Council progresses plans for Masterplan Consent Areas to accelerate housing delivery across Highland

13th November 2025

The Highland Council is taking a significant step forward in addressing the region's housing needs and unlocking development potential by progressing plans to establish three to four Masterplan Consent Areas (MCAs) across Highland.

MCAs are a legal planning tool that enable advance consent for large development sites, significantly reducing the time it takes to deliver housing and infrastructure.

At today's meeting of the council's Economy and Infrastructure Committee, Members endorsed the use of MCA’s in implementing the recommendations set out in the Highland Housing Challenge Partnership Action Plan, reaffirming the Council’s ambition to deliver 24,000 new homes over the next decade

Chair of the Environment & Infrastructure Committee, Councillor Ken Gowans said: "This is a decisive step forward in our commitment to tackle housing pressures and support economic growth across the region. Masterplan Consent Areas will allow us to respond more quickly to economic opportunities and housing pressures, while ensuring communities are actively involved in shaping development from the outset. It’s a streamlined yet more inclusive way to plan for Highland’s future."

Following detailed assessment and the discussions today, the committee will recommend the "long-list" of potential Masterplan Consent Areas with an agreement to progress sites at Essich Road, Embo and Ardersier.

In addition, the Committee will recommend that the Council agreed to identify a fourth MCA site on the west coast, in proximity to Kishorn Yard, to support ongoing investment and respond to local housing demand.

The MCA approach offers a faster, more coordinated planning process, with five key decision points where Members can influence or amend proposals. It also strengthens local democracy by giving communities and elected Members a greater role in shaping development relative to the conventional planning application process where local parties can only react to what developers submit to them.

The Council’s Planning team will now begin the next phase of work, consultation with communities, landowners and agencies. If successful, the MCA model could be expanded to other housing and development opportunities across Highland.

What is a Masterplan Consent Area?

An MCA is an optional legal power introduced by the Planning (Scotland) Act 2019 and available since December 2024 to allow a local council to accelerate the delivery of development. An MCA "Scheme" if made, establishes the principle of development on the site and grants planning permission for specified types and forms of development within a specified area.

The quicker delivery is relative to the conventional and typical approach of a developer seeking a local development plan allocation and then if successful progressing a planning permission in principle followed by a Matters Specified in Conditions or further planning application. An MCA Scheme would also likely incorporate a standardised legal agreement further to streamline the process. The input of consultees, communities, councillors, landowners and developers is still maintained but needs to be earlier and more targeted than in the current conventional processes. Scottish Government appointed Reporters are not involved in the MCA process whereas they have two inputs in the new local development plan process.

The Council has the final say (subject to a Scottish Ministers’ power of veto and potential judicial review) on local representations.

The process and consultation procedures for MCAs, as set out in the Town and Country Planning (Scotland) Act 1997, were described in the report to Committee in May 2024 (Item 6).

 

Related Businesses

 

Related Articles

Today : Local Authority

Additional school in-service days agreed - Helping teachers prepare for major curriculum changes

Local councils will be able to request up to two extra in-service days this academic year, so that teachers can prepare for the most significant curriculum changes in more than a decade.   The Scottish Negotiating Committee for Teachers (SNCT) which brings together the Scottish Government, local authority body COSLA, and teaching unions has agreed up to two additional in-service days, which will form part of multi-year support for implementation of the updated curriculum.  

Today : Local Authority

The Payday Heist: Why Your Payroll System Might Be a Fraudster’s Easiest Target

Imagine a dedicated employee logs into their bank account on payday, only to find it completely empty.  When they contact HR, the records show their salary was successfully processed but sent to an entirely different bank account.  

Today : Local Authority

Paper Targets vs. Human Crises: The Reality of the Highland Housing Strategy

The Highland Council’s newly unveiled Strategic Housing Investment Plan (SHIP) 2027–2032 paints a glossy, optimistic picture of the region's future.   It promises a steady pipeline of 700 affordable homes a year, framed alongside a booming £10–£16 billion "Growth Deal" linked to green freeports and renewable energy expansion.  

Yesterday : Local Authority

Highland Council Housing Investment: £84 Million Programme Faces Delays as Building Costs Rise

Highland Council is forecasting expenditure of almost £75 million on its housing capital programme during 2026/27, against an original budget of nearly £84 million, as rising building costs, project delays and the availability of additional government funding influence its investment plans.   A Housing Revenue Account (HRA) capital monitoring report, covering expenditure to 31 August 2026, is being considered by the Housing and Property Committee on 4 November.  

Yesterday : Local Authority

Highland Council's Housing and Property Plans: Progress Being Made, But Costs and Contractor Shortages Remain a Problem

Highland Council is making progress on a range of housing and property projects, but rising construction costs, shortages of contractors and uncertainty over future funding continue to threaten delivery.   A progress report covering the second quarter of 2026/27 is being considered by the Housing and Property Committee on 4 November.  

Yesterday : Local Authority

Almost 2,500 Empty Homes in Highland: Can the Council Turn Empty Properties into Much-Needed Housing?

Highland Council is stepping up its efforts to bring long-term empty properties back into residential use, but early results from its £1 million Empty Homes Challenge Fund suggest that turning the policy into actual homes may prove more difficult than anticipated.   A report going before the Council's Housing and Property Committee on 4 November provides an update on the strategy introduced in November 2025.  

Yesterday : Local Authority

Highland Housing: Homelessness Reaches Record Level Despite Good Council Performance

The number of people presenting as homeless in the Highlands has reached its highest level in three years, highlighting the growing pressure on housing services despite some encouraging performance figures from Highland Council.   A report covering the six months from April to September 2026 is being considered by the Council's Housing and Property Committee on 4 November.  

3/11/2026 : Local Authority

 
Highland's Growth Ambitions: Billions in Investment Promised, But Can the Numbers Really Add Up?

Highland Council has set out an ambitious vision for the economic future of the Highlands, with the possibility of attracting between £10 billion and £16 billion of public and private investment over the next 25 years.   On paper, it is an impressive prospect.  

3/11/2026 : Local Authority

Caithness Committee approves six Community Regeneration Fund applications - £237,155

The Caithness Area Committee which met (Monday 2 November 2026) has approved six applications submitted to the Community Regeneration Fund (CRF).   This approval securing significant investment to support local projects that will benefit communities across the north.  

31/10/2026 : Local Authority

Caithness at the Sharp End: Broadband, Buses and Public Services Under Pressure

From the loss of a direct bus link to Inverness to uncertainty over rural broadband, a difficult council budget and the future of community organisations, the past week has provided plenty for Caithness residents to think about.  But there have also been celebrations, local achievements and signs of community spirit.