HIE Campus August 2023 1920

Inverness Campus - phase two masterplan

Find out what's planned for the next phase of development at Inverness Campus

Inverness Campus - phase 2 masterplan 

Inverness Campus is more than a business and learning hub. It’s a community. A place where education, research, healthcare and innovation come together to create lasting impacts.

We're planning for the next stages of development at the Campus, and we've been gathering your views on the masterplan proposed for phase two development. 

The masterplan is designed to: 

  • attract innovative businesses 
  • expand green spaces 
  • support the life sciences, tech, and renewables sectors 
  • leverage Green Freeport incentives.

It sets out our vision for developing the land with indicative building types, infrastructure and green spaces.

Our strategy is to secure funding to build the infrastructure that will open up the remainder of the Campus for new development. This includes roads and utilities, and prioritising access to the land within the tax site of the Inverness and Cromarty Green Freeport.

Gathering feedback on the proposed masterplan

We held a public exhibition on 24/25 January to gather public feedback on the masterplan.

Don't worry if you weren't able to make it along, we've published all of the exhibition boards and information below. 

We will be holding a further exhibition on 21 and 22 February to share the feedback provided and any updates that will be taken forward. 

Public exhibition and consultation

View the public exhibition boards here. They include information on the campus as it is today, as well as the vision and ambition for phase 2.

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Board 1: Introduction to public consultation

An introduction to the consultation, progress made in phase one and what's planned for phase two at Inverness Campus.

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Board 2: How Inverness Campus has evolved

Since opening in 2015, the Campus has steadily grown. Education institutes, knowledge industries, and infrastructure developments have come together to create a strong collaborative environment. Read about our progress so far.

Board 3: Occupied plots

View a plan of the Campus showing occupied plots and what's been developed during phase one.

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Board 4: delivering phase 2

We have built strong foundations for something truly special; even unique. But to fulfil this ambition we must maintain momentum. HIE is preparing to submit a planning application to facilitate development of the remainder of the site. View the plan.

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Board 5: A9 / A96 East Link Road and objectives

As part of the Scottish Government’s £315 million Inverness and Highland City Region Deal, Transport Scotland is taking forward plans for a road connecting Inshes and Smithton. You can also view the masterplan objectives on this board.

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Board 6: Concept and mix of uses

View the masterplan's conceptual principles and details of what HIE envisages the focus of development will be for the next phase.

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Board 7: Indicative masterplan

View the indicative masterplan demonstrating how a mixed use of commercial and business uses could be integrated into the site.

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Board 8: Transport and access strategy

From the outset, HIE has prioritised integrating the Campus with the city via accessible active travel connections and sustainable transport. Have a look at the proposals for the phase two strategy that’s been developed in collaboration with the Highland Council to manage increased traffic.

Board 9: What could it look like?

View the artist's impressions of how the fully developed Campus could look in the future.

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Board 10: Environment

View a summary of ongoing technical assessments to inform the masterplan and the planning application process, including: Flood Risk and Drainage, Ecology and Biodiversity, Landscape and Visual, Archaeology and Air Quality and Noise.

Frequently asked questions

What are HIE’s aims for Inverness Campus going forward?

As the Scottish Government’s economic development agency for the region, our focus is on developing the Campus for businesses and social enterprises to grow and thrive. However, we also have a social remit which allows us to take a broader more holistic view beyond commerce and therefore the quality of the environment and community access to the site will be important factors.

We are currently developing a masterplan for our landholding at Inverness Campus to map out how the land may be used in the future. Assuming that our planning application in principle is approved, our future activity will be to secure funding to construct infrastructure to open up part of the phase 2 development for commercial development.

 

Who is Inverness Campus for?

Inverness Campus is for everybody. The local community, businesses, researchers, students and clinicians use the Campus every day – as a place to work, study and enjoy the environment. It is this mix of uses that makes the Campus special; and helps to achieve the vision of a truly collaborative environment with wide economic and social impacts.

How many people will work at Inverness Campus?

Currently just over 1,200 people have a work base at Inverness Campus. It is anticipated that this figure could double with development of the full area of Campus phase 2 masterplan.

What type of organisations are best suited for Inverness Campus?

Traditionally Inverness Campus has attracted organisations involved in life sciences. This includes those involved in healthcare, organisations developing products and services to assist animal and human health and wellbeing, and environmental sciences.

Going forward and boosted by the Campus inclusion in the Green Freeport, we have expanded the sectors that we’d like to attract to the Campus. Organisations which support the Green Freeport objectives in the renewables, space and advanced manufacturing sectors will be welcomed. Plots for sale will also be promoted to those in knowledge industries.

 

Why is HIE proposing more development of the site?

HIE, working with partners, is planning for the future economic prosperity of the region. The opportunities which are anticipated to result from the Inverness and Cromarty Green Freeport are considerable and we want to further the benefits by opening up development land for new and innovative companies.

What new building is proposed for Inverness Campus in the short term?

HIE is aware that one current Campus occupier, NHS Highland is considering plans to expand building on the plots that they own. Details of this proposed development, for a staff accommodation block, is included in a planning application lodged by NHS Highland in December 2024. In addition, HIE is currently discussing the potential sale of another plot to a private business.

Why is a hotel included?

Plans for a hotel at the Campus have been included since the development was first mooted, it was part of the phase 1 approved plan.

A hotel would predominantly serve a Campus market e.g. National Treatment Centre - Highland visitors but could also accommodate business visitors/tourists.

The hotel is mentioned again in phase 2 as the original proposed position for the hotel has changed since the development of the Green Freeport area. It is now proposed for a plot by the Campus entrance.

What plans are there for development of sports facilities?

In 2023 Highland Council successfully applied for planning permission to develop sports pitches at plot 13 on the Campus. The Council is exploring funding options.

What will Inverness Campus development mean for traffic? 

Traffic modelling carried out demonstrates that the current roads network has potential to support development of up to a further 20,000sqm at the Campus. Beyond that increased capacity will be required. Currently the proposed solution is the construction of the East Link Road. This project, led by Transport Scotland, will open up development land (including at Inverness Campus) on the east of Inverness.

Why is East Link Road important?

Current advice from Highland Council planners is that if HIE is to complete all of the phase 2 masterplan the completion of the East Link Road is essential. Without the road it is likely that the scale of development across all of the Campus land would be limited to a further 20,000sqm of floorspace. This would apply across all of the site i.e. across the land owned by HIE and the plots owned by others e.g. NHS and UHI.

The exhibition boards refer to a ‘Grampian condition’. What does this mean?

A ‘Grampian condition’ can be added to a planning approval to limit the full development of the proposal until such time as a specific step is undertaken. In the case of Inverness Campus, it’s anticipated that the development of the full Campus Phase 2 masterplan will be limited until such time as the East Link Road is completed.

A ‘sui generis’ development at plot 5 is mentioned - what is this?

Sui Generis is used here as it is a planning classification. In this case it refers to the NHS Highland planning application for the development of staff accommodation at plot 5.

Will there be industrial buildings at Inverness Campus?

The masterplan is seeking permission for development of mainly class 4 activity. This refers to business activity – R&D, back-office function potentially some light manufacturing or workshop activity. There will not be heavy manufacturing at the Inverness Campus. Any more industrial development will be zoned for the north side of the railway at a distance to the core Campus.

 

What will this cost HIE – how will it be funded?

HIE’s role is to prepare the infrastructure to open up plots for businesses to buy and then develop their own premises. We will prioritise this work according to demand and available resources. It is estimated that costs to open up the first part of phase 2 – the Green Freeport tax site. could be around £10m. It is expected that the major funder will be HIE with assistance the Green Freeport seed capital fund.