New Highland short-term lets control zone proposed

Public views are to be sought on the plans for Wester Ross, Strathpeffer and Lochalsh

Councillors have agreed that a short-term lets control zone should be considered to cover all or parts of Wester Ross, Strathpeffer and Lochalsh.

If it was introduced, AirBnB-style properties would need planning permission.

Highland Council, like other local authorities, has the power to use the zones to help tackle shortages of affordable homes.

Wester Ross, Strathpeffer and Lochalsh area committee co-chairwoman Biz Campbell said the public's views would be sought on the plans.

Across the Highlands, 6% of potential homes are licensed as short-term lets (STLs), and about 5% of new housing completions within the last five years are now licensed short-term lets, according to the council.

The local authority said an assessment of Wester Ross, Strathpeffer and Lochalsh suggested a high proportion of property purchasers came from outside the local areas.

Officials said high proportions of external sales from outside of the Highlands, Scotland and UK could indicate the local housing market may be distorted by increased external demand.

In a report , they said that 25 of 220 new housing completions in the area in the last five years were now licensed STLs.

Ms Campbell said: "We feel that this is worth taking a closer look now, because the overall indicators suggest that, in general, both the Ross and Cromarty West and Skye and Lochalsh housing market areas are less affordable and have higher rates of STLs and second homes than Highland as a whole."

Councillors have been asked to consider a control zone for Lochaber, but have ruled out one for Caithness

Councillors agreed last month that individual areas of Highland Council should be left to make decisions on whether to limit holiday lets.

Officials were asked to investigate the potential of a Highland-wide control zone on short-term lets as a way of tackling a shortage of homes across the region.

But officers said their research suggested there would not be region-wide support for such a scheme and recommended a more "tailored approach" where area committees decided on any measures.

The Highlands has one control zone at the moment, covering Badenoch and Strathspey.

Councillors decided this week not to pursue a control zone for Caithness at this time.

A meeting of Lochaber area committee next Monday will be asked to discuss whether one is needed for the west Highlands.

In a report, officials said "on balance" the evidence at this time indicated a control zone might be justified.

The Association of Scotland's Self-Caterers (ASSC) said it did not believe there was "sufficient evidence base" to progress with a control zone for Lochaber.

Chief executive Fiona Campbell said: "Targeting small businesses as a means of addressing longstanding housing issues – especially when there are a larger number of empty homes across the Highlands – shows a muddled sense of priorities.

"The local economy relies on tourism and self-catering is an integral component of the visitor accommodation mix."

She added: "Rather than scapegoating small businesses, we need to shift the policy focus to meaningful solutions that won't harm the tourist economy, such as tackling the Highlands' record as a major empty homes hotspot."