Muirtown and South Kessock Charrette Report KMA · Kevin!Murray!Associates! 3! TheMuirtown!and!South!Kessock!Charrette!! 26D27February2014,1D2April2014!! SponsoredjointlybyScottishCanalsandtheHighlandCouncil

Muirtown and South Kessock Charrette Stage 1: 26 + 27 February 2014 Stage 2: 1 + 2 April 2014 Introduction and Background 3 Key Issues 4 The Design Workshop Event 7 Technical Session Outcomes 16 Stage 1 Final Outcomes 18 Stage 2 26

Stage 2 Feedback 39 Next Steps 41 Appendix A: Attendance 42 Appendix B: Additional Stakeholder Feedback 43 Appendix C: Projects – Interim Assessment 47 Design Team: Michael Laird Architects Anderson Bell Christie Architects Rankin Fraser Landscape Architects Fairhurst Kevin Murray Associates

Kevin Murray Associates 3

The Muirtown and South Kessock Charrette 26-‐27 February 2014, 1-‐2 April 2014 Sponsored jointly by Scottish Canals and the Highland Council, with support from the Scottish Government, the Muirtown and South Kessock charrette focused on an area in the north of Inverness between the Muirtown Basin, which is land under the ownership of Scottish Canals, and The mouth of the River Ness, which is an area that the Highland Council are seeking to regenerate. The brief for this area was to consider it as a whole, particularly the connections in the area and how it adjoins the city centre, but with two different levels of detail. The land around Muirtown Basin was to be the subject of a masterplan, while the South Kessock area was to be the subject of a development framework. At the end of the first of the charrette, the design team had established the key areas for change and some design and regeneration principles for the future. Stakeholders, members of the community and local politicians played a key role in directing the design team on how Muirtown Basin and South Kessock related to each other, and to the surrounding core communities in Scorguie and the city centre. In addition to this key characteristics emerged such as the relationship the area has with the sea, the different layers of heritage and the unique local nature reserve. Key areas for change, where development or other physical change would have the greatest positive impact, were identified as the B+Q site, the canal basin itself and Clachnaharry which requires physical change to remedy access issues, mitigate fast-‐flowing traffic and to emphasise the unique character of it as a village on the edge of the city.


The Highland Council will use the outcomes from the charrette process to inform their local development plan, while Scottish Canals will use the masterplan to guide investment in their assets at Muirtown Basin. There is commitment to make the area more connected, and to reinvigorate the city’s relationship with the sea. Key Issues Uses The site that was the subject of the charrette has 3 distinctive zones of use. South Kessock is a residential area, with council build and part owned housing stock ranging from inter-‐war development through to recent in-‐fill developments. Crossing south west over the railway the area is primarily industrial with motor-‐trade units starting to become popular. Continuing south west and to the edge of Muirtown Basin a retail park that has some well established units and others that have been long-‐term vacant. The canal basin is primarily characterised by boating activity, but with few supporting leisure uses. Waterspace The canal basin represents a large body of water, forming the western boundary to the site. The inner Beauly Firth forms the northern boundary to the site and the River Ness forms the eastern boundary. This waterspace create constraints in terms of flood risk and access, but it is also a rich asset providing multiple opportunities for activity, recreation and points of interest such as the old ferry terminal which is a popular view point for nature in the firth and to the north.


Connectivity and Physical Barriers The site is in close proximity to Inverness city centre, but suffers from having many routes that are indirect due to physical barriers such as the northern railway line and the height difference between the canal basin and the area to the east of it.


Scottish Canals Context The Muirtown Basin is the starting point for an iconic canal journey along the Caledonian canal. It is also the arrival point in Scotland for many visitors who sail from Scandinavia. These two points focus the importance of the canal basin as a hub for visitors and recreational water-‐users. Scottish Canals are seeking to improve the functionality of the canal for this, but also to enhance it for local residents and the city of Inverness. This could be through increased leisure uses and destinations around the basin, and it could be through the development of homes on land combined with an increased number of living on water units. The Highland Council Planning Context In the Inverness Spatial Strategy Muirtown Basin and South Kessock are identified as a regeneration site. Policy 6 in the Local Development Plan states that a masterplan for the area should be developed, taking into consideration the following:

-‐ The transport network -‐ Maximise potential for jobs -‐ Safeguard access, recreation and environment around the canal basin -‐ Housing provision across the area.

The Inner Moray Firth Local Development Plan has identified Muirtown Basin as suitable for Business, Community, Tourism, Leisure and 30 homes.


The Design Workshop Event The Muirtown Basin and South Kessock event was a 2+2 event, split between part one on 26-‐27 February, with a part 2 follow-‐up event on 1-‐2 April. The first two days were built around a public working-‐session on day one, followed by technical sessions and drawing time on day two. In the evening of day one the public working-‐session was repeated in a compressed format to accommodate members of the community unavailable during working hours. At the end of the two days the team produced framework approaches and detailed studies on key sites. Wednesday 26 February – Daytime Public Working Session The charrette began with site walks over two sites. Due to the scale of the area being considered by the charrette the only way to cover the area in the short timeframe was to offer a site walk of either South Kessock or of Muirtown Basin. These walks were both well attended which enabled the sharing of knowledge through the course of the daytime working session.


The event was officially opened by Councillor Ian Brown before presentations were given by Christopher Breslin of Scottish Canals, Katie Briggs of the Highland Council and Jeremy Scott from Michael Laird Architects who presented a baseline analysis of the area. Following this, groups were led in an exploration of the area using a SWOT analysis tool. The main issues identified under each of the four headings were as follows: Strengths – heritage, international links, recreational amenity, Basin and Scorguie relationship, jobs in Carse Estate, proximity to city Weaknesses – failing retail, level differences, poor outsider perception of SK, connections and access, B+Q site, railway line crossing Opportunities – development/tourism on B+Q site, improved canal access, develop existing greenspace initiatives, Carse enterprise zone, areas for boating and leisure Threats – big scale development, flooding, if nothing happens at B+Q, unemployment and health in South Kessock, cost of infrastructure for Basin development, low quality development, and traffic at Clachnaharry


In the afternoon session, participants were involved in a future scenarios session. Each group was given a different driver of change and asked to describe what the area may look like in 2030 as a result.

Merkinch Country Park -‐ Develop the Local Nature Reserve to increase visitor numbers

and visitor participation -‐ Key to attracting more visitors is improved access and routes to

the local nature reserve – access from the city centre via an improved riverside walkway that loops back to the canal basin via an improved railway level crossing

-‐ Activities that enhance participation include improved points for dolphin viewing, interpretation in the nature reserve, and designated outdoor sport and play areas

-‐ Extension of the LNR to Carnac point, which is already very popular with walkers and for views over the Firth.


‘Kess and Tel’ Initiative Heritage Driver

-‐ Based around 4 focal hubs that form the basis of a day out around Merkinch and Muirtown

-‐ Community and Heritage Hub at Muirtown Basin – Telford themed heritage attraction

-‐ Gateway Hub at the mouth of the Canal and Beauly Firth – restaurants based in the heritage buildings

-‐ South Kessock Ferry Hub – re-‐start a ferry or site-‐seeing boat from the Ferry point, visitor centre for the Local Nature Reserve

-‐ Grant Street Hub – heritage drive regeneration of Victorian street, taking advantage of close proximity to the city centre. Creates an attractive start or finish point for the ‘day out’

-‐ 4 Hubs connected with improved pedestrian and cycle links


Dolphin View Housing, Social and Community Driver

-‐ Scenario concept based around several zones -‐ Learning Zone – campus on Glen Doe Street that combines school

and community learning -‐ Enterprise Zone – Carse Industrial Estate functions as a zone that

supports start-‐up businesses in light manufacturing and technology with flexible units that can grow with businesses. The Estate is bordered by live/work units that further enhance the area as a cluster for entrepreneurs

-‐ Play Zone -‐ Health Zone – based around the Local Nature Reserve, activities

that promote health from physical activity to personal well-‐being through relaxation

-‐ Civic Zone – Muirtown Basin/B+Q site becomes a hub for civic activity with developments such as events space, museum etc.

-‐ All of these zones are tied together with greatly improved connections. The most direct routes are enhanced environmentally to create pleasant environments encouraging active travel on foot or bicycle


The evening session repeated the exercises of the daytime session in a compressed format. This evening session was held at Muirtown Primary School. Below are the scenario drawings produced during this 2 hour session.


Common themes that emerged from the scenario planning sessions in both the day and evening were: • The importance of the relationship between the sea and the local nature reserve. This is one of the only places in Inverness where the

relationship between the sea and the city can be experienced. • The current isolation of the Merkinch and South Kessock areas – it is caught between the railway and the river and feels far away despite

being very close to the city centre. • The quality of connections between the city centre and Merkinch/South Kessock is low and benefit could be derived from improvements. • The connection between the canal basin and Glendoe Terrace is poor both visually and physically and a new link is desirable. • Muirtown Basin is a focal point for leisure. This includes everything from boating activity through to walking on the towpaths around the

Basin. • The Ferry Point was a key focal point as it was considered to have excellent views, and is an excellent location for spotting dolphins. There

is a lot of potential to enhancing the quality and desirability of this area.


Technical Sessions – Day 2 The Technical sessions examined in more detail several emerging issues from the previous days work: Clachnaharry, the B+Q site, a connection across the railway line, flooding and the edges of the site.



Technical Session Outcomes New South Kessock railway crossing: After an additional site visit, and consideration from the design team engineer the idea of a crossing over the railway line had to be put to the side. The railway is raised approximately 1.5m above the ground which meant that a bridge would have to be very high to give the appropriate clearance, or an underpass would have to be very deep to get under. In order to make the bridge access universal the only viable option in terms of any space available was by elevator, and advice was that Network Rail would not adopt the maintenance and care of an elevator that was not part of a station. As the bridge would be situated on a narrow site, ramps were not feasible due to space restrictions. A similar constraint ruled out the tunnel option, to gain access, ramps entering and exiting the tunnel would need to be much longer than the space that may have been available. Muirtown Basin: The uses around the Basin and on the water were given greater consideration. Many suggestions and ideas for how this area could be used had been made, and the technical feasibility of these ideas, and how multiple ideas might work together to form a balance was given consideration. The waterspace was divided into active (e.g. water sports) and passive uses (e.g. floating offices), with a channel for passage and space designated for turning large vessels. Flooding: Representatives from SEPA, the Highland Council and the design team’s engineer looked at the issue of flooding across the site. It was determined that while current planning policy is in place to deal with flood assessments as flooding has potential widespread implications for the site that the possibility of conducting a strategic flood risk assessment across the whole area should be investigated. Clachnaharry Traffic: Conventional traffic calming measures could be used, but it was determined that given the unique village characteristics of Clachnaharry and its future potential as a destination that a design-‐led approach that would positively influence driver behaviour would be the correct way forwards. Road surface treatments, signage and a focal point could combine to create a visual cue that influenced driver behaviour. B+Q site: the design challenge for the site is the level change between the canal basin and street level on Glendoe Terrace. Creating a visual connection to the canal was considered important, as was reducing the visual impact of any car-‐parking and servicing that development on this site might require.


Site edge: The edge of the site from the local nature reserve down the River Ness to the Black Bridge had been a point of discussion for several groups. The area has a defined green/blue edge that sets the context for the canal basin, the Carse Industrial Estate and South Kessock. This edge incorporates the riverside, canal side, local nature reserve and wetlands and Carnarc point


Stage 1 Final Outputs



Design-‐led solution to traffic-‐calming for Clachnaharry – “needs to scream village”.




Day 2 – Evening Session Feedback Group 1: • Need to connect the sites to the city, from Black Bridge to the Carnac Point. In Dublin new bridges have been a big asset. • Basin design needs to create new views and retain the good old ones and improve the access to the water • Bring people from the Marina to South Kessock. • Clachnaharry is important, especially the traffic issue • Basin improvements would be good for Scorguie, but need to balance increased activity with retaining views • If development is non-‐residential the area could be dead outside business hours • Organic growth of what is already in the area is needed. • Put a ramp up the railway to create a level crossing. • Open up the quarry now (for parking) to kick start new points of access/connections • There are issues on the south side of the canal with lack of tree management • Another station (Clachnaharry) – there would need to be a critical mass at the basin for this to become feasible Group 2: • Liked the idea of an additional bridge over the River Ness • Disappointed that the railway crossing looks unfeasible, but think there is potential to upgrade the link that exists just now – art, traffic

management, lighting, etc • Basin – like the idea of uses that generate year round activity, not just seasonal – indoor and outdoor sports provision would help this • A sports facility in the area would be great for those in South Kessock/surrounding area who don’t have a car and cannot easily access

other indoor sports facilities Group 3: • Boat hire and swimming in the canal basin are good ideas • Removal of the large boat at the end of the Basin would create a better visual connection • A landscaped route near the Carse estate, linking to South Kessock would be good


• Concern that the Basin strategy would overcrowd the water space and water front. • If it becomes a popular area how would you deal with traffic? • How is it paid for? • Connect improvements to the Great Glen Way • Clean up the banks and clear some trees strategically to create views Group 4: • The River Ness bridge is a positive idea, but concerns about how something like this could be delivered. • Like the circular walking/bicycle routes • Would like to see an iconic tall building at the SE corner of the Basin at Telford Quay • Telford statue • Mooring space with environmental consideration would be good • Coffee shops etc. that give visitors choice • Clachnaharry rail station – is this viable? Group 5: • Create a meanwhile use at the B+Q site for pop-‐up businesses • For Clachnaharry a civic development idea is preferred to residential • The idea of a Scout/Hotel/Café boat is great • Camping pods are a good idea • A new frontage for Glen Doe Terrace is desirable – i.e. not bin stores and car parking • Bird hides are a good idea • Is there enough room on the water for passing boats and floating homes?


Feedback Summary: • Muirtown Basin should be a high-‐quality destination for visitors, boaters and residents with support facilities • Clachnaharry traffic calming needs a solution – design led to affect driver behaviour • Improved connection to the Basin – including visual -‐ is desirable • B+Q site is a key opportunity for improving the area and reconnecting with the water • Environmental improvements around the canal basin – tree management, lighting and de-‐clutter • Connections that make South Kessock less isolated are important for this community • Make the most of proximity to city centre – this area is the connection between city and sea


Stage 2: 1-‐2 April 2014 Based over 2 days, 1-‐2 April, the second stage presented material that had been developed in the interim period and provided an opportunity for the community and stakeholders to discuss the proposals and provide comments. The format was of 3 repeating sessions, Tuesday evening, Wednesday afternoon and Wednesday evening. In the interim period, the design team had developed in more detail the work that was presented at the end of stage 1, including conducting deliverability work that examined how projects would work financially, in policy terms and in balance with other projects. Where a project was considered undeliverable, alternatives and preferred options were explored (see Appendix C: Projects Table). The sessions provided attendees with an opportunity to view the work that had been prepared for stage 2, followed by a presentation that summarised stage 1 and gave an explanation of the work that was being presented. Group discussions based on the work gave an opportunity for the public and agencies to respond to what had been presented. This feedback is given at the end of the section. Overall the strategic direction of the plans were given approval, with the caveat that detailed work would need to be seen in order to judge how the strategy may work in practice.



Strategic Diagrams: Muirtown and Muirtown Basin & Waterspace






Strategic Diagrams: Clachnaharry



Strategic Diagram: South Kessock and Merkinch





Stage 2 Headline Feedback Session 1: 6-‐8pm, Muirtown Primary School Muirtown Basin – the right balance needs to be struck between the uses both on and off the water. Development around the Basin should enhance the place and not detract from it being a destination. Uses on the water need to have a level of compatibility – for example, how would swimming work alongside the movement of large yachts? The Sea Scouts need to have options for where they are located, and in a facility that is suitable for their activities. Muirtown Swing Bridge – this is a pinch point that can be exasperated by the operation of the bridge. Suggestions were made as to how this could be improved such as: live information on operation for journey planning; improved pedestrian movement across the bridge, and at the traffic signals on either side. Clachnaharry – proposals would give an improved perception of the place as well as enhancing the connections for pedestrians and cyclists. Sensitive development in the quarry would be ok – it could be used to fund further improvements. B+Q site – mixed use development, not just residential but include cultural and tourism development. A plea was made for Threadneedle to begin a conversation about the site’s future. A Telford Museum was suggested. Paths and connections – the proposed circular route was popular, especially the thought that it could connect distinct hubs with different attractions. Lighting on the towpaths should be improved to make them safer and more useable for longer periods.


Session 2: 2-‐4pm, Merkinch Community Centre Grant Street and the Black Bridge – Work along this route would very quickly make a big improvement to the area. The footpath on the Black Bridge was highlighted as an issue with the suggestion that the footpaths could be rationalised to create a pedestrian and cycle lane with a single traffic lane crossing the bridge. This is an important route to The Ferry and would make the journey between that destination and the city centre much more attractive Kessock Road Railway Bridge – currently the pedestrian railings create a pinch point. Improvements to this are through an enhanced pedestrian environment and public art would be welcomed. Local Nature Reserve (LNR) – the importance of this are to the local community was emphasised. The relationship of the LNR with flooding is sensitive – currently the wetlands are part of a soft flooding strategy, and if it were to dry out (due to a changed flood defence strategy) it would have a negative impact. Carnac Point is a very popular area and calls for the extension of the LNR to include this were made. Muirtown Basin – what impact would increased water activity have on wildlife both in the Basin, such as otters, and outside the Basin? Work may need to be done on the impact increased boat traffic would have on dolphins and other wildlife in the Beauly Firth. Another point raised was whether or not the ‘belly’ shape of the Basin would help facilitate different types of water activity in the Basin. Parking – this is an issue across the whole area, but different locations require different solutions to parking and traffic. Circular route – this proposal was met with broad approval. Housing – question over why new housing was being proposed rather than a programme of refurbishment of the existing housing stock.


Session 3: 6-‐8pm, Merkinch Community Centre Gateway site – needs to be commercially viable. Clachnaharry – creating a village feel is a good idea. The development of a destination by the canal would be good, provided the restaurant was not too ‘posh’. New restaurants or cafes need to be the type of place people could go into after or during a walk. Lighting – several different issues were raised that need to be balanced. Lighting creates light pollution on the LNR and a balance of improved lighting for safety alongside lighting that does not create light pollution needs to be struck. Play – South Kessock needs renewed play that is accessible for all ages and all abilities. This could be complementary to the Local Nature Reserve and the aspiration to increase user participation. Muirtown Basin – Sea Scouts HQ would be an important aspect of improvements, and if it is Circular route – improved signage and even coloured paving to guide people to the different attractions along the route were suggested. Wheelchair access would be very important. B+Q site – proposals were considered attractive, particularly the visual and physical connections created to the canal. Next steps:

1. Review feedback from stage 2 2. The Highland Council will submit an application to the Scottish Natural Heritage Green Infrastructure Fund to progress the circular

route project. 3. Prepare a development brief for consultation (Summer 2014)


Appendix A: Attendance The following organisations, businesses and agencies attended in addition to residents and users of the areas: 18th Muirtown Scouts AIM Architecture and Design Scotland Great Glen Canoe UA The Highland Council – officers and councillors Highlife Highland Historic Scotland Inverness Civic Trust Inverness Courier Keep It Under Your Hat Kerr AT Architects Merkinch Community Council Merkinch Greenspace Merkinch Partnership Ness and Moray Yacht Charters News and Views Merkinch Newsletter Scottish Waterways Trust Seaport Marina Mooring Holders SKRA SEPA SNH Titanic Museum Visit Scotland Wildbird.org


Appendix B: Additional Agency and Stakeholder Feedback from Stage 1 Access Officer , THC Strategy Additional Railway crossing in line with Glendoe Terrace is missing. That would be a strategic route for both recreation and functional / active travel. There could be improved links from the community to the schools through currently vacant sites The swing bridge link to the harbour has recreational and functional merit Key Site We should be clear about where the public realm extends to. Ideally along the length of all waterfronts. Clachnaharry The level railway crossings might be improved There are barriers to people crossing the Beauly Road to get to the canal from the south [lack of pavements, closed gates, etc.] If the towpath is to act as a substitute for on or by-‐road cycle improvements the design of surface and junctions will need careful consideration if it is to serve people coming and going. Edges The western side of the Muirtown basin has a lot of potential as greenspace Land released for mixed development should incorporate public greenspace along the waterfront SNH -‐ Policy and Advice officer comments I suspect this isn’t a problem, but drawing 0930 (Strategy diagram) doesn’t include as part of the green routes the canal-‐side area at the eastern end of the basin, behind the former B&Q area. It also doesn’t show the green route carrying on along the canal towpath on the eastern side of the locks. This present part of the basin allows walking etc as a full circuit around the basin, and links the towpath walk to walks at the LNR. I am sure it is just the way the plan has been drawn, but then again drawings 0931 (B+Q site drawing) and 0934 also do not show this part of the basin as a green part of the area. It would be good if these three drawings were clarified to show the walking etc link on the east side of the basin and onwards to the towpath on the east side of the canal. This will also flag up the issue of safer and easier crossing of the road near the swing bridge for folks on foot/bicycle.


From Principal Officer (Contaminated Land) (Having) taken advice from my colleagues in the Contaminated Land Unit, and I make the following comments. I hope that you find them useful. The areas marked on the map with IN numbers are, according to our records, associated with a number of present or historic industrial / commercial land uses (with our site identifiers in brackets): IN30 is overlying or adjacent to the Carsegate Refuse Tip (IN-‐WDS-‐1012) and Carse Bunds (IN-‐WDS-‐1019), although it is quite difficult to determine boundaries from the small scale of the map IN18 and possibly also IN17 overlap with Highland Omnibus Depot (IN-‐TRN-‐1012). Within IN21 we have records of a pumping station (IN-‐SEW-‐1011), timber treatment works (IN-‐TMB-‐1024), Glen Albyn Distillery (IN-‐FDP-‐1011), timber treatment works (IN-‐TMB-‐1019), and a dock / wharf area (IN-‐DCK-‐1003). The presence of such land uses does not imply that these areas of land are contaminated, but they act as a guide for the Contaminated Land Unit in deciding whether to recommend conditions to be attached to consents for development where there is a change of use, as set out in Planning Advice Note 33 (“development of contaminated land”). There is some historic information concerning the area around South Kessock Pier. I have looked at the file for the planning application to develop an environmental visitors’ centre (plan reference no. 06/01256/NIDIN) and it includes a Geo-‐Environmental Desk Study Report by W A Fairhurst & Partners, which shows that it is likely that the area of the Local Nature Reserve was used for the disposal of waste. The waste material includes “wire, bricks, pipe, rubbish, ash, glass fragments and charcoal”, but there is no information on the extent of it.



Grant Street Improvements feedback – Regeneration Advisor (Economy and Regeneration) THC (Looking at public realm improvements on Grant St would not) be reinventing the wheel as very little work has been undertaken on this matter. What I believe is being referred to is an unsuccessful Regeneration Capital Grant Fund application that was submitted to the Scottish Government late last year. Public realm works were a very small component of the application and essentially the Council was seeking to address the following areas: ·∙ Nelson Street/Grant St junction improvements.

·∙ India Street community Garden.

·∙ Waterloo Bridge and junctions: art works to the Bridge, street level enhancements and improvements to the junction of Chapel Street and Academy Street.

Can advise that there are no designs or costed proposals. I have cut and paste the text from the application below: ·∙ The Highland Council is currently implementing a significant streetscape and associated flood defence works in and around the River Ness area of the city centre. This builds upon a £6m streetscape and traffic management programme that was implemented in the city centre between 2006 and 2009. The works resulted in improved traffic movement and a more pedestrian friendly environment, with new and widened pavements, new civic areas, new street surfaces, new lighting, street furniture and integrated public artworks. The availability of RCGF provides an opportunity to extend the scope of the current works to provide much needed environmental improvements on the Grant Street (Merkinch) – Academy Street Corridor which otherwise would not take place.

·∙ Waterloo bridge is narrow and the road and pavement is poorly segregated. Due to weight restrictions on the bridge no more additional road surfacing can be added, therefore physical works to the bridge are limited. However, signage and other enhancements would improve links between the City Centre and Merkinch and pavement improvements would make the bridge more attractive to pedestrians.

·∙ Nelson Street/Grant Street junction improvements will benefit from a widened footway and improved landscaping.

·∙ Shore Street roundabout is an unattractive area visually and acts as a physical barrier that separates Merkinch and Academy Street. Environmental improvements to this location will enhance the attractiveness of this location and provide improved legibility.

·∙ It is proposed to invest £110,000 RCGF alongside the Council’s £3,370,000 commitment to streetscape and flood defence works.


Appendix C: Projects Table – Interim Assessment Project Potential Positives Potential Negatives Next Steps Pedestrian bridge connection with Inverness Harbour

Improves connection between Harbour area and South Kessock/Muirtown

Delivery depends on developer package which includes further land reclamation and general housing development at the Harbour waterfront This is not supported by the Council’s emerging Development Plan as the Harbour development proposed is not a genuine new City neighbourhood supported by new school and other facilities and has serious environmental risks Bridge optioneering would need to consider whether this is the optimum position (and improvement of the Black Bridge connection delivers more benefits)

Do not include as part of the Strategy

Alternative/Preferred Option Improvement of Black Bridge (addressing pedestrian and cyclist deficiency)

Improves the active travel connections between South Kessock/Muirtown Basin/Merkinch/Carse with city centre Vehicular access would also be improved if current 7.5 tonnes weight restriction could be removed.

Question over deliverability in the shorter term May be subject to optioneering Land take / costs

Take forward this proposal as part of Strategy and investigate ways to deliver

Additional pedestrian rail crossing connecting South Kessock with Carse and Muirtown Basin

Improves connectivity between South Kessock and Carse/Muirtown Basin

Significant land take required either side of bridge for ramp/or tunnel makes this solution undeliverable Only viable option in terms of space available is by

Do not include as part of the Strategy


Increased social and environmental benefits

elevator and advice is that Network Rail would not adopt the maintenance and care of an elevator that was not part of a station Lengthy consultations required with Network Rail

Alternative/Preferred Option Improvements to existing pedestrian connection under railway bridge at Wyvis Place

Improves experience for pedestrians and cyclists using this route Increased social and environmental benefits Relatively low cost solution Chance to increase safety for road user and pedestrians

Does not provide the direct connection desired between South Kessock with Carse and Muirtown Basin

Take forward this proposal as part of Strategy and investigate what improvements should be delivered and how they can be delivered

Alternative/Preferred Option Improvements to existing pedestrian/cycle level crossing between South Kessock and Carse Industrial Estate

Improve safety and functionality Improves connectivity between South Kessock and Carse/Muirtown Basin

Does not provide the direct connection desired between South Kessock with Carse and Muirtown Basin

Take forward this proposal as part of Strategy and investigate what improvements should be delivered and how they can be delivered

Housing site fronting onto the Nature Reserve at South Kessock

Potential opportunity to have housing fronting onto the Nature Reserve Potential to diversify the housing tenure Improved natural surveillance of nature reserve

Possible impact on the nature reserve Flood Risk may rule out development here

Take forward this proposal as part of Strategy Further consider merits of this proposal Carry out Strategic Flood Risk Assessment to assess feasibility


Housing infill site between Carnac Crescent and Craigton Avenue

Provision of affordable housing Potential to diversify the housing tenure Improved surveillance of area Provision of enhanced play space

Loss of some of the greenspace Flood Risk assessment required

Include in Strategy for now pending further technical assessment of Flood Risk Benefits delivered by affordable housing scheme with new play space to outweigh the loss of some green space. Carry out Strategic Flood Risk Assessment to assess feasibility

New Clachnaharry Railway station

Improves accessibility to this area for visitors and residents

Network Rail have not responded to this suggestion Major concern about the deliverability and feasibility of this

Do not include as part of the Strategy But keep pressure on Network Rail for response

Need for new road crossing of the Muirtown Basin

Could improve traffic flow Operational difficulties for Scottish Canals Land take required Impact on amenity of the Basin Impact on Historic environment of canal Not recognised requirement for this solution Feasibility and deliverability of this solution

Do not include as part of the Strategy Require Transport Assessment to accompany planning applications to ensure there is capacity on local road network (or the mitigation proposed creates sufficient capacity).

Alternative/Preferred Option Proposed improvement of Muirtown Swing Bridge/ provision of additional pedestrian/cyclist bridge (addressing pedestrian and cyclist deficiency)

Improves the active travel connections

Impact on the Muirtown Swing Bridge Feasibility/Deliverability? Complex issues as is listed structure Would maybe need to be separate structure

Include as part of the Strategy Need to consider different options to deliver this

Documents

Muirtown and South Kessock Charrette Report KMA · Kevin!Murray!Associates! 3! TheMuirtown!and!South!Kessock!Charrette!! 26D27February2014,1D2April2014!! SponsoredjointlybyScottishCanalsandtheHighlandCouncil