Listed Building

The only legal part of the listing under the Planning (Listing Buildings and Conservation Areas) (Scotland) Act 1997 is the address/name of site. Addresses and building names may have changed since the date of listing – see 'About Listed Buildings' below for more information. The further details below the 'Address/Name of Site' are provided for information purposes only.

Address/Name of Site

FORTROSE UNION STREET AND HIGH STREET ROYAL HOTELLB31839

Status: Designated

Documents

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Summary

Category
B
Date Added
31/08/1983
Local Authority
Highland
Planning Authority
Highland
Burgh
Fortrose
NGR
NH 72702 56622
Coordinates
272702, 856622

Description

Mid 19th century; extensive alterations, Matthews and Lawrie,

1879-80; ashlar, painted, with margins and quoins painted in

contrasting colour. 2 storeys and attic; front to Union Street,

3 bays with centre door flanked by bipartite windows at ground

floor; bowed corner to High Street with bipartite window at

ground and first floor and conical roofed and fishscale slated

turret at attic; one bay to High Street with paired windows

at ground floor and wallhead chimney; all ground floor

openings with bracketted cornices linked by band course;

modern box dormer at Union Street front; heavy modillion

cornice; broad eaves. 2-storey 3-bay house in High Street a

left of original hotel incorporated and altered, Ross and

Macbeth, 1894. Mansard roof with ornamental cresting. Single

storey and attic wing at gable of Union Street front.

References

Bibliography

INVERNESS COURIER, July 31, 1879 (advertisement for tenders);

INVERNESS COURIER, Nov 16, 1894 (advertisement for tenders).

About Listed Buildings

Historic Environment Scotland is responsible for designating sites and places at the national level. These designations are Scheduled monuments, Listed buildings, Inventory of gardens and designed landscapes and Inventory of historic battlefields.

We make recommendations to the Scottish Government about historic marine protected areas, and the Scottish Ministers decide whether to designate.

Listing is the process that identifies, designates and provides statutory protection for buildings of special architectural or historic interest as set out in the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997.

We list buildings which are found to be of special architectural or historic interest using the selection guidance published in Designation Policy and Selection Guidance (2019)

Listed building records provide an indication of the special architectural or historic interest of the listed building which has been identified by its statutory address. The description and additional information provided are supplementary and have no legal weight.

These records are not definitive historical accounts or a complete description of the building(s). If part of a building is not described it does not mean it is not listed. The format of the listed building record has changed over time. Earlier records may be brief and some information will not have been recorded.

The legal part of the listing is the address/name of site which is known as the statutory address. Other than the name or address of a listed building, further details are provided for information purposes only. Historic Environment Scotland does not accept any liability for any loss or damage suffered as a consequence of inaccuracies in the information provided. Addresses and building names may have changed since the date of listing. Even if a number or name is missing from a listing address it will still be listed. Listing covers both the exterior and the interior and any object or structure fixed to the building. Listing also applies to buildings or structures not physically attached but which are part of the curtilage (or land) of the listed building as long as they were erected before 1 July 1948.

While Historic Environment Scotland is responsible for designating listed buildings, the planning authority is responsible for determining what is covered by the listing, including what is listed through curtilage. However, for listed buildings designated or for listings amended from 1 October 2015, legal exclusions to the listing may apply.

If part of a building is not listed, it will say that it is excluded in the statutory address and in the statement of special interest in the listed building record. The statement will use the word 'excluding' and quote the relevant section of the 1997 Act. Some earlier listed building records may use the word 'excluding', but if the Act is not quoted, the record has not been revised to reflect subsequent legislation.

Listed building consent is required for changes to a listed building which affect its character as a building of special architectural or historic interest. The relevant planning authority is the point of contact for applications for listed building consent.

Find out more about listing and our other designations at www.historicenvironment.scot/advice-and-support. You can contact us on 0131 668 8914 or at designations@hes.scot.

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Printed: 29/11/2021 11:50