Masterplan Consent Areas
We are considering introducing Masterplan Consent Areas (MCAs) within Highland. To learn more about why we are exploring this approach, please read our Masterplan Consent Areas Statement.
An MCA helps to accelerate the development process for a site. This is especially important given the current high demand for new homes in Highland, which is expected to grow as more jobs are created in the area.
Proposed Masterplan Consent Areas
We are progressing with three potential MCA proposals:
- Essich Road (Inverness)
- Ardersier
- Embo (Sutherland)
Each MCA has published Public Notices and maps that provide further information.
Ardersier
- View the public notice
- First event: 14 January 2026
- Second event: 11 March 2026
- View supporting files
- Read the submissions
Essich Road (Inverness)
- View the public notice
- First event: 19 January 2026
- Second event: 19 February 2026
- View supporting files
- Read the submissions
Embo (Sutherland)
- View the public notice
- Clarification on development partner intentions
- First event: 29 January 2026
- Second event: 5 March 2026
- View supporting files
- Read the submissions
If you would like to learn more about what an MCA is, how it can accelerate development, and why these three sites have been chosen, please read the latest MCA Committee Report.
Public Engagement Events
Initial public engagement on the three sites began in January 2026.
We hosted two public events for each site, where members of our team and potential development partners presented information and answered questions.
Supporting files are available on the Highland Council Consultation portal. The deadline for comments at this stage of the MCA process (stage 2) was 31 March 2026.
The next step is for Councillors to consider the principle of development for each potential MCA site, scheduled for May 2026.
Environmental Impact Assessment
The Environmental Impact Assessment (EIA) for MCA schemes follows standard procedures. The Highland Council, as the Planning Authority, leads the EIA process because it is responsible for preparing the MCA scheme.
For each potential MCA — Ardersier, Embo, and Essich Road — an EIA Screening Opinion Request has been submitted by project planning officers. These will be independently reviewed by experienced EIA officers within a separate planning team to determine if an EIA is required.
If the MCA is deemed to require an EIA, a Scoping Opinion will be requested to define the assessment's scope. This may cover a wide range of issues or be very focused, depending on the proposal.
If the MCA is screened out and an EIA is not required, environmental considerations will still be addressed at the detailed planning stage (MCA stage 3).
For more information, see the Masterplan Consent Area Scheme (Environmental Impact Assessment) (Scotland) Regulations 2024.