Thousands of people are waiting for a council home

Statistics have suggested that the number of people without permanent accommodation had more than doubled in the last 15 years.

And the Highland Council study said those under the age of 25 were being hardest hit by the lack of affordable housing.

A third of the 925 people in the area who registered themselves as homeless in 2000/01 were from that age group.

The total figure was an increase of 235% from 394 in 1985-86.

Waiting list

"The lack of quality, affordable housing is the most significant, fundamental issue in relation to homelessness in Highland," said the report.

"Without a significant increase in the provision of affordable housing, it will not be possible to eliminate homelessness in Highland."

There are currently 8,000 people on the waiting list for council houses, although it is thought that the true figure may be far higher.

The council's joint homelessness strategy, which will be submitted to the Scottish Executive, said there were four main factors contributing to the problem.

We have got some villages in places like Badenoch and Strathspey where around 50% of the available stock is now a second home Cllr Garry Coutts

These included lower average incomes, with many people working in "low output" industries.

"With insecure employment or with seasonal and part-time work, this means that many are less able to compete in the housing market," said the report.

"There is population and household growth in many parts of Highland which, combined with a shortage of housing, leads to high house and land prices that many cannot afford.

"High levels of second/holiday home ownership mean that many houses are not accessible to the local population."

The council's housing and social work committee was meeting on Wednesday to debate a new strategy.

Higher level

Chairman Councillor Garry Coutts said that he did not want to blame those with second homes for the situation because they contributed to the economy in other ways.

But he said: "We have got some villages in places like Badenoch and Strathspey where around 50% of the available stock is now a second home.

"A lot of young people in the Highlands move south but in later years they want to come back home having been in London or Edinburgh.

"They are able to enter the housing market at a much higher level and that also pushes up prices."

He said one two-bedroomed former council house in Plockton had recently been sold for �110,000.