A continental style refreshment kiosk will finally open in 12 days’ time on a scenic part of the riverside in Inverness – 16 years after planning permission was first given.
Yesterday, local businessman Angus Macdonald said it was hard to describe the sense of relief as he prepares to open the Victorian-style building on Ness Walk – which will sell a variety of teas and coffees, crepes, sandwiches and ice cream – on March 6.
The project was mired in red tape for 13 years, despite planning permission being granted on three separate occasions.
And the stopping-up order needed to close off a section of Ness Walk to allow the kiosk to be built at a pedestrian area was only granted by ministers in 2015 following a public inquiry.
But the 19-ft long structure will officially open in time for the tourist season following a successful trial opening last weekend.
Mr Macdonald said: “To say it’s been a stressful, uphill struggle to get this business up and running is possibly the biggest understatement of the year.
“Finally, after 16 years of planning, legal and other hurdles to overcome, seeing the kiosk open last weekend for a trial weekend was enormously satisfying indeed. It’s hard to describe the sense of relief that the battle is finally over and quite emotional too.”
Mr Macdonald first obtained permission to build the kiosk in 2002, but there were objections first to the plan itself, and then to the stopping-up order which remained unresolved for years. Alterations also had to be made to the plans because of the Inverness flood wall plans.
A long-time opponent was the Scottish Episcopal Church’s St Andrews Cathedral, whose former provost, the Very Rev Canon Alexander Gordon, said the kiosk would mean an area of natural beauty being “destroyed”.
A further objection was made by Highland Cycle Campaign member Graham Tuley, who warned that queues from the kiosk could restrict space on the promenade for pedestrians and cyclists.
Government reporter Robert Maslin found in 2015 that none of the concerns raised would have enough impact to block the development.
Mr Macdonald said that, following the trial weekend, his customers reported that the design and finishing of the kiosk is of a “very high standard” and that it “blends into the area very well.”
He also said he will not be selling any fried food as this would be inappropriate for such an idyllic location.
Mr Macdonald said he has often been asked the question, ‘why keep going with this?’ to which he replied: “To be honest it was just the belief that it would be a good addition for the area and resemble every other forward thinking city. That belief was strong.”
Ness walk kiosk timeline
2002 – Mr Macdonald submits kiosk plans and obtains planning permission from Highland Council
2005 – Plans re-submited for a location on Ness Walk further upriver as planners deem it to be too close to the Cathedral. Objectors say the kiosk would not leave enough room for walkers and cyclists on the promenade and voice concerns about litter.
2008 – Inverness flood wall plans lead to further alterations being made to the kiosk proposals
2011 – Mr Macdonald is granted planning consent again but plans are then put on hold until a stopping-up order for part of the footpath on Ness Walk is obtained amid continued objections
2014 – Councillors grant planning consent for the kiosk for the third time. Cathedral and Balifeary Community Council continue to object to the proposal. A cycling group also joins the opposition
2015 – Scottish Government inquiry takes place over the stopping-up order but reporter Robert Maslin rules that the concerns raised did not have enough impact to block the development.
2017 – Work starts on the kiosk in the Spring with the hope of openening by August – but there are some hold ups with Scottish Water over water connections.
2018 – Trial opening weekend takes place in in mid February. After positive customer feedback the kiosk is ready to officially open for trade on March 6