Cafe and commercial development given OK for Longman Estate in Inverness

AN Inverness property investment and development company has been granted planning permission to build a cafe and two commercial units on a vacant yard neighbouring New Century House on the city's Longman Industrial Estate.

Ark Estates (Scotland) Ltd previously sought planning permission from Highland Council for a cafe and gym on the site, but withdrew this application in September 2022.

Ark Estates leases property from its own diverse portfolio which includes retail, commercial, industrial and residential premises in a variety of locations in Scotland.

The Longman proposal on Longman Drive involves the erection of a commercial/industrial building sub-divided to form two units, and the erection of a separate café building.

A Highland Council planning report says the site is constrained due to its shape, which restricts where the built development can be accommodated.

A further constraint is that the site lies within a major hazard consultation zone, as there are fuel tanks and underground fuel pipeline nearby.

For this reason the café building is located to the rear of the site, adjacent to the commercial units that run parallel with the southern boundary.

The industrial building will have 497 square metres floor space and be 6.9 metres high to the eaves.

External materials would consist of metal cladding panels for the walls, and an array of solar panels are proposed on the southern roof plane.

The café will be 215 square metres floor space is shaped as an irregular pentagon, enabling it to fit with the constraints of the shape of the site.

It features a shallow roof design and at its highest point is approximately 4.8 metres high. External materials include random rubble base wall, grey vertical timber cladding for the main walls, roof cladding panels and an array of solar panels on the roof.

National Cycle Route 1 runs through the site and Ark initially sought to have this relocated along the northern perimeter of the site.

This was considered unacceptable from a safety perspective due to the close proximity of the site access and the fact that users would have to cross the main road diagonally to join with the remainder of the route.

It was subsequently agreed with the applicant that the existing route near the south boundary of the site could be relocated further to the south, parallel with the site boundary. This would mean the route would be retained in its most suitable location while providing additional developable space within what is a constrained site.

The report states however: "It is noted that whilst all technical matters relating to the proposal have been resolved, Transport Planning has maintained their objection to the proposal on the grounds that the applicant has failed to demonstrate that the site can be adequately serviced by public transport, referencing Transport Assessment guidance that recommends that a 30 minute public transport journey time from door to door is acceptable (including the walk, wait, journey time and walk to destination).

The report continues: "Ark's supporting Design and Access Statement advises that there is a perceived lack of provision of eateries for those working within the area serving employers, employees, patrons and clients within the busy commercial area.

"This is a reasonable comment on behalf of the applicant; it is entirely reasonable to assume that a significant number of café users will come from in and around the industrial area. The café is unlikely to operate as a destination café in its own right.

"The café also has the potential to attract users of the national cycle route. Given the proposed mixed use of the site, it is not considered that Transport Planning’s objection should be a justification not to support this proposal."

Do you want to respond to this article? If so, click here to submit your thoughts and they may be published in print.