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 the 5th February 2026 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 3 December 2025 and 18 December 2025.

4.  Major Development Update
Iarrtasan Mòra

There is circulated Report No PLS/01/26 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/02/26 by the Area Planning Manager – South.

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

6.  Continued Item
Cuspairean a' Leantainn 

6.1.  Applicant: Scottish Hydro Electric Transmission Plc (25/00826/FUL) (PLS/03/26)
Location: Land 300M NW Of Fanellan Farmhouse Kiltarlity (Ward 12).
Nature of Development: Fanellan Substation - construction and operation of a 400 kV substation and converter station and associated infrastructure, site access, landscaping and demolition works.
Recommendation: GRANT. 

6.2 Applicant: Henderson Group Ltd (24/00970/FUL) (PLS/04/26)
Location: Land 65M West of Dunvegan, 25 Clachnaharry Road, Inverness (Ward 13).
Nature of Development:  Erection of 12 No Flats with associated roads, parking, services and landscaping.
Recommendation: GRANT. 

7.  Planning Applications to be Determined
Iarrtasan Dealbhaidh rin Dearbhadh

There are circulated Reports Nos PLS/05/26 to PLS/10/26 by the Area Planning Manager - South which are as follows:-

7.1 Applicant: Dell Wind Farm Ltd (24/00933/S36) (PLS/05/26)
Location: Land at Dell Estate, Whitebridge, Inverness (Ward 12). 
Nature of Development: Erection and operation of a wind farm for a period of 35 years, comprising of 9 wind turbines, 4 with a maximum blade tip height of 180m and 5 with a maximum blade tip height of 200m, access tracks, borrow pits, substation, control building, and ancillary infrastructure.
Recommendation: RAISE OBJECTION 

7.2 Applicant: Glendoe Limited (24/01092/FUL) (PLS/06/26)
Location: Land 1200M East of Ardach House, Fort Augustus (Ward 12).
Nature of Development: Construction of mountain bike trail centre, hub building, cafe, retail, bike hire/store building; 40 motorhome pitches, 8 shepherd's huts; play areas; maintenance storage building, parking.
Recommendation: GRANT 

7.3 Applicant: West Fraser Europe Ltd (25/03481/s42) (PLS/07/26)
Location: Land 870M NE of Norbord Europe Ltd, Dalcross (Ward 17).
Nature of Development: Application under Section 42 to amend Condition 19 (train movements ·& operational time restrictions) of 24/05253/FUL relating to the 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 

7.4 Applicant: Mr C Cambell Sinclair (25/03569/PIP) (PLS/08/26)
Location: Land at Holme Rose Road, Cantray, Croy (Ward 17).
Nature of Development: Erection of house, garage and stable block.
Recommendation: GRANT

7.5 Applicant: Mrs Catherine Gray (25/02912/FUL) (PLS/09/26)
Location: Land 30M NE of Lanfine, Teandalloch, Beauly (Ward 12).
Nature of Development: Erection of House.
Recommendation: REFUSE 

7.6 Applicant: Alexander Ross and Sons (Sand and Gravel) Ltd (25/04294/S42) (PLS/10/26)
Location: Mid Lairgs Quarry, Farr, Inverness, IV2 6XN (Ward 12).
Nature of Development: Application under Section 42 to vary conditions 1 and 5 of planning permission 18/00108/S42.
Recommendation: GRANT