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 22nd August  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
Gairman 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 18 June 2025.

4.  Major Development Update
Iarrtasan Mòra

There is circulated Report No PLS/42/25 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/43/25 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/45/25 to PLS/56/25 by the Area Planning Manager - South which are as follows:-

6.1 Applicant: SSEN Transmission (24/02830/FUL) (PLS/45/25)
Location: Land 290M SW Of Teanacoil, 2 Leanassie, Beauly (Ward 12).
Nature of Development: Aigas Substation - Construction of 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  (24/03323/S37) (PLS/46/25)
Location: Land 680M NE of SSE Power Station, Invergarry (Ward 11).
Nature of Development: Replacement of 1.1km section of 132kV OHL between Quoich Power Station and Quoich Tee Switching Station comprising six steel lattice towers, new substation platform, diverted track, associated works and infrastructure.
Recommendation: RAISE NO OBJECTION. 

6.3 Applicant: Scottish Hydro Electric Transmission Plc (24/04767/S37) (PLS/48/25)
Location: Land 835m SE of Dunmaglass Mains, Dunmaglass, Inverness (Ward 12).
Nature of Development: Aberarder Wind Farm Grid Connection - Installation and operation of approximately 5.1km of new 132kV overhead transmission line between Aberarder Wind Farm Substation and the existing Dunmaglass to Farigaig 132 kV overhead transmission line, including ancillary works. The ancillary development will include the installation of temporary and permanent access tracks, vegetation clearance, temporary working areas and construction compounds, a borrow pit for the extraction of stone and upgrades to existing access tracks and existing access points.
Recommendation: RAISE NO OBJECTION.

6.4 Applicant: Field Knocknagael Limited (24/05097/S36) (PLS/49/25)
Location: Land 500m southeast of Essich Farm Cottages, Inverness (Ward 15).
Nature of Development: Knocknagael BESS - Construction and operation of a 200MW Battery Energy Storage System (BESS) comprising two BESS and one substation compounds, associated infrastructure, site access, and landscaping.
Recommendation: RAISE NO OBJECTION.

6.5 Applicant: Fasnakyle Battery Storage Limited (23/04100/FUL) (PLS/44/25)
Location: Land 500M NE of Fasnakyle, Cannich (Ward 12). 
Nature of Development: Battery energy storage facility comprising access track, compound of battery and electrical equipment, stores, meter building, water tank, ancillary structures, fencing, security cameras, landscaping bunds, new trees.
Recommendation: GRANT. 

6.6 Applicant: Highland Council (25/00769/FUL) (PLS/52/25)
Location: Corran Ferry, Corran Narrows, Fort William (Ward 21).
Nature of Development: Formation of 2no. slipways and access, overnight berthing area, breakwater and alignment structure, marshalling areas, parking, bicycle and pedestrian shelters, toilet block, junction and localised road improvements, EV charging infrastructure, purser's kiosk, services (power lighting, water and drainage), electrical infrastructure, temporary diesel infrastructure, extensions to shared use paths and associated construction compounds**.
Recommendation: GRANT.
     
6.7 Applicant: Balfour Beatty (25/00993/FUL) (PLS/55/25)
Location: Land 350M North of Newtown, Invergarry (Ward 12).
Nature of Development: Formation of temporary workers residential accommodation, including welfare facilities, associated infrastructure and other ancillary development.
Recommendation: GRANT. 

6.8 Applicant: Highland Council (25/00437/FUL) (PLS/50/25)
Location: Land 110M East of Kamara, 23 Torr Gardens, Dores (Ward 12).
Nature of Development: Erection of 17no. residential units and associated infrastructure.
Recommendation: GRANT.

6.9 Applicant: Scotlog Ltd (24/04623/FUL) (PLS/47/25)
Location: Drakies House, Culcabock Avenue, Inverness, IV2 3RQ (Ward 16).
Nature of Development: Subdivision to 2 No. houses, conversion of annex to 1 No. house.
Recommendation: GRANT. 
    
6.10 Applicant: Mr & Mrs R Clark (25/00825/FUL) (PLS/53/25)
Location: Land 60m West of Cruachan, Wester Lochloy, Nairn (Ward 18).
Nature of Development: Erection of house and garage/annex.
Recommendation: GRANT. 

6.11 Applicant: Highland Council (25/00566/FUL) (PLS/51/25)
Location: Land 210M NE of 42 Seafield Road, Inverness (Ward 16).
Nature of Development: Platforming construction including formation of access road and outfall to firth.
Recommendation: GRANT.

6.12 Applicant: Pat Munro Homes (25/00992/S4) (PLS/54/25)
Location: Land 300M NW of Invereen, Dalmagarry Wood, Tomatin (Ward 19).
Nature of Development: Dalmagarry Quarry - Application under Section 42 to vary Condition 2, Part 1 (mineral output limit) of planning permission 22/02323/S42.
Recommendation: GRANT. 

6.13 Applicant: Energiekontor UK Ltd (25/01011/FUL) (PLS/56/25)
Location: Land 3KM NW of 2 Farley Beauly (Ward 12).
Nature of Development:     Erection of two temporary meteorological masts up to 80m in height.
Recommendation: GRANT. 

7.  Decision of Appeals to the Scottish Government Planning and Environmental Appeals Division
Co-dhùnadh mu Iarrtas do Bhuidheann-stiùiridh Riaghaltas na h-Alba airson Lùth agus Atharrachadh Aimsir

7.1 Applicant: Nicholas Sneddon (CLUD-270-2010) (20/04278/FUL)
Location: land 40 metres north of 54 Riverside Park, Lochyside, Fort William PH33 7RB (Ward 11)
Nature of Development:  the laying and compacting of sub base hardstone on the site and access road.  
Decision:  Appeal Dismissed

7.2 Applicant: Kirkwood Homes (PPA-270-2312) (22/03432/FUL)
Location: Land 255 metres south of Drumossie Hotel, Inshes, Inverness, IV2 5BB  (Ward 19)
Nature of Development:  Erection of 80 residential units with associated access, landscaping and infrastructure.  
Decision:  Appeal Dismissed

7.3 Applicant: Caulterich Battery Storage Ltd (PPA-270-2310) (23/03113/FUL)
Location: land 410M SW of Platchaig House, Kilmorack, Beauly, IV4 7AL (Ward 12)
Nature of Development:  construction and operation of an energy storage facility with capacity of up to 49.9MW comprising up to 36 energy storage modules, control  building, electrical equipment, access, landscaping and fencing. 
Decision:  Appeal Upheld 

7.4 Applicant: Koosii Hideaways Ltd (PN-270-001) (23/05616/FUL)
Location: land 280M NW of Rigsden, Achnabobane, Spean Bridge (Ward 11)
Nature of Development: Section 88 Purchase Notice
Decision: Intention Not to Confirm Notice

7.4a Applicant: Alexander Ross MacGregor (PN-270-001) (23/05616/FUL)
Location: land at Achnabobane 120M north of Fern Cottage, Spean Bridge, PH34 4EX (Ward 11)
Nature of Development:  siting of 4 cabins for holiday accommodation and associated infrastructure
Decision: Enforcement Notice Appeal Dismissed

The Committee is invited to note the decisions of the Reporters appointed by the Scottish Ministers in respect of the above items 7.1 – 7.4.