Plans to limit Airbnb-style lets in the Highlands delayed over fears it would 'kill' tourism

Proposals to introduce a Highland-wide restriction on holiday lets have been delayed amid concerns it could “kill off” tourism in the region.

The blanket proposals would have implemented measures that would have seen applications for short-term lets scrutinised more intensely by council officers.

However, councillors instead opted for a more “pragmatic” and “sensible” approach, which would allow local areas the power to decide on restrictions.

Rural councillors accused the proposals of letting Inverness “make decisions for them” and resulted in the city councillors’ proposal being withdrawn until a later date.

Why was the move delayed?

Councillors ultimately found an alternative proposal, originally tabled by Aird and Loch Ness councillor Chris Ballance, to be more appropriate.

His proposal, which was spearheaded by vice convenor Ken Gowans, delayed any blanket control zone of short-term lets until council officers could prepare a report on the consequences.

His suggestion was supported by other councillors such as Wester Ross’ Biz Campbell, who said: “We do not cut off the hand that feeds us.”

The plans would also give councillors the chance to implement local area restrictions, as have been successfully implemented in the Badenoch and Strathspey area.

Councillor Gowans said the more tentative approach, which could still result in an overall clampdown across the region in the future, was “pragmatic” and “sensible.”

Highland communities do not need Inverness ‘to make decisions for them’

In support of a scrapping the blanket ban, Skye councillor John Finlayson said: “The introduction of any short-term let control areas across Highland should only be considered at a local level.”

He said: “No area, no local members and no communities need Inverness or other councillors from other areas to make decisions for them.”

Fellow Skye councillor Ruraidh Stewart said the proposals could “kill off Highland tourism,” but asked to scrap all restrictions on short-term lets as the current legislation “has brought out the worst in communities.”

Non-traditional holiday lets have ‘no welcome’

Inverness councillor Michael Gregson told councillors the traditional Highland bed and breakfast experience was being lost to Airbnb-style visits with “no welcome.”

He said problems with housing in the Highlands are being created by companies buying multiple properties for short-term lets, and houses that could be used as homes lay empty.

Councillor Gregson added: “We are losing what could be valuable income in non-domestic rates and council tax.”

Inverness councillor Duncan Macpherson said locals who feel like they are living next to “miniature hotels” have “no recourse” against the coming and going of visitors to their area of residence.

However, after a period of debate in the chamber, they later agreed to withdraw their proposals.

What were the proposals?

Inverness councillors Michael Gregson and Duncan Macpherson brought forward proposals in the hope it would tighten controls on short-term lets across the Highlands.

They argued that the 7,011 short-term lets that have been approved, compared to just four refusals, highlight the scale of holiday lets across the region and a lack of action to restrict them.

As part of their proposal, the council would have asked the Scottish Government to review short-term let licensing to allow applications to be rejected on the grounds of “overprovision.”

They also believed the council did not have enough powers with the current licensing legislation to reject applications.

Edinburgh was the first council area to introduce the stricter controls back in 2022.

In the Highlands, the Badenoch and Strathspey ward brought a control zone into their area last year.

What do restrictions involve?

A short-term let control zone gives councils extra powers to manage short-term lets in an area that is particularly popular with holiday lets.

While all holiday let hopefuls have to apply for a short-term let licence, in a control zone, applicants also need to apply for planning permission, which further scrutinises their proposals.

A council report identifying how individual areas could implement restrictions similar to Badenoch and Strathspey will be prepared for September.

The report will also include further information on a region-wide Highland clampdown of short-term lets, which could still be implemented.