Fears flagged that new development at out-of-town retail site in Highland capital will impact on city centre trade
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Renewed plans for a multimillion-pound expansion at an out-of-town retail park in the Highland capital have sparked concerns about its potential impact on the city centre.
Proposals for the 12-acre site next to Inshes retail park were first put forward eight years ago and include shops, a public house and restaurant, community allotments plus car parking and new access roads.
Aberdeen Standard Investments is now seeking a three-year extension of planning permission in principle – given in 2017 following a public inquiry – to enable further applications regarding conditions to be approved.
But the owners of the Eastgate Shopping Centre have raised concerns particularly about a proposed larger unit and its impact on the city centre which is still dealing with the impact of the Covid-19 pandemic.
A report presented last week to city councillors noted that, in line with other towns and cities, Inverness has experienced "sixty years of erosion" as more and more services and leisure attractions moved to the outskirts.
A letter submitted to Highland Council on behalf of the shopping centre owners and their asset managers, Scoop, in response to the planning application notes the retail impact assessment estimates 20 per cent of the trade for the Inshes scheme would be drawn from the city centre.
The letter states: "At the outset, it is important to note that my clients do not object to the principle of new development and indeed, of appropriate out-of-town development, where it can be demonstrated that it will complement and not compete with the offer in Inverness city centre."
But it continues that the indicative layout has the appearance of an out-of-town retail park, dominated by the private car use.
It says eight smaller units appear to be of a size akin to district and neighbourhood catchment provision, but feels the larger unit at 3252sq m does not belong in such a centre and that there should be fresh analysis.
The letter continues the concerns could be overcome if the larger retail unit was restricted to "bulky goods" and kept to a single-occupier property.
"By allowing its subdivision, risks the development morphing from a neighbourhood-type centre into more of a retail ‘destination’ which can only be of detriment to the city centre," the letter adds.
It also notes an estimated drop of 2.5 per cent for comparison goods bought in the city centre and at the proposed new development – items with a higher value which are bought less often such as electrical goods, clothes and shoes – which may seem minimal, but still reflects a diversion in turnover from the city centre.
The owners also say, when deciding the application, Highland Council should be aware the city centre is in a more precarious position than at the time the planning appeal decision was made.
"The recent pandemic has exacerbated longstanding issues with town and city centres and key tenants of the Eastgate Centre, including Debenhams and Top Shop, have been casualties of wider economic issues associated with the retail sector, causing an increase in vacancy rates in the centre," the submission states.
Aberdeen Standard Investments believes there is scope in the district centre at Inshes to provide locally based retail and service units which would support expanding communities and tie in with the government’s aim of creating 20-minute neighbourhoods.
In a planning and design statement submitted with the application, it states the site of the Aldi store previously had planning permission for a neighbourhood centre, but was not developed as the retail market was not capable of sustaining such uses at that time.
"As more and more people are now working from home and as the local communities expand, and with Inshes centre also now complete with service units, retail stores and the long-established gym and local Inshes Church, there remains an opportunity to develop a neighbourhood centre," it states.
