Leasachaidhean Mòra – Co-chomhairle Ro-iarrtais

There is circulated Report No PLS/31/25 by the Area Planning Manager - South.  

The Committee is invited to note the current pre-application notices.

6. Planning Applications to be Determined
Iarrtasan Dealbhaidh rin Dearbhadh

There are circulated Reports Nos PLS/32/25 to PLS/41/25 by the Area Planning Manager - South which are as follows:-

Items 6.1 – 6.3 will be subject to predetermination hearings, the procedure for which is attached

6.1  Applicant: Scottish Hydro Electric Transmission Plc (24/01235/FUL) (PLS/32/25)
Location: Land 380M SW Of Deanie Power Station, Deanie, Strathfarrar, Kiltarlity  (Ward 12). 
Nature of Development: Deanie Substation - construction and operation of a 132kV replacement substation, platform, plant and machinery, access, laydown/work compound area(s), drainage, landscaping, and other ancillary works.
Recommendation: GRANT 

6.2  Applicant: Scottish Hydro Electric Transmission Plc (24/01234/FUL) (PLS/33/25)
Location: Culligran Power Station, Strathfarrar, Kiltarlity (Ward 12).
Nature of Development: Culligran Substation - construction and operation of a 132kV replacement substation, platform, plant and machinery, access, laydown/work compound area(s), drainage, landscaping, and other.
 Recommendation: GRANT
     
6.3  Applicant: Scottish Hydro Electric Transmission (24/02831/FUL) (PLS/34/25)
Location: Land 100M NE of Caulternich, Kilmorack, Beauly (Ward 12).
Nature of Development: Kilmorack Substation - construction and operation of a 132kV replacement substation, platform, plant and machinery, access, laydown/work compound area(s), drainage, landscaping, and other ancillary works.
Recommendation: GRANT 
     
6.4  Applicant: Scottish Hydro Electric Transmission Plc (24/01732/S37) (PLS/35/25)
Location: Land 10KM NW Of Coul Farm House, Laggan (Ward 20).
Nature of Development: Melgarve cluster project - Section 37 application under the Electricity Act for the installation and operation of approximately 7 km of 132 kV overhead line on double circuit steel structure tower round cable (7.3 km from the Dell Wind Farm on site substation, 1.8 km from the Cloiche Wind Farm on site substation and 0.8 km on           approach into Melgarve substation), upgrades to existing access tracks, new permanent and temporary access tracks, and temporary working areas.
 Recommendation: RAISE NO OBJECTION
     
6.5  Applicant: Robertson Homes Limited (24/01297/PIP) (PLS/36/25)
Location: Westercraigs 9 and 10, Land South of Kirkwall Brae, Inverness (Ward 13).
Nature of Development: Erection of 380 residential units with access, landscaping, public open space, drainage, infrastructure and associated works.
Recommendation: GRANT

6.6  Applicant: West Fraser Europe Ltd (24/05253/FUL) (PLS/37/25)
Location: Land 870M NE Of Norbord Europe Ltd, Dalcross (Ward 17).
Nature of Development: Construction of a rail sidings yard including new rail sidings and connection to the main line, associated gantry crane (and/or reach-stackers), areas  of hard standing, access road, vehicle parking, fencing, drainage, landscaping and associated infrastructure works and facilities.
Recommendation: GRANT 
     
6.7  Applicant: JLC Estates Ltd (23/02189/FUL) (PLS/38/25)
Location: Land 50M NW of Mehalah Tirindrish, Spean Bridge (Ward 11).
Nature of Development: Erection of 12 houses (including 4 affordable cottage flats), improvement of existing access and erection of farm shop.
Recommendation: GRANT

6.8  Applicant: Community Sauna Highland (25/00574/FUL) (PLS/39/25)
Location: Land 75M SE of Tennis Pavilion, Bellfield Park, Island Bank Road, Inverness  (Ward 14).
Nature of Development: Erection of sauna and office.
Recommendation: GRANT 

6.9  Applicant: Mr H Malik (25/00684/FUL) (PLS/40/25)
Location: Unit 1, Culduthel Avenue, Inverness, IV2 6JG (Ward 15).
Nature of Development: Change of use from Class 3 (food and drink) to Class 3 (food and drink) and hot food take away, installation of extract flue.
Recommendation: GRANT  

6.10  Report to Follow
Applicant: Loch Kemp Storage Ltd (23/06025/S36) (PLS/41/25)
Location: Land 1300m SW of Dell Lodge, Whitebridge. (Ward 12).
Nature of Development: Construction and operation of pumped hydro storage; dam, raise, and utilise Loch Kemp, as its upper reservoir, and connect by underground  waterway systems and tunnels to a powerhouse and tailrace structure on the shores of Loch Ness.
Recommendation: RAISE NO OBJECTION

7.  Decision of Appeals to the Scottish Government Planning and Environmental Appeals Division
7.1 Additional Urgent Item - Skye Reinforcement Section 37 Determination

This additional urgent item has been added to advise the Committee of the decision of the Scottish Ministers which is of regional interest and issued to the planning authority following the publication of the agenda.

The Committee is invited to note the decision of the Scottish Ministers to allow the appeal and grant planning permission subject to the conditions detailed in the Decision Notice.