INTRODUCTION 4. This work was awarded to Halcrow Group Ltd whose final report was delivered during 1. This report was drawn up by a Working 2003. Their investigations covered potential Group comprising the following Members of sectoral developments up to 10 years ahead, The Council; and then compared the most promising Cllr A S Park industry requirements with the particular Cllr R W Durham assets and attributes of the portfolio of Cllr V MacIver established large scale marine sites stretching Cllr J S Gray around the . The report also pointed to the Cllr R MacIntyre need for collaboration and partnership work by Cllr R Wynd the area’s Harbour Authorities. 2. Mr J MacKinnon, Chief Planner at the 5. In its consideration of the report, Highland Scottish Executive chaired the Group and the Council was particularly mindful of the following parties contributed at one or more emerging opportunities to develop a renewable sessions: energy cluster in the Inner , and S Black, Chief Executive, IEHE the specific potential of the facilities centred on K Gray CFPA the yard and graving dock at Nigg. It was R Fea CFPA agreed to form a Working Group to engage K Clifton, Development, Scottish Water with the key agencies and owners. The remit of G Cook, Planning Manager, Network Rail the Group was to draw together an integrated G Cox, Chief Executive, RACE strategy for the ports and major sites and to S Cumming, Chief Executive, HIE help secure early implementation. M Forsyth, Trunk Roads, Scottish Executive 6. This Strategy 2050 document draws from S Lonie, Development, Scottish Water the presentations made and discussions A McCreevy, Competitive Locations, HIE minuted at the Working Group’s meetings as D MacDiarmid, Global Connections, HIE well as substantial existing policy J MacLennan, Acting Chief Executive, RACE documentation. It has four main purposes; M Macleod, Chief Executive, Inverness Harbour • to shape future collaboration by the parties D MacNeill, Global Connections, HIE • to help steer public investment priorities S Robertson, Telecommunications, HIE • to maximise regional development potential C Slater, Marine Manager, CFPA • and to identify key implementation actions. Provost W Smith, Chair, Inverness Harbour Tr. J Walton, General Manager, HIAL CONTEXT A Whiteford, Chair, Firth Port Auth 7. The Scottish Executive’s Framework for Public consultations occurred during Oct. Economic Development (2000) and National 2005. Planning Framework (2004) provide the over- arching context for strategic thinking about the BACKGROUND Inner Moray Firth through to 2025 and beyond. 3. The Inner Moray Firth sub-region (see page Both support the targeting of investment in 10) experienced a catastrophic contraction of infrastructure and area regeneration. its oil and gas fabrication sector during 1999- Balanced development must be achieved 2000. Closure of the yards at Nigg and by improving business competitiveness, Ardersier resulted in the loss of 5000 highly job skills and infrastructure whilst acting paid jobs and £100m. per annum from the to overcome regional barriers, reduce economy in related expenditures. Following social exclusion and protect a high quality discussions with the then Energy Minister, environment. Brian Wilson, it was agreed that Highlands & Islands Enterprise, the DTI and Highland 8. The National Planning Framework sets out a Council would jointly sponsor a detailed study spatial strategy, which supports the into the future development of major sites development of ’s cities as growth and port facilities in the area, as follows; centres and main drivers for the economy. It recognises these cities as the hubs of wider • Nigg Oil Terminal, Platform Yard & Site regional economies in which the surrounding • Delny towns and rural areas can offer attractive • Queens Dock, Invergordon locations for a wide range of economic • Highland Deephaven, activities. Such city-regions have the potential • Inverness Harbour to become a focus for key industries and • Ardersier Fabrication Yard. Inverness Airport/Business Park. •

strategic business clusters. The planning in smaller towns, villages and countryside system is charged with allocating suitable locations. development sites and with facilitating the The Inner Moray Firth functions provision of infrastructure to foster these increasingly as an integrated journey to priority clusters. work, business networking and single Inverness & the Inner Moray Firth is housing market area. designated as one of the nine key 12. Local Plans for , Inverness and regional economic development zones in Nairn seek to consolidate development in Scotland. larger, established communities where 9. In A Smart Successful Scotland – The services, employment and facilities are most Highlands & Islands Dimension (2002 and convenient and economical to provide. review), HIE unveiled a regional development However, growing congestion and capacity blueprint which draws attention to the problems will require consideration of the remarkable turnaround in repopulating the scope for development of new settlements in Highlands since 1971. Notwithstanding recent the medium term. These pressures will be successes in the emergence of Inverness as most evident and best accommodated in the an administrative, retail and service ‘capital’ Inverness-Nairn corridor, but may also emerge city, it is not a wealthy place by UK or in the arc of communities around the Cromarty European standards, and urgently requires to Firth north of the city in later years. diversify its economic base. HIE seeks to Consultants have recently been commissioned promote an outlook where economic growth is to prepare outline masterplan and seen as proceeding on an irreversible and implementation frameworks for the A96 generative basis. Corridor expansion area as identified in the Development Plan. Better mechanisms are Further diversification of the Highland required to overcome acute shortages of economy is essential to close up regional affordable housing and the increasing burden income gaps and maximize the of pre-funded infrastructure costs being placed contribution made to the output of on developers/landowners. Scotland plc. Long term planning will ensure stocks of 10. The Highland Community Plan (2004) land in locations around the Inner Moray denotes the region as “the natural place to Firth suitable for both expansion of be”. It is a welcoming society with a existing settlements and development of distinctive culture which continues to attract new communities – these should adjoin incoming businesses and families. A strategic road/rail links and be situated remarkably high percentage of the population conveniently for access to jobs occupying is satisfied or very satisfied with Highland as a large-scale industrial/business sites. place to live, learn, work and relax. However, declining birth rates and migration trends 13. The Inverness City-Vision (2003) applauds suggest a downturn in future population levels the transformation of Inverness over recent and an increasingly aged composition. A decades from a marginal provincial place into a policy-led approach would reverse the loss of burgeoning mainstream city region. Growth population by promoting a level of net inward has however been slowing. Action is needed to migration. increase the population and skills-base of the sub-region by increasing the retention of The Inner Moray Firth has good image young people and attracting returnees and and track record – it has sustained strong other in-migrants. Success in developing a growth of about one third in its modern UHI campus, relocation of Government population and economy over the last 30 agency HQs such as Forest Enterprise and years. Scottish Natural Heritage, and start-up of new 11. The Highland Structure Plan (2001) knowledge-based businesses are lynch-pins in distinguishes the Inner Moray Firth as a building and diversifying the economy. More distinct sub-region, which is undergoing rapid people are required to address continuing transformation. Future demographic changes labour and skill shortages. A bigger population are expected to be more modest although would create the necessary demand base to accompanying rates of household formation better sustain local enterprises, to stimulate will remain high. Economic growth, transport development of new technological clusters and improvements and personal choice have to generate higher order specialist services in fuelled ever widening patterns of commuting, and around the Highland capital. and have stimulated dispersed housebuilding

The Inner Moray Firth sub-region needs to regain rapid expansion in order to achieve sufficient critical mass for self- sustaining growth, increasing possibly from 125,000 to 170,000 inhabitants by 2050. LOCATIONAL FACTORS 14. Location and quality of development are increasingly paramount. To be internationally competitive, the Inner Moray Firth needs to offer stimulating, attractive and distinctive places to residents and visitors alike. The exceptional scenic, natural and cultural environment here provides a strong foundation on which to build diverse confident and well-designed communities. The limited but growing market for leisure and visitor berthing has traditionally been met at smaller harbours such as Nairn and Avoch as well as within the Caledonian Canal system. There are growing opportunities for more intensive redeve-lopment of surplus assets in settlement cores and worldwide interest in waterfront regeneration. These frequently combine high density residential, holiday, commercial and community facilities in association with leisure sailing and other recreational activities. Real estate transactions Inverness and Invergordon : Potential for have become a major business stream for port waterfront regeneration authorities and development corporations elsewhere. An alternative model is the 15. Scotland’s variety of scenery, wildlife freestanding resort most often associated with habitats and cultural monuments are of new golf courses / country club facilities outstanding quality. They form an inspirational together with hotels, timeshare and backdrop to everyday life for local people, a apartments. Planning policies normally seek to huge draw to millions of visitors annually, and ensure good separation between centres of are a vital component in attracting inward population and heavy industry/port investment and lifestyle migrants to the operations. The latter are often locations of Highlands. The waters and shoreline of the 24-hour activity due to continuous production Inner Moray Firth in particular are home to processes and to ensure rapid turnaround of some of the richest assemblages of habitats vessels between tides. Conflicts of amenity and species in Europe and have garnered and increasing awareness of safety issues corresponding international and national surrounding fuel and other hazardous conservation designations. Although there are materials make it best to avoid proximity of some residual contamination/ pollution new facilities to existing built-up areas. problems deriving from earlier industrial The Inner Moray Firth is an area of projects, there is a good track record of mutual outstanding biodiversity and amenity satisfaction of business and environmental which must be sustained. It offers some requirements over the years. However, striking opportunities for waterfront further port developments requiring deepwater regeneration notably at Inverness (river, jetty extensions and reclamation of backup canal and sea frontages) and storage land may face stringent examination of Invergordon (Firth and surplus ex-MOD regional alternatives and EC ‘public interest’ holdings). tests. Proposals for a new world class golf Major development priorities require complex at Castle Stuart and other selection with regard to the legislative enquiries point to the scope for presumption protecting and enhancing development of one or more major new designated heritage and conservation coastal complexes based upon new links areas. golf courses or recreational sailing and associated leisure facilities.

16. Across Scotland as a whole, there is a However, peripherality, the relatively small and plentiful supply of land for business and under-developed hinterland and distance from industrial development. National planning main markets are key disadvantages for local policy encourages the reuse of previously companies and harbour authorities alike. The developed land in preference to greenfield Halcrow Study (2003) made a comprehensive sites. The planning challenge is rather to study of business prospects for the ports and identify locational priorities, promote efficient major sites of the Inner Moray Firth through to transport and communication networks, 2015. This was primarily concerned with secure improvements in the quality of places, identifying those market sectors where existing and ensure adequate provision of all types of operations were most likely to be sustained as housing. well as identifying new business prospects which might merit public sector support in the Further to prevailing Scottish Planning Policy short to medium term. Highly-placed in the documents, both the Structure and Local Plans first group were rig Inspection Repair and make specific provisions for a large scale Maintenance (IRM), pipe-spooling, subsea petrochemical industrial site at Nigg, and for a fabrication, general cargo and cruise ship large (100ha.) single user industrial site at activities. The latter category showed up good Delny by Invergordon. Other strategic potential in relation to the development of a industry/business sites allocated include ‘renewables’ hub (manufacture/fabrication, Highland Deephaven at Evanton and the assembly and transportation), oil and gas Industrial Park at Invergordon. (integrated decommissioning and liquid waste Local Plans include policies covering industrial treatment), timber (pulp mill and biomass re-use of established fabrication sites at Nigg energy/timber hub) and nuclear (test facilities, and Ardersier together with the strategic manufacture and decommissioning). business / freight joint venture scheme at Inverness Airport. The principal business prospects lie in operations which add value to local The Structure Plan estimates the recurring natural resources (e.g. oil, timber, strategic industrial land requirement for the renewables) where the sub-region’s whole Inner Moray Firth area at less than 40 location brings competitive advantage and ha. Existing major land allocations total in unique related marketing ‘hooks’. excess of 1000 ha. justified principally on the scope for large capital-intensive inward High quality transport and communication investment schemes requiring direct sea links with Central Scotland and inter- access. These are notoriously ‘lumpy’ and national centres are vital underpinnings intermittent developments by nature. for sustained regional and port development. Projected sub-regional growth requires identification of a corresponding suite of 18. National transport policy is geared to strategic/local industrial and business promotion of economic growth and social sites situated within the Inner Moray inclusion whilst reducing the environmental Firth. impacts of travel by encouraging shift to more sustainable modes. Reducing the need for

length and fuel consumption associated with all This area already hosts a series, possibly journeys is Government policy. Walking, a surfeit, of large mainly brownfield and cycling and public transport are therefore partially serviced industrial sites with prioritised passenger modes attracting strong marine capability. investment support from the Executive, whilst future road improvements will be limited to The scale of these sites and costs of key routes/links, congestion and accident providing or upgrading infrastructure blackspots. Notwithstanding tripling of traffic militates against incremental volumes on some sections of the trunk A9 development. Activation of sites may road in recent decades, there are no require very substantial public pump- significant improvements programmed to this priming grants and therefore needs road at present. The western sector of the careful selection to pick robust and A96(T) Inverness-Aberdeen route is competitive winners. increasingly congested but there are no 17. The piers, sheltered deepwater and programmed works apart from a modest 3- adjoining major industrial sites all facing lane passing section at Delnies by Nairn. Europe are key regional assets, whilst the Further to a visit by the Nigg graving dock is a world class facility.

Minister of Transport in October 2004, a fast well-established on the North European circuit. track investigation of the scope to dual the Elsewhere, station openings together with road between West Seafield and the new improved frequencies, rolling stock/’quality’ Airport turnoff together with associated public buses and journey times have lifted local public transport improvements is underway. Business transport carryings. A particular feature has developments are increasingly being examined been the introduction of rail and bus commuter against highway capacity and expected to services linking all parts of the sub-region with contribute financially to road or public the main employment and transport node of transport improvements – new roundabouts Inverness. Interchange facilities generally still on the A96 at Smithton, the Airport and leave much to be desired. Sandown typify this approach. The Inverness Airport and the Port of Executive’s unwillingness to accumulate Invergordon are explicitly recognized in developer payments is a serious difficulty. the National Planning Framework as A national transport policy which focuses international business and tourist on relief of congested metropolitan gateways. centres and improving services to remote Inverness Airport and adjoining lands are rural areas risks disadvantaging expected to attract significant business, emerging growth points such as the industrial and commercial development Inner Moray Firth where investment is post-2005. urgently needed on both roads and public transport. A long term plan is needed to create an integrated public transport network serving the Inner Moray Firth, including the scope for new rail halts and possible innovations such as future fast ferry connections linking the principal coastal communities and industrial/leisure sites. This is a key task for the new regional transport authority, HITRANS. 20. Freight facilities grants are available to stimulate transfer from road haulage towards rail and water. The steady growth of rail-borne containerised loads, timber and other volume cargoes has resulted in competition for marshalling facilities in Inverness and will increase pressure on the marginal capacity of single-track working across the Inner Moray A strong integrated transport system is a key Firth. Dedicated rail siding connections into ingredient. the dock areas of Inverness and Invergordon were removed many years ago and would be 19. Global competitiveness requires a modern disruptive to reinstate. Rail spurs to serve integrated transportation system providing Delny, Evanton and the Airport appear good frequencies and inter-connectivity for feasible, but considerably longer and more travellers. The number of air passengers at expensive connections to Nigg and Ardersier Inverness and the choice of destinations have require further investigation. A wide range of been increasing rapidly since the advent of general cargoes are brought into and exported budget operators and terminal improvements from the modern port facilities of Inverness – the HITRANS package of designated ‘lifeline’ and the Cromarty Firth which handle approx routes and the availability of an air 3.3m. tonnes per annum, of which oil/fuels development fund could further significantly comprise more than 85%. Oil companies such boost passenger volumes. A strategic joint as BP are building larger vessels that are still venture initiative has recently been launched capable of berthing at ports such as Inverness. at Dalcross to capitalise on airside, freight and Coastal shipping traffic is expected to grow in other business opportunities, including future years, but there are corresponding possible future multi-modal passenger increases in vessel size and draught, which (road/rail/air) interchange. continue inexorably to require harbours to The Cromarty Firth already accommodates the develop deeper berthing facilities and larger largest cruise ships in the world and is now

laydown storage areas over time. Proposals wind energy include an operational windfarm for an international container port at Scapa by and several other major schemes (Orkney) and current investigations of under construction and in the pipeline around potential short sea shipping traffic in a the Inner Moray Firth, plus the Talisman ‘northern maritime corridor’ could stimulate scheme for up to 1 GW of offshore production additional trade as the basis for freight- adjoining their Beatrice oilfield operations. handling, storage and inter-modal transfers. There are growing opportunities for Potential generation across the Highlands and development of short sea trading links with Islands will necessitate significant investment ports in Central Scotland and Northern and engineering contracts for the national England as road haulage costs/regulation electricity transmission system, notably increase. Availability of reverse cargo-loads of replacement of Beauly-Denny and raw materials and manufacturing products will reinforcement of Beauly-Dounreay. The sum stimulate such shipping movements. of these technologies and the pivotal role of the Highlands in reaching national targets The National Planning Framework create major local business opportunities for identifies the Inner Moray Firth as a project management, research and strategic freight interchange location, development, manufacturing, installation and with corresponding opportunities to maintenance businesses to be established. develop a Regional Transport Hub for Most of this work is sourced from Denmark and trans-shipment and break of bulk Germany at present. Without evidence of activities allied to local production/ tangible economic benefits for local processing in the medium term. employment and import substitution, there is The feasibility of securing modern rail a possibility that public opposition arising from spur connections for key industry/port amenity disbenefits will gain the ascendancy. locations and the capacity of the wider The expertise of established engineering network to carry additional freight need companies coupled with the redundant oil bottoming out. fabrication facilities around the Inner Moray Firth also mean that the area is well-placed to The combination of natural deepwater attract decommissioning work associated with North Sea installations and from rundown/ Inverness Airport is a vital international remediation of the Dounreay nuclear business and tourist gateway establishment. A window of opportunity currently exists to convert existing physical assets, entrepreneurial and workforce skills within the Inner Moray Firth to create a ‘renewables’ centre of excellence which can capture a significant share of the market. 22. Targets set out in the National Waste Plan and translated through the Highland Area Waste Plan underpin the need for substantial investment in new recycling, composting and energy from waste facilities, as well as new landfill capacity following the closure of Longman and other disposal sites in Highland. and extensive backup land assets with a The Structure Plan identifies this sub-region as strong portfolio of manmade facilities the search area for major waste confers considerable strategic advantage recovery/disposal facilities. Initial site search on Nigg for the purpose of future port- work has been undertaken and will be industrial development. reconsidered under the ongoing North of 21. The Executive’s commitment to generate Scotland Strategic Options Review 40% of electricity in Scotland from renewable Economic solutions for the non- sources by 2020 and the capacity of the municipal/business waste streams are likely to Highlands for large scale deployment of most become an important comparator and regional of these technologies including wave, tidal and competitiveness factor in the future. The biomass present major opportunities and not a industrial wastewater processing facilities at few difficulties. Commercial applications of the Nigg oil terminal may offer particular

advantage to this locality in attracting and the Airport have Development Area status underpinning future oil rig decommissioning along with all of Nairn and Ross & Cromarty. and trans-shipment activities. European transitional funding rules also penalise projects in Inverness except where State of the art waste recycling and these have clear strategic benefits for the disposal arrangements, an essential wider Highlands. Against a general background component of modern industrial of reduced state aid for industry, the EC has infrastructure, may have a place in drafted proposals by which so-called ‘statistical specific proposals to develop the large effect’ areas (regions with per capita GDP scale sites at Ardersier, Invergordon- below 75% of the old EU15 structure but over Delny and Nigg. 75% of the enlarged EU25) would provide for 23. Despite major increases in related higher funding support to companies and investment programmes, the pace of renewal restore coverage to the Inverness area. The and extension of water and sewerage facilities UK Government’s position on these issues is for Highland poses significant constraints for more selective and less supportive of this area developing businesses and communities in at present. Enterprise budgets set by the certain locations. Compliance with EC Executive have also been falling in recent Directives and standards should not be years. Within its allocation, the HIE network allowed to deplete core funding required for has implemented targeted resource allocation essential local community network whereby expenditure priorities are steered to investment. This is a strategic issue in the areas considered fragile and in need of latest Highland Community Plan. regeneration. In particular, the relative prosperity and accessibility of Inverness, whilst Most large scale industrial sites are reliant on supported in its strategic role as ‘capital of the outmoded freestanding treatment facilities Highlands’, results in per capita spending which no longer comply with regulatory support which is one quarter of the levels for standards. Significant expenditures will be the Western Isles and less than half those for required at developers’ cost to replace these the adjoining area. Local with compliant facilities or to make connection authority spending is focused predominantly on with the nearest public systems where these services and infrastructure. Expenditure are available. Water supplies may also require priorities mean that areas such as local roads local augmentation to enable extensive have struggled for lack of both capital and industrial development and will constrain the maintenance expenditure. The Council choice of location for large plants with heavy supports a number of business investment process water requirements. The availability niches, including soft loan assistance to of the former Smelter industrial water supplies Highland companies. at Invergordon is therefore a strategic advantage. As trust ports, the harbour authorities operate on commercial business lines, and continue to The Executive is committed to facilitating invest in capital improvements with broadband accessibility within Scotland but appropriate grant aid from the Executive. this capability is much more difficult in smaller Both harbours have distinct core traffic and Highland localities outwith Inverness and a operate separate harbour services but lack the few main centres. HIE have a major economies of scale which consolidated port broadband telecommunications sponsorship authorities have achieved elsewhere in programme which has assisted in trialling Scotland and the UK. Proposals to extend the different technologies and pathfinder projects Inverness harbour jurisdiction are sisted for several Inner Moray Firth communities, pending resolution of objections. and this connectivity will also be vital for future development ambitions. For the private sector, the bulk of the key Inner Moray Firth sites are owned There are significant differences between predominantly by major overseas interests. the various sites/locations in the capital Investment decisions therefore reflect costs of upgrading, providing or international priorities although constrained by connecting to core infrastructure legacy issues such as site contamination. The networks. area depends on a number of smaller but 24. The current State Aids and Assisted Areas active businesses with excellent track record. regime as these affect business support from However, these require better continuity of the public agencies will prevail through 2006. work to justify investment. Although Inverness is excluded at the present time, in practice the key sites at Ardersier and

The availability of public sector funding to Zoning Diversification of industrial activity, support upgrading of sites and company integration of Terminal/Yard sites, restructuring is heavily constrained, and petro-chemical development, the sub-region needs to organize to subject to masterplanning/EA. lobbythe Executive/DTI for additional Halcrow Terminal - deepwater berthing/tank resource for key projects – there is ample Target farm, ship to ship transfers, biofuels, justification in terms of the oil fabrication Sectors oil/gas separation, liquid waste legacy, regional income disparities and recovery. securing the national interest in Yard - specialist heavy industry maximizing local content of renewables, complex/dry dock, IRM and sub sea etc. work, decommissioning, multi- functional/multi-user fabrication The public sector needs to help create the cluster, inc. renewables conditions for competitiveness and to provide the leadership whereby private enterprise can confidently invest and collaborate to grow the pot of regional business activity in the Inner Moray Firth. In the best interest of regional development, the harbour authorities need closer working to maximize the scope for shared activity, partnering and joint venture as steps leading towards possible unification.

STRATEGY

25. This report should be added to the growing family of visions and masterplans which make up the overall planning framework for the Inner Moray Firth through to the year 2050. It has a particular focus on major development sites and ports whilst acknowledging overlapping considerations for settlement pattern, transport and major infrastructure. It is necessarily selective of wider economic drivers and community aspirations in developing themes from the preceding assessment.

MAJOR SITES – NIGG Nigg Yard: Potential for a multi-functional 26. The Halcrow report identified the Engineering Centre of Excellence following main characteristics and market opportunities for Nigg; 27. KBR Caledonia is currently considering offers for the acquisition of their property, NIGG TERMINAL, YARD & SITE major cranage and plant including the terminal at Nigg. The Cromarty Firth Port Authority was Area 30ha. Terminal (1.4m. barrels cap.) awarded preferred bidder status in December 70ha. Yard/graving dock 2005. Oil production from the Beatrice field 317 ha. Site/adjoining properties will cease by 2008, with focus shifting towards Water Depth 17m. at Terminal a potential 1GW offshore windfarm. Various technical investigations proceeding including 12m to 4.5m at Yard alternative rail spur alignments. Ownership KBR Caledonia –Talisman lease 2009 The complex of land and marine facilities Wakelyn Trust – KBR lease 2035 at Nigg should become the main Port Dow Chemicals consortium Authority operational base with further Current Use Oil shipment, intermittent development of berthing, adjacent fabrication, vacant cargo/container-handling, marshalling and lay down areas to the east of the Yard. A multi-functional Engineering

centre of excellence will be developed to Halcrow Priority for co-location of pulp mill capture a growing share of rig IRM, North Target with timber products and bio-energy Sea oil decommissioning and onshore/ Sectors plant. marine renewable energy manufacturing installation and maintenance contracts. The wider site will function as an Energy 31. This site has been identified in the course Park in its own right providing of a Scotland-wide search by the national production, storage and trans-shipment Enterprise agencies for a state of the art facilities for hydrocarbons, bio-fuels, timber complex. It would utilize and add value hydrogen and other renewable fuel to maturing stocks of sitka spruce forest stocks. throughout Scotland and N. England, together 28. The principal short term requirements are with overseas sources of small roundwood and to secure control and proactive management chips. Products including sawn wood, market of the Yard, leading to integrated master- pulp and high quality magazine paper, would planning for the overall complex. A flexible sold across the UK and N. Europe. A new joint venture or similar consortium with a company, Forscot, has been established to strong Port Authority presence will be best take the project forward with different placed to fulfil such a role. Restructuring components planned to come on stream during different operational activity areas will require 2007-9 and a total projected investment of new internal roads/services, major ground £1.2 billion. It will operate as a 24hr year- remodelling, strengthened and extended round facility, with 500 direct permanent marine-side facilities, consolidation of existing employees. site remediation regimes and capping where appropriate. New on-site drainage facilities and a full range of public safety/emission control systems will be mandatory. 29. Off-site transport, power and water infrastructure for Nigg is generally to a high standard having catered for large workforces and production volumes in the past. The Talisman pipeline has been extensively refurbished and may be capable of operation as a conduit for other fields or deep water outfall in future. Provision of a rail spur link to Nigg from the would significantly enhance the cargo-handling capabilities of the complex. Engineering studies for a new ‘high level’ route are nearing completion, but there are significant likely cost Invergordon Delny : Potential for a major and capacity issues. national Forest Cluster MAJOR SITES – DELNY The Invergordon Delny site is earmarked 30. This site is located immediately to the as a major national Forest Cluster north-east of the communities of Invergordon combining timber reception/debarking and Saltburn as follows; and storage, saw mills, two pulp mills, paper mill, waste recovery/water INVERGORDON – DELNY treatment unit and bio-energy plant generating a surplus of 50MW for sale to Area 100ha +. the national grid. Marine transport will be Water Depth 11.5m at Saltburn Pier (CFPA) the predominant means of delivering raw Ownership Alcan materials and finished product, connected by partially undergrounded conveyors Current Use Farmland adjoining Cromarty Firth from the Saltburn pierhead. A dedicated Industrial Park (former Smelter) rail siding connection will also be used. Zoning Allocated for a large single-user This complex may attract satellite enterprise and reserved in National operators on nearby sites and has the Planning guidance for a forest potential to provide community benefits products complex. EA requirement such as a district heating scheme. with community safety, visual amenity and other env safeguarding. 32. The Delny site enjoys considerable legacy infrastructure from the former Smelter development, although £ multi-million spend is

advantage to this locality in attracting and the Airport have Development Area status required to re-fettle or replace the electricity accommodating the largest vessels afloat with underpinning future oil rig decommissioning along with all of Nairn and Ross & Cromarty. grid, industrial water and railway connections thousands of passengers and crew to be and trans-shipment activities. European transitional funding rules also into the site. Extensive mounding and planted provided for, the 30-40 calls per annum are a penalise projects in Inverness except where screening exists along the northern flanks major tourism resource. State of the art waste recycling and these have clear strategic benefits for the towards the A9. This will require extension disposal arrangements, an essential wider Highlands. Against a general background eastwards and also provision of supplementary component of modern industrial of reduced state aid for industry, the EC has screening along the southern flanks of the site. infrastructure, may have a place in drafted proposals by which so-called ‘statistical Care will be required to ensure that any specific proposals to develop the large effect’ areas (regions with per capita GDP residual ground contamination from the scale sites at Ardersier, Invergordon- below 75% of the old EU15 structure but over Smelter is not disturbed or re-activated in local Delny and Nigg. 75% of the enlarged EU25) would provide for surface water drainage arrangements. 23. Despite major increases in related higher funding support to companies and 33. Notwithstanding the priority afforded to investment programmes, the pace of renewal restore coverage to the Inverness area. The sea and rail transportation, the Forscot and extension of water and sewerage facilities UK Government’s position on these issues is proposals will inevitably result in substantial for Highland poses significant constraints for more selective and less supportive of this area heavy vehicle activity on the A9 and developing businesses and communities in at present. Enterprise budgets set by the connecting roads. This may require selective certain locations. Compliance with EC Executive have also been falling in recent strengthening works and junction upgrading. Directives and standards should not be allowed years. Within its allocation, the HIE network All forms of emissions from this plant will to deplete core funding required for essential has implemented targeted resource allocation require to meet best practicable environmental local community network investment. This is a whereby expenditure priorities are steered to Invergordon: Opportunities to extend standards. strategic issue in the latest Highland areas considered fragile and in need of marine leisure facilities and improve cruise Community Plan. regeneration. In particular, the relative MAJOR PORTS – INVERGORDON ship reception prosperity and accessibility of Inverness, whilst Most large scale industrial sites are reliant on supported in its strategic role as ‘capital of the 34. Invergordon has long maritime traditions Invergordon and the Cromarty Firth area outmoded freestanding treatment facilities Highlands’, results in per capita spending dating back to the burgh’s establishment in the will benefit from the availability of the which no longer comply with regulatory support which is one quarter of the levels for eighteenth century. The former Admiralty Nigg facility which offers significant standards. Significant expenditures will be the Western Isles and less than half those for legacy weighs heavily on the town, most growth potential. The Service Base will required at developers’ cost to replace these the adjoining Ross and Cromarty area. Local notably the Seabank tank farm which still continue to operate for the foreseeable with compliant facilities or to make connection authority spending is focused predominantly dominates and dislocates the community. future while opportunities to develop with the nearest public systems where these on services and infrastructure. Expenditure With its situation immediately adjoining the alternative uses can be progressed in the are available. Water supplies may also require priorities mean that areas such as local roads main deepwater channel in the Firth, modern vicinity of the West Harbour and the local augmentation to enable extensive have struggled for lack of both capital and port activities intrude into the heart of the Admiralty Pier. This would facilitate the industrial development and will constrain the maintenance expenditure. The Council town. opening up and redevelopment of the choice of location for large plants with heavy supports a number of business investment waterfront as a commercial and leisure process water requirements. The availability niches, including soft loan assistance to PORT OF INVERGORDON centre close by the traditional High St of the former Smelter industrial water supplies Highland companies. retail/service area. Wider opportunity at Invergordon is therefore a strategic Area 13 ha. at the Queens Dock Former MOD pier/tanks at Seabank and greater flexibility would be presented advantage. As trust ports, the harbour authorities operate by the opening up of Nigg allowing a mix on commercial business lines, and continue to Water Depth 10-12m. The Executive is committed to facilitating of development uses around Invergordon. invest in capital improvements with broadband accessibility within Scotland but Ownership Cromarty Firth Port Authority It would open up the waterfront to appropriate grant aid from the Executive. this capability is much more difficult in smaller Bannermans public access, extend the parkway from Both harbours have distinct core traffic and Highland localities outwith Inverness and a few Current Use Rig IRM, mixed cargoes, cruise ships the west, bringing back sailing craft and operate separate harbour services but lack the main centres. HIE have a major broadband marine leisure activities to the centre of economies of scale which consolidated port Derelict tank farm. telecommunications sponsorship programme the town. It would provide a proper authorities have achieved elsewhere in Zoning Harbour-related uses with scope for which has assisted in trialling different reception point and facilities for visiting Scotland and the UK. Proposals to extend the leisure facilities etc. technologies and pathfinder projects for cruise ships and ro-ro vessels. It would Inverness harbour jurisdiction are sisted several Inner Moray Firth communities, and Halcrow Clean cargo port with Ro Ro/Cruise. kickstart regeneration to tackle the pending resolution of objections. this connectivity will also be vital for future Target Waterfront regeneration and Marina contamination and eyesore of the Sectors development ambitions. For the private sector, the bulk of the key Seabank tanks with consequent provision Inner Moray Firth sites are owned of further housing, community facilities There are significant differences between 35. Currently the operational base for the predominantly by major overseas interests. and open space. An Urban Regeneration the various sites/locations in the capital Cromarty Firth Port Authority, Invergordon is Investment decisions therefore reflect Company or similar organisation should costs of upgrading, providing or also the centre for rig inspection, repair and international priorities although constrained by lead this process. connecting to core infrastructure maintenance work with vessels brought legacy issues such as site contamination. The networks. alongside and into the dedicated Queens Dock 36. Greater confidence in the future direction area depends on a number of smaller but maintenance facilities. However, space is at a of change should clarify harbour investments, 24. The current State Aids and Assisted Areas active businesses with excellent track record. premium and working practices can conflict with ro-ro berthing a likely priority. The regime as these affect business support from However, these require better continuity of with residential amenity. Invergordon is also existing infrastructure is suitable for mixed use the public agencies will prevail through 2006. work to justify investment. the main Highland port of call for the rapidly property development with strong scope for Although Inverness is excluded at the present growing cruise liner trade. Capable of capital appreciation. time, in practice the key sites at Ardersier and

8 MAJOR SITES – HIGHLAND DEEPHAVEN advantage may however be short and eventually conceded to other locations 37. Occupies the former wartime air base and further up the Cromarty Firth at Delny and farm land adjoining the Cromarty Firth, and Nigg. These uncertainties reduce the separated from the village of Evanton by the current project’s fundability. Far North railway and A9 routes.

HIGHLAND DEEPHAVEN, EVANTON Area 176ha. Water Depth 6m. capable of 12m Ownership Highland Deephaven Current Use Industrial estate/warehousing and Technip/UMAX pipeline spooling facility. Zoning Site is zoned for a mix of business, general industry and bulk storage uses including those requiring improved marine and rail access for which planning permission granted. Halcrow Specialist manufacturing/storage Target including Pipe Spooling, General Highland Deephaven : Excellent rail, road Sectors cargo and possible Timber cluster. and sea access Transport hub (short-medium term)

38. The Highland Deephaven site is now at a MAJOR PORTS – INVERNESS development crossroads. It requires several 40. Inverness is a long-established port with large investments in order to; historic trading ties with the Baltic and strong (a) retain the existing pipe-spooling facility coastal shipping traffic. As with ports (given the recent advent of deeper draught worldwide, activities have moved progressively vessels), and down-river to accommodate larger vessels and (b) create a major integrated transport hub give improved turnaround service. Older allowing sea-road-rail trans-shipment, storage berthing and operational land at Portland Place and added value processing of timber and and Shore St. is now surplus to requirements. other products. Shortage of storage and lay down facilities at North Longman is however curtailing expansion Key to this is a major jetty extension providing of general cargo trade. A proposed £8m. access to deeper water and flexibility to reclamation scheme will create new berthing combine pipe shipments with general cargo- and back-up land, whilst providing modern handling at an estimated cost of £6m. marina facilities, docking for dolphin trips and 39. The fragmented nature of the site also small cruise vessels. necessitates other major transport investments required to carry rail siding INVERNESS HARBOUR facilities under the A9 and to form a road Area 7ha (plus planned 8ha extension) bridge across the Allt Graad river. Mains Water Depth 3-5m. services are currently stretched to their limits Ownership Inverness Harbour Trustees – connection to a public drainage system is mandatory and new water and electricity Current Use Fuel, general cargo, marina supply connections are required. These works Zoning Extension of port operations and are estimated to take infrastructure costs marina facilities subject to beyond a further £6m. compatibility with adjoining wildlife designations. Rail link potential. Highland Deephaven is the only large zoned site around the Inner Moray Firth Halcrow Consolidation of fuel trade. Target Waterfront regeneration and where road, rail and sea access presently Sectors enlarged Marina. come together and which could therefore 41. Fuel accounts for two thirds of Inverness be realistically developed as a multi- harbour dues. Both the MOD (Moray air modal general Transport Hub in the near bases) and BP civilian facilities have been future. The window of competitive modernized in recent years. Projected closure of national defence establishments could lead

to some retraction. In the medium term, it is for consideration that future health and safety regulations may render commercial fuel INVERNESS AIRPORT distribution facilities incompatible with well- populated city locations. Inverness will need to Area 256ha. (net) win other business or to realise other assets in Water Depth na. order to maintain positive cashflow. Ownership HIAL/HIE/Moray Estates/THC Inverness Harbour is a well-diversified and efficiently run port which should Current Use Airport activities, industrial estate continue to trade well for some time to and farm land. come. Pressures to develop other sectors Zoning Business park, hotel, industry, of the large Inverness Waterfront for cargo/freight interchange and housing, leisure and commercial uses are ancillary activities. New access road expected to gather pace over the next link to the A96 and passenger decade. The city has a variety of canal, rail/bus park n’ride. Main runway extension in the National Planning Firth and river (west bank) locations Framework. where market pressures and rising land values will eventually promote intensive Halcrow na. property schemes. Target Sectors

43. HIAL has recently introduced automated landing systems at Dalcross and is working to bring in 24 hour operations which would impart competitive advantage for mail, distribution and aircraft maintenance and repair activities. The operator is also seeking to buyout the passenger terminal PFI arrangement as a prelude to creating additional facilities, airport services and parking. A modest 180m. main runway extension would allow scope for future long haul route development. 44. In conjunction with its partners, HIE/INE and Moray Estates, together with loan participation by the Council, HIAL is pressing forward with a major Joint Venture scheme which will create a modern road access, major Inverness Harbour: Need to consolidate fuel Business Park and passenger interchange facilities including park ’n’ ride, bus and a new trade. rail halt. The business park has an estimated capacity for over 250,000m2 of accommodation capable of generating over 5000 jobs by 2035. MAJOR SITES – INVERNESS AIRPORT Inverness Airport and surrounding land is 42. Airports are major economic generators and recognized as a major long term regional increasingly important regional growth points development hub and a principal Gateway according to recent studies. Inbound cross- into the Highlands for businesses, tourists border passengers at Inverness spent about and residents alike. Given the ambitious air traffic projections, land use proposals £100m. in the Highlands during the year 2003/4. will need to mesh with surface transport Almost half a million passengers used Dalcross, planning and strategic infrastructure a 40% increase over four years ago. The Airport network improvements which are already master plan forecasts 1 million passengers by under investigation. Effective cost- 2010, rising to 2.2 million by 2030. Projected sharing arrangements will be key to investment by HIAL over the next 25 years is orderly implementation in the A96 some £95m. Corridor.

MAJOR SITES – ARDERSIER

45. This former platform fabrication site closed in 2000. The owners have subsequently cleaned up the site and sold off the plant, leaving a bare brownfield development area barring several large demountable sheds. Situated on a tidal inlet, this has previously required frequent maintenance dredging for larger vessels, and further marine works are constrained by European nature designations. The site also functions as an independent harbour authority.

ARDERSIER YARD Area 325ha. (250ha developable)

Water Depth 3.5 – 5m. Ardersier Yard : Under consideration for a Ownership Ex-McDermott/Stolt new resort / tourist destination Whiteness Devt. Co. 48. Nevertheless, this is a brownfield Current Use Vacant development location capable of contributing to projected housebuilding/community facilities Zoning Industrial, with opportunity for requirements for the wider A96 Corridor. It oilrig decommissioning or an alternative large-scale enjoys an attractive setting and outlook, and industrial/environmental could be woven into the projected regional technology purpose. coastal footpath scheme linking between Inverness and Nairn, with wider benefits to Halcrow Subject to engineering & residents and visitors. It should support Target environmental constraints, use for Sectors large-scale timber, ro-ro, cruise, significant employment and increase the range general cargo and transport hub of high calibre tourist facilities likely to be developed along the southern flank of the 46. The Whiteness consortium has recently Inner Moray Firth. purchased the whole site. The group’s detailed intentions and timescales have yet to The Whiteness development proposals for be revealed. Preliminary discussions suggest a new community with strong leisure/ that a new village cum resort/tourist tourism component at Ardersier are destination built around a large marina is innovative and not without merit. The contemplated. The new complex is expected scheme is capable of meeting a proportion to accommodate around 3000 persons, in a of future housing needs in the wider A96 mix of owner-occupied and holiday-rented Corridor subject to careful design and property along with supporting commercial, consideration of detailed proposals. leisure and community facilities. These need to be assessed against the prevailing environmental and 47. Development as outlined would breach the infrastructure conditions. current Local Plan allocation for industry. It would create a substantial community, SETTLEMENT PATTERN including significant numbers of retired people, several kilometres away from the 49. The ambitious population targets set for nearest public transport facilities, and wholly the Inner Moray Firth sub-region (para 13) will dependent upon a single spine access road. exacerbate an existing shortage of housing Increased recreational pressures on accommodation. Previous assessments have surrounding priority habitats require calculated the current deficiency at 5000 assessment. There are ground contamination affordable housing units across the sub-region. and flood protection issues to be resolved. The This shortfall will grow as year on year site has existing power and water connections, housebuilding activity falls consistently below but significant new drainage investment would the projected construction requirements (as be required, as may financial contribution to also evidenced). Failures in volume, range future upgrading of the A96 road. and affordability of housing stock are generally

The Inner Moray Firth sub-region needs perceived by the development agencies as the freestanding New Communities. There to regain rapid expansion in order to most serious single impediment to future are draft proposals for a major new achieve sufficient critical mass for self- prosperity and wellbeing in the Highlands. settlement of 10,000 population situated sustaining growth, increasing possibly Housing needs are also spiralling as a result of north of Croy in the A96 Corridor, whilst from 125,000 to 170,000 inhabitants by demographic and social trends, which drive the other possible long term candidate 2050. processes of household ‘fission’ – longevity, locations include Fearn-, Tore, divorce, mobility and financial independence. Brahan and Kirkhill. LOCATIONAL FACTORS There is a realistic requirement to erect 14. Location and quality of development are some 30-35,000 new dwellings for the increasingly paramount. To be internationally Inner Moray Firth area through to 2050. competitive, the Inner Moray Firth needs to A building programme of this scale will offer stimulating, attractive and distinctive necessitate a further step change in places to residents and visitors alike. The construction levels from less than 640 exceptional scenic, natural and cultural units per annum at present to in excess of environment here provides a strong foundation 750. New institutional arrangements will on which to build diverse confident and well- be required to ensure effective delivery of designed communities. The limited but the affordable housing component. growing market for leisure and visitor berthing has traditionally been met at smaller harbours 50. The distribution of new housing stock and such as Nairn and Avoch as well as within the land for associated community etc. facilities is Requirement for more than 30,000 new Caledonian Canal system. There are growing a key concern of planning strategy. The houses by 2050. opportunities for more intensive redeve- Highland Structure Plan incorporates a spatial lopment of surplus assets in settlement cores strategy which seeks to strengthen investment TRANSPORT & MAJOR INFRASTRUCTURE and worldwide interest in waterfront in Inverness as the regional capital whilst regeneration. These frequently combine high steering additional development towards 51. Timeous availability of infrastructure is density residential, holiday, commercial and recognized service centres such as , critical to delivery of any long term planning community facilities in association with leisure Nairn and other settlements including strategy. The Highlands are particularly sailing and other recreational activities. Real Culloden, Beauly, Muir of Ord, Alness, susceptible to under-investment and service estate transactions have become a major Invergordon and . Existing Development restrictions given their remoteness, extremes Inverness and Invergordon : Potential for business stream for port authorities and Plan allocations cater for approximately 9,000 of climate and terrain, greater sparsity and waterfront regeneration development corporations elsewhere. An house plots in the main centres and a further seasonality of demand. Privatisation and restructuring of businesses have largely alternative model is the freestanding resort 15. Scotland’s variety of scenery, wildlife 4,500 sites in smaller communities. These removed local control over most infrastructure most often associated with new golf courses / habitats and cultural monuments are of allocations are not expected to fulfil pressures services. For the purposes of the current country club facilities together with hotels, outstanding quality. They form an beyond 2011-17 when additional land take will strategy, new and improved transport and timeshare and apartments. Planning policies inspirational backdrop to everyday life for local be required. In both the City of Inverness and other facilities fall into three main categories; normally seek to ensure good separation people, a huge draw to millions of visitors other key towns there is growing recognition of between centres of population and heavy annually, and are a vital component in the limits of sustainable settlement expansion • improvements in connectivity between industry/port operations. The latter are often attracting inward investment and lifestyle and a corresponding need to consider the Inverness/Highlands and national centres locations of 24-hour activity due to continuous migrants to the Highlands. The waters and scope for new communities (Structure Plan • schemes to facilitate sub-regional journeys production processes and to ensure rapid shoreline of the Inner Moray Firth in particular policy H2). The Council has engaged to access work, business, social and leisure turnaround of vessels between tides. Conflicts are home to some of the richest assemblages consultants to help prepare such a strategy activities of amenity and increasing awareness of safety of habitats and species in Europe and have approach to long term development of the A96 • localized projects predominantly serving issues surrounding fuel and other hazardous garnered corresponding international and Corridor between Inverness and Nairn. Similar trips made within communities. materials make it best to avoid proximity of national conservation designations. Although investigations may ultimately be required for new facilities to existing built-up areas. there are some residual contamination/ the main East Ross development corridor, as Only exceptional projects falling into the latter well as to evaluate other potential category warrant reference in this report. The Inner Moray Firth is an area of pollution problems deriving from earlier industrial projects, there is a good track record ‘intermediate’ locations. Proximity to key outstanding biodiversity and amenity 52. It is imperative for future regional of mutual satisfaction of business and transportation networks and local employment which must be sustained. It offers some economic development of such a peripheral environmental requirements over the years. sources will be vital selection criteria. Any such striking opportunities for waterfront area that Inverness recovers restoration of full However, further port developments requiring proposals will need to be formulated on the regeneration notably at Inverness (river, Heathrow air services. This is essential for deepwater jetty extensions and reclamation of basis of comprehensive and fully funded canal and sea frontages) and Invergordon business inter-lining, and to widen the range of backup storage land may face stringent planning agreements covering landowner/ (Firth and surplus ex-MOD holdings). direct flight origins/destinations available for examination of regional alternatives and EC developer contributions to related services and tourists and local people. Whilst helpful, the Proposals for a new world class golf ‘public interest’ tests. infrastructure. current air route development funding scheme complex at Castle Stuart and other In addition to proposals for expansion enquiries point to the scope for Major development priorities require is more suited to recruitment of provincial selection with regard to the legislative and consolidation of existing settlements cities and local ‘spoke’ services. Faster development of one or more major new across the Inner Moray Firth, coastal complexes based upon new links presumption protecting and enhancing passenger rail services to the Central Belt and designated heritage and conservation development schemes need to be brought Aberdeen also require significant investments golf courses or recreational sailing and forward to validate the scope for associated leisure facilities. areas.

4 in re-engineering/signalling and new rolling of the city (W.Seafield, East Longman, stock if they are to compete effectively with Torvean) or intermediate locations such road traffic alternatives. The rail freight as Tore and the Airport. situation is just as critical with known gauge Key road schemes include dualling of A96 pinch points such as Killiecrankie. Full 24 hour (potential for road traffic volumes on this operation of the railway north, south and east road to triple over the next 25 years to of Inverness is essential to service future 50,000 vpd) together with development of needs such as the import of 1100 tonnes of a Nairn town bypass. Crawler lanes are timber daily from S.Scotland to the Delny required on both grades along the Tore- complex, and increasing container traffic. section of the A9 across the crest National transportation planning should of the . Solutions must be found give more focus to strengthening the for congestion at the Longman and links, both passenger and freight, Raigmore interchanges, possibly linked to between Scotland’s cities and with key completion of the Trunk Road Link route international destinations. The future connecting A96, A9 to A82 including river performance of the Inner Moray Firth sub- and Canal crossings at Torvean and its region is extremely dependent upon good eventual dualling. The longer term Cross- air, maritime, trunk road and rail rail connection would enable city centre connections with Central Scotland, pedestrian and environmental makeover. Aberdeen, and other international 54. European directives are forcing the pace hubs. Priority schemes must include for improved water and sewerage services, dualling of the A96, restoration of leaving little investment headroom for new Heathrow air services and engineering development and aggressive growth scenarios. solutions to direct 24h rail freight Projected national power grid reinforcement in movements to the south. Highland will not per se help deliver local 53. At the regional scale, the development of capacity improvements. Progress depends on large-scale industrial and business complexes innovative and equitable developer at Nigg, Delny, Evanton and Nexfor/Dalcross is contribution schemes being put in place. predicated on inter-modal freight working via Major new public drainage/outfall facilities are new rail spur lines and sidings. Further needed for the A96 Corridor, Evanton- development of the Invernet commuter rail Invergordon and potential new community services covering Easter Ross, Badenoch & locations such as Tore. A new water source, Strathspey and Moray/Nairn will require major hydro sub-station and gas reinforcement improved frequencies and higher capacity schemes are also anticipated in the A96 trains into Inverness, together with Corridor. progressive opening of new stations, commencing with and the Airport. Conventional bus services offer the more ACTION PLAN flexible and lowest cost solution to commuter demand, but require priority running conditions It has been agreed that the Working to capture significant business from the private Group will meet to monitor progress car which has clear door to door advantages at and implementation of the Strategy. present. Other facilities include multi- An early priority is to agree an Action modal/passenger interchanges with real time Plan highlighting the key infrastructure service information and through ticketing. investments required to deliver the Green transport programmes operated by strategy. largest employers and main business parks should become de rigeur. New road capacity is also essential in a number of locations, STATUS particularly if the city of Inverness is to avoid routine gridlock. This report was approved as supplementary planning policy Priority sub-regional transportation guidance in support of the schemes include consolidation of Invernet Development Plan by the Highland and new station openings, together with Council on the 29 June 2006. development of peak hour bus priority schemes on A96, A9 (north) and A82 servicing park n’ride facilities on the edge