WELCOME
This is an invitation by Inverness Estates Ltd to help prepare a masterplan for a strategic development site. It involves some 12 ha. of land at Milton of Leys adjoining the A9 at the southern gateway to the City. The site has potential for a mix of tourist, economic development, transport and residential uses.
This is the first stage of a pre-application consultation process. Inverness Estates Ltd seeks the ideas and views of local people at the outset. Please fill-in the questionnaire which invites your views and return it by 13th December 2010.
We will carefully consider all comments received. A draft masterplan will be drawn up and made available for public consultation before any proposal is taken forward.
PROPOSAL
Inverness Gateway is a major economic development opportunity at a prime location. This is a long-standing strategic development site allocated for development for some 20 years.
It presents scope for a mix of uses:
· tourist centre, including hotel and leisure facilities, restaurant and specialist retail
· a strategic business and enterprise park, including campus accommodation and exhibition/performance venue
· a transport centre, including truck stop, overnight facilities and petrol filling station
· integrated residential/other
POLICY
The Inverness Local Plan (2006) allocates the land for development as follows: “18 MILTON OF LEYS …30 ha. of land at Milton of Leys is allocated for business/ commercial use. Development will be set back a minimum of 130m from the A9 and include safeguards for the trunk water main that crosses the site and for mature vegetation. Any retailing will be of limited scale and directly related to acceptable uses.
The Local Plan applies the following settlement policy: Special Uses “The Council will expect other uses mainly of a community, service or tourist related nature to be maintained or developed…”.
Scottish Planning Policy (2010) refers: Roadside Facilities …“181. Roadside facilities range from lay-bys through to comprehensive service areas. Planning authorities should support the provision of a range of roadside facilities….”.
The Highland Structure Plan states: “Service Facilities…The Council will promote and support commercial service facilities for road users within nearby settlements on the A9…”.
The Proposed Highland-Wide Local Development Plan refers as follows: “Tourism…Proposals for tourist facilities will be assessed as to whether:
· the scale of the proposal is proportionate to its location/settlement;
· the site is within a settlement boundary and whether it will complement existing/allocated tourist facilities within that settlement;
· the proposal will increase the length of peoples stay, increase visitor spending or promote a wider spread of visitors;
· the proposal will promote access to, interpretation, effective management or enhancement of natural and built heritage.”
“Tourist Accommodation …Proposals for tourist accommodation within settlement boundaries will be supported if the Council is satisfied that the proposal can be accommodated without adverse impacts upon neighbouring uses, complies with Policy 29: Sustainable Design and will not prejudice the residential housing land supply”.
LOCATION
The following factors indicate the site as a prime development opportunity:
· a natural “gateway” position and orientation point, 5 km from the City Centre and adjoining the A9 national transport and tourist network;
· classic panorama and viewpoint with magnificent outlook over the Moray Firth to Ben Wyvis and the Highland mountain ranges beyond;
· strategic site within the planned City limits and at the edge of Milton of Leys urban neighbourhood
SITE ANALYSIS
The following factors may influence the layout and distribution of uses and activities within the site.
Physical and Land Use
· situated between the 175-195m contours with upper reaches affording the most extensive views;
· gentle 1:25 slope with 20m south-north cross-fall; part screened from the A9 by bunds towards the north-east
Infrastructure and Services
· direct access to A9/Milton of Leys interchange and safeguards for major utilities corridors including overhead electricity lines and trunk water distribution main.
Heritage and Amenity
· a fragmented structure of mature treed avenues and wildlife habitats;
· a Scheduled Ancient Monument - hut circle and field system - and major network of forest walks to the south.
MASTERPLAN OBJECTIVES
A masterplan should embrace the following principles -
the form and layout of development should:
· maximise the economic advantage including proximity to the A9 and to Milton of Leys;
· involve an innovative architectural and design theme and “green credentials” able to deliver the highest standard of services and sustainability through a “low-carbon footprint”;
· achieve an exceptional fit with the landscape;
the options for connections and movement should:
· explore the potential for a new direct access to the A9 for north-bound traffic;
· include a legible circulation system and “community” links between Milton of Leys and the neighbouring archaeological and forest recreation sites;
the management of the setting and heritage should:
· strengthen the historic parkland structure to separate and integrate proposed uses and activities;
· enable development to be orientated north to south and make the most of the outlook over the Firths.
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