Flood threat to Inverness hotel expansion plans dismissed by councillor
A PROPOSED 27-bedroom extension to a major hotel at the eastern gateway of Inverness is in doubt amid concerns over a nearby burn.
Plans have been submitted to increase the number of rooms at the Holiday Inn Express at Stoneyfield Business Park from 94 to 121. The application also seeks to convert the existing meeting room into an additional dining area.
Highland Council officials have lodged an objection due to a lack of information about the potential risks from Dell Burn which has a history of flooding further upstream.
They maintain the hotel could be at risk of fluvial flooding from a one-in-200 year event — although David McGrath, chairman of Smithton and Culloden Community Council, is not convinced by the flood risk team’s comments and called for the extension to be given the go-ahead.
The team’s report warns that the proposed extension may increase the number of people at risk of flooding which contravened planning policy.
"We are aware that flooding has occurred at various locations upstream of the site over a number a years and a flood risk assessment completed for a nearby adjacent site — Inverness Campus — demonstrated that the one-in-200 year flood flows are not contained within the channel," the report states.
"Although site specific factors may have played a role in the flood events upstream (for example, blocked culverts), they demonstrate that the Dell Burn may have insufficient capacity for large storm events."
The team did not accept that a 2.45 metre height difference between the burn and the hotel would be sufficient to contain the one-in-200 flows without supporting evidence.
"It should now be demonstrated that the site is not at risk of flooding and will not increase flood risk elsewhere," states the submission which also asks for hydrological and hydraulic modelling to be undertaken."
But McGrath does not share the team’s concerns. He said the community council had repeatedly raised concerns about flood risks and the infrastructure including drainage across the greater Culloden area,
"There have been a lot of issues with flooding upstream on this burn but I don’t think that there is an issue at this particular site," he maintained.
"A perfectly valid plan is being questioned because of mistakes made elsewhere. The hotel should not be penalised for the mistakes of the past."
He thought the plans would also boost trade for other businesses, including restaurants and cafes, in the area.
"Let them get on with it," he said. The planned extension, which will lead to an extra three staff being taken on, will result in the loss of 12 car parking spaces.
An assessment submitted on behalf of the hotel maintains the number of spaces currently provided at the site is "well in excess" of the council’s car parking standards while the reduced number would still be within the guidelines.
A request has also been made to bus company Stagecoach to consider diverting some services currently serving the Inverness Retail and Business Park.
Keith Griffiths, managing director of Atlas Hotels, which owns Holiday Inn Express declined to comment on the flooding risk of his company’s proposal.
"The additional rooms are based on the strong demand for the hotel and on the enduring popularity of the Inverness region and the Holiday Inn Express Brand," he said.
"The application is currently going through the planning approval process and we are awaiting a decision."
