PUBLIC CONSULTATION UPDATE - Planning for 95 houses on land to West and North of Golf Course, Ullapool.
The first of the two public events by the Highland Council proposing a new development of 95 homes in Ullapool was held on 7th August as a drop-in session at the Macphail Centre. This is the formal ‘Pre-application’ process that must be completed prior to any application for planning permission is made. The second public event will be held as a drop-in session on 28th August.
One of the main aims of the LUCT Community Assets and Housing Group is to investigate how to address housing resources. The proposals presented at these meetings have not been discussed with LUCT, so this is the first chance to gather comments from the community and provide input to the consultation process. We have developed a series of questions and concerns that have been raised so far as part of the informal feedback to the Highland Council. These ‘FAQs’ are found below. If you have any other queries or concerns that you would like the LUCT to raise, please email them to info@ullapoolcommunity.org . Alternatively, please do try and go to the final community consultation meeting on 28th August at the Macphail Centre between 4-7pm.
Ullapool Housing Consultation – Community FAQ
Who should the new homes be for?
- Local people first – especially young residents, families, and those with long-standing ties to the area.
- Key workers such as teachers, NHS staff, carers, and other essential roles.
- Returning residents who grew up here but left due to lack of affordable housing.
- Economically active younger households who can help sustain the school roll and local economy.
What types of housing are most needed?
- A mix of 1–3 bedroom homes – suitable for single people, couples, and small families.
- Some 3–4 bedroom houses for families with children.
- Starter homes and small flats for young people trying to set up independently.
- Accessible single-storey homes or sheltered housing for older residents.
- Self-build plots or croft-linked housing to reflect community interest in self-build and crofting traditions.
Will the homes truly be affordable?
- ‘Affordable’ must reflect local incomes, not just market averages.
- Highland Housing Register data shows high demand but very few re-lets.
- Rents and sale prices should not exclude young people, families, or workers on modest salaries.
How can we stop new homes being lost to second homes or holiday lets?
- Use rural housing burdens or legal clauses preventing resale as second homes/holiday lets.
- Community right-to-buy-back or shared-equity schemes to keep homes in community use.
- Clear monitoring to ensure allocations prioritise residents and workers.
How should homes be allocated?
- Clear criteria needed – concern that Council housing list may not prioritise local people.
- Suggested priority categories:
1. Local residents or those with family ties.
2. Key workers.
3. Returning residents.
- Transparent allocation policy to build trust.
What about design and sustainability?
- Homes must be energy-efficient and well-insulated to tackle fuel poverty.
- Requests for:
• Gardens, allotments, or growing space.
• Home office/workspace options.
• Paths, cycle storage, and active travel links.
• Exploration of renewable energy and district heating.
- Design concerns: some feel current proposals are rigid and monotonous.
• More creative/innovative designs (e.g., cul-de-sacs, varied layouts, mixed housing styles).
• Question raised: why was the unused space at the bottom of the site not included in the plan?
Will infrastructure and services keep up with population growth?
- Concerns raised about pressure on:
• Healthcare (including dentistry and social care).
• Childcare and nurseries.
• Public transport links to Inverness.
• Employment opportunities beyond seasonal tourism.
Should the community play a bigger role in housing provision?
- Strong support for community ownership of land and property to deliver housing that meets local needs.
- Some caution about volunteer capacity – suggestion to partner with established housing trusts while keeping community input into allocations.