Property for rent - Caithness - Unit 14A2 Ormlie Industrial Estate

The property sits within the established Ormlie Industrial Estate, south west of Thurso, accessed via Henderson Street, on the B874.

The subjects consist of a mid terraced property within a terrace of 5 units, configured internally as a main workshop, separate small office and separate WC and sink.  Accessed via pedestrian access door and vehicular access up ‘n’ over door.  The roof is dual pitched, clad with 150mm insulated 'Kingspan' 'KS1000' which includes integral roof lights,    All windows are single glazed with timber frames.  Internally, the floor is reinforced concrete slab with painted blockwork walls.

Externally, there is communal parking to the front of the property.

Please click here to download the letting particulars

Please click here for more photos of the unit

If you wish to view the property, please email us at property.letting@highland.gov.uk or call 01463 785128 (24 hour answer machine)

Please click here to download a copy of the Application Form

We are offering the property for lease on tenant full repairing & insuring terms for an initial period of five years. Our standard industrial lease allows the tenant to serve notice to quit any time after the first year, with a minimum of three months’ notice being required. The rent is subject to review every five years.

You can view further information on lease terms and conditions and tenants’ rights and responsibilities in our Tenants' Handbook - A Guide for Industrial & Commercial Tenants.

You will pay the first three months’ rent before taking entry to the property and thereafter you will pay monthly in advance by direct debit.   You will be responsible for meeting the legal costs of preparing the lease.  You will also be liable for any LBTT (external link), Registration Dues and VAT thereon.

This property is located within an existing industrial estate and your proposed use will require the Council’s consent both as landlord of the property and as Planning Authority.  There is a general presumption that your proposed use will fall within Planning Use Classes 4 (Business), 5 (General Industrial) or 6 (Storage & Distribution).

If your application is successful and the Council, acting as landlord, offers you a lease, this does not negate your responsibility to obtain any permissions or warrants that may also be required from the Council acting separately as Planning or Building Control Authority.  You are advised to contact the local Planning & Building Standards office to discuss your proposed use and to seek advice on any planning permissions or other consents that may be required.

Telephone: (01349) 886608 via Highland Council’s Service Centre or please contact your local Planning office.

You will be respsonsible for choosing an electricity supplier on taking entry to the property and paying all charges during your tenancy.

Since 1 April 2008, all businesses, public sector, charitable and not-for-profit organisations in Scotland have been able  to choose who supplies their water, waste and drainage services. You will be responsible for choosing your water supplier on taking entry to the property and paying all charges during your tenancy.   Further information on current water suppliers can be found at Scotland on Tap.

You will be responsible for paying the Non Domestic Rates, which are calculated by multiplying the Rateable Value by the Annual Business Rate.

Further details regarding the Business Rate,  including any discount available via the Small Business Bonus Scheme (SBBS) can be obtained from Non Domestic Rates, Highland Council:

Telephone: (01463) 702984    Email: nondomesticrates@highland.gov.uk

Any queries regarding the Rateable Value should be pursued with the Assessor to the Highlands & Islands Joint Board.

Telephone: (01463) 703311    Email: assessor@highland.gov.uk

The property's Rateable Value is £2,000.

The 2024/25 Annual Business Rate is 49.8p.   Currently, you don’t have to pay Non Domestic Rates if the total rateable value of all the properties you own or lease is less than £12,000 but this threshold may change in future.  Further detail can be found here (external link).

All enquiries to Property Letting by email: property.letting@highland.gov.uk or telephone 01463 785128 (24 hours).

If you are seeking business or property advice:

• Business Gateway - Renting Business Premises (external link)
• Business Gateway - Highland (external link)
• Scottish Government - Business Information & Advice (external link)
• Scottish Government - Funding & Grants (external link)

If you need to contact another Council office for advice or information:

• Highland Council - contact details for North Area Planning Offices
• Highland Council - contact details for South Area Planning Offices
• Highland Council - Property for Sale
• Highland Council - Council Housing

If you need information on Non Domestic Rates or this property's Rateable Value:

• Highland Council - Non Domestic Rates
• Business Rates Guidance & Calculator (external link)
• Scottish Assessors' Association (external link)

If you cannot find a suitable industrial or commercial property on the Council's website:

• Showcase (external link)
• Novaloca (external link)
• Highland Solicitors' Property Centre