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Listed Building

The legal part of the listing is the address/name of site only. All other information in the record is not statutory.

15 ACADEMY STREETReference: LB35117

Status: Designated


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  • Category: B
  • Date Added: 15/06/1981


  • Local Authority: Highland
  • Planning Authority: Highland
  • Burgh: Inverness

National Grid Reference

  • NGRNH 66715 45389
  • Coordinates266715, 845389


John Rhind, 1864; refronted and alterations, William

Mackintosh, 1872-3. Italianate, ashlar, 3 storeys and attic. Asymmetrical but balanced front to Academy Street. 4 bays

with 3rd bay slightly advanced, columned entrance, ground

floor windows chamfered and shouldered arched; at 1st

floor, windows 1 and 2 corniced, window 3 tripartite with

consoled segmental pediment, window 4 bipartite with

consoled cornice; at 2nd floor, windows 1 and 2 architraved,

window 3 round-arched tripartite, window 4 bipartite and

corniced. Advanced bay finished with French pavilion roof

and segmental pedimented wallhead dormer with balustrade and

flanked by chimney-stacks; 2 canted dormers. Canted south

east corner. Union Street front 7 bays, engaged columns with

foliated capitals at ground floor windows; at 1st floor,

windows corniced and north-east window tripartite with

consoled segmental pediment; 2nd floor windows architraved,

north-east window tripartite. 3 dormers; slated roof.

Additions and alterations, Ross and Macbeth, 1903-04.

Statement of Special Interest

Formerly the Royal Hotel.



INVERNESS ADVERTISER March 25 1864, July 28, 1865; INVERNESS

ADVERTISER Dec 27, 1872, Feb 18, 1873; INVERNESS COURIER, Nov

17, 1903, Jan 22, 1904 and information Courtesy of The

Buildings of Scotland Research Unit.

About Designations

Listed Buildings

We list buildings of special architectural or historic interest and these are selected according to criteria published in the, Annex 2, pp74-76.

The information in the listed building record gives an indication of the special architectural or historic interest of the listed building(s). It is not a definitive historical account or a complete description of the building(s). The format of the listed building record has changed over time. Earlier records may be brief and some information will not have been recorded.

Enquiries relating to works to listed buildings should be made to the local authority in the first instance. Listed building consent is required for works which a local authority considers will affect its character as a building of special architectural or historic interest and local authorities also decide if listed building consent is required.

Listing covers both the exterior and the interior. Listing can cover structures not mentioned which are part of the curtilage of the building, such as boundary walls, gates, gatepiers, ancillary buildings etc. The local authority is responsible for advising on what is covered by the listing including the curtilage of a listed building. For information about curtilage see

Legislation introduced on 1 October 2015 allows us to state that: an object or structure fixed to the listed building; any object or structure within the curtilage of the listed building; and, any part or feature of the listed building that is not of architectural or historic interest may be excluded from a listing. If part of your building is not listed under the new legislation, the part will be excluded in the statutory address and in the statement of special interest. The statement will use the word 'excluding' and quote the relevant section of the Historic Environment Scotland Act 2014. 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 current legislation.

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