Agendas, reports and minutes

A meeting of the North Planning Applications Committee will take place in the Council Chamber, Council Headquarters, Glenurquhart Road, Inverness on Wednesday 26 November 2025 at 9.30 am.

You are invited to attend and a note of the business to be considered is attached.

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.

Members are further reminded that mobile devices, including mobile phones, can be used for following the agenda/reports and delivering speeches but should not be used for any form of communication (text or tweet) during the meeting.

Yours faithfully

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

1. Apologies for Absence
Leisgeulan

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 Meeting of the North Planning Applications Committee held on 12 September 2025.

4. Major Development Update
Iarrtasan Mòra

There is circulated Report No PLN/057/25 by the Area Planning Manager - North 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 PLN/058/25 by the Area Planning Manager – North.

The Committee is invited to note the applications.

6. Pre Determination Hearing and Determination of Planning Application
Èisteachd Ro-dhearbhaidh is Dearbhadh airson Iarrtas Dealbhachaidh

Applicant: Scottish Hydro Electric Transmission Plc (24/04898/FUL) (PLN/059/25)
Location: Land 360M NE Of Achalone Cottage, Achalone, Halkirk (Ward 03).
Nature of Development: Banniskirk Substation - Erection and operation of an Air Insulated Switchgear 400kV substation and HVDC converter station with associated buildings, installation of new platforms, drainage infrastructure, temporary construction compound, landscaping, mounding and other ancillary works.
Recommendation: GRANT

7. Continued Applications
Cuspairean a' Leantainn

Applicant: Lochalsh & Skye Housing Association (21/05962/PIP) (PLN/060/25)
Location: Land 380M NE Of Portree NHS Dental Clinic Sraid An Eorna Portree (Ward 10).
Nature of Development: Mixed use development comprising up to 248 residential units, business unit, community shop, care village, landscaping and associated infrastructure.
Recommendation: GRANT

8. Planning Applications to be Determined
Iarrtasan Dealbhaidh rin Dearbhadh

There are circulated Reports Nos PLN/061/25 to PLN/074/25 by the Area Planning Manager - North which are as follows:-

8.1
Applicant: Scottish Hydro Electric Transmission (25/01906/S37) (PLN/061/25)
Location: Land 3200M NE Of Glencassley Castle, Rosehall (Ward 01).
Nature of Development: Achany Wind Farm Connection - Install and keep installed 16km of 132kV overhead line (OHL) between the consented Achany Wind Farm Extension on-site substation and the operational Shin substation.
Recommendation: RAISE NO OBJECTION

8.2
Applicant: Meall Buidhe Renewables LLP (25/02312/S42) (PLN/062/25)
Location: Land 4420M NW Of Croick Estate, Ardgay (Ward 01).
Nature of Development: Meall Buidhe Wind Farm - Section 42 application to vary condition 1 (time limit on commencement) and condition 6(iv) (turbine blade length) of planning permission 20/02659/FUL (consented at appeal PPA-270-2277)
Recommendation: GRANT

8.3
Applicant: Field Spittal Limited (25/00498/S36) (PLN/063/25)
Location: SSE, DC Site Spittal Substation, Halkirk, (Ward 03).
Nature of Development: Spittal BESS - Construction and operation of Battery Energy Storage System (BESS) of up to 300MW with associated infrastructure (including cable route to substation), access and ancillary works (including landscaping and biodiversity enhancement).
Recommendation: RAISE NO OBJECTION

8.4
Applicant: The Highland Council (25/01536/FUL) (PLN/064/25)
Location: Land 150M SW Of Tesco, Mart Road, Dingwall (Ward 08).
Nature of Development: Erection of 34 residential properties and associated works.
Recommendation: GRANT

8.5
Applicant: Telefonica UK Limited (25/01737/FUL) (PLN/065/25)
Location: Land 3.5Km NW of Aultdearg, Lochluichart, Garve (Ward 05).
Nature of Development: Installation of 20m tall lattice telecommunications tower, 3no. shared antennas, 2no. transmission dishes and additional equipment at 17.1m above ground level, 3no. equipment cabinets, battery energy storage system, back-up generator with 4000L fuel tank, 2no (8m tall, 3KW output) wind turbines, 24no. (total) solar panels split over 4 arrays and associated ancillary equipment within fenced compound.
Recommendation: GRANT

8.6
Applicant: J Murphy And Sons Limited (25/02223/FUL) (PLN/066/25)
Location: Land 160m Northwest Of Tigh Ardachu, Mosshill, Brora (Ward 04).
Nature of Development: Formation of temporary compound cabins and storage (retrospective).
Recommendation: GRANT

8.7
Applicant: NKT HVC Ltd (25/02512/FUL) (PLN/067/25)
Location: Land 210M NE Of Tigh Ard, Gelshfield, Halkirk (Ward 03).
Nature of Development: Construction of two temporary access points, to provide access to the cable corridor for construction vehicles associated with the LT360 Spittal to Peterhead High Voltage Cable project
Recommendation: GRANT

8.8
Applicant: Mr Norman MacPherson (25/00064/PIP) (PLN/068/25)
Location: Land 60M SW Of Totaig House, Colbost, Dunvegan Isle Of Skye (Ward 10).
Nature of Development: Erection of house and formation of access.
Recommendation: REFUSE

8.9
Applicant: Neil and Deborah Bell (25/02768/FUL) (PLN/069/25)
Location: Land 60M SW Of Half Of 7 Tote, Skeabost Bridge (Ward 10).
Nature of Development: Erection of House.
Recommendation: GRANT

8.10
Applicant: Mr Steve Auckland (25/01888/FUL) (PLN/070/25)
Location: Two Fishes, Cooper Street, Plockton (Ward 05).
Nature of Development: Erection of domestic garage.
Recommendation: GRANT

8.11
Applicant: Mr & Mrs Alan & Hazel Bell (25/01670/FUL) (PLN/071/25)
Location: The Sheiling, Old Craigton Road, North Kessock (Ward 09).
Nature of Development: Change of use of land to domestic use, demolition of building and erection of extensions
Recommendation: GRANT

8.12
Applicant: Field Fyrish Ltd (25/01620/S36) (PLN/072/25)
Location: Land 650M South Of Fyrish Substation, Alness (Ward 06).
Nature of Development: Field Fyrish Battery Energy Storage System (BESS) - Construction and operation of a Battery Energy Storage System along with associated infrastructure and ancillary works, earthworks, access, drainage, landscaping and biodiversity enhancements.
Recommendation: RAISE NO OBJECTION

8.13
Applicant: Springfield Properties PLC (22/04104/PIP) (PLN/073/25)
Location: Land 320M SW Of Tore Roundabout, Tore, Muir of Ord (Ward 08).
Nature of Development: Phased construction and operation of a business park with low carbon vehicle hub and Park and Ride facility comprising ancillary Class 1A retail, Class 3 food and drink, Class 4 business (excluding office space development), Class 5 General Industrial (excluding heavy industry), Class 6 Storage and Distribution, and Class 7 Hotel, landscaping and biodiversity enhancement, access, roads, SUDS, and associated infrastructure
Recommendation: GRANT

8.14
Applicant: Cruive Ltd (25/02523/FUL) (PLN/074/25)
Location: Land To West of Dunroamin, Dunnet (Ward 02).
Nature of Development: Glamping retreat with 3 Bothies, and Service Bothy.
Recommendation: GRANT