Expansion plans at Inverness out-of-town retail park refused
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Controversial plans for major expansion at an out-of-town retail park in Inverness have been turned down by the Scottish Government.
Concerns about the potential impact on the city centre were among the reasons cited.
The decision would appear to signal the end of a 10-year planning wrangle over the proposed development next to Inshes retail park.
Planning permission in principle to develop shops, a public house and restaurant, community allotments plus car parking and new access roads at Dell of Inshes was initially granted in February 2017.
The permission, which runs out this month, was granted following a public inquiry after Highland Council turned down the application.
Last year, Aberdeen Standard Investments sought a three-year extension to enable further applications regarding conditions to be approved but the application was rejected by Highland Council.
Following an appeal by the developer, the Scottish Government-appointed reporter has backed the council’s decision this time, citing concerns about the potential impact on the vitality and viability of Inverness city centre and saying it would also be against newly-adopted local plans and national planning policy.
In rejecting the appeal, reporter Alison Kirkwood states: “I conclude that the development would not accord overall with the relevant provisions of the development plan and there are no material considerations which would justify granting planning permission.”
In outlining her decision, she noted a 2022 Town Centre Health Check, published by the council, revealed the proportion of vacant units in the city centre had increased from 7.8 per cent in 2018 to 12.6 per cent in 2022.
She also agreed with the submission put forward by Aberdeen Standard Investments that the diversion of 2.2 per cent of existing turnover from a city centre would not normally be expected to adversely affect its vitality and viability.
She continued: “I also agree that there may be a number of reasons why units in the city centre have become vacant.
“However, regardless of the reasons for the vacancies, I consider that the increase in the proportion of vacant units evidenced through the 2022 Town Centre Health Check raises concerns about the overall health of the city centre.
“Within this context, I consider that the proposal would potentially have an adverse impact on the vitality and viability of the city centre. The appellant has submitted insufficient evidence to demonstrate otherwise.”
In its appeal, Aberdeen Standard Investments maintained its proposal would be in line with the Scotland-wide planning policy of “20-minute neighbourhoods” – where people can meet most of their everyday needs by a 20-minute return walk.
While the reporter agreed the proposed development had the potential to provide shopping and local facilities close to residential areas, she said the National Planning Framework 4 (NPF4) policy only provided support for new small-scale neighbourhood retail development to contribute to local living and 20-minute neighbourhoods.
She did not consider the scale of development proposed would accord with NPF4 policy.
Under the process, the developer has the right to appeal the reporter’s decision to the Court of Session on a point of law only and within six weeks.
