Inverness plan for 400 homes at Culloden recommended for approval ahead of crunch Highland Council meeting

Plans for hundreds of new homes on land to the east of Inverness look set to be given permission in principle next week - despite local concerns.

Springfield Properties is seeking permission for a future housing estate of up to 400 units, as well as associated infrastructure, at its proposed Milton of Culloden South development. At least a quarter of the homes would be “affordable housing”.

The 33-hectare site sits immediately to the north-east of Stratton Lodge on land sandwiched between Culloden's Caulfield Road and the A96.

It is currently a mix of farmland and mature woodland, with a scheduled historic monument also located on site.

It is recommended for approval when Highland Council's south planning application committee meets on Wednesday (April 2).

But the proposals have sparked concerns locally, with Culloden Community Council lodging an objection on a number of grounds - including the pressures the new housing will place on existing services and infrastructure. They raised particular concern over its impact on the local secondary school roll, which is already forecast to be over-capacity within 10 years despite a planned extension.

“The excessively high demands on the medical, social, and educational infrastructure within the Culloden community are already known about, so this application to increase the number of houses at this time is an additional burden that the community will not be able to cope with,” it explained.

The loss of agricultural land, and the impact of the construction work on local roads and known pedestrian routes were also cited.

Also raised were concerns over known flooding issues in part of the area, and the risk that further development could increase the frequency of floods on existing homes.

The environmental impact was also a worry, with the community council warning that land next to the site is used by the Loch Ness Honey Company to breed bee colonies, and that the loss of dozens of hectares of open space to housing on land "only recently pushed forward" as a potential development site, will be highly disruptive to that work.

A number of residents also objected to the plans, citing similar concerns to the community council and warning that the proposed housing is too densely packed together and flies in the face of the adopted development plan, which says the development should not take place until Stratton Primary School is completed.

The council's forestry and archaeology officers have not objected to the proposals, subject to conditions to protect many of the trees as well as any archaeological and historic features from being built upon. Historic Environment Scotland, meanwhile, also called for conditions to be attached ensuring the protection of historic features on the site, such as a bronze age ring ditch that is a protected monument.

Transport officers have also not objected, subject to road junction improvements. The Scottish Environment Protection Agency (Sepa) also has no objection so long as building locations avoid areas at risk of flooding from the likes of Culloden Burn.

However, the council's conservation team has objected over the development's failure to include proposals for the “sensitive renovation and reuse” of the category B-listed Stratton Lodge, which suffered extensive fire damage in 2013. The lack of details on the restoration of the lodge came despite adopted local development briefs stressing that this should be part of any wider development of the Milton of Culloden South site.

Recommending the application be approved, council officers said: “The council declared a Highland Housing Challenge in June 2024, in recognition of an anticipated need for 24,000 additional houses over the next decade.

“This application for planning permission in principle represents the first step in delivery of up to 400 residential units within a site which has been allocated in the development plan for over 10 years; which is well located in terms of proximity to services and facilities; and which complies with national goals… to deliver well connected neighbourhoods where people can meet the majority of their daily needs within a reasonable walking distance of their home.

“A minimum of 25 per cent of the properties will be affordable which will make a valuable contribution to the council’s affordable housing targets.

“The application is for planning permission in principle therefore the detailed layout and technical matters will be further considered through subsequent applications for matters specified in conditions, which are suggested within this report.

“However, the information submitted to date has satisfactorily demonstrated that the applicant has considered the constraints affecting the site, including areas of flood risk, the presence of oil and gas pipelines, the proposed A96(T) dualling and associated utility realignments, a scheduled monument and a listed building, and has shown that they can be addressed and incorporated within the site.

“Habitat and biodiversity enhancements as required by [national policy] will be secured by condition; landscaping and open space, including play areas and allotments, will create a welcoming development with its own identity; and active travel routes will open up the site and make the most of the amenity woodland within it and the surrounding countryside.

“Overall, it is considered that the application site can accommodate the development as proposed, subject to the recommended conditions, and can be supported.”

The application is for planning in principle only. Full planning applications, detailing specific layouts and building designs, would need to be submitted and approved before the site’s various construction phases could begin.

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