Muirtown and South Kessock Charrette Stage 1: 26 + 27 February 2014 Stage 2: 1 + 2 April 2014 Introduction and Background 3 Stage 2 Feedback 39 Key Issues 4 Next Steps 41 The Design Workshop Event 7 Appendix A: Attendance 42 Technical Session Outcomes 16 Appendix B: Additional Stakeholder Feedback 43 Stage 1 Final Outcomes 18 Appendix C: Projects – Interim Assessment 47 Stage 2 26 Design Team: Michael Laird Architects Anderson Bell Christie Architects Rankin Fraser Landscape Architects Fairhurst Kevin Murray Associates 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. Kevin Murray Associates 3 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. Kevin Murray Associates 4 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. Kevin Murray Associates 5 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. Kevin Murray Associates 6 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. Kevin Murray Associates 7 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 Kevin Murray Associates 8 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. Kevin Murray Associates 9 ‘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 Kevin Murray Associates 10 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 Kevin Murray Associates 11 The evening session repeated the exercises of the daytime session in a compressed format.