New Housing Development, Inshes, Inverness Archaeological Desk-Based Assessment and Walkover Survey

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New Housing Development, Inshes, Inverness Archaeological Desk-based Assessment and Walkover Survey

AOC Project Number: 70312 July 2018

New Housing Development, Inshes, Inverness Archaeological Desk-based Assessment and Walkover Survey

On Behalf of: DMPM Services Ltd

Planning Reference: 18/03521/PREAPP

National Grid Reference (NGR): NH 69676 43906

AOC Project No: 70312

Prepared by: L. Fraser

Illustrations by: L. Fraser

Date of Fieldwork: 26th July 2018

Date of Report: 31st July 2018

OASIS No.: aocarcha1-324384

This document has been prepared in accordance with AOC standard operating procedures.

Authors: Lynn Fraser Date: 31st July 2018

Approved by: Mary Peteranna Date: 3rd August 2018

Report Stage: Final Date: 10th August 2018

Enquiries to: AOC Archaeology Group The Old Estate Office Rosehaugh Estate Avoch IV9 8RF

Mob. 07972 259255 Tel. 01463 819841 E-mail [email protected]

www.aocarchaeology.com 70312: Housing Development, Inshes, Inverness, Archaeological Desk-Based Assessment Report

Contents Page

List of illustrations ...... 2 List of plates ...... 2 List of appendices ...... 2 1.0 NON-TECHNICAL SUMMARY ...... 3 2.0 INTRODUCTION ...... 4 3.0 AIMS AND OBJECTIVES ...... 8 4.0 METHODOLOGY ...... 9 5.0 ARCHAEOLOGICAL AND HISTORICAL EVIDENCE ...... 10 6.0 CONCLUSION ...... 15 7.0 REFERENCES...... 21

List of illustrations

Figure 1: Site location map Figure 2: Extract from General Roy Military Map 1747-55 Figure 3: Extract from the OS 1st edition 6-inch-to-the-mile map 1874 Figure 4: Extract from the OS 2nd edition 6-inch-to-the-mile map 1902 Figure 5: Location of the archaeological sites

List of plates

Plate 1: General view of the survey site, facing NW Plate 2: Looking over the sub-rectangular area (Site 1), facing S Plate 3: Location of the channel along the tree line (Site 2), facing SW Plate 4: Location of the channel along tree line (Site 2), facing W Plate 5: Revetment wall visible on the NW side of the channel (Site 2), facing NE Plate 6: Pile of demolition rubble (Site 4), facing SW Plate 7: Arched entrance to the NW of the gatehouse (Site 5), facing NE Plate 8: The northwest elevation of the gatehouse (Site 5), facing E Plate 9: The southeast elevation of the gatehouse with the outbuilding (Site 5), facing NNE

List of appendices

Appendix 1: Gazetteer of Archaeological Sites Appendix 2: List of Site Photographs

70312: Housing Development, Inshes, Inverness, Archaeological Desk-Based Assessment Report

1.0 NON-TECHNICAL SUMMARY

1.1 AOC Archaeology Group was commissioned by DMPM Services Ltd to undertake a site assessment report for a proposed development site at Inshes near Drumossie, Inverness. The proposed development site, hereinafter referred to as ‘the Site’, lies within the local authority administrative area of Highland Council.

1.2 The assessment has established that the Site was likely part of the agricultural landscape that surrounded Inverness, most likely from medieval times, although it is not until the post- medieval period that the Site can be identified as being utilised in such a way. The agricultural landscape within the vicinity of the Site has subsequently changed with the construction of housing estates and other infrastructure in the modern period, although the Site has remained part of the surviving pastural landscape. The construction of housing and other infrastructure in the vicinity has revealed a plethora of prehistoric sites. There is a Medium potential for prehistoric and early historic remains to be present on the Site and a Low potential for medieval and later remains.

1.3 In order to investigate the potential for further remains to survive on the Site a programme of archaeological works may be required. The greenfield nature of the Site means that any remains that may survive are likely to be well-preserved. Such works would be required to enable any significant archaeological remains to be identified, assessed and recorded. The exact scope and extent of any programme of archaeological works required should be agreed in advance with the Highland Council Historic Environment Team. The programme of works may include an archaeological evaluation, prior to development. If significant archaeological remains were encountered, then further archaeological fieldwork, post- excavation analysis and reporting, including publication may be required. Any such requirement will be determined by the Highland Council Historic Environment Team acting as Highland Council’s advisor on archaeological matters.

1.4 A walkover survey was carried out on 26th July 2018 which identified five archaeological sites. Most will not be impacted by the development and those that may be are of limited archaeological value. Mitigation is not proposed for these features.

1.5 Impacts on the settings of designated heritage assets, including Scheduled Monuments and Listed Buildings, within 500m of the site have been considered. The proposed development will not have an effect on the settings of designated heritage assets in the surrounding area. This is due to the setting of the Site and the setting aspects of the designated heritage assets. The Site does not have intervisibility with the designated heritage assets nor does it affect the primary setting aspect of the designated heritage assets. The proposed development would not result in any significant change to their current settings. Therefore, the impact of the proposed development of the Site on the designated assets will be slight. Consequently, no mitigation for indirect effect is considered necessary.

70312: Housing Development, Inshes, Inverness, Archaeological Desk-Based Assessment Report

2.0 INTRODUCTION

2.1 Proposed development site

2.1.1 The Site is situated in Inshes, near Drumossie, Inverness. It is bounded on the northwest by land occupied by Simpson’s Garden centre, on the north by Culloden Road (B9006), on the east by the B9177 and on the southwest by the A9 centred on grid reference NH 69646 43906 (Figure 1). The terrain consists of open farmland with woodland on the northwest side (Plate 1).

2.2 Topographical and geological conditions

2.2.1 According to the British Geological Survey (2018), the Site is underlain by sandstone sedimentary bedrock formed approximately 383 to 393 million years ago in the Devonian Period from fluvial deposits. This is overlain by superficial deposits of Devesian till from the Quarternary Period up to 2 million years ago and resulting from glacial detritus created by the action of ice and meltwater.

2.2.2 The Site occupies terrain that slopes gently from south to north. During the site survey it was noted that ground investigation test pits had revealed a gravel-rich subsoil.

2.3 Development proposal

2.3.1 DMPM Services commissioned AOC Archaeology Group to undertake an archaeological site assessment and walkover survey to assess the archaeological and heritage value of the Site proposed for residential development at Inshes, Inverness.

2.4 Government and local planning policies and guidance

National Planning Policy Guidelines

2.4.1 The statutory framework for heritage in Scotland is outlined in the Town and Country Planning (Scotland) Act 1997, as amended in the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 and the Ancient Monuments and Archaeological Areas Act 1979, both of which are modified by the Historic Environment (Amendment) (Scotland) Act 2011.

Plate 1: General view of the survey site, facing NW

70312: Housing Development, Inshes, Inverness, Archaeological Desk-Based Assessment Report

Figure 1: Site location map

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2.4.2 The implications of the acts noted above with regard to local government planning policy are described within Scottish Planning Policy 2014 (SPP), Historic Environment Scotland Policy Statement 2016 (HESPS) and Planning Advice Note 2/2011 (PAN 2). SPP and HESPS deal specifically with planning policy in relation to heritage. SPP expresses the following policy principles:

“The planning system should: promote the care and protection of the designated and non- designated historic environment (including individual assets, related settings and the wider cultural landscape) and its contribution to sense of place, cultural identity, social well-being, economic growth, civic participation and lifelong learning; and enable positive change in the historic environment which is informed by a clear understanding of the importance of the heritage assets affected and ensure their future use. Change should be sensitively managed to avoid or minimise adverse impacts on the fabric and setting of the asset, and ensure that its special characteristics are protected, conserved or enhanced” (2014, para 137).

2.4.3 HESPS (Historic Environment Scotland 2016) sets out the Scottish Government’s policy for the sustainable management of the historic environment. Key principles of the policy note that ‘there should be a presumption in favour of preservation of individual historic assets and also the pattern of the wider historic environment; no historic asset should be lost or radically changed without adequate consideration of its significance and of all the means available to manage and conserve it’ (ibid, 1.9.b).

Highland Wide Local Development Plan

2.4.4 The Highland Wide Local Development Plan was adopted in 2012. Three Area Plans have been produced, including the Inner Moray Local Development Plan, which was adopted in 2016 after consultation in 2013.

2.4.5 Policy 57 Natural, Built and Cultural Heritage

“All development proposals will be assessed taking into account the level of importance and type of heritage features, the form and scale of the development and any impact on the feature and its setting, in the context of the policy framework detailed in Appendix 2. The following criteria will also apply:

1. For features of local/regional importance we will allow developments if it can be satisfactorily demonstrated that they will not have an unacceptable impact on the natural environment, amenity and heritage resource. 2. For features of national importance, we will allow developments that can be shown not to compromise the natural environment, amenity and heritage resource. Where there may be any significant adverse effects, these must be clearly outweighed by social or economic benefits of national importance. It must also be shown that the development will support communities in fragile areas who are having difficulties in keeping their population and services. 3. For features of international importance developments likely to have a significant effect on a site, either alone or in combination with other plans or projects, and which are not directly connected with or necessary to the management of the site for nature

70312: Inshes, Inverness, Archaeological Desk-Based Assessment Report

conservation will be subject to an appropriate assessment. Where we are unable to ascertain that a proposal will not adversely affect the integrity of a site, we will only allow development if there is no alternative solution and there are imperative reasons of overriding public interest, including those of a social or economic nature. Where a priority habitat or species (as defined in Annex 1 of the Habitats Directive) would be affected, development in such circumstances will only be allowed if the reasons for overriding public interest relate to human health, public safety, beneficial consequences od primary importance for the environment, or other reasons subject to the opinion of the European Commission (via Scottish Ministers). Where we are unable to ascertain that a proposal will not adversely affect the integrity of a site, the proposal will not be in accordance with the development plan within the meaning of Section 25(1) of the Town and Country Planning (Scotland) Act 1997.”

Supplementary Planning Guidance

2.4.6 Supplementary Planning Guidance (SPG) on Historic Environment Strategy was adopted by Highland Council in January 2013. This supplementary guidance is intended to compliment Policy 57 of the adopted Highland Wide Local Development Plan (Highland Council 2012). As stated in the Highland Wide Local Development Plan (ibid.), the main principles of the SPG will be to ensure that:

• “Future developments take account of the historic environment and that they are of a design and quality to enhance the historic environment bringing both economic and social benefits; • It sets a proactive, consistent approach to the protection of the historic environment.”

2.5 Planning considerations pertaining to the site

2.5.1 The Local Planning Authority is advised on all archaeological matters by the Highland Council Historic Environment Team. Any requirement for archaeological work either preceding or during the development will be determined by the Highland Council Historic Environment Team acting as the Highland Council’s advisor on archaeological matters.

2.5.2 No Scheduled Monuments are located on the Site or within the 500m Study Area. No Listed Buildings are recorded on the Site. Three Listed Buildings are located within the 500m Study Area: one is Category A status, two Category B status and one Category C status.

2.5.3 The setting of Listed Buildings is a competent planning matter. Section 14.2 of the Planning (Listed Buildings and Conservation Areas) Act 1997 states that when determining applications for development which could impact upon the setting of a listed building:

“…the planning authority or the Secretary of State, as the case may be, shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses”.

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2.5.4 Paragraph 141 of the Scottish Planning Policy (Scottish Government 2014) notes the importance of preserving the settings of Listed Buildings, stating that: “The layout, design, materials, scale, siting and use of any development which will affect a listed building or its setting should be appropriate to the character and appearance of the building and setting. Listed buildings should be protected from demolition or other work that would adversely affect it or its setting”.

2.5.5 No Conservation Areas, Inventory Gardens and Designed Landscapes, and Inventory Battlefields are recorded within the Site or the 500m Study Area.

2.6 Limitations of scope

2.6.1 This assessment, comprising a walkover survey and desk-based assessment, is based upon data obtained from publicly accessible archives as described in the Data Sources in Section 4.2 and a walkover survey. Heritage assets within 500m of the Site were identified. Data from the National Record of the Historic Environment and Highland Council Historic Environment Record was obtained in July 2018. The information presented regarding known heritage assets is current to this date.

2.6.2 It should be noted that this report has been prepared under the express instructions and solely for the use of DMPM Services and their partners. All the work carried out in this report is based upon AOC Archaeology Group’s professional knowledge and understanding of current (July 2018) and relevant United Kingdom standards and codes, technology and legislation.

2.6.3 Changes in these areas may occur in the future and cause changes to the conclusions, advice or recommendations give. AOC Archaeology Group does not accept responsibility for advising DMPM Services or associated parties of the facts or implications of any such changes in the future.

3.0 AIMS AND OBJECTIVES

3.1 The main aim of this assessment is to identify the archaeological and cultural heritage value of the Site proposed for development and to identify likely significant direct and indirect effects which may result as a consequence of the proposed residential development on the Site. The evidence presented, and the conclusions offered, will provide a comprehensive basis for further discussion and decisions regarding heritage constraints on the future development of the Site and for the formulation of a further mitigation strategy, should this be required. This will be done by examining a variety of evidence for upstanding and buried remains of heritage interest including Scheduled Monuments, Listed Buildings, Conservation Areas and non-designated heritage assets within 500m of the Site.

70312: Inshes, Inverness, Archaeological Desk-Based Assessment Report

4.0 METHODOLOGY

4.1 Standards

4.1.1 The scope of this assessment meets the requirements of current planning regulations set out in SPP, HESPS and PAN2/2011, and local planning policy.

4.1.2 AOC Archaeology Group conforms to the standards of professional conduct outlined in the Chartered Institute for Archaeologists’ (CIfA) Code of Conduct, the CIfA Code of Approved Practice for the Regulation of Contractual Arrangement in Field Archaeology, the CIfA Standards and Guidance for Historic Environment Desk-based Assessments, Field Evaluations and other relevant guidance.

4.1.3 AOC Archaeology Group is a Registered Archaeological Organisation of the CIfA. This status ensures that there is regular monitoring and approval by external peers of our internal systems, standards and skills development.

4.1.4 AOC is ISO 9001:2015 accredited, in recognition of the company’s Quality Management System.

4.2 Data sources

4.2.2 The following data sources were consulted during preparation of the desk-based assessment: • Highland Historic Environment Record for Historic Environment Record data • Canmore for National Record of the Historic Environment data • Historic Environment Scotland for designated asset data • National Map Library online for old Ordnance Survey maps and historical maps • Ordnance Survey Name Books online for historical data • National Collection of Aerial Photography online for historic aerial photographic data • Statistical Accounts for Scotland for historical descriptions of the area

4.3 Report structure

4.3.1 All the heritage assets located within a 500m radius of the Site’s boundary have been included in this assessment. The aim of this is to help predict whether any similar hitherto unknown archaeological remains may survive within the Site. Designated heritage assets within a 500m radius of the Site’s boundary have also been identified to allow for an assessment of the potential for impacts upon their settings.

4.3.2 All sources consulted during the assessment, including publications, archived records, photographic and cartographic evidence, are listed in References in Section 7.

4.3.3 The heritage assets identified during the walkover survey are listed in the Gazetteer in Appendix 1.

70312: Inshes, Inverness, Archaeological Desk-Based Assessment Report

5.0 ARCHAEOLOGICAL AND HISTORICAL EVIDENCE

5.2 Cartographic Sources

5.2.1 Historical maps were consulted online at the National Library of Scotland (NLS 2018):

a) Timothy Pont, Moray and Nairn - Pont 8, ca. 1583-1614 The settlements surrounding the development area are not detailed on this map.

b) William Roy Military Survey of Scotland Highlands, 1747-52 Settlements are shown for Drakies, Castlehill and Inches with cultivation surrounding them (Figure 2).

c) Ordnance Survey 1st Edition 6-inch-to-the-mile map Inverness-shire – (Mainland) Sheet XII (includes: Daviot And Dunlichity; Inverness and Bona) Survey Date: 1868-70 Publication Date: 1874 This map shows the development area as part of land associated with Inshes House, which lies to the southwest of the site. The area is bounded on the north and east by what is now Culloden Road along with a band of trees. At the north end is a building labelled ‘Lodge’ with a track that runs from the west side of the lodge to Inshes House. There is an oval feature at the southern end of the site, which appears to be a pond (Figure 3).

d) Ordnance Survey 2nd Edition 6-inch-to-the-mile map Inverness-shire – Mainland Sheet XII (includes: Daviot and Dunlichity; Inverness and Bona) Date Revised: 1906 Publication Date: 1902 The only change detailed on this map for the development area is that a small enclosure is shown as attached to the northwest arc of the fence around the field (Figure 4).

Figure 2: Extract from General Roy Military Map 1747-55 ©NLS

70312: Inshes, Inverness, Archaeological Desk-Based Assessment Report

Site

Figure 3: Extract from the OS 1st edition 6-inch-to-the-mile map 1874 ©NLS

Site

Figure 4: Extract from the OS 2nd edition 6-inch-to-the-mile map 1902 ©NLS

70312: Inshes, Inverness, Archaeological Desk-Based Assessment Report

5.3 Ordnance Survey Name Books

5.3.1 The Ordnance Survey Name Books were consulted online at Scotlands Places (Scotlands Places 2018). There were no place-names noted within the development area. However, two places to the southwest of the development site were noted:

a) Inshes House- A plain three-storey mansion formerly the residence of the proprietor of the estate of Inshes from which it gets its name. The date 1767 is over the door. Further investigation has elicited that the date over the door is that when the house was rebuilt, at the expense of the government, after being destroyed by the Montrose party. The ancient building possessed a keep or tower, and the Dovecot is still in good state, though part of the old structure. Inshes was formerly a Barony, and the estate was divided in the 14th Century, one part of it forming the present estate of Castlehill. Property of John Baird Esq.

b) Helen’s Lodge - A good two-story slated building erected as stables for Inshes House and for the accommodation of the farm servants. It is named after the wife of a former proprietor. Property of John Baird Esq.

5.4 Documentary Sources

5.4.1 The area under investigation is situated in the former County of Inverness within the former parish of Inverness and Bona.

5.4.2 The Statistical Accounts for Scotland (1791-1845) were consulted for information relevant to the survey area (Edina 2018). They make no direct reference to the area of investigation.

5.5 Historic Environment Sources

5.5.1 The proposed development site is in a wider area rich in archaeological remains from prehistory through to more recent times. For example, to the north of the site, at Beechwood (MHG54233), a suite of archaeological features from a multiperiod prehistoric settlement spanning the Neolithic to the Iron Age. To the northwest, a Neolithic pit containing pottery and flint was recorded during work at the Police headquarters on Old Perth Road (MHG55798). To the south, at Milton of Leys (MHG54232), a number of possible archaeological features were recorded. Within Bogbain Wood, to the south, is a hut circle and associated field system (MHG2992; Scheduled Monument 4698). To the east is Culloden Battlefield (MHG3047).

5.5.2 A full search of the Highland Council Historic Environment Record and the National Record of the Historic Environment (NRHE), via Canmore, was carried out and the following sites were found in the vicinity of the development area:

MHG3781 NH 6967 4425 Castlehill House Listed Building (B) 8035 Castlehill is said to have been fortified in ancient times, by a keep or tower of which no trace remains. Only the main part of the house is of any great age; the two wings to the rear are of modern construction. The older part of the house appears to be early 19th or late 18th century in date.

70312: Inshes, Inverness, Archaeological Desk-Based Assessment Report

MHG36899 NH 69720 44092 Castle Hill, Inverness In 2000, an archaeological trial trenching evaluation was undertaken, followed by full excavation, of a small area at Castlehill, prior to a housing development. Features relating to prehistoric and modern (18th to 20th century) occupation were identified. These included post-holes, pits (possibly for storage) and areas of burning. One sherd of possible Iron Age pottery, a sherd of probable Neolithic pottery and two fragments of possible pitchstone were recovered. Full excavation was then carried out in the area surrounding the above-noted features, which lay on the top of a distinct knoll in the SW corner of the development. In total, c 25 small post-holes and pits were identified. A concentration of cut features, perhaps representing a discrete zone of activity, was located around the previously encountered pits. There may have been a temporary structure in this location, perhaps centred on a possible hearth pit and various storage pits. The location of various post-holes suggested one or two palisade boundaries were present. Radiocarbon dates from two features suggest a date range in the latter half of the 4th millennium BC. This area is located on the north side of Culloden Road directly opposite the proposed development area.

MHG3249 NH 7056 4410 Cradlehall Two hut circles were marked at this location on an historic map.

MHG36074 NH 6939 4420 Castlehill, Enclosure No summary available

MHG47840 NH 688 440 Dell of Inshes An evaluation undertaken as part of a housing development recorded a small number of archaeological features, including a post-medieval wooden structure, two small pits of unknown date and several rubble field drains.

MHG49952 NH 691 439 Nine Oaks, Inshes An archaeological evaluation in 2005 recorded the truncated remains of prehistoric features.

MHG15759 NH 6933 4357 Helen’s Lodge, Inshes Listed Building (C) 8051 This is an early 19th century cottage.

MHG3780 NH 6950 4371 Inshes House Listed Building (B) 8049 This is a plain three storey mansion, formerly the residence of the proprietor of the estate of Inshes from which it gets its name. The date ‘1767’ is to be seen on the south gable end under a coat of arms. The additions to the rear of the house are modern.

MHG44789 NH 6950 4369 Inshes House, Tower & Dovecot Listed Building (A) 8050 The ancient building possessed a keep or tower. The dovecot is probably of 18th century date.

MHG56874 NH 7019 4350 Inshes Wood, Axe A fragment of a bronze socketed axe fragment from Inshes Wood, Inverness is held in Inverness Museum and Art Gallery.

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5.6 Aerial Imagery

5.6.1 Aerial imagery was consulted online at the National Collection of Aerial Photography (2018): Sortie: FSL/7343/06 Frame: 0577 Date:12 August 1973 This did not reveal potential archaeological features. It did show the oval feature depicted on the historical mapping.

5.7 Site Walkover

5.7.1 The walkover survey was carried out on 26th July 2018. The weather was sunny and windy. The ground conditions were generally good.

5.7.2 Five sites were recorded during the survey, none of which have been previously recorded (Figure 5). The sites relate to post-medieval and later activity in the area and include a structure, clearance cairns and a channel/lade. The detailed site gazetteer and photograph register are set out in Appendix 1 and Appendix 2.

5.7.3 Site 1 (Plate 2) is a sub-rectangular cut in the ground surface measuring approximately 17m x 10m with a narrow cut running from its northwest side towards the track that runs along that side of the site. It resembles a stripped-out area for a building foundation or parking area, but there is no evidence of a hard surface.

5.7.4 Site 2 (Plates 3-5) began at the west end of the site, within the woodland, as a slight channel about 0.8m wide and 0.5m deep. This then becomes a drystone revetted channel up to 1m high and 1m wide. The stone wall was only visible on the north-northwest side of the channel, which was mostly covered by dense vegetation making it unclear whether the south side was also stone-lined. It ends abruptly at the east end of the fence line on the east side. It is most likely a drainage channel or lade.

5.7.5 Two fairly low modern field clearance cairns measuring approximately 3m in diameter form Site 3. There is frequent scattered stone in this area along the rough ground beside the site boundary inside the boundary wall, which is all certainly field clearance.

5.7.6 Site 4 (Plate 6) is a pile of sandstone, some of which was dressed, 8-10m long and standing up to 1m high. It appears as if it has been dumped recently. It is interpreted as the remains of demolished stonework, thought to potentially relate to a removed building.

5.7.7 Site 5 (Plates 7-9) is the Gatehouse at the northern edge of the site. It comprises a small stone-built structure with a corrugated iron extension on the southwest gable. There is also a stone-built outbuilding. A stone-built archway is situated to the northwest of the gatehouse.

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6.0 CONCLUSION

6.1 Direct impacts

6.1.1 Potential impacts on known or unknown upstanding and buried archaeological remains which may survive within the Site relate to the possibility of disturbing, removing or destroying in situ remains and artefacts during demolition and ground-breaking works (including excavation, construction and other works) associated with the proposed development.

6.1.2 The walkover survey located five archaeological sites, which relate to post-medieval or later activity. All of the archaeological sites, apart from the clearance cairns (Site 3), are located within the woodland on the north and west sides of the development area. As this woodland is to be retained, there will be no direct impact on them. The clearance cairns may be directly impacted, but they are not of archaeological significance.

6.1.3 The dek-based assesment has established that there is evidence for activity pre-dating the medieval period within the vicinity of the site. Based on the current evidence, potential for archaeological remains dating up to the medieval period to survive on the site is considered Medium. The potential for archaeological remains dating from the medieval, post-medieval and modern periods to survive is considered to be Low.

6.2 Indirect impacts

6.2.1 In cultural heritage terms, an indirect impact refers to any change in the baseline condition of a heritage asset resulting from a development beyond the boundaries of the asset. Indirect impacts can have a variety of forms , for instance if a development affects the water table it could potentially damage the preservation of organic remains within the buried archaeological contexts beyond its boundaries. However, the majority of indirect impacrs result from changes to the settings of heritage assets as a consequence of new development.

6.2.2 Scottish Planning and HES guidance on setting are clear that the setting of an asset can contribute to its significance. Paragraph 141 of Scottish Planning Policy (Scottish Government 2014) notes the importance of preserving the settings of Listed Buildings, stating that:

“The layout, design, materials, scale, siting and use of any development which will affect a listed building or its setting should be appropriate to the character and appearance of the building and setting. Listed buildings should be protected from demolition or other work tha would adversely affect it or its setting”.

6.2.3 In the context of the proposed development the potential for indirect impacts are considered to be limited to statutory designated heritage assets within 500m of the Site.

6.2.4 There is no intervisibility between the Site and the Category A Listed Building of the tower within the grounds of Inshes House, the Category B Listed Buildings of Inshes House and Castlehill House and Categort C Listed Building of Helen’s Lodge. This is due to

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intervening trees, buildings and roadways, in particular the A9. Consequently, the proposed development would not impact on the setting of these heritage assets.

6.3 Mitigation

6.3.1 National planning policies and planning guidance, SPP and PAN2/2011, as well as the local planning policies, the Highland Wide Local Development Plan and the Inner Moray Firth Local Development Plan outlined in this report, require that the potential for impacts upon heritage assets resulting from the proposed development is assessed and mitigation responses designed to avoid, minimise or offset any such effects are put forward.

6.3.2 There is evidence of prehistoric and early historic activity within the vicinity of the Site and the assessment has established that there is a Medium potential for such remains. The Site appears, on historical mapping, to have formed part of a cultivated landscape from the 1700s and possibly earlier and as such there is Low potential for remains of the medieval, post-medieval and modern periods. Given the greenfield nature of the Site, any remains which may survive would be expected to be well preserved.

6.3.3 Depending on the depth of the archaeological horizon, ground works within the Site could be considered to have the potential to highly impact any buried archaeological deposits that may be present. In accordance with national and local planning policies on heritage, it is advised that prior to development, the Highland Council as advised by the Highland Council Historic Environment Team may require an archaeological investigation by non-intrusive and/or intrusive means to enable the identification, assessment and recording of any surviving remains in advance of development at this Site. Such works might be expected to include an evaluation by trial trenching to investigate potential for remains to survive. Any such requirement will be determined by the Highland Council Historic Environment Team acting as Highland Council’s advisor on archaeological matters.

6.3.4 Upstanding archaeological remains were identified during the walkover survey. Sites 1,2,4 and 5 will not be impacted by the development works and therefore no mitigation is proposed. Site 3 may be impacted by the development, but, due to the limited archaeological value of the modern field clearance, no mitigation is proposed.

6.3.5 An assessment of the potential for indirect effects upon the settings of designated heritage assets undertaken as part of this assessment found no effects upon the settings of the Listed Buildings within 500m of the edge of the Site boundary. Visibility is obscured by trees and existing buildings and roadways. Consequently, no mitigation for indirect effects is considered necessary.

70312: Inshes, Inverness, Archaeological Desk-Based Assessment Report

Figure 5: Location of the archaeological sites (overlain map supplied by the client)

70312: Inshes, Inverness, Archaeological Desk-Based Assessment Report

Plate 2: Looking over the sub-rectangular area (Site 1), facing S

Plate 3: Location of the channel along the tree line (Site 2), facing SW

Plate 4: Location of the channel along tree line (Site 2), facing W

70312: Inshes, Inverness, Archaeological Desk-Based Assessment Report

Plate 5: Revetment wall visible on the NW side of the channel (Site 2), facing NE

Plate 6: Pile of demolition rubble (Site 4), facing SW

70312: Inshes, Inverness, Archaeological Desk-Based Assessment Report

Plate 7: Arched entrance to the NW of the gatehouse (Site 5), facing NE

Plate 8: The northwest elevation of the gatehouse (Site 5), facing E

70312: Inshes, Inverness, Archaeological Desk-Based Assessment Report

Plate 9: The southeast elevation of the gatehouse with the outbuilding (Site 5), facing NNE

7.0 REFERENCES

Chartered Institute for Archaeologists, 2014. By-laws of the Institute for Archaeologists: Code of Conduct. Reading: CIfA.

Edina 2018. Statistical Accounts of Scotland (1791-1845). Accessed online at http://stataccscot.edina.ac.uk/static/statacc/dist on 30th July 2018.

Highland Historic Environment Record (HHER) 2017. Accessed at her.highland.gov.uk on 30th July 2018.

National Collection of Aerial Photography 2018. Accessed online at https://ncap.org.uk on 30th July 2018.

National Map Library of Scotland 2018. Accessed at http://maps.nls.uk on 30th July 2018.

Royal Commission on the Ancient and Historical Monuments of Scotland, 2004. Corporate Plan 2004-9: Annex-Survey and Recording Policy.

ScotlandsPlaces 2018. Ordnance Survey Name Books. Accessed at https://scotlandsplaces.gov.uk on 30th July 2018.

Scottish Government 2011. PAN 2/2011 Planning and Archaeology.

Scottish Government 2014. Scottish Planning Policy.

70312: Inshes, Inverness, Archaeological Desk-Based Assessment Report

Appendix 1 Gazetteer of Archaeological Sites

Site Site Name Site Type Description Alignment Condition Period Easting Northing Number

A sub-rectangular area of ground measuring about 17m x 10m that has Cleared 1 Inshes been cut into the ground surface. An NE-SW Degraded Modern? 269663 844033 Area entrance-like cut about 23m x 5m runs towards the NW.

A cut away for channel 1m wide and 0.4-5m deep. The W end becomes Post- 2 Inshes Channel - Degraded 269711 844016 stone-revetted on the NW side up to medieval 1m high.

Clearance Field clearance 3m in diameter and Post- 3 Inshes - Degraded 269776 843886 Cairn standing up to 0.3m high. medieval

Clearance Field clearance 3m in diameter and Post- 3 Inshes - Degraded 269776 843845 Cairn standing up to 0.3m high. medieval

A cleared-out pile of sandstone building stone 8-10m long and 4 Inshes Clearance - Degraded Modern? 269596 843941 standing up to 1m high. Some dressed stone within the pile.

A small stone building with an extension on the southwest side. Post- 5 Inshes Gatehouse - Ruinous 269675 844071 There is a small stone outbuilding to medieval the east.

70312: Inshes, Inverness, Archaeological Desk-Based Assessment Report

Appendix 2 List of Site Photographs

Photo Site No. Description Direction No. Facing 1 5 Looking over the back of the gatehouse N from Site 1 2 1 Looking south over sub-rectangular area cut S into ground surface - building site? 3 2 View over the treeline in the location of the SW lade/channel 4 2 Area of drystone revetment wall visible on NW NW side of lade/channel 5 2 Area of drystone revetment wall visible on NE NW side of lade/channel 6 2 Looking W over the treeline in the location W of the lade/channel from the eastern end point of the cut; NW end of the development site to left 7 - View north over the NE quadrant of the site N along eastern boundary 8 - Looking downhill over the site from the road NW access in the SE side of the site 9 - View over the site from south corner N 10 - Looking uphill over the site from the west SE corner 11 - Looking uphill over the site from the west SE corner 12 4 Pile of building stone, some dressed SW sandstone, in the woodland on the northwest side of the site 13 5 Arched entrance to the northwest side of the NE gatehouse 14 5 NW elevation of the gatehouse SE 15 5 NW elevation of the gatehouse S 16 5 NW elevation of the gatehouse E 17 5 Extension attached to the SW side of the NE gatehouse 18 5 SE elevation of the gatehouse, showing the NNE small outhouse on the east side 19 5 Small outhouse on the east side of the NE gatehouse 20 5 SE elevation of the outhouse NW 21 5 View over the woodland from the S gatehouse, facing south

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