Expression of Interest - Lease - Helensburgh Pier Regeneration
Argyll and Bute Council · 10 December 2024
Back to Helensburgh & Lomond Area Committee — 10 December 2024 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
Some pages contain no extractable text. They may be blank, graphics or scanned pages. OCR has not been applied.
Page 1
ARGYLL AND BUTE COUNCIL HELENSBURGH & LOMOND AREA COMMITTEE COMMERCIAL SERVICES 10th DECEMBER 2024 EXPRESSION OF INTEREST – LEASE - HELENSBURGH PIER REGENERATION 1.0 EXECUTIVE SUMMARY 1.1 An Expression of Interest (EOI) has been received from The Helensburgh Pier Company Ltd (HPC).. HPC have also now registered as a charity with OSCR. They have been established with the goal of re-opening Helensburgh’s Pier to marine traffic and to sustainably develop the pier to provide economic and social benefit to the local community. 1.2 HPC have submitted a project summary document (Appendix 2) which provides detail on their membership expertise and technical aspects of their development proposals. The project focus is on the timber pier and the phasing of their works is intended to quickly bring it into use for large vessels such as The Waverley. These proposals have been interrogated by council stakeholder departments and partner organisations with interests in and adjoining the pier and been approved as a positive, workable vision for this key but underutilised Helensburgh asset. 1.3 Estates Officers and HPC have now agreed detailed Heads of Terms for a lease with development obligations which would allow the group to target funding sources unavailable to the Council. The lease would transfer the maintenance and repair of the pier to HPC and is structured on a phased basis to allow the group to develop their plans over a number of years. RECOMMENDATIONS 1.5 That the Helensburgh & Lomond Area Committee: 1.5.1 Consider and note the detailed work undertaken by The Helensburgh Pier Company Ltd and that Heads of Terms have been agreed with officers to work towards the grant of a new lease of Helensburgh Pier (shown at Appendix 1) allowing the group to seek funding for its phased redevelopment.
Page 2
ARGYLL AND BUTE COUNCIL HELENSBURGH & LOMOND AREA COMMITTEE COMMERCIAL SERVICES 10th DECEMBER 2024 EXPRESSION OF INTEREST – LEASE - HELENSBURGH PIER REGENERATION 2.0 INTRODUCTION 2.1 An Expression of Interest (EOI) has been received from The Helensburgh Pier Company Ltd (HPC). HPC have also now registered as a charity with OSCR. They have been established with the goal of re-opening Helensburgh’s Pier to marine traffic and to sustainably develop the pier to provide economic and social benefit to the local community. 2.2 HPC have submitted a project summary document (Appendix 2) which provides detail on their membership expertise and technical aspects of their development proposals. The project focus is on the timber pier and the phasing of their works is intended to quickly bring it into use for large vessels such as The Waverley. These proposals have been interrogated by council stakeholder departments and partner organisations with interests in and adjoining the pier and been approved as a positive, workable vision for this key but underutilised Helensburgh asset. 2.3 Estates Officers and HPC have now agreed detailed Heads of Terms for a lease with development obligations which would allow the group to target funding sources unavailable to the Council. The lease would transfer the maintenance and repair of the pier to HPC and is structured on a phased basis to allow the group to develop their plans over a number of years. 3.0 RECOMMENDATIONS 3.1 That the Helensburgh & Lomond Area Committee: 3.1.1 Consider and note the detailed work undertaken by The Helensburgh Pier Company Ltd and that Heads of Terms have been agreed with officers to work towards the grant of a new lease of Helensburgh Pier (shown at Appendix 1) allowing the group to seek funding for its phased redevelopment. 4.0 BACKGROUND 4.1 Helensburgh Pier has been closed to marine traffic since 2018. The Helensburgh Pier Company Ltd (HPC) is a successor to various local community groups who since 2015, have been exploring ideas and the stakeholder consultation steps required to bring the pier into full use for the benefit of Helensburgh’s waterfront and the wider community. HPC is a company limited by guarantee with charitable status.
Page 3
4.2 Early iterations of HPC’s project design encompassed both the stone and timber piers and were submitted to council Officers under the group’s former name of Helensburgh Pier Regeneration. The HPC group has subsequently refined the project (see Appendix 2) to focus on the timber pier where all of the group’s development aspirations can be delivered and revised the phasing to more quickly bring the pier into use for large vessels such as The Waverley. The group have sought a 25 year lease with an option to extend to 50 years if specific development milestones are achieved. This lease will allow them to unlock funding sources which are not available to the council. 4.3 The group have considered various development phasing options and have determined that the priority is to repair the timber pier to a condition where the closure notice can be lifted and it is able to accommodate visits by commercial vessels of up to or greater than 700 GRT, such as PS Waverley and Hebridean Princess. The agreed terms provide that the Tenant shall procure funding for and carry out these repair works as Phase A, within 5 years. The council will have the option to terminate the lease after 5 years if these works have not been completed. 4.4 The Heads of Terms further provide that within 10 years, the Tenant shall be responsible for procuring funding for and carrying out works as Phase B to attach a pontoon to the inner timber pier, accessible to disabled users and the introduction of single point swinging yacht moorings within the vicinity of the pier but away from expected traffic routes. Phase C works involve the reconstruction of the former Victorian ticket office & waiting room. In the event that the Tenant has completed the Phase A and Phase B works and can demonstrate that they have secured the necessary funding for Phase C within the first 10 years of the lease, they will have the option to extend the term from 25 to 50 years. 4.5 The final phase, Phase D will require that within 15 years, the Tenant shall be responsible for procuring funding and carrying out works to attach a galvanised steel access platform to the West face of the timber pier and in line with the existing top surface leading to an access gangway and pontoon, allowing vessels with a deeper draft to berth in any tidal state. Electric power outlets will be provided to the pontoon, but not a water supply or other facilities such as waste disposal to encourage day visits. 4.6 The lease will maintain full public access to the pier and will set out in detail the approvals process for the Tenant’s works, including where necessary, external stakeholder consents such as The Crown Estates Scotland and The Scottish Government’s Marine Directorate. These protective provisions have been drafted in concert with Officers in Piers & Harbours, Roads & Infrastructure Services, Amenity Services, Development & Economic Growth, Commercial Services and Insurance, all of whom are supportive of the project. Live Argyll who operate the Waterfront Leisure Centre have also been consulted and have raised no objections to the proposals. 4.7 The lease will also set out the range of permitted uses on the pier. The structure and any pontoons attached to it are to be used only for pier related activities, to include the mooring of visiting marine traffic both private and commercial, commercial sea excursions and powerboat training, inflatable dinghy landing
Page 4
from moored yachts, kayak boarding, swimming and gala events, tendering from passenger cruise vessels and a berthing and landing facility for RNLI, MOD Police and coastguard inflatables. The use of buildings erected on the property for purposes ancillary to pier activities will also be permitted. Such uses may include ticket office, café, exhibition space, maritime office, tourist office or training centre albeit in practical terms, available space will likely limit development options to buildings of kiosk size. 4.8 In addition to the lease transferring the repairs and maintenance obligations from the council to HPC, it requires them to insure it to exclude council liability for any damage. 4.9 HPC have now successfully established charitable status via OSCR allowing them to register with Companies House. They are very keen to make progress with the lease to allow them to pursue funding for the works envisaged as Phase A as quickly as practical and to bring the pier back into use for the benefit of the community and as a water transport focal point for the town. 5.0 CONCLUSIONS 5.1 Detailed Heads of Terms have been agreed which would allow local community group HPC to restore Helensburgh’s timber pier, a significant project which would deliver community benefits. 5.2 The delivery of the project would allow Helensburgh to build on its identity as one of Scotland’s modern, successful waterfront towns. 6.0 IMPLICATIONS 6.1 Policy – The project is in alignment with numerous National and Local Policies including NPF4 Policy 10, ‘Coastal Development’, NPF4 Policy 13 ‘Sustainable Transport’, the Local Development Plan and the 2018 Helensburgh Making Places report. 6.2 Financial – The project will transfer the costs associated with the repair, maintenance and restoration of the pier to the Tenant and may generate an income in the future. 6.3 Legal –The terms and conditions of any Lease are intended to be delegated to Legal Services, together with any such other conditions as are considered appropriate by the Executive Director with responsibility for Legal and Regulatory Support within the scheme of delegation. 6.4 HR – None 6.5 Fairer Scotland Duty 6.5.1 Equalities – Protected characteristics – None. 6.5.2 Socio economic Duty – None 6.5.3 Islands – Not applicable
Page 5
6.6 Climate change – Improving marine access to the town will help provide a sustainable travel network linking land and marine transport. 6.7 Risk – The Tenant may fail to secure funding sources for all or some of the project Phases. A break option has been included to cater for this scenario. 6.8 Customer Service – None. 6.9 The Rights of the Child (UNCRC) – None Douglas Hendry, Executive Director with responsibility for Commercial Services Councillor Ross Moreland – Policy Lead, Finance and Commercial Services 3rd December 2024 For further information contact: Frank Montgomery Estates Surveyor The Helensburgh and Lomond Civic Centre 38 East Clyde Street Helensburgh G84 7PG Frank.Montgomery@argyll-bute.gov.uk 01436 658791 APPENDIX 1 – LEASE PLAN
Page 6
Appendix 2 – HPC Project Document
Page 7
SUMMARY Since 2018 Helensburgh Pier has been closed to marine traffic. The Helensburgh Pier Company Ltd (THPC Ltd) Registration number SC820225, previously Helensburgh Pier Regeneration (HPR), is seeking a solution to reopen and develop the Timber section of the pier to provide economic and social benefit to the local community. This document is designed to open formal discussions with the owner of the Pier, Argyll & Bute Council (A&BC), to develop the project to our mutual satisfaction.
Page 8
Who We Are The Helensburgh Pier Company Ltd. is in co-operation with Helensburgh Community Council (HCC). A HCC Member has a seat at the company’s meetings. The members of the group are: Chair: William Purdon (Marine Project Engineer) - Director (THPC Ltd) Group members: • Dr. Anne Foy (Destination Helensburgh, Destination Marketing Organisation) - Director (THPC Ltd) • John Beveridge MBE - Director (THPC Ltd) • Euan Carruthers (Commercial Operator of You and Sea/Boat Trips Helensburgh) • Tim Henderson (Marine Design Engineer) • Paul Semple (General Manager | Waverley Excursions Ltd.) (Director | Waverley Steam Navigation Co. Ltd.) • David Sinclair (Helensburgh Community Council) • Maurice Steuart-Corry (Volunteer Advisor) • Ian White (HM King’s Harbour Master Clyde Port Operations Director) The group has made connections with relevant stakeholders: • Crown Estates • Loch Lomond and The Trossachs National Park • Luss Estates • Northern Lighthouse Board • Peel Ports And has also engaged with other similar facilities/projects, e.g. • Inspire Inveraray • Oban North Pier Pontoons • Tighnabruaich Pier Association. The Company’s registration with OSCR as a charitable organization has been submitted and is in progress. The Company is liaising with Argyll & Bute Council (A&BC) as the asset owner and it is hoped that a positive interworking relationship can be established for the benefit of all concerned. What is our Vision To sustainably regenerate Helensburgh’s Pier for the benefit of the community.
Page 9
Community Support for Regeneration of the Pier and Formation of HPR Council consultations with extensive community engagement have noted the importance of the wider Pier site to Helensburgh, e.g. the 2012 Helensburgh Masterplan.1 More recently, the 2018 Helensburgh Making Places report2 identified the waterfront and esplanade as ‘the backbone of Helensburgh’s identity’ and highlighted the need to consider the ‘future of its maritime connection’: ‘The Helensburgh waterfront presents an exciting opportunity for Helensburgh to develop an identity as one of Scotland’s modern waterfront towns … The waterfront should become a green-blue spine that connects to the other green spaces in the town, creating a network of habitats, recreational opportunities and business opportunities while providing a platform to consider new and innovative ways to make the most of the pier while considering water transport as part of day to day life in Helensburgh.’ [our emphasis] In 2015 a local group (HSDP) was formed to develop ideas for use of the Pier, but by 2020 had stepped back from the project. HPR itself grew out of the successful ‘Vision for Helensburgh’ (VfH) public consultation run by Helensburgh Community Council. Key feedback from the 2021 VfH community stakeholder engagement event identified that the Pier required a long-term vision. At the 2022 public engagement event in Victoria Halls, a working group from HCC presented a plan suggesting that pontoons could be a viable solution to create a functioning Pier. Feedback was gathered from attendees at the event (c.1,200) which indicated that the Waterfront and in particular the Pier were key priorities. Given the interest generated by the pontoon proposal, a group affiliated with HCC was created to recruit external expertise to take this idea forward, and the current HPR members were invited to participate. HPR has been working on the project over the last 18 months, exploring possible technical solutions which are cost effective and feasible, which has led to the Phased approach described here. The Helensburgh Pier Company Ltd was registered at Companies House on 22nd August, 2024 Once the Phased plans have the support of A&BC as the owner of the key asset, HPR will engage with the community to detail the proposals and enable feedback. 1 https://thelochsidepress.com/wp-content/uploads/2015/09/masterplan-helensburgh-pierhead.pdf 2 https://www.argyll-bute.gov.uk/moderngov/documents/s140931/Helensburgh Making Places Appendix.pdf
Page 10
Summary Proposal The Helensburgh Pier Company Ltd. will fulfil its mission by implementing a four-phase structured improvement and regeneration approach, with the first key action being to carry out remedial repairs to the Timber section of the pier. Phase A Effecting repairs to the existing timber pier to a standard that will allow the current closure notice to be lifted and the reinstatement of use by commercial traffic for vessels up to or greater than 700 GRT. The intention is to seek funding (e.g. Heritage Lottery) to restore the Timber Pier. Phase B 1. The attachment of a pontoon to the inner timber pier, fully accessible to disabled users. 2. The introduction of a number of single point swinging yacht moorings within the vicinity of the pier but away from expected traffic routes. The moorings being for short stay visiting yachts only. Phase C The reconstruction of the former Victorian Ticket Office / Waiting Room (or similar) located on the Timber Pier for purposes associated with pier activities. Phase D The attaching of a galvanised steel access platform to the West face of the timber pier and in line with the existing top surface leading to an access gangway and pontoon, allowing vessels with a deeper draft to berth in any tidal state. This pontoon will give access to cruise ship tenders. The pontoon to be provided with a supply of electrical power outlets, but not a water supply or other facilities such as waste disposal. Note that THPC Ltd is in discussion with KHM and Peel Ports about the placement of anchorages for cruise vessels to provide closer tender access to the north side of the Clyde than is currently available. As well as day-to-day revenue generation, the intention is also to leverage the facilities to host events. Phase A funding will be sought from accredited sources. Phase B will be partially funded by the revenue generated from the refurbishment of the Timber Pier, as well as grant funding. Phase C funding will be sought from accredited sources.
Page 11
Phase D will be partially funded by the revenue generated from the refurbishment of the Timber Pier and the reinstated ticket office / waiting room, as well as grant funding. The combination of regenerating the historic timber Pier, Ticket Office and viewing platform with providing a modern accessible pontoon facility provides the best option in terms of maximising potential usage, garnering public support and leveraging multiple potential funding options.
Page 12
BACKGROUND Helensburgh The town of Helensburgh in Argyll and Bute is the civic centre of Helensburgh and Lomond District (population c. 25.8K) which includes the West Bank of Loch Lomond, Loch Long, the Arrochar Alps and the Rosneath Peninsula. It is a vibrant town which enjoys an enviable position within easy reach of Glasgow, Stirling and Edinburgh, whilst also being situated on the Clyde Sea Lochs, bordering both Loch Lomond and The Trossachs National Park and the boundary fault which marks the start of the Scottish Highlands, thus giving access to a wealth of attractions and activities. Transport Connections: • Helensburgh is served by two train stations. Helensburgh Central has direct trains to Glasgow (half hourly service, approx. 45 minutes) and Edinburgh (approx 2 hours). • Helensburgh Upper is on the world famous West Highland Line, one of the world’s great scenic railway lines. • It is also a stop on the Caledonian Sleeper Highlander Route, meaning travellers can get between London and Helensburgh overnight. • Glasgow Airport is approximately 40 minutes by car, with flights to over 100 destinations worldwide, including Canada, the US, Europe and the Gulf. • By road, Helensburgh is served by the main A82 route which runs from Glasgow to Inverness via Fort William. Travellers can diverge from this at Dumbarton to travel along the edge of the Clyde on the A814 to Cardross and Helensburgh (part of the Clyde Sea Lochs Trail route), or they can travel up the A82 on Loch Lomondside. • Helensburgh is only around 10 minutes from Loch Lomond on the A818. Active Travel Hub: • It is on two of Scotland’s Great Trails – as one end of the John Muir Way, and also part of the Three Lochs Way (which also links directly to a third Great Trail, the Loch Lomond and Cowal Way). • Helensburgh is the start of the circular 407 mile Wild About Argyll Bikepacking Trail. • It is also on Regional Cycling Routes 41 (Arden – Helensburgh) and 42 (Helensburgh - Rhu – Garelochhead), and has active travel routes currently in development. • Helensburgh, and specifically the Pier, is the start point of the Argyll Sea Kayak Trail. This makes it an ideal gateway for visitors to Argyll and Bute and Loch Lomond and the Trossachs. However, at present there is no facility for direct marine access to the town. As well as the obvious recreational disadvantages, this reduces opportunities for leveraging active travel routes and providing a sustainable travel network which interlinks land and marine transport.
Page 13
Helensburgh Pier Since 2018 Helensburgh Pier has been closed to marine traffic. It is our understanding from discussions with Scott Reid (A&BC Piers and Harbours) that this restriction is specific to the timber part of the Pier, and that steps will be taken to indicate that the stone Pier is open. However, at present there is no infrastructure to permit marine use of the stone Pier. Historic Significance: (For a brief overview of the history of the Pier see Appendix A.) In 2019 the Pier was designated as a Category C listed structure by Historic Environment Scotland (HES). The listing notes [HPR emphasis in bold] “Helensburgh Pier is a rare surviving example of a 19th century stone and timber ferry/steamer pier in the Clyde Estuary. … These piers played a key role in the economic and social history of coastal communities in the west of Scotland in the 19th and 20th centuries which related directly to the development of Scotland's tourism industry. . … the original 1816 build at Helensburgh, associated with former Provost and inventor, Henry Bell, is currently the first known of a sequence of pier projects that included later piers at Kirn (1823), Kilmun (1828), Hunter's Quay (1828) and Dunoon (1835). The timber pier extension of 1871 with its timber pile engineering is now also a rare survival of its building type. … it directly illustrates the story of early steam navigation, the inventions and entrepreneurship of Provost Henry Bell, the rise of tourism along the Clyde, and the socio-economic history of Helensburgh in the 19th century… … The pier in its current form largely dates to the period after Bell introduced the paddlesteamer to the Clyde but his invention and association with Helensburgh pier is nationally significant”. Following the recent discovery of the wreck of PS Comet, Dara Parsons, Head of Designations at HES, said: “Henry Bell’s Comet is of international significance as Europe’s first commercial steamship and occupies an important place in the history of steam-powered navigation.”3 It can be argued that Bell and PS Comet were the catalyst for the growth of the Clyde Shipyards.4 3 https://www.historicenvironment.scot/about-us/news/henry-bell-s-comet-designated/ 4 https://www.helensburgh-heritage.co.uk/index.php/heritage/transport/511-henry-bell-and-the-comet
Page 14
5 PROJECT BREAKDOWN – Technical Information Phase A Phase A of the pier regeneration will consist of renovating the existing timber pier to an acceptable usable standard to allow the lifting of the ban to marine traffic and reinstatement of use by commercial traffic. Usage: Berthing of vessels such as, but not limited to, PS Waverley, Hebridean Princess, Argyll Cruises, MOD patrol ships, Northern Lighthouse Board ships, substantial private yachts. The intention is to leverage the regeneration of this heritage asset in seeking funding. This phase of development aligns with national and local government policy on aspects such as historic assets and places, coastal development, blue and green infrastructure and tourism. The pier regeneration will commence with an updated resurvey of the structural members by an accredited surveying company who will produce a detailed report that will identify those elements which require immediate renewal or repair to bring the Timber Pier to an acceptable structural condition to allow the pier to reopen. Environmental: Dredging / ploughing is not required and therefore there will be no impact on the existing environmental conditions. Should it be found that disturbance of the sea bed is unavoidable the relevant stakeholders would be contacted as required, i.e. Marine Scotland and any required activities carried out to permit/licence development, e.g. Environmental Impact Assessment (EIA) Phase B The installation of a pontoon constructed from module blocks which is accessed via a hinged steel and aluminium constructed ramp secured to the Timber pier. The ramp will be so designed that the maximum permissible angle for disabled access, at the time of installation, is not exceeded at any state of the tide. Reference Photographs which show a similar pontoon construction, but supporting pipes. The Helensburgh pontoons would have side to side decking with side railings, they would be 5 Photographs showing the visit of the replica PS Comet to Helensburgh Pier to mark the 150th Anniversary in 1962, courtesy Tim Henderson.
Page 15
fully accessible with no restrictions to disabled users. The access ramp will be gated where it joins the pier, with a mechanical key code system in operation. There will be a special code so that this can, depth of water permitting, be accessed by the emergency services, MOD police, etc. The configuration gives connectivity between sea and land. The pontoons are sufficiently wide to allow stretcher movement if required. 6 As part of Phase B it is proposed that a number of single point swinging yacht moorings be located within the vicinity of the pier, but positioned away from expected traffic routes. This has already been raised with KHM. Usage: The facility could be used by, but not limited to, commercial sea excursions and powerboat training, inflatable dinghy landing area from moored yachts, kayak boarding area, swimming and gala events, tendering (with tidal limitations) from passenger cruise vessels, berthing and landing facility for RNLI, MOD Police, coastguard inflatables. This development aligns with national and local government policy on aspects such as placemaking, community wealth building, wellbeing, green networks, sustainable transport, marine recreation and tourism. 6 Images supplied by The Pontoon and Dock Company.
Page 16
Phase C Phase C of the pier regeneration will consist of reconstructing the Victorian Ticket Office / Waiting Room building as per the original but to existing building standard requirements. Usage: To hold exhibitions and provide an events space for rental and to generate income. Phase D Phase D of the pier regeneration will consist of a galvanised steel access platform being attached to the West face of the Timber pier and in line with the existing top surface. To this platform an access gangway of 40m length would lead to a 20m x 6m concrete pontoon. The access gangway would be constructed from sections of galvanised steel or aluminium which will be supported on two piles driven into the rock of the sea bed. The access from the pier would be gated. The pontoon would be supplied with electrical power outlets. (Note, there will not be a water supply or other facilities such as waste disposal. The intention is for the pontoons to be used on a day-visit basis only for step-ashore access to the town centre. Boats wishing to overnight on a pontoon will be directed to Rhu Marina for appropriate facilities. It is considered that the development of facilities on Helensburgh Pier will complement the activities of the Marina by attracting additional marine visitors to the area). Environmental: Dredging / ploughing is not required. The pontoon would be anchored to the seabed using chains and concrete blocks and the piles for the access gangway would be driven into the rock. Relevant stakeholders would be contacted as required, i.e. Marine Scotland and any required activities carried out to permit/licence development, e.g. Environmental Impact Assessment (EIA) Access requirements: The major elements would be transported by sea and therefore would not require to be transported over the existing stone pier. The access platform and associated material being of light weight would require to be transported to site using small vehicles such as a John Deer Gator with a trailer. Phase D enhances Phase B by allowing vessels with a deeper draft, up to 1.2m to berth at any tidal state. Phase B would remain in place to give shallow draft vessels the ability to berth and to give a landing platform as previously mentioned. The pontoon access would be gated and therefore controlled as per IMO and specifically MARSEC regulations thus enhancing the attraction of Helensburgh as a tendering port for larger cruise ship excursions. A water taxi service could run a scheduled service from this pontoon with destinations throughout the Gare Loch and Clyde Estuary. Possible Contractors The equipment and installation contractors who have been found to meet with experience and legislative requirements and are capable of carrying out the required work are: Phase A – Offshore Work Boats – To provide material, equipment and expertise. Archibald Henderson – To provide structural analysis and reports, including completion. Phase B - The Pontoon and Dock Company Phase C – TBC Phase D - GaelForce (Inverness) – Have visited the site.
Page 17
Income Generation It is noted that A&BC, against the background of the Rural Growth Deal Tourism and Place Program, commissioned a Helensburgh Pier Market Scoping Study from Mott McDonald/Stantec. Whilst the technical details of the phased development in this proposal have moved on considerably from those considered in the Market Scoping Study, it is important to note that whilst the Study provided costings for expenditure, and several revenue streams were identified in the report, no detailed figures were given for projected income. THPC Ltd has conducted its own analysis of potential income streams based on published reports and commercial information from local stakeholders, and an outline summary is provided below. This will be worked up into a full business case. Phase A Potential Revenue Streams: • PS Waverley (note that representatives of Waverley Steam Navigation Company Ltd are members of the group and there are possibilities for direct revenue generation). • Commercial vessels berthing fees. Phase B Potential Revenue Streams: • Commercial Operator Fees (note that THPC Ltd already has one commercial operator lined up to use the pontoon: potential operations with these and other operators include boat trips, dive boats, water bus provision to locations on the Clyde Sea Lochs, etc.) • Cruise Tender Fees • Visiting Boat Fees (Yachts, Motor Cruisers, Charters, Cruise in Company) • Leisure Users (Coastal Rowing, Kayakers, SUPs, Wild Swimming etc.) • Moorings • Sponsorship/Supporters Anticipated annual direct revenue is estimated to be in the region of £35K. Phase C Potential Revenue Streams: • Rental income from the reinstatement of the Ticket Office building for use. Phase D Potential Revenue Streams: • Tender usage on a per passenger basis • Additional temporary berthage for yachts and small commercial craft Anticipated total annual direct revenue across all Phases is estimated to then be in the region of £85K. These are conservative estimates. It should be noted that whilst there are number of other harbours, berths and marinas in the upper Firth of Clyde, these are not seen as purely competing entities. Rather, they are a potential market. Helensburgh as a town has a strong reputation for independent shopping
Page 18
and excellent eateries, which are a strong draw for day visits from other marine locations on the Clyde once step-ashore access to the town center is available. Note, the above scenarios include potential income from leveraging the facilities to hold events. For example, in 2019 the St Ayles Skiff World Championship were hosted in Stranraer, attracting 2,700 competitors and 30,000 spectators/visitors, with a net additional economic impact to the local area of between £3.5 million and £4.0 million.7 It should be noted that Helensburgh Pier was the focal point of the Faslane Fair, which brought c.20K visitors to the town. A functioning marine facility would give the opportunity to develop future events of this nature. 7 EKOS Economic Value of Boating Tourism in Scotland Survey 2022.
Page 19
Expenditure Phase A Timber Pier Renovation – we are in communication with Keith Russell of Offshore Work Boats who in co-operation with Archibald Henderson are planning to carry out the close-up structural survey during the month of September, 2024. The generated report will be combined with a meaningful quotation. The basis of which will be used to apply for funding purposes. It should be noted that the Helensburgh Pier Market Scoping Study estimated operational costs of c. £100K for an operational berth, however, this included insurances, inspections, staff costs and overheads for power, lighting and service charges. The current model for Phase A does not require staffing or provision of any services. The proposed P&D3 Pontoon comes with a 5-year warranty and has a 25-year build life. In terms of Insurance, we are currently seeking a detailed quote for this, but we know that Inspire Inveraray pay less than £3K for their Liability Insurance for their Pier. It should also be noted that dredging is a very significant cost that has been included in possible expenditure in the Scoping Study, however, the Phases have been planned to allow access without dredging. This is not only a significant cost saving, it is also more sensitive to the natural marine environment. It has recently been proven that PS Waverley can safely approach and potentially berth at Helensburgh Pier without dredging. Insurances and Documentation The following documents are being generated: • Public Liability Insurance (Are in discussion with one major marine insurance supplier but also have information on a possible alternative insurer from Inspire Inveraray). • Health and Safety Policy • Risk Assessment • Policy for Management of users, e.g. cruise tenders / commercial passengers • Policy for public users Alignment with Policy and Foundation for Funding Applications The regeneration of Helensburgh Pier aligns with National and Local Policy on several levels, and this provides a strong foundation for future funding applications. These include: • NPF4 Policy 7 Historic Assets and Places • NPF4 Policy 10 Coastal Development • NPF4 Policy 13 Sustainable Transport • NPF4 Policy 14 Design, Quality and Places • NPF4 Policy 20 Blue and Green Infrastructure • NPF4 Policy 21 Play, Recreation and Sport • LDP2 3.0 Spatial and Settlement Strategy – Sustainable Development • LDP2 4.0 High Quality Places – Design and Placemaking; Green and Blue Infrastructure; Built Heritage including Supporting the Protection, Conservation and Enhancement of Our Historic Built Environment including Listed Buildings • LDP2 5.0 Diverse & Sustainable Economy – Tourist Related Development; Informal Public Outdoor Recreation and Leisure Related Developments
Page 20
• LDP2 6.0 Connected Places – Active Travel; Pier, Ports and Harbours • LDP2 7.0 Sustainable Communities - New Sport, Recreation and Community facilities Other documentation which may be leveraged in funding applications includes: • Argyll & Bute Council Historic Environment Strategy 2015 -2020 • Argyll & Bute Economic Strategy 2019-2023 • Argyll & The Isles Strategic Tourism Partnership Visitor Economy Recovery and Growth Strategy 2022-2025 • Awakening the Giant / Giant Strides • Blue Economy Vision for Scotland • Clyde Mission Maritime Opportunities 2021 • Cruise Tourism in Scotland: Review & Sustainable Development Opportunities • Economic Value of Boating Tourism in Scotland Survey 2022 • National Transport Strategy 2 • Scotland Outlook 2030 • Scotland’s National Marine Plan / NMP2 • Strategic Transports Project Review Argyll and Bute It is also noted that Helensburgh Centre, in which the Pier is located, is in the bottom 20% (Level 2) of the Scottish Index of Multiple Deprivation 2020.8 8 https://simd.scot/#/simd2020/BTTTFTT/14/-4.7403/56.0070/
Page 21
Anticipated Requirements and Discussion Points (A&BC) • Granting a right of access from the A&BC Stone Pier to the Timber Pier. • Listed building planning consent to affix new facilities to the existing Timber pier • Confirmation that no fees / rates will be due to A&BC due to charitable nature of the organisation for community benefit • Discussion re Health and safety • Discussion re Security • Discussion re Signage • Favourable lease of sufficient length e.g. 25 years to permit Funding Applications • Support of A&BC in making funding applications • Supply of services for development of the Ticket Office building.
Page 22
Appendix A A Brief History of Helensburgh Pier In 1806 Henry Bell feud an area of land on the shore to the east of Helensburgh. Seeing an opportunity to capitalise on the new fashion for sea bathing, he built a hotel, the Baths Inn, which was run by his wife Margaret for nearly fifty years. By September 1809 Bell was advertising in the London Papers, with hot and cold bathing and fresh and salt-water baths. Once the hotel and spa were established, he set about finding a way to transport guests safely and quickly to the hotel and the small but growing settlement of Helensburgh. Initially, in 1809, he ran a summer season stagecoach business running two coaches – the Lady Charlotte Sociable and the Mermaid – between Glasgow and Helensburgh, a journey that took some six hours. Travel by road was poor and the fly-boats (sail or oar powered) that brought the holiday makers and sea bathers were unreliable – if the wind was unfavourable it could take a whole day to reach Helensburgh. In 1810, Bell commissioned the construction of PS Comet, a steam powered paddle steamer. Built at Port Glasgow by John Wood, the Comet launched in 1812 and was the first commercially successful steamship in Europe. The impact of reliable steam navigation was dramatic and reduced journey time by water between Helensburgh and Glasgow from about 12 hours down to three and a half hours. In response to the increase in visitor numbers facilitated by steam navigation in 1816 a stone jetty, instigated by Henry Bell, was built on the site of Helensburgh Pier. Described in the newspaper of the time as a ‘ruckle of stanes’ it was a rough and ready affair. The first pier was lengthened in 1822 and in 1834 a grant of land from Sir James Colquhoun was gifted for its improvement, on condition that it was kept clear for future improvement of the pier and accommodation of passengers. Improvements were made to the Pier when it was ‘reconstructed, enlarged and repaired’ in 1859 to designs by William Spence. During the 1860s the improved pier was very busy with up to three steamers berthed at a time, and it was used on a commercial basis by local herring fishing and small cargo vessels (‘puffers’). To increase capacity the pier was further improved when the timber extension was completed in 1871 at a cost of £11,000 to accommodate the steamers. The harbour at Helensburgh was deepened in 1880 due to complaints from the sea captains that they had been bottoming in sand. In 1895 a gift of £2,000 from the trustees of Charles Kidston paid off a bond on the pier and it became free for everyone to use without any fees or dues thereafter. An entrance arch and ticket office were built in 1898 to a design by local architect Robert Wemyss, who trained under William Leiper. The pier was a centre for recreational use. In 1891 the first Helensburgh Regatta was held with yachts congregating off the Pier and the paddle Steamer Lady Clare loaned to the committee (chaired by Commodore Sir James Colquhoun) by the North British Steam Packet Company. The following year, on 5th August 1892, the event was held again on a larger scale and included rowing and swimming events, establishing the regatta as an annual event in the town. The event ran until 1903 and the annual gala became an event of the Helensburgh Amateur Rowing Club and Helensburgh Swimming Club. As well as rowing boats available to hire there was an annual New Year’s Day Swim dating back to at least 1910, and traditional sea-side pursuits such as sand castle building competitions and donkey rides, with facilities include the Bandstand (1902), the Putting Green (1925), and the outdoor Swimming Pool which was built in 1929. This was a gift to the town from Bailie Andrew Buchanan, later
Page 23
provost (1930-36). It was designed by Robert Wemyss and opened at the pierhead on 9 July 1929 and was hugely popular. In 1951 Helensburgh Sailing Club was established by several of the people who had their boats moored off the Pier, and raced in a transit line from the end of the Pier, with the courses worked out so as not to inconvenience the steamers. Steamers stopped calling at Helensburgh Pier on a regular basis in 1952 when road transport overtook waterborne transport as the preferred method of travel. However, smaller vessels such as the Kenilworth continued to run ferry services to Gourock and Kilcreggan alongside local pleasure cruises. The Pier also had a role in military operations, with a fleet of tank landing craft based there in the 1950s and ‘60s, which serviced the rocket range between South Uist and St Kilda in the Outer Hebrides. From 1968-73 there was extensive land reclamation to create a car park to the east of the pier, which filled in the East esplanade. In 1965 the Archway was removed, and in 1979 the pier was dredged, which allowed PS Waverley to berth for regular summer excursions. The outdoor pool closed in 1976 and was demolished when an indoor swimming pool was opened soon after. In the 1990’s there was a fire on the timber part of the Pier and an area was then fenced off, but the Pier continued to be open to marine traffic including the local ferry service and the Waverley. In 2012 Strathclyde Passenger Transport awarded the Kilcreggan-Greenock ferry contract to a new company, Clydelink, who then discontinued the Helensburgh service, and in 2018 the Pier was closed to marine traffic due to safety concerns.
Page 24
No embedded text on this page.