Inverness City Centre Development Brief - The Highland Council

Supplementary Guidance 

Stiùireadh Leasachail 

Inverness City Centre Development Brief 

Brath-leasachaidh Meadhan Cathair-bhaile 

Inbhir Nis 

MARCH 2013


Contents 

1. Introduction 2 

2. Context 3 

3. Five Key Themes 5 

4. Delivery 13 

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Introduction 

Inverness is rightly considered as the ‘Capital of the Highlands’ due to its economic, social 

and environmental importance within both the North of Scotland and the country as a whole. 

Although the city centre has been the driving force in its development for centuries, as with 

most cities in the UK, over the last few decades various pressures have emerged which 

challenge the position of the city centre within the wider city region. Nevertheless, the centre 

of Inverness benefits from many valuable assets including its physical characteristics, 

transport links and rich history. One of the priorities for the Highland Council is to maintain 

and enhance the city centre’s potential as a desirable destination to live, work and visit. 

The purpose of this Development Brief is to deliver the aspirations set out in the Inverness 

City Vision by identifying and promoting opportunities and actions for the redevelopment 

and enhancement of the city core. The actions seek to build upon the qualities and unique 

characteristics that Inverness offers and set out a clear vision to promote major growth. It 

also reflects the issues and comments raised from consultation with local communities, 

landowners, business, and key agencies. 

Achieving the proposals set out in the Development Brief will be dependent on working 

together with all stakeholders in the city centre. This includes those who live, work and visit 

the area, but equally important are the landowners and businesses. Therefore, a major 

component of the Brief must be effective partnership working. 

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Context 

Boundary 

The City Centre is defined in the map below. It extends from Friars Bridge to the north, the 

Infirmary Bridge to the south, Midmills to the east and Tomnahurich Street to the west. This 

should not be considered as a rigid boundary but include opportunities which may lie 

outwith the boundary. Parts of the surrounding areas such as towards Dalneigh, Longman 

and the High School offer the opportunity to become better connected and complementary 

parts of the City Centre. 

Policy 

Inverness City Vision 

The Inverness City Vision sets out a vision for 

shaping the future of the city. Overall it points to 

a number of key themes which will guide how 

Inverness will grow: 

• the economy should be at the heart of 

everything 

• strengthen the City Centre 

• a better connected Inverness 

• a city for young people 

• greenNess 

• build on our assets 

• think tourism 

• culture, pride and identity 

• health and well-being 

A key element of the City Vision is its emphasis on several areas of the city which are 

strategically important for the future prosperity of Inverness. The City Centre is one of these 

priority areas, and this brief is one of a series being developed which will guide future 

development in the city. 

In reference to the City Centre, the City Vision focuses on a number of important features. 

These include expanding and defining the City Centre, taking full advantage of the waterfront 

area, enhancing green links and civic spaces, and developing effective linkages, priority 

streets and arteries throughout the city, referred to as the ‘spider’. 

Inverness City Centre: Future 

The wealth of assets that Inverness holds and the expected growth of the city in the coming 

years highlight the potential to re-establish the City Centre as the heart and soul of the city. 

The core vision of the City Centre Development Brief reflects and supports that of the 

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Inverness City Vision. Overall the City Vision envisages that “what will emerge, very simply, 

is a resurgent City Centre as the heart of Inverness… which is a service centre for the 

whole Highland area.” 

Consequently the aspirations of this Brief are to: 

• Improve the commercial vitality and viability of the city Centre. 

• Make the City Centre the most attractive and desirable place for businesses to locate. 

• Enhance the user experience for tourists and other visitors. 

• Make the most of our historic buildings. 

• Reconnect the City Centre with the river frontage. 

• Increase connectivity and active travel to, from and within the City Centre. 

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Five Key Themes 

To focus the proposals within the Development Brief five key themes are identified which 

highlight the challenges and opportunities within the City Centre: 

1. Built and Natural Environment – protecting and enhancing the rich and diverse 

cultural and natural heritage of the City Centre will promote place identify and 

maximise the visitor experience. 

2. Movement and Transport – the ability to move freely is essential to make the most of 

City Centre assets and allow all areas to prosper. 

3. Tourism – enhancing the tourist experience will encourage more people to visit 

Inverness and the Highlands of Scotland. 

4. Economy – supporting existing and attracting new businesses will strengthen the 

economy and re-establish a thriving environment. 

5. Living in the City Centre – Creating a strong and diverse city centre population has a 

range of social, economic and environmental benefits. 

Theme 1: Built and Natural Heritage 

Inverness City Centre benefits from a rich diversity of cultural and natural heritage. This 

development brief will help to build on the success of recent projects which have helped to 

connect users of the City Centre with its heritage, such as Ness Islands Enhancement 

Programme and streetscape works and the work carried out by Inverness Old Town Art 

(IOTA). 

Natural Heritage 

One of the defining features of Inverness is the 

River Ness. Flowing right through the City 

Centre the river has been intrinsically linked to 

the origins and development of Inverness. 

However, as with many other UK cities, the river 

frontage remains an underutilised asset. The 

riverside frontage now presents an attractive and 

iconic tourist location and provides an appealing 

setting for leisure, office and residential uses. 

There are many important views and vistas in 

the City Centre. Some of these include from Bridge Street along to Tomnahurich Street and 

Ness Walk, Castle Wynd down Church Street, and both up the river to the Islands and the 

Castle and down to the Greig Street Bridge with Ben Wyvis in the backdrop. These views 

define the city centre’s relationship with its built and natural heritage. As a result these vistas 

will be protected and where possible enhanced to maximise these important assets. 

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Built Heritage 

One of the City Centre’s key qualities is its diverse stock of historical buildings and 

monuments. The City Centre alone boasts 11 

Grade A and just over 120 Grade B or C listed 

buildings. As a result, almost the entire area is 

included within two Conservation Areas: the 

Riverside Conservation Area and the Crown 

Conservation Area. The designation of a 

conservation area is a means to safeguard and 

enhance the sense of place, character and 

appearance of our most valued historic places. 

Providing an attractive and comfortable public 

realm is an essential feature in supporting local 

businesses and encouraging visitors and local residents to spend time in the area. The recent 

series of streetscape improvements have successfully created a more pedestrian friendly 

environment. However there remain areas of the City Centre that would greatly benefit from 

further improvements. The creation of more parks and civic spaces for residents, workers 

and visitors to enjoy should also be a key consideration in any redevelopment proposal. 

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Theme 2:


Movement / Transport 

Movement and access have a critical role in making Inverness a sustainable and functional 

place. As the Capital of the Highlands, Inverness is a transport hub and stopping off point for 

many visitors. 

The City Centre benefits from having a number of pedestrianised streets together with the 

main rail and bus stations in very central and convenient locations. Despite this, more can be 

done to create an integrated and effective transport system which will improve the flow of 

movement to, from and within the City Centre. 

Road Transport 

The road network provides a very limited number of connections across the city resulting in 

significant congestion at peak times in certain locations. This limits the opportunities for 

changes to traffic management and in increasing priority for pedestrians, cyclists and public 

transport. However the construction of the West Link with a new river crossing upstream will 

result in a significant reduction in traffic in the City Centre and open up opportunities for 

improving the environment for active travel and public transport. 

The provision of well-located and convenient car parking is an important requirement of 

boosting the vitality of the City Centre economy. An opportunity may exist for the 

development of a car park on the west side of the river which would serve the flow of people 

entering the city centre from the West and South. 

Creating park and ride facilities is a priority for the Council. This would allow people to 

travel to Inverness by car, park for free in secure car parks and complete the journey into the 

city centre by bus. The first park and ride is likely to be on the East of the city and situated 

adjacent to the A96. Other potential sites for park and ride include at Torvean as part of the 

West Link and adjacent to the A9 to the North of the city. 

Taxis provide an important transport service in the city centre for both residents and visitors. 

Due to steady increases in the number of licenced drivers additional ranks have been created 

with a capacity of 30 daytime and 50 night time spaces. Developing an efficient taxi network 

requires ranks to be located in convenient places but which do not impact on traffic flow or 

safety issues. 

Public Transport 

Creating an efficient public transport service is an 

important factor in improving the City Centre. 

The options are currently limited by the restricted 

road network and it is anticipated that a general 

reduction in City Centre traffic resulting in the 

construction of the West Link will aid the 

development of public transport. A Transport 

Infrastructure for Growth (TIG) traffic model is 

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being developed by the Council to identify implications on the wider road network from 

potential developments across the Inverness travel to work area. This will highlight roads 

which require particular attention and identify opportunities for improved public transport. 

Active Travel 

Inverness benefits from higher levels of active travel (cycling and walking) than both the 

Highland and national averages. As a result Inverness is well on its way to meeting the 

Scottish Government’s 2020 target of 10% of all journeys made by bike. To build on this, an 

Active Travel Audit for Inverness was carried out by Halcrow Group in 2011. This detailed 

analysis highlighted several improvements which 

could be made to further encourage active travel. 

One of the key opportunities is to address the 

disproportionate level of cycling infrastructure. 

Some areas of the City Centre, including key 

entry routes, remain dominated by vehicular 

traffic. Shown in the map below, the Active 

Travel Audit recommends 8 main designated 

cycle routes for Inverness, each of which form 

clear and safe travel corridors to and from the 

City Centre. 

A number of opportunities and improvements have been put forward for each of the routes. 

A key proposal includes the introduction of two-way cycling lanes throughout the existing 

streetscaped areas and extending this to the river frontage and suspension bridges. Another 

opportunity exists to create an active travel hub within the City Centre which could include 

cycle parking, seating, cycle hire facilities and information services. This could correspond 

with the Great Glen Way and National Cycle Routes 1, 7 and 78 which join around the west 

end of High Street on the banks of the River Ness. 

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Permeability refers to the directness of links and the density of connections. As connectivity 

increases, travel distances decrease and route options increase, allowing more direct travel 

between destinations, creating a more accessible and resilient City Centre. Maximising 

accessibility and the flow of movement to, from and within areas of the City Centre is crucial. 

The recent developments at Strothers Lane are a good example of improving permeability by 

incorporating a traditional close into the design to allow for more direct access into other 

areas. 

Theme 3: Tourism 

Tourism is becoming an ever more important aspect of the 

Scottish economy and no-more so than in Highland. Inverness 

is a key tourist destination in its own right and was found to be 

the 2 nd most popular tourist city in Scotland (behind 

Edinburgh) and the 8 th most popular location in the UK. 

Tourist Attractions & Facilities 

There is ongoing work to improve and promote the assets 

which the City Centre has to offer such as those highlighted in 

the Historic Tourist Trail leaflet below. However, it is clear that 

there is still scope to greatly improve the visitor experience. 

Creating a clear and natural tourist trail round the City Centre 

is a key priority. 

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Coach Facilities 

The coach industry is a vital part of the tourism 

and transport sectors. It is estimated that 70,000 

visitors dock on cruise ships in the Inverness area 

each year. Yet only a fraction of these people 

actually visit Inverness and those that do are 

reported to spend on average only 45 minutes 

there. Therefore, the ability to provide dedicated 

coach facilities within the core of Inverness would 

have significant tourism and economic benefits. 

This could also have added benefits for other 

development proposals in the brief such as the 

promotion of the Victorian Market as an indoor 

tourist facility. The coach facilities do not need to 

be associated with the bus or rail station but must 

be in accessible location for the City Centre. An 

alternative may be to create designated coach 

drop-offs in the centre of the city with allocated 

parking situated in the periphery. 

Theme 4: Economy 

The City Centre has traditionally been the market 

place and centre point of commercial activity of 

Inverness. A key aim of this brief is to continue 

this by strengthen existing businesses and 

supporting new businesses to develop. 

Retail 

Inverness City Centre is the retail hub of the 

Highlands and Islands. Historically the prime 

retail area comprised of virtually all of the Old 

Town. More recently this area has contracted and 

arguably comprises of the Eastgate shopping 

centre and the top end of the High Street. The 

retail units in the Old Town have been 

experiencing steady decline in footfall and due to 

the current economic downturn has resulted in 

many properties struggling to attract occupiers. A 

key priority for the Council it to help draw people 

through the centre and encourage people to visit 

other areas than simply the prime retail areas. 

Office Space 

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As with retail, City Centre has traditionally been the prime business area within Inverness and 

the Highland region. However, over the past 10-15 years the trend has been for major office 

occupiers (both private and public sector) to locate to peripheral regions of the city. This has 

largely been driven by the requirement for modern open-plan accommodation with large 

floor plates and parking provision. Overall, it has resulted in the business landscape 

becoming fragmented and dispersed with greater reliance on vehicular transport. 

The creation of a dedicated business district will help to encourage business back to the City 

Centre by promoting and supporting a City Centre business environment. It will also 

highlight to companies the range of benefits of being situated within the City Centre 

including access to public transport, proximity to other businesses, higher levels of 

sustainability etc. Emphasis will be placed on consolidating the existing office stock within 

the City Centre together with the development of modern, sustainable office space. 

Opportunities may exist to allow the development of higher buildings in and around Farraline 

Park and Rose Street. This may make development opportunities more financially viable and 

allow for the provision of larger, more flexible floorplates which are becoming increasing 

more in demand. This would only be supported by the Council dependent on the highest 

quality of design and siting which complements the surrounding townscape. The recent 

development at Strothers Lane is a good example of how this can be achieved. 

Other options include the redevelopment of older buildings which are no longer fit for 

purpose while retaining existing facades. 

Theme 5: Living in the City 

Existing & Future Residents 

The centre of Inverness has always been an area 

with a significant population. Towards the end of 

the 20 th century, however, the trend was for 

housing to be located outwith the City Centre. A 

key aim is now on attracting people back to the 

City Centre to re-establish a diverse and strong 

inner-city community. Over the past decade 

housing development has helped to regenerate 

many areas of Inverness City Centre and the 

Council would encourage further housing 

development, particularly within vacant upper 

floors of historic buildings. 

Affordable Housing 

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Due to its wide ranging social and economic implications an adequate supply of affordable 

housing is a key priority for The Highland Council. An innovative approach to promoting and 

supporting affordable housing development could assist, not just in helping to meet housing 

needs, but also contribute significantly to the regeneration of the City Centre. In addition, 

this in turn would increase the population of the city centre and help to make sustainable 

communities and support the local economy. 

Student Accommodation 

With the development of the University of the Highlands and Islands Campus over the 

coming years, it is anticipated that dedicated student accommodation will be required both 

on and off campus. The City Centre provides an ideal setting for the creation of a student 

hub as this type of development has played a key role in urban renewal in other city centres, 

such as in Dundee, Liverpool and Leeds. 

In recent years, student accommodation has also become a property sector in its own right 

and has shown resilience during the economic downturn. Consequently, it is an area which 

may present an attractive prospect for developers. Forming a student hub in the city centre 

may in turn kick-start adjoining development opportunities and be steered to assist in the 

delivery other objectives of this brief. 

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Delivery 

Translating these development opportunities, many of which may face significant challenges, 

into achievable plans is crucial for the future of Inverness City Centre. 

As a result, the policy tools and potential funding solutions which may be available to help 

drive development forward are outlined below. Based on the 5 Themes above, this is 

followed by actions associated with particular areas of the city centre. This is followed by a 

detailed Action Plan which will help reach the aspirations in this brief. 

Policy Tools 

There is a requirement to implement creative changes to attract and support new 

development opportunities. The Council will assist both passively and directly, to support 

and promote the take up of the development opportunities which are outlined in this 

document. 

There will also be a proactive approach in key areas of activity including: 

• Facilitating discussions and negotiations between landowners 

• Helping to facilitate land assembly 

• Identifying potential development partners 

• Seeking grant and other funding for advance infrastructure and other works 

• Using a variety of statutory powers where there are agreed needs and public benefits 

• Provision of access to transport models, flood information, etc. 

• Promoting proposals to external audiences, including government departments and 

the investment community. 

The Council will also continue to work closely together with key partners, such as Inverness 

BID who can help to deliver the objectives outlined in this brief. 

These proposals also emphasise the need for intending developers to approach and involve 

relevant sections of the Council at a very early stage. 

Potential Funding Solutions 

Understanding the potential funding solutions for the delivery of these proposals is central to 

establishing an invigorated City Centre. The investment plans will take place through 

financial and other support provided by a number of stakeholders including the private sector 

and other funding sources. Some of these include: 

• Inverness Common Good Fund – has the potential to play a significant role in helping 

to stimulate specific developments which will contribute to public benefit. 

• Conservation Area Regeneration Scheme (CARS) – to help maintain and restore the 

character of conservation areas including attracting more visitors and boosting the 

economy. 

• Townscape Heritage Initiative (THI) – aims to help communities to regenerate 

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conservation areas, encourage partnerships and improve the quality of life for all those 

who live, work or vist an area. A THI bid is currently being considered which could 

include either the whole city centre or particular parts such as the north of Church 

Street/ Academy Street. 

• Tax Increment Financing (TIF) – although in the early stages of development, TIFs are 

designed to allow local authorities to borrow to fund infrastructure and/or other 

capital projects against predicted growth in local business rates. 

• Business Premises Renovation Allowance (BPRA) – Allowances which are aimed at 

bringing back into use derelict or vacant buildings. 

• Cities Investment Fund – The recent announcement of the £5m Cities Investment Fund 

by the Scottish Government will support the Scottish Cities Alliance and will allow 

Scottish cities, including Inverness, to work together to offer large economies of scale 

to potential investors. The focus is particularly on aspects of digital and physical 

connectivity, tourism and higher education 

The Council will also seek additional support whenever possible. For example, the Highland 

Council successfully applied to be part of the European Union’s QUEST programme which 

provides assistance in the creation of transportation strategies for small cities. This will help 

significantly in creating a robust transport plan for Inverness by building on the existing 

Active Travel Audit and the Transport Infrastructure for Growth (TIG) model. 

Five Key Districts 

Taking account of the issues covered under the Five Themes, the City Centre can be defined 

within the following key districts: 

1. Old Town 

2. East of Academy Street 

3. River 

4. Retail Core 

5. Castle 

Each district has its own unique characteristics and the specific opportunities that they offer 

are outlined below. 

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1. Old Town 

As the name suggests the Old Town, which incorporates the area between the river and 

Academy Street and from Friars Street to High Street, is the oldest part of Inverness. 

Although it holds some of the City’s richest heritage and is a key visitor attraction, a lack of 

investment and declining footfall has resulted in a loss of vitality and vibrancy. This in turn 

has resulted in a number of regeneration opportunities. 

Adaptation of Historic Buildings 

Much of the Old Town’s wealth of built heritage is largely underutilised. This is particularly 

the case with the upper floors of historic buildings. 

A key opportunity to re-energise the City Centre, therefore, is the sensitive re-use of historic 

properties. The adaptation and re-use of historic buildings, including upper floors should be 

considered as part of any regeneration proposal. 

The townscape of the Old Town and other areas covered by the two conservation areas will 

be safeguarded and enhanced by resisting development proposals that would adversely 

affect the character or historic interest. As a result there is a presumption against demolition 

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or other development that may adversely affect a listed building or its setting. It should be 

noted that proposals for the demolition of a listed or historic buildings within a conservation 

area will be assessed against the Scottish Historic Environment Policy (SHEP). 

Permeability 

Maximising accessibility and the flow of movement to, from and within areas of the City 

Centre is crucial. One of the key proposals is to develop a strategy to improve the 

permeability of the Old Town area, specifically around the north of Academy Street and 

Church Street. Opportunities exist to enhance the connectivity to the main streets, the city’s 

key assets and from arrival points. Specifically, traffic rationalisation on Academy Street 

would assist with improving links between the bus and rail stations, and Rose Street Car Park 

with the Old Town. 

The West Link will significantly reduce congestion within the City Centre. However, significant 

amendments to the road network will be limited until this is completed. 

Improving connections to the river front presents another key opportunity. The Old Town 

lacks clear vistas to naturally steer people to the river frontage and the main linking streets 

(Bank Lane and Fraser Street) are currently not inviting for pedestrians. Consequently short 

term proposals could include wayfinding and interpretation improvements such as 

introducing clear and simple signage to direct pedestrian flow to the riverside. In addition, 

opportunities exist to remove unnecessary traffic and parking on Bank Lane and Fraser Street. 

Redirecting bus routes from Union Street may also allow for the removal of the right hand 

filter and in turn could lead to the creation of a pedestrian crossing opposite the Victorian 

Market. Longer term proposals may include the redevelopment of the buildings surrounding 

Bank Lane and providing pedestrians with priority on Fraser Street. 

Victorian Market Action Area 

The Victorian Market is one of the City Centre’s most unique and valuable assets but it has 

potential to attract a wider range of visitors. The Victorian Market also presents the most 

feasible location to promote as a dedicated tourist facility in the short term. As a result the 

Council has identified the following development opportunities which could help create a 

more vibrant Victorian Market place: 

• Enhancing the legibility of the entry points to the market would help to create a more 

welcoming environment and attract passers-by. Further streetscape works at the main 

entrance and at Falcon Square, including clearly defined pedestrian crossings, would 

also help to direct people into the market. 

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• Another opportunity is to encourage a wider mix of tenants within the Victorian 

Market. At present the market is only open during standard working hours. However, 

it is proposed that night time uses such as restaurants, cafes, and live entertainment 

could make it a distinctive all-day, all-weather facility. This would help to contribute to 

a buoyant and diverse evening City Centre economy. 

• The market currently consists of relatively narrow walkways with a small number of 

benches located near the main entrance. Accordingly, the reworking of the ground 

floor premises and the addition of a mezzanine floor in the Market Hall should be 

explored. This could help to open the market up, create a civic space in the centre 

while also increasing the rate of return. 

• Similar traditional indoor markets include Merchant Square and Princess Square in 

Glasgow. These have clear and welcoming entrances and a mix of uses including retail 

units, cafes, restaurants, bars, stalls, and arts and crafts fairs. Together, this 

combination of uses provides both daytime and night-time attractions. 

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2. East of Academy Street 

This area extends from the Iron Works at Chapel 

Street to Falcon Square and east from Academy 

Street to Railway Terrace. Incorporating some of 

the City’s most important buildings and with 

excellent transport linkages the area East of 

Academy Street offers many major regeneration 

opportunities. 

Dedicated Business District / Student Hub 

The area provides an ideal setting for both the establishment of a dedicated business district 

and the creation of a student hub including accommodation and union. This would help to 

create a vibrant and lively daytime and night-time environment by encouraging a range of 

new users including young people and office workers. It would also exploit the valuable 

characteristics of the area including its central location, transport links, height of existing 

buildings and view over the city. 

Due to its physical characteristics and surrounding land uses the Academy Street action area 

is one of the only areas with potential for multi-storey development. As a result there may be 

an opportunity to (re)develop more elevated buildings in the area. This would help to add to 

the value of development by offering excellent views of the river and over the city from the 

upper floors and the feasibility of uses, such as retail, office, tourism, housing and parking. 

Any new development in this area, however, must be of the highest quality and demonstrate 

clearly how they sit within and complement the surrounding area including the neighbouring 

Conservation Areas. 

Transport 

This district also includes both the main bus and rail stations and for thousands of people 

these are their first experience of Inverness and the Highlands. Therefore the Council will 

encourage the improvements to the area surrounding the stations and to the frontages 

themselves. 

Streetscape 

Following a phase of review of the existing streetscape works, there may be scope to extend 

the scheme into a third phase, should funding become available. As the main through route 

and a key retail location there is significant potential to improve Academy Street. By 

widening footpaths, creating clearly-defined pedestrian crossings and removing clutter it 

would make Academy Street safer, give active travel users confidence and shift the 

dominance from the car towards pedestrians. Soft landscaping may also enhance the 

entrance of Academy Street and create a welcoming atmosphere. 

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Academy Street 

Academy Street is one of the oldest streets in Inverness and continues to be a main 

thoroughfare through the City. However, it is a street under both physical and economic 

stress. Inverness Heritage Trust commissioned Neil Sutherland Architects LLP to carry out a 

detailed investigation into the scope, scale and practicality of carrying out improvement 

activities on the street. Following analysis of its historical context and current function the 

project highlighted particular opportunities for the street and the spaces which adjoin it. This 

includes creating an improved entrance at the junction with Chapel Street and improvements 

to the key civic spaces (see below the analysis map and indicative designs for Farraline Park, 

Station Square and Falcon Square). 

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Farraline Park Action Area 

The Farraline Park and Rose Street area offers some of the best redevelopment opportunities 

in the City Centre, including: 

• A key proposal is to provide greater connections from the A82 and existing college site 

into the City Centre and through to the river frontage. A short term opportunity may 

be for the widening of pavements and pedestrian crossings on Academy Street and 

Margaret Street. This would create a safer environment and help encourage the flow 

of people through the Old Town while having little impact on traffic capacity. 

• Opportunity also exists for the relocation of the taxi rank from Margaret Street as this 

would reduce user conflict and allow for pedestrian priority. Relocating the taxi rank 

to Strothers Lane could utilise the existing wide pavements. 

• 92-94 Academy Street offers a strategically important site for the Academy Street 

action area. Redevelopment of the site should include a pedestrian link Rose 

Street/Farraline Park area helping the wider development and accessibility in this area. 

• A key longer term aim is to bring forward renovation opportunities for the Grade A 

listed library building such an improved library/community facility or indoor tourist 

facility. 

• The formation of dedicated civic spaces presents an important opportunity for the 

Academy Street area. In the short term, any change of bus layout could allow for the 

extension of civic space at the front of the library. This would make greater use of the 

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library building and provide an enclosed and sheltered space at the new business 

district. 

• It is envisages that in the longer term the bus station should be relocated and the 

whole of Farraline Park become the main civic hub for the City. The Council will 

continue to work with stakeholders to ensure that the framework is in place for this to 

develop. 

The map below shows a long term vision of the area East of Academy Street. It includes 

significant redevelopment of particular areas with integrated bus and rail stations together 

with creation of a major civic space and excellent connections. 

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3. River 

This City Centre district extends from Friars Bridge and extends to Infirmary Bridge 

incorporating areas such as the former swimming pool site at Glebe Street and down to Eden 

court and the Cathedral. Any development adjoining or within the River Ness must give 

careful consideration of any potential impact on the River Moriston Special Area of 

Conservation. 

Opening up River Ness Frontage 

The river frontage is an attractive place for visitors, residents and businesses and many 

opportunities exist for redevelopment. The Council will support development along the river 

frontage and within the City Centre as a whole which helps to open up and reconnect the 

river with the City Centre. This is particularly the case for development which contributes to 

improving public value and increasing accessibility from areas such as the Old Town, the rail 

and bus stations and the main car parks. These would also help to make valuable green 

spaces, such as the Ness Islands, Bellfield Park and the Bught more accessible. 

The river frontage is also an attractive location for cyclists and includes sections of the 

National Cycle Network. However, it is clear that much more can be done to encourage and 

give priority to active travel along the river. The plans for the River Ness flood alleviation 

scheme (FAS) should be used to enhance the current National Cycle Routes and be 

developed in correspondence with future cycling routes as outlined in the Active Travel Audit. 

There is also the opportunity to establish a clear path network to the harbour area which has 

various tourist attractions such as boat trips and view points. This would also help support 

the Inverness Harbour Trust plans to expand and attract cruise liners to the City. 

Glebe Street Action Area 

• The area around Glebe Street is a prime river front location and forms a key gateway 

to the City Centre. As a result it offers ideal redevelopment opportunities: 

• Plans for a 166 bedroom, 4 star hotel and associated car parking at Glebe Street was 

approved in 2010. If completed, this will see the major redevelopment of a key City 

Centre site which has remained vacant for many years. Alternative uses which the 

Council may support include residential, business or tourism. 

• The hotel proposals will free up a piece of land next to the current paved pedestrian 

area at the roundabout. Together with the wide pavement on the other side of Chapel 

Street, the area forms a major gateway into the City Centre. As a result it has 

significant opportunity to be the location of an iconic piece of public art that welcomes 

people from the North and West to the centre of Inverness. Alternatively, tree planting 

would help to improve a key entrance to the city. The provision of seating (possibility 

similar to the successful Ness Islands seating) and tree/shrub planting could also help 

to create a welcoming gateway. Additionally, developer contributions may be used to 

provide improved pedestrian links and crossings. 

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• It is proposed that the Council-owned land between the boundaries of the hotel and 

the FAS could be enhanced by tree planting and the provision of seating. It is 

understood that the hotel applicant may be willing to deliver this opportunity. The 

area under Friars’ Bridge may also benefit from streetscape improvements and public 

art such as a mural or lighting. 

• Linkages should also be made between the Glebe Street development opportunities 

and the former telephone exchange building (Fraser House) which also offers a prime 

development site should it become available. 

• 

4. The Castle 

This district, which includes that between Bridge Street, Castle Street and the river, is arguably 

the most prominent in the City Centre. It benefits from being in a central location, a natural 

destination for visitors due to its excellent vistas and boasts high levels of footfall. 

Consequently there are several major redevelopment opportunities. 

• Key redevelopment/renovation opportunities exist for the former Crofters Commission 

building at 4 Castle Wynd. The whole upper floors of Bridge Street could have the 

potential to be redeveloped if the tourist information service was relocated. Possible 

uses may include residential, retail, office, civic or leisure space. 

• Consequently a key opportunity exists to redevelop the public toilet block. By 

23


extending the existing building the site could provide an appropriate space for 

relocating the tourist information service and/or for other retail uses such as a cafe. 

With continued efforts for rationalising Highland Council offices, an opportunity may 

also exist for the Town House to be used for more civic and ceremonial uses than at 

present. This would also help to reduce commuter demand for the Castle Street car 

park. In the long run, this may allow for complete redevelopment of the car park to 

reflect its prime location within the City Centre. 

• The streetscape improvements, which have been successful in creating attractive and 

permeable environments, could be extended to the Bridge Street area as this forms a 

gateway to the Old Town and retail core and holds many of the most precious vistas. 

• Opportunity exists to enhance the prominent vistas which this part of the city benefits 

from. For example, the elevated position at the public toilet block holds an impressive 

view of Church Street. 

• An active travel hub/terminus could be established in correspondence with any 

development at the disused toilet block. This would help to establish a definable 

starting/finishing/stopping-off point for increasing popular recreational pursuits such 

as the Great Glen Way and the National Cycle Routes. 

• This area could also be improved through the removal of the rear service access, bins 

and parking spaces for the tourist information building. An opportunity may exist to 

establish a single shared service yard at the rear of the museum. 

24


5. Retail Core 

The Retail Core includes the High Street and the Eastgate Centre which now form the prime 

retail pitch in the City. The High Street has been hit by falling levels of footfall caused by the 

popularity of the Eastgate and demand for out-of-town retail. 

The Council will continue to work with Inverness BID to support businesses and develop and 

promote a variety of events in the City Centre. This has greatly helped to stimulate interest in 

the City Centre by raising organising and raising awareness of events. 

Opportunities for significant redevelopment are limited. However recent works such as the 

successful refurbishment of Metropolitan House on the High Street into Grade-A office space, 

with allocated parking in the multi-storey, show that opportunities do exist. As a result the 

Council will support further development which refurbishes existing properties in the Retail 

Core. 

The enhancement of other key areas will create anchors and attractions in each corner of the 

City Centre. This, it turn, will help to pull people from the Eastgate and draw them through 

the High Street and the Old Town. Improvements to the pedestrian crossings such as at 

Falcon Square will also help to direct people towards the more traditional shopping areas. 

25


Action Plan 

City Centre 

District 

Aspiration/Desired Outcome Action Status Responsibility Timescale 

Reconnect the City Centre with the river 

frontage 

Deliver the Flood Alleviation Scheme and 

associated streetscape work. 

Scheme design nearing completion. 

Public art opportunities to be developed to 

help people interact with the river. 

THC 

2012 onwards 

River 

Reconnect the City Centre with the river 

frontage 

Work with prospective developers of the Glebe 

Street site to deliver a high quality development 

on the site, and enhance off-site linkages. 

Planning application valid until January 2013. 

Private sector/THC 

Increase connectivity and active travel to, 

from and within the City Centre 

Incorporate improved active travel facilities 

within Flood Scheme and streetscape proposals. 

Scheme design nearing completion 

THC 

2012 onwards 

Make the most of our historic buildings 

Investigate potential for renovation of library 

building 

Application made for THI and CARS funding. THC 2012 onwards 

East of 

Academy 

Street 



Improve pedestrian links from the bus and rail 

stations to the river. 

Transport study to be commissioned by 

P&D/TEC Services to inform future strategy for 

this part of Inverness –will identify specific 

projects which can be taken forward. 

Detailed analysis of Academy Street has been 

completed by Neil Sutherland Architects and 

Inverness City Heritage Trust which forms 

important baseline study.. 

THC 2013 



Investigate relocation of the bus station to a site 

closer to the railway station opening up the 

potential for conversion of Farraline Park to a 

civic space. 

As above, will require longer term strategy and 

wide stakeholder involvement. 

2014 onwards 

Regenerate bottom end of Academy Street 

Continue to work with developer interests, BID 

and public bodies to identify opportunities for 

regeneration and redevelopment. 

Link into Cars/THI scheme. 

Deliver appropriate development 

opportunities. 

2012 onwards 

21


City Centre 

District 

Aspiration/Desired Outcome Action Status Responsibility Timescale 



Improve pedestrian links from the bus and rail 

stations to the river. 

Improve streetscape 

Application made for THI and CARS funding. THC 2013 onwards 

Old Town 


Improve buildings to enhance the attractiveness 

of the area. 

As above. THC 2013 onwards 

Enhance the user experience for tourists and 

other visitors 

Enhance the status of the Victorian Market 

Create better entrances and pedestrian crossings 

Discuss development opportunities with 

occupiers and deliver improvements when 

funding becomes available. 

THC, Private Sector 

2012 onwards 

Castle 


Maximise use of Castle Street car park including 

toilet block. 

Build on the attractiveness of this area as key 

destination at the end of the Great Glen Way. 

Initial development appraisal. THC 2012 onwards 


Optimise the use of the Town House & Castle. 

Consider as part of the asset management 

review of all Council buildings. 

THC 

Ongoing. 

Retail Core 

Improve the commercial vitality and viability 

of the city Centre 

Enhance the status of High Street as part of the 

Retail Core 

Promote existing retailers, increase footfall, 

market vacant properties and stimulate interest 

in the area 

Inverness BID continuing to support retailers 

and hold and promote events. 

Inverness BID 

Ongoing 

22

0 

Inverness City Centre Development Brief

Getting Involved 

If you would like more information or to get involved in the production of future 

plans please contact us in one of the following ways: 

Telephone 

(01463) 702259 

Post 

Director of Planning and Development, The Highland Council, Glenurquhart Road, 

Inverness IV3 5NX 

Email 

devplans@highland.gov.uk 

Fax 

(01463) 702298 

For the most up to date news on the work of the Development Plans Team (and 

more) please follow our twitter account, ‘Like’ our Facebook page and check out our 

blog: 

Twitter 

www.twitter.com/highlanddevplan 

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Blog 

hwldp.blogspot.co.uk 

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Inverness City Centre Development Brief - The Highland Council

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