Short-Term Let Planning Control Areas – Updated 5th January 2026

Under Scottish Government legislation, a Planning Authority may designate all or part of its area as a Short-Term Let (STL) Control Area.
This designation allows authorities to manage the number and concentration of short-term lets in specific areas.

Current Short-Term Let Control Areas in Scotland

As of today, there are two approved Short-Term Let Control Areas in Scotland:

1. City of Edinburgh Council area
   The entire City of Edinburgh Council area has been designated as a Short-Term Let Control Area.
   👉 Find out more about the Edinburgh control area
2. Badenoch and Strathspey (Highland Council area)
   This area within the Highland Council region has been designated as a Short-Term Let Control Area.
   👉 Find out more about the Badenoch and Strathspey control area

Live Updates: Consultations and Upcoming Decisions

The following areas are currently under consideration or in consultation regarding potential Short-Term Let Control Area designations:

• Lochaber (Highland Council)
  A decision was made on the 10th of November 2025 by Highland councillors to proceed with a consultation on an STL control area – read more 

• Skye and Raasay
  A decision was made to take forward proposals for a control area at a meeting on the 1st December 2025, date of consultation tbc – read more
• Sutherland
  A decision was made to take forward proposals for a control area at a meeting on the 1st December 2025 – date of consultation tbc – read more
  
  
• Inverness City wards (13, 14, 15, and 16); and One for rural Ward 12
  A Special Meeting of the City of Inverness Area Committee is happening on 7th January 2026 to discuss progressing a STL Control Area – read more
• Highland Perthshire and Northern Eastern Perthshire (Perth and Kinross Council)
  Consultation on a proposed STL control area closed on the 22 December 2025.
• Wester Ross, Strathpeffer and Lochalsh (Highland Council)
  It was agreed on 3 November to proceed with consideration of an STL control area; consultation dates to be confirmed.
• Fife Council
  Consultation has been completed. A proposal is due to be presented to Committee in December 2025 / January 2026.

Areas Where Proposals Have Been Rejected

The following areas have been considered but not designated as control areas at this time:

• Caithness (Highland Council)
  No justification identified at present; decision agreed on 3 November.
• Highland-wide
  No justification identified at present time.

ASSC Position and Industry Context

The Association of Scotland’s Self-Caterers (ASSC) supports fair, proportionate, and evidence-based regulation across the short-term let sector.
However, there remains no clear evidence to justify introducing planning control areas across Scotland at this time.

The self-catering sector makes a significant contribution to Scotland’s economy:

• Contributes over £864 million GVA annually
• Supports 29,324 jobs across the country
• The average annual GVA for a two-bedroom STL is £50,159, compared to £14,451 for an average owner-occupier or private rented household

Short-term lets account for just 0.8% of Scotland’s total housing stock, whereas economically inactive empty properties account for 3.6% –  more than double the number of STLs.
Addressing that imbalance would have a far greater impact on housing availability than restricting tourism microbusinesses that sustain local economies.

The ASSC believes that Scotland’s housing needs will not be met by limiting small tourism enterprises, but by:

• Building more homes
• Tackling underused and second homes
• Taking an evidence-led approach to planning reform

The ASSC encourages all Local Authorities to work collaboratively with local communities and the tourism sector to find balanced and practical solutions – such as bringing empty homes back into use and accelerating housebuilding – that protect both housing supply and the rural economy.

Future Updates

This policy page is maintained to reflect the latest developments in Short-Term Let Control Areas across Scotland.
Updates will include:

• New designations or amendments to existing areas
• Upcoming consultations and decision meetings
• Official planning outcomes