House and cattery at Land 100M West Of Duel Hill House, Fendom, Tain
Summary of planning committee decision
Decided by Highland Planning Applications Committee on 10 Jun 2026.
What was proposed
The application sought permission in principle for a detached house and cattery, with access from the existing access to Duel Hill House.
“PROPOSED DEVELOPMENT 1.1 This application seeks Planning in Principle for the erection of a single detached dwelling and an associated cattery business. The indicative layout shows the two buildings arranged in a loose “L”-shaped configuration, with provision made for parking and turning within the site.”
“Details of foul and surface water drainage, including any septic tank, soakaway, or Sustainable Drainage Systems (SuDS), have not been specified at this stage and would be addressed through planning conditions or at the detailed application stage. Pre Application Consultation: None.”
Officer report
The site and surroundings
The site is undeveloped greenfield land in Fendom’s Hinterland, beside the public road and railway, within a dispersed rural settlement pattern.
“The surrounding area is characterised by a dispersed settlement pattern, consisting of large, detached dwellings and farmsteads set back from the public road in a sporadic arrangement. The application site comprises a roughly triangular parcel of land, bounded by the public road to the north and the railway line to the west, with Duel Hill House and adjoining greenfield land situated to the east and south. The site is predominantly level in nature.”
Officer report
Planning history and enforcement
Earlier nearby proposals included refusals and permission for kennels and a manager’s house; an unauthorised building on the site is under investigation.
“The matter is being investigated by the enforcement team. ADJACENT SITE HISTORY 3.3 15.07.2022 22/01374/FUL : Erection of boarding kennels and stable building, and installation of menage REFUSED 3.4 18.07.2022 22/01373/PIP : Erection of house REFUSED 3.5 23.02.2023 22/04106/FUL : Erection of boarding kennels and manager's house PERMISSION GRANTED 4.”
Officer report
Why officers recommended refusal
Officers found no robust evidence that the additional dwelling was essential for the cattery, and considered the proposal contrary to rural housing and sustainability policies.
“The introduction of an additional dwelling in this location would contribute to the incremental suburbanisation of the countryside, eroding its rural character and undermining the spatial strategy of directing development to existing settlements. The proposal is not linked to any established service provision and would represent unjustified sporadic development in the open countryside.”
“The proposal is contrary to HwLDP Policy 35 and the Rural Housing Supplementary Guidance, as it fails to meet any exception for housing in the Hinterland and would extend development into undeveloped greenfield land, contributing to suburbanisation of the countryside within an already pressurised area. 2.”
Officer report
Consultation and representations
Transport Planning withdrew its objection subject to access and drainage conditions, other consultees raised no objection, and no public representations were received.
“Following the submission of additional information, including a completed private access checklist, the objection has been withdrawn. This is subject to conditions requiring the upgrading of the existing access to meet Highland Council SDB2 standards, the provision of appropriate visibility splays, and the submission of revised surface water drainage details associated with the access.”
Officer report
The committee’s decision
The committee agreed to refuse planning permission for the reasons detailed in the report.
“25/02860/PIP) (PLN/032/26) Location: Land 100M West of Duel Hill House, Fendom, Tain (Ward 07). Nature of Development: Erection of house and cattery. Recommendation: REFUSE”
“The Committee AGREED to refuse planning permission for the reasons detailed in the report.”
Minutes
Sources
- Highland Planning Applications Committee minutes, 10 June 2026
- Agenda and papers (council website)
Source: Plota analysis of Highland's committee minutes and officer report. Quotations are the council's own words; headings and summaries are Plota's.
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- Council
- Highland
- Date
- Wednesday 10 June 2026
- Committee decided
- Refused
- Minutes
- The council's minutes
- Meeting
- Agenda and papers (council website)
- Application
- The application (council website)
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This committee's year
10 decisions in the 12 months to this meeting.
Source: Plota analysis of the committee's minutes.