Acquisition of Land – CWRR Layby Berth - Report
Renfrewshire Council · 30 August 2023
Back to Infrastructure, Land and Environment Policy Board — 30 August 2023 and its agenda
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___________________________________________________________________ To: Infrastructure, Land & Environment Policy Board On: 30 August 2023 ___________________________________________________________________ Report by: Chief Executive ___________________________________________________________________ Heading: Acquisition of Land – CWWR Layby Berth ___________________________________________________________________ 1. Summary 1.1 This report seeks to obtain the Boards agreement to the acquisition of property, required for the creation of a layby berth, part of the Clyde Waterfront and Renfrew Riverside (CWRR) project. ___________________________________________________________________ 2. Recommendations 2.1 It is recommended that Board: - (i) Agree to acquire the property as shaded pink on the attached Land Interest Plan No.19, subject to the terms and conditions detailed within the body of this report (The “Property”). (iii) grant authority to the Head of Corporate Governance in conjunction with the City Deal & Infrastructure Programme Director to conclude the acquisition of the Property as detailed in this Report. 3. Background 3.1 The Clyde Waterfront and Renfrew Riverside (CWRR) project comprises a new ‘opening’ bridge across the River Clyde; the Renfrew Northern Development Road and new cycle routes, all of which are aimed at providing improved access to development opportunities, employment, education, health and leisure locations. The Project will link the communities of Renfrew, Yoker and Clydebank and will provide improved access to the considerable job opportunities being delivered at the Advanced Manufacturing Innovation District Scotland (AMIDS).
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AMIDS is already home to the new National Manufacturing Institute for Scotland (NMIS) and the Medicine Manufacturing Innovation Centre (MMIC) and the Council has recently appointed a Development Partner to bring forward the future phases of development. 3.2 Planning consent for the Project was granted by Scottish Ministers on 16th November 2018. 3.3 The Renfrewshire Council (Clyde Waterfront and Renfrew Riverside, City Deal) Compulsory Purchase Order 2018 (“the Order”) was approved by Scottish Ministers and became operative on 4th September 2020. This Order covered the land required within the Council’s boundary for the CWRR project. 3.4 In addition to the land covered by the Order, the CWRR project required to acquire certain land to the north of the River Clyde within both the Glasgow City and West Dunbartonshire Council boundaries. The main requirement focussed on land and rights at Rothesay Dock, Clydebank which were acquired from Clydeport Operations Limited (part of Peel). The acquisition from Clydeport Operations Limited (“Clydeport”), based on the specimen design for the project, was completed on a voluntary basis on 8th February 2019. 4. Current Construction 4.1 Work on the CWRR infrastructure started in December 2022 and to date new roads have been constructed and land prepared for the new river crossing. 4.2 The specimen design included a layby berth, essential for the operation of the bridge, as it provides a facility for ships to tie up, if required, to await the bridge opening to river traffic. The requirement to provide this is part of the Council’s statutory obligations under the s75 Agreement approved by Scottish Ministers. The specimen design has evolved as part of normal design and construction development processes including completion of further ground investigations, requirements from Clydeport regarding future operation of the bridge and layby berth and refinement of design and construction processes. 4.3 The finalised layby berth design approved by Peel is not fully accommodated within the land previously acquired from Clydeport. Additional land and servitude rights over a total area of 1.081 acres (purchase of 0.379 acre and servitude rights over 0.702 acre) are now required. 5. Provisional Terms and Conditions 5.1 The additional land and rights are required to provide a workable layby berth adjacent to new opening bridge. 5.2 The Council has no compulsory purchase powers outwith its boundary; therefore, the required acquisition has to be on a voluntary basis. The following factors impact on the price to be paid:
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There is no alternative location for the layby berth, which is an essential component of the new opening bridge. The land and rights must be acquired from Clydeport. The changes to the design have resulted from the natural development of the specimen design and the availability of additional ground condition detail including: o Increased spacing between dolphins, allowing larger vessels to moor more readily and with a greater mooring length. o Amendment to bollard arrangement to make use of the layby berth easier. o Extension of the sheet piled wall, providing additional permanent engineering support for the quay wall. Clydeport’s ability to demand an overage payment. The program delay and resultant increased construction and prolongation costs if the land and rights are not acquired by early September 2023. 5.3 The Council has undertaken extensive discussions with Clydeport regarding the additional land and rights required. Clydeport have maintained a purchase price of £500,000. Clydeport have not provided any valuation justification for this figure and Clydeport confirmed this is simply their overage price. 5.4 The Council’s original purchase of land at Rothesay Dock in 2019 was completed for a price in the region of £150,000/acre and so this sum is in excess of the previous price paid in this area. 5.5 The Council’s original purchase of land from Clydeport covering both north and south of the river was completed for a price in the region of £265,000/acre – this figure being raised above the figure for Rothesay Dock in isolation as the land south of the river was a tenanted investment property producing an income to Clydeport at the time, of @ £300,000 per annum. 5.6 The Council’s Registered Valuer has valued the land at £162,000 ignoring the ‘overage’ situation. 5.7 The Contractor requires to progress the works to the layby berth in early September as this is on the project critical path and it is a statutory requirement that alternative berth be in place prior to the bridge itself becoming operational. Although the price exceeds comparable land values, it is recommended that the acquisition proceeds at a price of £500,000 to avoid additional contract delays and spiralling construction costs which would quickly exceed the ‘overage’ payment of £338,000. ___________________________________________________________________
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Implications of the Report 1. Financial and Legal – Payment of a purchase price of £500,000 which will be funded from project contingency. 2. HR & Organisational Development – Not Applicable. 3. Community/Council Planning – Our Renfrewshire is thriving – The opening bridge will help regenerate the Clyde Waterfront as an attractive riverside and urban area that supports existing and promotes new residential, industrial, commercial, business, retail and leisure opportunities. The project will better link communities and businesses on both sides of the river to a number of key locations including the Clyde Riverside, the Advanced Manufacturing and Innovation District Scotland (AMIDS), Clydebank, Renfrew, Paisley Town Centre and Braehead Centre. The project will help improve the attractiveness of the vacant, derelict and underused sites that offer immense potential for development of new and enhanced commercial, business and housing uses. Improved connections between key educational and health centres would also improve educational and health opportunities for people within the local communities as well as aiding employees to access these major employment centres. Projects outcomes are envisioned to reduce traffic congestion in Renfrew town centre and aid in improving air quality. Reshaping our place, our economy and our future - The completed CWRR infrastructure will provide connectivity and access to new and existing jobs for people in our communities and across the Glasgow City Region. Tackling inequality, ensuring opportunities for all - the employment related community benefit commitments create job opportunities for all but targeted at hard to reach citizens through liaison with Invest in Renfrewshire and similar Glasgow City Region employability services. Creating a sustainable Renfrewshire for all to enjoy - The completed infrastructure will help enable active travel and improve access to public transport links for people in our communities. Working together to improve outcomes - The CWRR project includes works within the boundaries of 3 local authorities: Renfrewshire Council; West Dunbartonshire Council and Glasgow City Council. The Council has worked closely with these other Glasgow City Region Member Authorities and Peel Ports, the Harbour Authority to take the project forward. By linking the communities of Renfrew, Yoker and Clydebank the CWRR project will provide improved connections between key educational and health centres, such as: Queen Elizabeth University Hospital; Golden Jubilee Hospital; West College Scotland (Clydebank and Paisley Campuses) and West of Scotland University.
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4. Legal - Disposal of the property as outlined in the body of the report. Best Value duty has been considered and this transaction is compliant. State Aid has been considered and the transfer of this Property is not State Aid. 5. Property/Assets – As per this report. 6. Information Technology – None. 7. Equality & Human Rights - (a) The Recommendations contained within this report have been assessed in relation to their impact on equalities and human rights. No negative impacts on equality groups or potential for infringement of individuals’ human rights have been identified arising from the recommendations contained in the report. If required following implementation, the actual impact of the recommendations and the mitigating actions will be reviewed and monitored, and the results of the assessment will be published on the Council’s website. 8. Health & Safety – None. 9. Procurement – None. 10. Risk – The Property is conveyed subject to development conditions to ensure the land is used for outdoor electricity substations. Failure to provide the required land to SPD will lead to lack of supply and the new bridge will not function. 11. Privacy Impact – None. 12. Cosla Policy Position – Not Applicable. 13. Climate Risk – project has been designed based on the climate change parameters applicable at the time. The project has been designed in accordance with PAS 2080 which aims to reduce embedded carbon within the project development. _________________________________________________________ Author: Barbara Walker, City Deal and Infrastructure Programme Director; Email Barbara.walker@renfrewshire.gov.uk
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KEY LAND TO BE ACQUIREDPINK SERVITUDE RIGHT TO BE ACQUIREDBLUE Bollards Alpha Centre 1 9 11 18 17 4.9m BollardsMean High Water Springs 25 610 Mean High Water Springs 39 Path Depot 588 Sloping masonry 4.9m 4.9m 4.9m Mean High Water Springs 4.9m 4.9m 21 Church of 266 31 Hall 272 SOUTH DOUGLAS STREET 276 CLYDE STREET Our Holy Redeemer to 1 260 270 to 20 1 5.0m STREET 582 5 GLASGOW ROAD 15 586 6 Posts 590 Newshot 11 to HAMILTON STREET LB Terraces Edmonstone 594 23 10.4m3 Pavilion 17 588a Depot Posts Howcraigs Court 1 MP.75 Yoker Station Holm Park 1 Sub 6.5m 4 El (Football Ground) HAMILTON TERRACE YOKERBURN TERRACE 28 Sta 10 PH MILL ROAD Posts Court 32 9 DOCK 2 588 Garage Factory 13 Court 13 7.0m JOHN KNOX STREET 20 CLYDEHOLM TERRACE Terraces Works 5 423 11 Tk Tank SOUTH ELGIN STREET Tanks Fuel Depot ROAD Rothesay Dock Tank Tk 4.9m PW 412 CLYDE STREET 13 9 Tk 7 11 52 SOUTH BANK STREET 4.9m NORTH BANK PLACE NORTH ELGIN PLACE Garage Mean High Water Springs Shingle 39 4.9m 4.9m 48 2 Tk NAPIER STREET 2 Presby Tk Tk Mean High Water Springs Tk 14 23 1 404 Path 410 Tank El Sub Sta Tk Works SOUTH ELGIN PLACE Tk Terrace 22 12 Sloping masonry Tk GLASGOW Platform 50 NORTH ELGIN STREET MLWS MLW MLW MLW MLW MLW MLW MLWS 600 17 13 11 7 14 20 8 14 Playground El Sub Sta El Sub Sta Playground 485 Co Const, P Const & UA Bdy CCLW Co Const, P Const, PER & UA Bdy Burgh Const Bdy Def Co Const, P Const & UA Bdy Co Const, P Const, PER & UA Bdy Burgh Const Bdy CR Co Const, P Const & UA Bdy Mast (Telecommunication) 6 5 25 39 12 33 41 578 43 Mean High Water Springs MLWS Mean High Water Springs 8 10 4a 50 62 Andrew Court 5.8m 4.9m Mast Def SM Yoker Burn CF Shelter TCB GLASGOW ROAD ROTHESAY DOCK RIVER CLYDE DOCK STREET 0 50 100 m Plot Owners Lessees and Occupiers Area of Acquisition (m2) Acquisition Type Land Use Change from Original LIP 25A Clydeport Operations Limited, 16 Robertson Street, Glasgow, G2 8DS Owner 9,251 Permanent Grassed Area \ Light Vegetation \ Footpath \ River Bank \ River No change 25B Clyde Commercial Diving 58a Clydeford Road Cambuslang Glasgow G72 7JE 173 Permanent Concrete Hardstanding No change 25C Owner 3,643 Permanent River \ River Bank No change 25D Owner 8,187 Servitude (Dredging for Maintenance) River Bed No change 25E Owner 1,733 Servitude (Maintenance) Concrete Hardstanding Plot reduced in size 25F Offshore Workboats Limited Res Associated Limited 5 Royal Exchange Square Glasgow G1 3AH 281 Servitude (Maintenance) Concrete Hardstanding No change 25G Owner 3 Servitude (Maintenance) Grassed Area \ Light Vegetation Reduced plot area due to purchase of 25G1 in 2022 25G1 Owner 2,243 Permanent Grassed Area \ Light Vegetation New plot purchased in 2022 25H Peel Environmental Limited Peel Dome Intu Trafford Centre Manchester M17 8PL 102 Permanent Grassed Area \ Light Vegetation No change 25J Owner 3,025 Permanent River \ River Bank No change 25K Offshore Workboats Limited Res Associated Limited 5 Royal Exchange Square Glasgow G1 3AH No longer required Plot removed Concrete Hardstanding Plot removed 25L Owner 24 Permanent Carriageway No change 25M Owner 634 Permanent River \ River Bank New plot 25N Owner 867 Permanent River \ River Bank New plot 25O Owner 22 Permanent River \ River Bank New plot 25P Owner 722 Permanent River \ River Bank New plot 25Q Owner 27 Permanent Concrete Hardstanding New plot 25R Owner 52 Permanent Concrete Hardstanding New plot 25S Owner 98 Permanent Concrete Hardstanding New plot 25T Owner 104 Permanent Concrete Hardstanding New plot 25U Owner 1717 Permanent River \ River Bank and Concrete Hardstanding New plot 25V Owner 118 Permanent River \ River Bank New plot 10 0 20 30 40 50 60 70 80 90 100 This map is reproduced by permission of Ordnance Survey on behalf of HSMO. © Crown copyright and database right 2015. All rights reserved. Ordnance Survey Licence number 100023417. LIP Plan No.19 (Revised) CLYDE WATERFRONT AND RENFREW RIVERSIDE LAND INTEREST PLAN