Call for Ideas and National Developments Hunterston

NATIONAL PLANNING FRAMEWORK 4 : CALL FOR IDEAS AND NATIONAL DEVELOPMENTS HUNTERSTON

Introduction

This representation concerns the site at Hunterston (see Appendix 1) and is submitted on behalf of our client, Clydeport Operations Ltd which is part of the Peel Ports Group in response to the invitation to submit a representation to the National Planning Framework 4 Call for Ideas and National Developments.

Hunterston is a 300 acre previously developed brownfield site and is a nationally significant industrial and multi-modal port located south of the settlement of Fairlie on the west coast of Scotland, 40 minutes from Glasgow. The site benefits from naturally deepwater and has excellent rail and utility connections. This nationally strategic site comprises the former coal terminal and the Marine Yard.

It is of significance to note that in Spring 2019, Peel Ports (Clydeport) published a Master Plan for Hunterston PARC area. This is a non – statutory document which was produced following a six week public consultation exercise and recent publication of a Stakeholder Report (enclosed as Appendix 2).

Following the consideration of the Master Plan stakeholder feedback an Illustrative Plan has been formulated consisting of several distinct areas (see Appendix 1) and include:

1. Marine Yard – construction and decommissioning 2. Industry – energy, recycling and circular economy 3. Port Activity – import/export of commodities and marine support services

The land at Hunterston has been a key investment location for major development in Scotland since the erection of the existing nuclear power station in 1964. In addition to the power station use at Hunterston it should also be noted that the Hunterston Ore Terminal was built between 1974 and 1979 primarily to supply the needs of British Steel and was directly linked by rail to the integrated Ravenscraig Steelworks in Motherwell. The existing marine construction yard was consented around the same time as the Hunterston Ore Terminal. It has in the past been used for the manufacturing of oil rigs and other marine related structures.

It is of importance to note the findings of the Infrastructure Commission’s Phase 1: Key Findings Report A Blueprint for Scotland (published in January 2020 and commissioned by the Scottish Government). On page 9 of the document they note the importance of “making the most of existing assets”. It is submitted that Hunterston is capable of enhancement and repurposing which would contribute to delivering on the aim of the commission to reuse existing assets which in turn will support the creation of a vibrant circular economy for Scotland.

At the outset it should be noted that the site at Hunterston is identified within the existing National Planning Framework 3 as an area of co-ordinated action where a flexible strategy to development is supported. National Planning Framework 3 notes the following :

Hunterston has long been identified as a priority for industrial and employment use. It benefits from good transport connections, and close proximity to the cities network. North Ayrshire Council and its partners are exploring future options for the site. Links with ongoing regeneration at Irvine through the Irvine Bay Urban Regeneration Company and its Life Sciences Enterprise Area will continue to be important. Future development at Hunterston should aim to make sustainable use of its key assets, including its deep water access. Activities which could align with our national strategy include manufacturing and servicing support for offshore renewable energy development, building on the success of the onshore test facility for offshore wind turbines. There is local support for coastal tourism development in the area, and the site owner, Clydeport, has its own ambitions. Given its existing infrastructure, Hunterston will be an important landfall for strategic grid connections, including the link from Carradale in Argyll and the ISLES Project.

Upfront and for the avoidance of doubt, while this representation supports the designation of the site at Hunterston as it is outlined in the currently adopted National Planning Framework 3 and seeks a continuation of this designation within National Planning Framework 4, it is also submitted that National Planning Framework 4 can go further regarding the Hunterston site and designate the site as a National Development. In the adopted North Ayrshire Local Development Plan 2 (2019) North Ayrshire Council also highlight their support for the designation of the site within National Planning Framework 4, stating “We recognise the strategic national importance of Hunterston as an energy hub and deep water port. We strongly support the inclusion of Hunterston in the National Planning Framework 4.” Reference to Appendix 3 highlights the position of the adopted North Ayrshire Local Development Plan 2 in relation to the Hunterston site and the range of uses supported. In all regards support is offered for the content of the North Ayrshire Local Development Plan 2 as it relates to Hunterston and it is submitted that National Planning Framework 4 should allow for all of these uses.

In this regard, it is of significant concern to Clydeport Operations Ltd (Peel Ports Group) that despite Hunterston having been long acknowledged by the Scottish Government as being of national importance it was not identified as a National Development within the currently adopted National Planning Framework 3 and as such this representation seeks the inclusion of Hunterston within the emerging National Planning Framework 4 as a National Development, which incorporates the following uses:

. power generation

. bulk handling facilities for importing, processing and distributing all dry and bulk liquid cargoes

. free port / customs compound as a national hub for global trade and investment

. maritime construction and decommissioning yard

. related industrial processes (linked to the Circular Economy)

. renewable energy generation, testing, assembly, manufacture, servicing, maintenance, research and development, training

. other storage, processing and distribution uses and industrial activities

. Large scale energy production

The above noted uses are broadly represented on the illustrative masterplan (Appendix 1) which has been proposed by the Peel Ports Group and illustrates (at a high level) the uses envisaged on the site (marine, industry and port activity). In all regards it is submitted that the proposed uses are compatible with the site in question and maximises the potential which exists at Hunterston. Furthermore this representation acknowledges the submission made by North Ayrshire Council to the emerging National Planning Framework (see Appendix 4) which recognises the clear strategic national importance of Hunterston as an energy hub and deep water port and its inclusion in the Ayrshire Growth Deal. This submission by North Ayrshire Council also seeks the designation of Hunterston as a National Development and is agreed with and supported.

In all regards the National Planning Framework must set out a long term strategy for development in Scotland. Indeed both the current National Planning Framework 3 and the National Planning Framework 4 Call for Ideas / National Developments supporting information state such aims at the outset of both documents.

Given the above, it is of serious concern that Hunterston is not designated as a National Development within the existing National Planning Framework 3.

It is submitted that given the proposed long term nature of National Planning Framework 4 (25 – 30 years), Hunterston should be included as a National Development within National Planning Framework 4, in order to support the aims of a National Planning Framework, providing stability and consistency to developers and investors.

It is essential to the integrity of the emerging National Planning Framework 4 that Hunterston is designated as a National Development in National Planning Framework 4.

With regard to the designation of a site as a National Development the background information on NPF4 and the guidance notes provided clearly state the following :

“National Development Assessment Criteria

We will analyse all proposals for national development status in relation to the following criteria:

. Climate Change : The development will help to reduce emissions, contributing to Scotland’s target of net zero emissions by 2045, will be emissions neutral, or emissions negative.

. People : The development will support the health, wellbeing, sustainability, and quality of life of our current and future population.

. Inclusive Growth : The development will contribute to sustainable economic growth that helps to reduce poverty and inequality across Scotland.

. Place : The development will protect or enhance the quality of a place or improve biodiversity.”

A number of questions are posed throughout the National Framework 4 – Call for Ideas supporting documentation which overlap with the National Development assessment criteria and as such this section of the representation comments on those questions which are relevant and applicable to the site at Hunterston.

1. What development will we need to address climate change?

It is submitted that National Planning Framework 4 should recognise the potential of Hunterston to assist in the delivery of a proactive response to climate change. Hunterston is at present an underutilised national asset which has the ease and ability to be a major port and industrial centre. It has the capacity to deliver renewables generation which can assist the Government in reaching their target of net zero emissions by 2045. Hunterston is also able to be at the forefront of the development / use of carbon capture technology which will help to secure, low carbon energy supplies. Furthermore, there is capacity at Hunterston to deliver facilities which promote research, development, testing and training (including a renewables skills academy) which would assist in providing jobs within the area and supporting the local economy. It is submitted that Hunterston is capable of :

. Contributing to a reduction in emissions by 2050 . Achieving the aims of the Zero Waste Plan . Assisting the Scottish Government in meeting their Renewable Energy Targets . Delivering skills development, reducing unemployment and facilitating job creation . Improving digital, transport, utilities or green infrastructure networks . Adapting to or mitigating the effects of climate change

Hunterston should be recognised as a National Development within the emerging National Planning Framework 4 as the site is adaptable, resilient and capable of meeting the National Development Assessment Criteria in relation to Climate Change. As outlined above, the development of Hunterston is capable of assisting in reaching the target of net zero emissions by 2045 and can support inclusive, sustainable economic growth as outlined by the uses outlined and illustrated on the masterplan (enclosed in Appendix 1).

2. How can planning best support our quality of life, health and wellbeing in the future?

Hunterston is located within a rural setting on the West Coast of Scotland, it is submitted that the development of the site for the uses outlined and illustrated within the masterplan (enclosed within Appendix 1) will help to encourage people to live in rural Scotland through stimulating economic growth and promoting job opportunities in the area, potentially providing 1700 jobs and £140 million investment in Scotland. At present, comparative to the East Coast, the West Coast of Scotland is experiencing a reduction in both population and investment. Enhancements are required within the West of Scotland to encourage, stimulate and distribute economic growth and establish a better quality of place. It is submitted that the development of Hunterston for the uses outlined previously would unlock the potential of this brownfield site with unique grid connections and deep water port access and could be a catalyst for growth within the area.

The site at Hunterston should be recognised as a National Development within the emerging National Planning Framework 4 as it can help to empower this rural economy through the promotion of vibrant, creative, diverse and resilient developments which are capable of adapting to change. It is submitted that this will help to support improved quality of life, health and wellbeing in the area, and could improve the future of coastal communities for both existing and prospective residents (in line with the requirements of the National Development Assessment Criteria : People).

3. What does planning need to do to enable development and investment in our economy so that it benefits everyone?

It is submitted that Hunterston has a key role to play in responding to the economic challenges Scotland is likely to face in the coming years (particularly in relation to the uncertainty that surrounds Brexit). The sites strategic location on the West Coast of Scotland and deep water port access presents a unique opportunity for Hunterston for example to be used as a free port / customs compound– becoming an international gateway and strengthening Scotland’s links with the rest of the world. The site has the capacity accommodate bulk handling facilities for importing, processing and distributing all dry and bulk liquid cargoes and is capable of responding to the infrastructural requirements that may arise as a consequence of Brexit. Hunterston also has the potential to support over 1,700 jobs adding £140 million economic value to Scotland.

Throughout the duration of National Planning Framework 4 there will be a continued and heightened focus on responding to climate change and creating sustainable places to live. As outlined previously in response to Question 1, Hunterston has the capacity to deliver renewables generation which can assist the Government in reaching the target of net zero emissions by 2045. Furthermore, Hunterston is capable of the following :

. Stimulating and distributing economic growth . Providing around 1700 jobs that will reduce the need for local people to travel long distances for employment (with the associated costs of reducing environmental, social and economic costs which in turn helps to reduce rural poverty) . Becoming an international gateway and strengthening Scotland’s links with the rest of the world . Retaining or even attracting younger people with high quality and long term jobs . Halting or even reversing the trend in the declining population . Creating the jobs that will in turn maintain demand for supply services (e.g. local shops) and public services (e.g. schools and healthcare) . Building a more resilient economy by introducing a variety of industry sectors to the region . Giving school leavers a ‘positive destination’ locally to aim for . Stimulating education, training and skills development activities in the area . Attracting complementary economic activities that will provide further opportunities for local people . Actively managing environmental issues are part of the ongoing site management and development

In line with the above, it is submitted that Hunterston as a major port and industrial centre with unique grid connections and deep water port access should be designated as a National Development within the emerging National Planning Framework 4 in order to provide stability and confidence to both investors and developers. Providing this stability and confidence helps to stimulate and distribute sustainable economic growth promoting development and investment within the economy which helps to reduce poverty and inequality (in line with National Development Assessment Criteria : Inclusive Growth).

4. What policies are needed to improve, protect and strengthen the special character of our places?

In order to improve, protect and strengthen the unique character of Hunterston it is submitted that the site should be designated as a National Development. The increasing size of container ships combined with the capacity constraints at existing ports in the UK is giving rise to a need for accessible deep water transhipment facilities. There is a demonstrated capacity at Hunterston to facilitate deep water port capability for liquid and dry bulk commodities. It is favourably located in relation to world shipping routes and able to offer onward transhipment by sea, rail or road. This unique and strategic location should be protected and identified for the uses outlined in this representation to ensure stability and consistency which promotes confidence and helps development projects to progress. As outlined in the Call for Ideas supporting information, our places continue to evolve and challenges can be expected. It is submitted that Hunterston with a designation as a National Development would be capable of addressing some of these key challenges. The redevelopment of brownfield land at Hunterston would promote employment and economic growth in a sustainable location, providing employment opportunities that will both retain and encourage economically active people to the area, reducing the impacts of an ageing population.

Hunterston PARC is located 30 miles of Glasgow on the West Coast of Scotland. It benefits from good road connections, is easily accessible from Glasgow Airport and has rail facilities available. The site also offers sea links to the Irish Sea and deep water links across the Atlantic, which will help with development opportunities for manufacturers seeking to connect with low cost sea, rail and road logistics and tap low cost onsite power.

The designation of Hunterston as a National Development will help to unlock the potential of this currently underused site and will assist in the promotion, distribution and stimulation of economic growth within the neighbouring rural communities. It will also help to improve, protect and strengthen the unique and special character of Hunterston, in line with National Development Assessment Criteria in relation to Place.

5. What infrastructure do we need to build to realise our long term aspirations?

It is submitted that Hunterston Terminal has a fundamental role in delivering the sustainable and innovative infrastructure that Scotland requires to facilitate future development. The site offers sea links to the Irish Sea, the new container terminal in Liverpool and deep water links across the Atlantic and has both road and rail links. Hunterston also has unique grid connections.

As stated previously within this representation, it is of importance to note the findings of the Infrastructure Commission’s Phase 1: Key Findings Report A Blueprint for Scotland (published in January 2020 and commissioned by the Scottish Government ). On page 9 of the document they note the importance of “making the most of existing assets”. It is submitted that Hunterston is capable of enhancement and repurposing which would contribute to delivering on the aim of the commission to reuse existing assets which in turn will support the creation of a vibrant circular economy for Scotland.

Hunterston is capable of delivering the wide range of uses outlined at the start of this submission and importantly has the potential to be a key international gateway through the creation of a free port/ customs compound on site. This will create high-skilled jobs at Hunterston and the surrounding area, investing in a rural economy and creating a hotbed for innovation. The introduction of a free port / customs compound as a national hub for global trade and investment will create a dynamic environment, capitalising on new ideas and will foster conditions that will attract new business, investors and innovations.

Hunterston should be recognised as a National Development within National Planning Framework 4 to emphasis and build on its strategic links in a post – Brexit world. It is essential that the Scottish Government seek to sustain these existing lifelines through the promotion of development on this strategic brownfield site. It is submitted that Hunterston should be designated as a National Development capable of facilitating and delivering the sustainable infrastructure required for Scotland to deliver on its long term aspirations.

Conclusion

This representation concerns the site at Hunterston and is submitted on behalf of our client, Clydeport Operations Ltd. in response to the National Planning Framework 4 – Call for Ideas and National Developments. This representation seeks the inclusion of the site at Hunterston as a National Development within the emerging National Planning Framework 4 which incorporates the following uses :

. power generation . bulk handling facilities for importing, processing and distributing all dry and bulk liquid cargoes . free port / customs compound as a national hub for global trade and investment . maritime construction and decommissioning yard . related industrial processes (linked to the Circular Economy) . renewable energy generation testing, assembly, manufacture, servicing, maintenance, research and development, training . other storage, processing and distribution uses and industrial activities . Large scale energy production In addition it is significant to note that the Hunterston site has for some considerable period of time been a site of national significance and it is considered of the utmost importance to note that major projects cannot be delivered in short time periods and as such the National Planning Framework should provide stability and long term confidence to investors through consistency of approach.

It is of significant concern to Clydeport Operations Ltd (Peel Ports Group) that Hunterston was not identified as a National Development within the currently adopted National Planning Framework 3. In all regards it is submitted that the emerging National Planning Framework 4 should adopt a long term commitment to national developments. The emerging National Planning Framework must provide confidence and stability to investors and developers to help encourage projects to be brought forward in today’s difficult economic climate.

In all regards it is submitted that the site at Hunterston should be designated as a National Development in the emerging National Planning Framework 4.

Appendix 1 : Plans showing site location and extent of illustrative masterplan site Appendix 2 : Hunterston PARC Master Plan : Stakeholder Report Appendix 3 : Extract from adopted North Ayrshire Local Development Plan 2 : Hunterston Strategic Development Area Appendix 4 : North Ayrshire Council Representation to NPF4 “Call for Ideas and National Developments” APPENDIX 1:

PLANS SHOWING SITE LOCATION AND EXTENT OF ILLUSTRATIVE MASTERPLAN SITE

Hunterston Title Plan

Thirdpart

Brackenbank Plantation Brackenbank

Rock

Sand No 1 No

Tank EER, Co Const, P Const, PER & UA Bdy

Tks

Gauge W

Tide

Tank

Fairlie Roads Fairlie Pier

SM 17.3m

Drain

Tank

Rock

Tanks Tanks Nuclear Generating Station Generating Nuclear

Track

32.8m

4.4m

Thirdpart Holdings Thirdpart

(covered)

Reservoir

Tanks

Issues Point Brigurd Inner Hunterston

Tk S

Tank

ETL

Hunterston Sands Hunterston

Shingle

Tanks

L Twr L Tanks

39.8m N

Sinks

Drain

ETL

Sand

Issues SM

Tanks Rock

ETL

Sinks SM

ETL

Issues 34.7m

Boulders

Track

Outfall

Sand

Campbelton

West L Twr L

Peelports Clydeport Wood

L Twr L

36.0m Sinks

Marine Department , Greenock Ocean Terminal Issues

Tank L Twr L

Mean High Water Springs

Patrick Street, Greenock, PA16 8UU Mean Low Water Springs

Track

Campbelton Hill Campbelton

L Twr L

ETL Campbelton Wood Campbelton

Tel 01475-726-221 Fax 01475-727-006 East

DW Mean Low Water Springs

Mean High Water Springs

ETL Hillhouse

25.9m Broomcraigs Plantation Outfall

Drain

Campbelton Hill Campbelton Sand

Drain

Burn Gill Hillhouse Plantation Hillhouse

4.0m

L Twr L L Twr L

Boulders

Track

Mean High Water Springs Water High Mean

L Twr L

Hunterston Construction Yard Construction Hunterston

L Twr L

Sloping masonry Sloping

Shaw Wood Shaw

L Twr L

Sloping Masonry Sloping

20.2m

Sheepfold

Drain

L Twr L

6.4m L Twr L

Drain

Campbelton

Ramp

L Twr L

Drain

Rock (Scat) Rock

Ramp

Drain

Issues

Drain

4.5m

Issues

Jetty

Hunterston House Hunterston Tanks

6.4m Drain

Mean High Water Springs

MLW MHWS

Cottage Drain L Twr L

Mid

South Cottage South

Hunterston

Castle

Tank

Ward Bdy Ward

L Twr L 11.9m

Boulders

3.8m

Drain L Twr L

Mean High Water Springs

MLWS

Sand 11.7m

Drain

MLWS

Drain

Sand

MHWS

Big Wood Big

10.6m

Boulders

Sand

Outfall

L Twr L Millstonford Bridge Millstonford

Tidal Pond

MLWS

Sand

Mean Low Water Springs Water Low Mean

Ward Bdy Ward

Burngill Bridge Burngill

MLWS Sheepfold

MLWS Mean Low Water Springs Water Low Mean

Track

Drain

Sand

Sand 10.7m

Burn Gill

3.8m

Tidal Pond Tidal 12.5m

8.8m

Hunterston Sands Hunterston Sand

Track

Outfall Drain

MLWS Tidal Pond Tidal

MLWS

Outfall

14.1m

Outfall

Hunterston Sands Hunterston Post

Lay-by 6.4m

Track Highthorn Bridge Highthorn

Burn Gill

Gull's Walk Gull's

MLW

FB Sand

Mean High Water Springs Water High Mean

NTL

LARGS AVENUE LARGS

13.1m Tank

Issues

Sand 7.8m

Burn Gill

FB Drain

Fairlie Roads

6.1m

NTL MLW Burn Gill Burn

Sand

Drain

Kilruskin Bridge Kilruskin

16.9m

Foot Bridge Foot

Drain

Sand

7.8m S Pier S

EER, PER, P Const, Co Const & UA Bdy

S Pier S

6.0m

Drain 9.6m

EER, PER, P Const, Co Const & UA Bdy

Outfall 18.6m

Castle Knowe Castle A 78

Southannan Sands Southannan

TCB

Pier

Mean Low Water Springs Water Low Mean Path (um) Path

Conveyor

Track

Issues

Hunterston Ore Terminal Ore Hunterston

31.7m

Drain

Issues Drain Conveyor

MHWS Ward Bdy Ward

A 78

Black Rock Black

Tower

MP 36.5 MP

29.3m Light

Conveyor

MP 36.75 MP

Kilruskin

32.4m Wood Kilruskin

South

Rock 33.0m

Shelter

MP.25 MP 37 MP

Pier

Conveyor

Ward Bdy Ward Mean High Water Springs

35.2m

MP 37.25 MP Issues WB

Poteath Bank Plantation

WB Pier

Drain

Mean High Water Springs Water High Mean Hunterston Ore Terminal Ore Hunterston

Tower Drain South Kilruskin Farm Kilruskin South Foot Bridge

Light Conveyor

Pier

Sinks

Dolphin Mast (Telecommunication) Mast

Conveyor

5.9m

Drain

Track

S Pier S

North Kilruskin North

Track Track

Drain

L Twr

Sinks

Conveyors Poteathbank Cottage

Conveyor Mean High Water Springs Water High Mean

MHWS Dam

MHWS

Issues

Sand

El Sub Sta Sub El

Issues Conveyor

Sinks Mean Low Water Springs Drain

Path (um) Issues

Drain Conveyor

Drain

Pond Compound Terminal Ore Drain

Hunterston Travelling Crane

Track

El Ps El Conveyor

Conveyor

Track SL

Issues

5.9m

Sinks

Hunterston Ore Terminal Ore Hunterston El P El

Travelling Crane

Tanks Issues

Conveyor

Cattle Grid Cattle

Issues

FB Level Crossing Level

El Ps El

Track El Ps El

ETL

Foot Bridge Foot

Issues

Drain El Sub Sta Sub El

Travelling Crane Conveyors El Ps El

Kilruskin Glen Ward Bdy A 78 Conveyor

Glen Burn

Issues

El Ps El

Glenburn Biglees

Bridge

Farm Cottage Farm

Fencefoot

Pond El Ps El Conveyor

Path

Fencefoot

5.7m

Sinks Glen Burn Glen

Track

Pond

Hunterston Ore Terminal Ore Hunterston

Pond

El Ps El

Pond

Workings (dis) Workings

The Glen The

Pond

MP 38 MP El Ps El

Sinks

27.3m

Issues

Fairlie Roads Fairlie Glenside

Track

Castle Hill Castle

Pond

Sinks Biglees Hill Biglees

Mean Low Water Springs

Pond Glen Burn

Track

Sinks

FBs

Gantry

El Sub Sta Sub El

Drain

Sinks 47.8m

Drain

(covered)

Reservoir Pond

Legend Sands Southannan

El Ps El

56.0m

El Ps El

FB Track FB

ETL

El Ps El Drain

(Waterfall)

Linnford

SP Issues

PEEL PORTS/ MP 38.25 5.6m

LAND AREA : 451.32 ACRES Ps El Allan Wood Allan

Sand

Pipe Line Pipe

Lodge

South El Ps El

CLYDEPORT Issues

Track

73.9m

Drain Issues (944.32 ACRES) WATER AREA : 493 ACRESPond

Track Path

El P El Underbank Wood

Gas Governor Station Governor Gas Track Issues DREDGING P El

Issues Glen Burn Sinks LICENSE Drain

A 78 Southannan Cottage Southannan

AREA Ps El Boulders

MLWS

Kirksteads Plantation Kirksteads

Fairlie Sands Fairlie

Southannan FB

The Gatehouse The Mean High Water Springs

Issues

105.3m

MP 38.5 MP Southannan

Mains

The Coach House Coach The

4.0m

1 - 6 - 1

Dykes Plantation Dykes El P El

LEASEHOLD Site Picnic

Track

Issues

SEMPLE CRESCENT SEMPLE

FB Foot Bridge Foot

MLWS 3.9m

PCs Waterfall

(70 ACRES) Rhuemore Glen Burn Glen

Path (um) SD

NTL

DW Fairlie Burn Fairlie

DW Cottage

Oak

Lodge

Winton

Avalon

Sinks

El P El

Cottage Chestnut

MILLER AVENUE MILLER

MONTGOMERIE AVENUE MONTGOMERIE

4.8m

121.8m

KAIM VIEW KAIM SM

Slipway

Fairlieburne Cottage Fairlieburne

Collects

FAIRLIEBURNE GDNS FAIRLIEBURNE

House

Sluice

Boat

1 to 11 to 1

Burnfoot

SOUTHANNAN ROAD SOUTHANNAN

Burnfoot Bridge Burnfoot The Lodge The

MONTGOMERIE CRESCENT MONTGOMERIE

House

Coach House Coach Fairlieburne

MAIN ROAD

El Ps El

5.6m

Glenside Wood Glenside

SP The Homestead The

Sluice Fairlieburne

El P El

Overflow SM

El P El

Gondola Cottage Gondola

Craiglyn

The Millstones The

Issues El P El

Scale 1 : 12500 (A3) Grid Cattle

21a

El Sub Sta Sub El

Reservoir

Glenburn FB

MONTGOMERIE DRIVE MONTGOMERIE

Issues

MP 38.75 MP

6.6m

Glenburn Reservoir Glenburn

Sheepfold

Waterfall

Pointhouse El Sub Sta Sub El

Track 21b Contains Ordnance Survey Data Ps El

25f

Rock

SM Burn Southannan 25a 0 100 200 300 400 500 600 700 800 Boulders

Ward Bdy Cattle Grid Cattle

Licence No :100018033 Rock

STATION ROAD 23a

Rock Fairlie House Fairlie

BURNFOOT ROAD

Track

Jetty

Rainow

Sluice

El P El Issues

Overflow

LILYBANK LANE LILYBANK

Fairwinds

Well Fairwinds Cottage Fairwinds

Dam 25b

Well Carrick

Metres Ps El

Jetties

10.3m SP

Ferry Row

Gantry

Rockhaven

48a

Sheepfold

Garden Lodge Garden

Car Park Car

MP 39 MP El P El

FB Sand and Shingle

THE CAUSEWAY THE

Foot Bridge Foot

Path (um) Path

Woodvale

GLEN ROAD GLEN SP

KELBURN TERRACE Pipe

Sand and Shingle Fairlie Sands El P El

House

The Round The

Slipway

Sheepfold 33a

Castle Park Castle

Fairlie Station Fairlie

Villas Issues

A 78

El P El

Court

Diamond Hill Diamond

Causway

Burnfoot

1to6 Signal Post Signal

LB 41 to

Track 10.3m 1. Marine (Offshore wind, Decom, Floating) 2. Industry (Energy, Recycling, Circular Economy) 3. Port Activity 3 (IRM, Import, Export, Service Yard) 100-acres

1 100-acres 2 100-acres

Southannan Sands Site of Land Area Indicative Use Jobs (ac) Hunterston PARC site boundary LNG Storage 30 100 HUNTERSTON Existing landscaped / TPO CCGT Power Station 40 40 Train manufacturing Plant 40 1,030 Modular manufacturing 30 218 Concrete batching 15 20 Hunterston PARC Marine Construction and 100 240 Decommissioning Illustrative Plan Aquaculture 15 60 Plastics recycling 30 29 and storage Estimated potential Gross Total 300 1,737 Value Added = £140 million APPENDIX 2:

HUNTERSTON PARC MASTER PLAN : STAKEHOLDER REPORT EXECUTIVE SUMMARY 1 HUNTERSTON HUNTERSTON

Hunterston Master Plan Consultation Summary February 2020

More than Ports CONSULTATION SUMMARY 2 3

Foreword I would like to take this opportunity to thank everyone who participated in the Consultation process for the Hunterston Master Plan. We hope you found it insightful and the data and responses published from this useful.

The use of key assets that Scotland already has is essential in the future. Hunterston is one of those key assets, helping to deliver answers to our national and international issues whilst providing North Ayrshire and Scotland with a prosperous future.

We look forward to a continued collaboration with all stakeholders in a future iteration of the Master Plan and in the delivery of development projects.

Andrew Hemphill Port Director, Peel Ports Clydeport CONSULTATION SUMMARY 4 5

Executive Summary This report details the work to consult The Master Plan set out guiding principles the public and stakeholders on a new on how the site would be developed, poten- Master Plan for the Hunterston Port and tial uses of the site, the environmental and Resource Centre (PARC). It describes transport issues that need to be addressed, the content of the Master Plan, the the social and economic context for the consultation activities, and the feedback development, the policy framework for such received. sites and what would happen after the consultation. In recent years, the change in Government energy policy away from fossil fuels Most respondents said they understood the towards renewable sources has meant plan. A slight majority agreed that the site is there is no longer a role for Hunterston important to the economy of the area, with as a major import terminal for coal. one third disagreeing.

Hunterston PARC now has the potential There were criticisms of the Master Plan to transform Scotland’s prospects in a document and consultation process, largely variety of key economic sectors, providing based upon the lack of detail, the accuracy jobs, skills development and import and of some information, projected job figures export opportunities for decades to come. and questionnaire design. Perceptions of It can also support the recently announced Peel Ports and predecessor organisations Ayrshire Growth Deal, which will see new as a ‘bad neighbour’ due to historic devel- investment in the area. opments and practices also featured.

In May 2019 we published our Master Plan, There were concerns generally about the for a six-week consultation period, which impact any redevelopment would have on outlined our vision for the site and some of local people and the environment, including the critical issues we need to consider. noise, dust, air pollution, water pollution, Executive We prepared the Master Plan following visual impact and traffic. Summary the principles within “Guidance on the Preparation of Port Master Plans” which There was opposition to the proposed uses was published by the Department of a liquid natural gas (LNG) terminal and oil for Transport (DfT) in December 2008. and gas rig decommissioning. There was less opposition for some other proposed There is no requirement for a port to uses, such as aquaculture, manufacturing produce a Master Plan however we felt and plastics recycling. Many respondents it was an important part of explaining suggested that the site should be used for our plans and engaging with the local ‘green’ industry energy, or tourism. community and other stakeholders. CONSULTATION SUMMARY 6 7

Background

The site Hunterston Port and Resource Centre The latest official National Records of (PARC) is on the West Coast of Scotland in Scotland (NRS) population projections for North Ayrshire. North Ayrshire show a decline in population over the next 25 years, driven primarily In recent years its primary trade of coal by natural change (i.e. more deaths than imports has ceased as legislation and aged births). power stations, such as Longannet, have made the use of coal for energy production East and South Ayrshire have similar prohibitive. projections, whilst Glasgow City Region is projected to grow significantly through net The site is currently being remediated and international migration. the time frame for the removal of obsolete equipment is predicted to be completed by Economic development through schemes mid-2020. such as Hunterston PARC is likely to be crucial, both in bringing jobs back to North National Planning Framework 3 was Ayrshire and by encouraging working age published in 2014 and identified that migration into the area. Hunterston was an area that required co-ordinated action for industrial and This in turn will help to maintain and boost employment use, with the key assets of the the viability of local services such as site being a driver for future developments. schools, doctor surgeries and retail centres.

Nationally, the site is identified in the UK The relatively high level of unemployment, Government’s ‘Maritime 2050 Navigating low economic activity rates and net out- the Future’ strategy, published in January commuting across the occupational 2019, as one of only two Scottish port spectrum also suggest that there is scope infrastructure projects. This highlights for greater utilisation and retention of the its importance to the country’s industrial existing resident workforce. capabilities. The projected decline in North Ayrshire’s We have developed a clear understanding population is not offset by increasing of how Hunterston PARC could once economic activity rates among the over again play a part in serving the economic 65s. Reducing unemployment, improving prospects of North Ayrshire, the West the net commuting balance and boosting Coast and indeed Scotland as a whole. population growth could all help to create capacity for job growth. Social and economic context As described in the Master Plan – in a Hunterston is acknowledged in national report produced by independent economic and recently adopted local policy as a key consultants - the long term decline in location of particular significance in growing population and jobs in North Ayrshire has a low carbon economy and as a priority for the potential to undermine future economic industrial and employment use. As such it prosperity, particularly in the context of an has a key role to play in delivering national ageing population. economic and planning policy. CONSULTATION SUMMARY 8 9

Master Plan content We have also considered a wide range Hunterston PARC can become a of potential facilities and activities for multi-modal centre for exporting, import- the site, which were described in the ing, processing, recycling, and distribut- Master Plan: ing resources that support the economic • Bulk handling for importing, processing growth of the North Ayrshire region, and distributing dry and liquid bulk Scotland and the UK as a whole. cargoes, including aggregates, agri- bulks and liquified natural gas (LNG) In achieving the goals set out above, • Development of the offshore wind and considering how we pursue them, sector the Master Plan set out six guiding • Construction for marine and offsite principles: manufacturing projects, from • Make it clean: focus on commodities aquaculture to civil engineering and technologies of the future • Decommissioning oil and gas structures • Support the circular economy: use our • Materials management to ensure reuse assets to play our part and recycling • Control risk: diversify the business, for • Power generation from LNG, Hydrogen the sake of us and the community and renewable sources • Create employment: re-establish a • Heat and power generation to support thriving place for the community energy-intensive operations • Exploit our special capabilities: make • Support for target industrial sectors, the most of the PARC’s special assets especially to reduce supply chain • Address the big challenges: prioritise carbon emissions activity that is valuable to all As well as this, the Master Plan considered the history and context of the site, the various environmental and transport issues that would need to be considered, and the public policy framework that would influence the development of any specific proposals.

CONSULTATION SUMMARY 10 11

Consultation purpose

The Master Plan describes our vision for The Master Plan is not an application for the site and some of the critical issues we planning permission and will not in itself need to consider. grant approval for any works. The Master Plan provides a framework for setting We have prepared the Master Plan out the ports’ medium and long term following the principles within “Guidance aspirations. It will also assist in informing on the Preparation of Port Master Plans” the consideration of projects and planning which was published by the Department for applications made as and when necessary. Transport (DfT) in December 2008. Under the guidance there is no requirement for a We have consulted on the Master Plan as port to produce a Master Plan. The status detailed in the next section and the rest of of a Master Plan is non-statutory and this document summarises the responses. has limited ‘weight’ in terms of planning decisions at present.

The main purposes of a Port Master Plan are to: • clarify the port’s own strategic planning for the medium to long term; • assist local planning bodies and transport network providers in preparing and revising their own development strategies; and • inform port users, employees and local communities as to how they can expect to see the port develop over the coming years.

A Master Plan does this by setting out: • how the port expects to grow and develop its business over time; • where changes of land use are likely to be required to support growth areas; • what environmental measures will be taken to ensure that adverse effects are mitigated and that as far as reasonably possible the port makes a positive contribution to environment and amenity; • how people will be consulted both within the master planning process itself and beyond how the port’s development plans integrate with support and inform the regional and local economic, transport and planning policy context. CONSULTATION SUMMARY 12 13

Consultation activities

The purpose of the Hunterston Port Master These meetings were an opportunity Plan consultation was to firstly inform to present the final document and brief the local community and all relevant stakeholders accordingly in terms of the stakeholders about the emerging plans and next phase of the consultation. seek their views on the initial proposals. There was also a Community Council The overarching objectives for the briefing on 20 June 2019. consultation were to: • Understand what the local community Media activities and stakeholders consider to be the key In order to maximise the reach of the issues and incorporate their suggestions announcement of the consultation going into the plans where possible; live, a considered media outreach plan was • Ensure that everyone living in the devised and implemented. immediate area felt informed, involved and listened to, and knew where to go In the weeks leading up to the launch, for reliable information and to give input; local and national print media, national • Ensure that all issues and concerns broadcasters and local radio stations were drawn out and addressed as early received an invitation to visit the Hunterston as possible and; site on 15 May, the day before the • Start a meaningful dialogue with announcement was issued publicly. relevant parties that would last throughout the development of the This gave the media an opportunity to plan period. photograph and film the site, interview representatives from Peel Ports, and Early on in the preparation of the draft prepare their stories in advance of the master plan, Peel Ports developed a beginning of the Consultation. strategy to meet these objectives and ensure effective engagement with relevant The production and distribution of external parties. media materials including a media release, drone footage and stills took place. This This strategy formed the backbone of the was followed by an extensive sell-in to engagement programme, and evolved as national print and broadcast media which feedback was received by local council resulted in 26 pieces of national and local officers and members. news coverage, and 19 pieces of trade coverage. The six week public consultation ran from 16 May to 28 June 2019. STV news aired a 3 minute segment on the launch of the Masterplan. MSP and North Ayrshire Council and Community Council Briefings BBC ran the story online prominently. Representatives of Peel Ports met Kenneth Gibson MSP and representatives from North Ayrshire Council on 15 May to brief them upon the draft Master Plan. CONSULTATION SUMMARY 14 15

Digital and print advertising more than 3,100 click-throughs to the Hunterston PARC website Community Council engagement As part of the multi-channel approach consultation page (above average for this We created a dedicated website for We recognised the important role that to ensure we were reaching as many type of campaign.) the public and stakeholders to visit community councils play in ensuring a people as possible with the news of the https://www.hunterstonparc.com/ to strong response to the consultation. consultation we took out a series of print We further took 30 radio advert slots on learn about the site and the proposed A total of 4500 executive summaries of and digital adverts in key local press. West FM and Westsound AM. developments. the Master Plan and print copies of the questionnaire were distributed to Largs, There were ¼ page print adverts in the Drop-in events at Fairlie & Millport Visitors were able to access the West Kilbride, Skelmorlie, Cumbrae and following newspapers: (4 – 6 June) masterplan document in full and download Fairlie community councils. This allowed • Kilmarnock Standard this if they wished. the local representative to distribute to • Ayrshire Post Public consultation events took place at interested parties in the best way possible. • Irvine Herald Fairlie Village Hall on Tuesday 4th June from Also available was a link to fill in the on- • Greenock Telegraph 2.00pm to 7.00pm, Wednesday 5th June line survey questionnaire. • Largs and Millport News from 10.00am to 4.00pm and Thursday • Ardrossan Herald 6th June from 10.00am to 2.00pm. An • Irvine Times additional consultation event took place at Garrison House, Millport on Thursday 6th There were also ‘skin’ or ‘wrap’ adverts, June from 10.00am to 2.00pm mobile adverts and Mid Page Unit Visual materials in the form of a large (MPU) on the websites of both the display board were available to view and publishing groups that produce the above representatives from Peel Ports were newspapers (Reach and Newsquest) on hand to discuss questions raised by targeted towards local readerships. members of the public.

There were more than 445,000 In total the drop-in events had over 200 impressions of these adverts, with visitors. CONSULTATION SUMMARY 16 17

Survey Data

There were 145 online and written responses to the survey. The vast majority of these were residents as opposed to businesses or stakeholders. (Please note for the figures below that some respondents did not answer every question and that totals may not tally because of that or rounding.)

66% said they had a good or full understanding of the Master Plan. More than half (54%) felt the redevelopment of Hunterston is important to the local economy, with around one third (32%) feeling the opposite.

When presented with the various environment and transport factors to be considered, no more than 40% felt the Master Plan considered these appropriately. On reflection, this question should have been worded differently. The intention was to capture if the issues highlighted were the right ones to address at later stages of development proposals. Unfortunately, this was not clearly expressed in the question. However, the strength of feedback and comments on environmental and transport issues are still worth acknowledging.

More than half of respondents opposed the LNG terminal and marine construction and decommissioning proposed uses. Combining all negative responses, the power station and concrete batching uses were also opposed by more than half of the respondents.

Aquaculture, modular construction, train manufacturing, and plastics recycling and storage were the uses with the most support, ranging from around 40-50%.

CONSULTATION SUMMARY 18 19

Survey comments

80 participants responded to question 8 Criticism of the draft Master Plan Environmental concerns Tourism in the questionnaire (“Do you have any document and community engagement Concerns about the environmental impact The most common theme with tourism was extra suggestions on maximising the local Criticism in this area centred on the level of the proposals and calls to complete respondents both raising concerns about economic and social benefits of Hunterston of detail provided in the draft Master Plan a thorough Environmental Impact the potential impact of the proposals on PARC?”) and a summary of the written and questions regarding its accuracy, Assessment were also mentioned multiple tourism and recreation and calling for the comments received is provided below. particularly in relation to the projected jobs times in the feedback. site to instead be developed in a way that figures. would enhance local tourism. In addition to the questionnaire, a small Transport infrastructure concerns number of local residents provided Some respondents were also critical of Respondents highlighted concerns Potential jobs impact comprehensive written responses to the the questionnaire design believing it to be regarding the impact of redevelopment Positive feedback tended to centre on the draft Master Plan, outlining their views on leading and urged Peel Ports to improve its on surrounding transport infrastructure or potential for redevelopment to increase the the proposals, and these comments are community engagement going forward. mentioned the need to improve transport number of jobs in the area. However, some also reflected below. infrastructure as part of any development. respondents qualified their feedback by Potential negative impact on including considerations that would need As well as suggestions on maximising neighbouring communities Opposition to Liquid Natural to be addressed such as the jobs being the local economic and social benefits Concerns regarding the potential impact of Gas (LNG) Terminal sustainable. of Hunterston PARC, many respondents the proposals on neighbouring communities Some respondents used this section to used this section to highlight their views or and the local area are another theme highlight their opposition to proposals for concerns regarding the draft Master Plan. evident in the feedback. These concerns a LNG Terminal citing concerns over centre on potential noise, dust, air safety, the proximity to local communities The summary below does not provide pollution, negative visual impact and traffic and Hunterston power station and every written comment received, but rather generation. potential environmental impact. identifies common themes and includes example comments illustrating those Peel Ports have been poor Prefer green tech alternatives themes. Many respondents also used this neighbours in the past Many respondents advocated for the site section to suggest alternative uses for Linked to the above, some respondents to be used as a Green Energy Hub or the site and these suggestions have been highlight a belief that Peel Ports (and as a base for renewable/green industry included below. predecessor bodies) have been bad and technology. Many also expressed neighbours in the past with activities at disappointment that the current plans do Hunterston negatively impacting local not reflect this vision. communities. CONSULTATION SUMMARY 20 21

Stakeholder responses

Written responses were received from of the next generation of offshore wind Also concern over any tall structures Crown Estate Scotland the following groups: assets’ is particularly exciting. The plan associated which might be visible from • No comments to make on the specific • Argyll and Bute Council could mean Hunterston is well placed to Bute. proposals but looks forward to playing • British Ports Association be at the forefront of Scotland’s strategic its part in the regeneration of this • Bute Community Council move towards a low carbon and circular Caledonian Maritime Assets Limited nationally important infrastructure • Caledonian Maritime Assets Limited economy. (CMAL) project. (CMAL) • Supports an LNG Facility at Hunterston • Clyde Marine Planning Partnership • The PARC’s focus on ensuring the as it would assist CMAL in its desire • Recognises that ports and harbours are • Crown Estate Scotland use of clean technologies for the future to increase the use of LNG on the strategically important for the economy • EDF Energy is admirable, not only supporting the CHFS Network as vessels are delivered of Scotland as well as being catalysts for • Fairlie Community Council Government’s sustainability objectives and further ones are built. Currently the economic development. • Friends of the Firth of Clyde (FOFOC) but providing innovative environmental source for LNG fuel would be the Isle of • North Ayrshire Council credentials that many ports strive Grain which is 465 miles from Ardrossan EDF Energy • North Ayrshire RSPB local group towards. which in turn is the southerly most route • Considers the plan a step forward • Offshore Renewable Energy (ORE) within the network. in relation to providing opportunities Catapult • The positive vision presented by the regarding the future plans for the • RSPB Scotland Master Plan signals not only a great Clyde Marine Planning Partnership Clydeport site. • Royal Yachting Association (RYA) boost to Hunterston PARC but also North • CMPP decided that at this point in time Scotland Ayrshire and Scotland as a whole. The it would not be appropriate to respond • Will submit a formal response when • Scottish Enterprise strategy rightly recognises the importance in detail to the Master Plan. appropriate and engage in the review • Scottish Government of maximising economic growth while of any formal proposals for the use • Scottish Natural Heritage retaining good environmental credentials, • Is currently developing the Regional of the site, via the planning application • SEPA ensuring a positive future for this project. Marine Plan and so it is not yet a process with a view to ensuring any • University of Strathclyde document that has been formally impact is consistent with the safe • UK Major Ports Group (UKMPG) • Expresses whole-hearted support for this adopted by Scottish Ministers and some operation of Hunterston B. • West Kilbride Community Council ambitious and exciting project. parts of it will be subject to considerable • West Kilbride Development Group change before it becomes statutory. Fairlie Community Council Bute Community Council • All of Peel Ports’ proposals come Summary of responses • Should be more focus on industries which • Referred to the National Marine Plan with some level of threat to the amenity Argyll and Bute Council support the circular economy and the UK and the pre-consultation draft of the of Fairlie and the local area, and it raises • On the basis that all of the proposed Government commitment to achieving net Regional Marine Plan to provide insight concerns regarding noise, dust and air activities will occur within the confines zero emissions by 2050. into the main issues concerned with in quality. of the masterplan area, and be subject to the Clyde Marine Region and the types further consents as necessary, Argyll and • Use of dry dock area for oil and gas of policy that may be introduced. • Would welcome jobs, but not at any Bute Council has no comments to make. rig decommissioning is not supported. • Would look forward to continuing to cost; these proposals would come at • Should further detailed proposals be The envisaged alternative use for the be involved as plans for the site develop a high cost to Fairlie and the wider area, made which may result in impacts construction of base units for offshore and as the Clyde Regional Marine Plan which depends on its natural beauty to beyond the Masterplan area, Argyll and wind turbines would be supported develops, and in particular its role as a bring people to live, work and visit. Bute Council reserve the right to in principle subject to further detail on statutory consultee for marine licence reconsider its position. proposals. pre-applications and applications. • State full support for the responses from Friends of the Firth of Clyde and West British Ports Association • Concerns over an LNG Terminal and • Concerned that the red boundary line in Kilbride Community Council. • The master plan’s aspiration which associated CCGT Power Station. These the plan entitled ‘Hunterston PARC site would see the existing features of the concerns centre on safety, given the boundary’ encompasses some parts of port enable the PARC to act as a host for close proximity of populated areas and the SSSI. the ‘scaled manufacturing and servicing the Hunterston Nuclear Power Station. CONSULTATION SUMMARY 22 23

• Environmental Impact Assessments, Friends of the Firth of Clyde (FOFOC) done independently and properly, survey voluntarily advocated by the company, would go a long way to improving Peel FOFOC believes the consultation Ports’ standing. questionnaire distributed by Peel Ports was ‘deeply flawed’ and therefore undertook its Friends of the Firth of Clyde (FOFOC) own online survey which received around • Supports the idea of using the site for 100 responses. high tech renewable and green energy, however this Master Plan could not be FOFOC survey asked respondents for their further from this vision. thoughts on each of the proposed activities. The sentiment of the narrative responses • The Master Plan, as it stands, presents was highly consistent with those returned a threat to the way of life and in Peel Ports own survey and some of the environment enjoyed by local stakeholder comments, and are therefore communities. covered elsewhere in this report. There was also a strong level of consistency between • Peel Ports should be open and the two surveys when responders were transparent, map out proposals in more asked about specific options (see page 24- detail and signpost communities to 25). existing case studies and documentation.

• The community have suggested other uses, although FOCOC does not necessarily endorse these: • Research & education park • Battery farm for renewable energy storage • A solar array • Seaweed Farm • Recycling of plastics to make beads for road surfacing • Large-scale green houses for high value food production • Manufacturing and construction plant powered entirely by green energy • Processing of seaweed for food, plastic alternatives, extraction of nutrients and materials • Warm water shellfish

• FOFOC also propose restoring the land to its original state, re-wilding the site and creating a Carbon Capture Forest to build on the existing Natural Carbon Sink of the Seagrass meadows of the Southannan Sands SSSI. CONSULTATION SUMMARY 24 25

FOFOC survey responses Hunterston PARC responses

Fully Do not Support Neutral Object Support 4 3 2 Support EXECUTIVE SUMMARY 26 27

North Ayrshire Council • More prominence could be given to the As well as responding directly to the potential of Hunterston as an ‘energy consultation, North Ayrshire Council also hub’ in relation to Scotland’s wider submitted the minutes from a meeting of aspirations for a low carbon economy. the Planning Committee on 19 June 2019, during which the Council’s draft response • Main concerns with the Master Plan to the Masterplan consultation was surround the Socio-Economic Study. discussed. The tone of this section and discussion of population decline and employment • Support the re-development of is overstated and overly negative. Hunterston PARC, which is recognised as having the enabling capability to • Important that the masterplan does bring international levels of investment recognise the environmental sensitivities to Scotland and Ayrshire, via the of the site. Would also welcome Proposed Local Development Plan and consideration of how the development Ayrshire Growth Deal. of Hunterston PARC could enhance the local environment, including for • Local Development Plan (LDP) 2 local residents, and detail on any identifies Hunterston as a Strategic ongoing or proposed monitoring of Development Area and supports a wide environmental impacts. range of future uses for both the port and marine yard and the nuclear estate. • Robust community engagement must be at the heart of the successful • Draft Master Plan would benefit from regeneration of Hunterston, working some refinement to form a document in partnership with local people and that is more concise, more engaging organisations to deliver shared in its presentation and clearer in its outcomes and supports Peel Ports’ message of the overarching strategy intentions in this regard. and opportunities for Hunterston PARC. One local councillor also provided • Happy to work with Peel Ports Group feedback separately which aligned with to explore how a revised Master Plan most of the points raised in West Kilbride could be supported by the Council, Community Council and Friends of the taking account of Local Development Firth of Clyde’s responses and looks Plan 2, which they expect to adopt forward to working with Peel Ports and the towards the end of 2019. rest of the Liaison Committee to achieve a solution to use the site for a purpose that • The Planning Committee outlined is acceptable to all. opposition to LNG storage and would encourage a renewable energy activity North Ayrshire RSPB local group as a suitable replacement to accord with • Would like to see a commitment to our commitment to a low-carbon working with groups such as RSPB circular economy. to improve the habitats for wildlife. The marine habitat of the lagoon, with • Support the six principles outlined in the its limited tidal movement and sheltered Business Vision section. Key interest waters, certainly needs expert study. is in the creation of a variety of jobs, including those in skilled and emerging sectors. CONSULTATION SUMMARY 28 29

• Has a good working relationship with RSPB Scotland local staff, who have been very helpful, • Welcome the recognition of the nature and would hope to see that continue. conservation interests of the site and in particular the need to protect • Access to the lagoon needs to be Southannan Sands SSSI. Noted that a improved if a “visitor centre” is to be a large section of Southannan Sands SSSI reality. The current system for managing is included within the Hunterston PARC access is only suitable for a small group site boundary and are concerned about of regular visitors. the implications of this. We request that the boundary be redrawn to exclude the • Would have concerns about how the SSSI. cooling system for a power station would affect the local marine environment. [Peel Ports additional note: the boundary shown on the map is just • Raised concerns about the issue of the site boundary, reflecting the area airborne dust in relation to a cement under Peel Ports’ ownership and factory. responsibility. There is no intention to develop upon the SSSI.] Offshore Renewable Energy (ORE) Catapult • Would in principle support the proposal • Is working with Peel Ports Group on for a visitor centre to showcase the the potential for Hunterston PARC to wildlife, but would question whether it play a role in the establishment in would attract sufficient numbers of Scotland of facilities for the large-scale people to justify the investment and manufacture, assembly and servicing suggest that there may be other more of floating assets for offshore wind appropriate ways of making the site more generation. accessible.

• Has already presented intention to • Concerns that the proposal for a work with Peel Ports, the University of plastic recycling and storage facility risks Strathclyde and those in the renewables contaminating the marine environment sector to arrive at a blueprint for how the with waste plastics and plastic feedstock, PARC can be used to support subsidy- were there to be any spillage from the free power generation. These plans will facility. rest on development of the dry dock and marine yard. • Decommissioning is an activity with potential risks to the marine environment, • Is committed to the development particularly if contaminated infrastructure in Scotland of a supply chain for new is being transported over long distances renewable energy opportunities and are and through sensitive areas. excited by the mission and strategy that Peel Ports is offering in this area. CONSULTATION SUMMARY 30 31

Royal Yachting Association (RYA) activity in building the large-scale • The planning system in Scotland is Scottish Natural Heritage Scotland assets for the floating offshore wind fully devolved, legislation relating to • Fully recognises the economic • Notes the proposals in the Master Plan industry and the decommissioning of the planning system in England does importance of the port facility and the and welcomes the opportunity for growth floating assets from the oil industry. not apply to this site. Given that LNG potential for a broad range of associated and development arising from it. handling and use is identified within the development. The Master Planning • Recognise that some of the potential masterplan we would also highlight our approach is a well-recognised method • Asks to note that the area of Fairlie, uses of the site will need consents ‘Circular 3/2015: Planning Controls for for setting out aspirations and seeking Largs Channel, and the waters and that continued work to engage with Hazardous Substances’. to integrate with local, regional and around the two Cumbraes are probably stakeholders and the wider community national strategies. the busiest waters for recreational is essential. • Highlights ‘Planning Advice Note boating in the whole of Scotland. The 83: Masterplanning’ which states: ‘An • May be advantages in undertaking waters around Cumbrae are the • Has been involved in the formulation effective masterplan should explain how a Strategic Environmental Assessment only waters in Scotland designated for of the strategy for the PARC and keen a site, or series of sites, will be (SEA) to support this plan. An SEA international sailing events by World to work with Peel Ports and partners to developed, describing and illustrating would demonstrate that the potential Sailing. Major events are held in these see this plan realise positive outcomes the proposed urban form in three impacts arising from the different waters every year and support both the for the Ayrshire and Scottish economy. dimensions. It should show how that development options have been local marine and tourism industries. Any form will achieve the intended vision anticipated and that mitigating factors detrimental marine and industrial activity • Recognises the low carbon and for the place, and how a distinct and have been considered in the could jeopardise this status. circular economy potential outlined in appropriate character will be created. final allocations. the masterplan and the opportunity It should also describe how the project It would also assist • Aware of the potential for conflict arising that this creates for dynamic future will be implemented through a delivery statutory agencies from possible severe visual intrusion in facing employment opportunities. strategy which sets out phasing, timing with the adoption the landscape, noise, and escape of and funding.’ of the master plan. dust or water pollution, which could Scottish Government have a damaging effect on all forms • Hunterston is identified in National • Particularly when derived from of recreational boating in these waters, Planning Framework 3 as a key location bio-sources demand for alternative particularly for international events, in relation to the marine renewables hydrocarbon resources such as LNG and an adverse impact on the clubs sector. could potentially reduce emissions. and the commercial operation of Largs The Scottish Government is supportive Marina - all of which would have • It is not clear how the uses proposed of the uptake of these energy streams, economic consequences. have been co-ordinated with other where the current infrastructure is able development interests in the wider to meet the expected growth in Scottish Enterprise Hunterston area. Similarly is it not clear demand. Investment could support • Have already publicly announced support how the approach taken really responds economic development, safeguarding for the completion of the dry dock and to sensitive land uses around the and creating jobs in the energy sector. quay at the marine yard which will give site and the sensitivities created by Notes that detailed site considerations Scotland the capability to support new the proposed uses. need to fully considered as part of any consenting process. CONSULTATION SUMMARY 32 33

• Development of the site will likely be opportunity to provide further comment phased over a long period of time on these issues as the proposals are and that this will mean that large areas refined. of the site will remain un-managed. Such temporarily vacant land can have • Support the requirement of a Flood considerable potential as a wildlife Risk Assessment (FRA) where information habitat. indicates there may be a risk of flooding to the site or where development of the • Note the company’s commitment to site may increase risks elsewhere. its internal environmental policy. The plan also makes reference to statutory duties University of Strathclyde to take environmental considerations • The Hunterston PARC Masterplan and responsibilities into account. provides a number of opportunities for It would be useful if the environmental the application of new technologies requirements set out in the NPF and methodologies which will both Hunterston policies were specifically benefit the regional economy and benefit referenced. the environment.

• Plan correctly identifies the key specially • In particular, the University of Strathclyde protected sites within the immediate is supportive of those ideas in the vicinity of the port. It should be noted ‘masterplan’ which could have a that it may be possible that impacts from significant impact on Scotland’s status development proposals, both individual as a beacon for the floating offshore wind and cumulative, may have impacts on sector and the circular economy. specially protected sites beyond the 5km threshold. These will require • As these ideas move forward would look consideration on a case by case basis. forward to working with the site owners, North Ayrshire Council, Ayrshire College • Plan should recognise the special and other parties around R&D and skills, protected status of marine mammals to ensure the benefits of this living in the area and acknowledge that development are felt locally. disturbing impacts may require licensing. Coastal living otters (another European UK Major Ports Group (UKMPG) protected species) are also present in • The positive benefit of ports extends the plan area. to their surrounding areas. The areas surrounding the traditional ship to shore SEPA activities benefit as the port’s • A number of the indicative proposals development catalyses and acts as a listed in the masterplan will require critical mass for a range of productive environmental authorisation from and job creating activity. SEPA and the site as a whole is likely to require a Controlled Activities Regulations • The Hunterston PARC Masterplan is (CAR) construction site licence for the an excellent example of this potentially management of surface water run-off. catalysing effect, illustrating how the port development itself is just one aspect • Will welcome pre-application of a vision for creating jobs and attracting engagement and look forward to the investment for a range of industries. CONSULTATION SUMMARY 34 35

• Hunterston PARC Masterplan considers • Peel Ports and its tenants do not have Annex A the sustainability aspects of the a perfect record with SEPA and HSE – proposed development in significant this raises questions as to contracts Stakeholder Responses Stakeholder (Non) Responses depth. with possible tenants as to ensuring future compliance with environmental • Argyll & Bute Council • MP/MSP • Specifically notes and commends two controls regardless of which industrial • British Ports Association • Local Councillors aspects of the proposals: activity is being proposed. • Bute Community Council • Cumbrae/Largs/Skelmorlie 1. Returning a post-industrial brownfield • Caledonian Maritime Assets Ltd Community Councils location to productive and job creating • Transportation to and from the site is one • Clyde Marine Planning Partnership • Marine Scotland use. Ports and port operators of the main concerns. The only • Crown Estate Scotland • Field Studies Council throughout the UK have demonstrated acceptable transportation of materials • EDF Energy • HSE their capacity to successfully is by sea or rail. Any other method is • Fairlie Community Council • Magnox regenerate brownfield sites and bring unacceptable to the local communities. • Friends of Firth of Clyde (FOFOC) • Utility Companies them back to productive and job Re-industrialisation must be • North Ayrshire Council creating use. accompanied by improved access as the • ORE Catapult A78 is now at the limit of its capacity. • RSPB 2. Potential to provide a substantial • RSPB North Ayrshire Group cornerstone to regional / local • Highlights that no consultation events • RYA Scotland economic development plans. The took place in Largs or West Kilbride, both • Scottish Enterprise proposed developments would be of which will be significantly affected by • Scottish Environment Protection highly coherent with other strategies the proposals. Agency focused on boosting investment and • Scottish Government Planning prosperity in the North Ayrshire region. West Kilbride Development Group & Architecture • Takes the view that it is necessary for an • Scottish Natural Heritage • The masterplan is an excellent example Environmental Impact Assessment of the • UK Major Ports Group of what ports can do to not only provide plan as a whole - not the discrete • University of Strathclyde Scotland’s and the UK’s gateways to the elements - to be carried out once proper • West Kilbride Community Council world but act as engines of investment, detailed proposals have been produced, • West Kilbride Development Group jobs and prosperity for local and prior to any consideration of specific communities. planning applications. It is entirely desirable that an area, which is in effect West Kilbride Community Council an industrial site, should be put to good • A better plan would be to promote green use but it is also necessary to ensure that energy technologies and other industries environmental considerations are given which address challenges such as due weight. climate change or which de-industrialise the Hunterston peninsula and create a tourist bias approach to the site.

Peel Ports Group Maritime Centre Port of Liverpool L21 1LA

0151 949 6000 [email protected] www.peelports.com APPENDIX 3:

EXTRACT FROM ADOPTED NORTH AYRSHIRE LOCAL DEVELOPMENT PLAN 2 : HUNTERSTON STRATEGIC DEVELOPMENT AREA Local Development Plan | Your Plan Your Future

Strategic Development Area 1: Hunterston

National Offshore Wind Turbine Test Facility & Marine Yard The temporary National Offshore Turbine Test Facility has secured Scotland’s place Hunterston Deep as an international leader in offshore wind Water Port and energy research and development. Bulk Terminal The Marine Yard provides opportunities for industries with a specific locational need for access to water. Hunterston Deep Water Port has the deepest sea entrance on the

Hunterston Nuclear west coast of the UK. It can accommodate Hunterston Rail Loop the largest capacity sea vessels and handle most types of bulk cargoes Marketable including liquid bulks. Employment Land

Bulk Terminal The Bulk Terminal sits on an 872 acre site covering both land and water and includes 200 acres of available land for development as well as fully serviced offices. The operational facility includes a multidirectional conveyor with a fast discharge rate and is capable of handling most bulk, solid and liquid products. © Get Mapping plc 22 Strategic Policy 3: Strategic Development Areas

Hunterston We recognise the strategic national importance of Hunterston as an energy hub and deep water port. We strongly support the inclusion of Hunterston in the National Planning Framework 4. In particular we will support the following uses:

Hunterston Deep Water Port Hunterston Nuclear • Renewables generation, manufacture, • Appropriate development to support the maintenance, research and development, operational life of the existing facility testing and training (including support for • Nuclear decommissioning and radioactive waste a renewables skills academy) management from within the site • Strategic grid connections recognising its • Other facilities for large and small scale importance as a landfall to support the power generation offshore renewable energy sector Energy Sector & Nuclear Facilities • Maritime construction and decommissioning (including oil and Hunterston provides a unique combination of energy gas structures) generation, infrastructure and network accessibility. The decommissioning of Hunterston A is ongoing • Bulk handling facilities for importing, and will be followed at some point after 2023 by the processing and distributing all dry and decommissioning of Hunterston B. We want to support bulk liquid cargoes the retention of the high value jobs in the energy • Local scale Bio-mass energy generation industry at Hunterston. developments as per Town and Country Hunterston is an area where co-ordinated action and Planning (Hierarchy of Developments) a masterplanned approach is required. We would (Scotland) Regulations 2009 expect all development to take account of the special • Other storage, processing and distribution environmental and safety constraints of Hunterston uses and general light industrial activities including detailed transport studies to identify where they would not undermine the options for enhancing port/rail/road accessibility, and strategic importance of, and unique assets management of impact of uses on nearby communities of Hunterston as a deep water port. and the natural and built heritage assets in the area.

23 APPENDIX 4:

NORTH AYRSHIRE COUNCIL REPRESENTATION TO NPF4 “CALL FOR IDEAS AND NATIONAL DEVELOPMENTS”

NORTH AYRSHIRE COUNCIL

18 March 2020

Planning Committee

Title: National Planning Framework 4

Purpose: To update Members on the preparation of National Planning Framework 4 and endorse the Council’s response to the Scottish Government’s early engagement.

Recommendation: It is recommended that the Planning Committee approves a response to the Scottish Government’s early engagement on the preparation of National Planning Framework 4, as set out in Appendix 1.

1. Executive Summary

1.1 The Scottish Government has launched a ‘Call for Ideas’ to seek views on the scope and content of Scotland’s fourth National Planning Framework (NPF4). A draft response to this ‘Call for Ideas’ has been prepared, focusing on the themes of climate change, health and wellbeing, economy, place and infrastructure and the promotion of Hunterston as a national development.

2. Background

2.1 The National Planning Framework (NPF) is a long-term plan for Scotland that sets out where development and infrastructure is needed to support sustainable and inclusive growth. Alongside its wider programme for implementing planning reform and the Planning (Scotland) Act 2019, the Scottish Government has begun the process of reviewing NPF3, which was published in 2014.

2.2 The new Planning Act introduces a purpose for the preparation of the NPF: “to manage the development and use of land in the long-term public interest” and elevates the status of NPF4, from a material consideration to part of the development plan. Unlike previous versions, NPF4 will contain detailed national policy on a wide range of planning topics, currently set out in Scottish Planning Policy (SPP). This will mean NPF4 will have a stronger role in informing day-to-day decision making.

2.3 Scottish Government is undertaking intensive early engagement to seek views on the scope and content of NPF4 and has launched a ‘Call for Ideas’, which runs until 31 March, to gather thoughts and priorities for NPF4. Government are particularly interested on thoughts on the following issues:

1) What development will need to address climate change? 2) How can planning best support our quality of life, health and wellbeing in the future? 3) What does planning need to do to enable development and investment in our economy to benefit everyone? 4) How can planning improve, protect and strengthen the special character of our places? 5) What infrastructure do we need to plan and build to realise our long- term aspirations?

A response on these issues is set out at Appendix 1.

2.4 As part of the ‘Call of Ideas’ the Scottish Government are also inviting suggestions for projects to be considered for ‘National Development’ status in the NPF4. National developments are expected to make a significant contribution to national outcomes. Designation as a national development establishes the need for projects deemed to be of national significance.

2.5 North Ayrshire’s adopted Local Development Plan strongly supports the inclusion of Hunterston in NPF4, in recognition of its clear strategic national importance as an energy hub and deep-water port and its inclusion within the Ayrshire Growth Deal. The Planning Service will work with relevant parties, including Peel Ports, to promote the inclusion of Hunterston as a national development in NPF4.

2.6 In addition to engaging with the ‘Call for Ideas’, the Council is currently jointly preparing with East Ayrshire and South Ayrshire Councils an indicative Regional Spatial Strategy for Ayrshire. This indicative Regional Spatial Strategy, to be submitted to Scottish Government in June 2020, will also inform the draft NPF4 and is therefore an important mechanism for highlighting Ayrshire’s development priorities.

Next Steps

2.7 Scottish Government aim to lay a draft of NPF4 in the Scottish Parliament in September 2020. Formal public consultation will then run alongside the Parliament’s consideration of the draft. Thereafter, Government will consider all responses, amend the draft and lay a final version in Parliament. This is expected to be next year. NPF4 is required to be approved by Parliament before it can be adopted by Scottish Ministers.

3. Proposals

3.1 It is recommended that the Planning Committee approves a response to the Scottish Government’s early engagement on the preparation of National Planning Framework 4, as set out in Appendix 1.

4. Implications/Socio-economic Duty

Financial

4.1 None.

Human Resources

4.2 None.

Legal

4.3 Once adopted, National Planning Framework 4 will form part of the Development Plan for North Ayrshire. Decisions on planning application and the next Local Development Plan will be require to accord with NPF4.

Equality/Socio-economic

4.4 NPF4 will be subject to a number of statutory and non-statutory impact assessments, which the Scottish Government aim to integrate where possible. To date, the Government has prepared an Integrated Assessment Scoping Report, setting out the Scottish Government’s view on which impact assessments should be undertaken (known as ‘screening’) and information on the assessment method(s), and the baseline information on which the assessments will be based.

Environmental and Sustainability

4.5 See above.

Key Priorities

4.6 NPF4 will align with wider national priorities, programmes and strategies, including on infrastructure and economic investment. These align with many the Council’s key priorities, including a sustainable environment; affordable, modern and well-designed homes; and effective infrastructure.

Community Wealth Building

4.7 None.

5. Consultation

5.1 This paper responds to a Scottish Government consultation on a draft National Planning Framework. An officer workshop was held at the end of January in order to gather the thoughts of a number of services on the indicative Regional Spatial Strategy and NPF4 which has informed this response.

RUSSELL McCUTCHEON Executive Director (Place)

For further information please contact Alistair Gemmell, Strategic Planning Manager, on 01294 324021.

Background Papers 0 Appendix 1

National Planning Framework 4 - Call for Ideas North Ayrshire Council Response

Climate What development will we need to address climate change?

North Ayrshire Council has been proactive in tackling climate change, achieving almost 40% emission reduction since the 2005 baseline year, by consuming less fossil fuels and producing less waste across North Ayrshire through a number of initiatives including energy conservation and increased use of renewable energy sources. A coordinated approach across all services has been key to the successful implementation of emission reduction projects. The focus on clean energy is a key element of the draft Ayrshire Regional Economic Strategy which aims to position Ayrshire at a nationally strategically important location for renewable energy power generation.

The Council’s declaration of a Climate Emergency in June 2019 established an aspiration to become a net-zero emission local authority by 2030. This is an ambitious goal based on emission data available and is within the 10-year timeframe set by the IPCC to prevent irreversible climate change. Based on current annual reduction trends a 73% reduction in emissions is projected by 2030 (based on a 2005/06 baseline year); to address the shortfall, development and action is required around carbon absorption solutions, further renewable energy generation opportunities and new technologies to deliver low carbon heat and energy supplies across domestic, non-domestic and transport sectors.

The decarbonisation of heat and transport networks will be key to reducing emissions, in relation to both new and existing buildings. Currently the planning system – and developers – are falling short in delivering the roll-out of low-carbon through heat networks, which enable harnessing renewable sources of heat in rivers, sewers and the ground, and infrastructure for electric vehicle charging. Zoning areas most suitable for heat networks in existing buildings and land for development and potential sources of heat can promote the development of heat networks, however, like the implementation of Section 3F of the Planning Act, consideration needs to be given as to whether the planning system is the correct vehicle for mandating such solutions.

Development Plans are increasingly incorporating policies regarding heat networks and district heating but, to date, major housebuilders have tended to cite that such options are not feasible for technical or economic reasons and that legislation will be the main impetus for significant changes to the energy efficiency and carbon emissions from new housing.

The potential of Hunterston to contribute to the achievement of Scotland’s target of net zero emissions is addressed in our nomination of the site as a national development (see Response Form).

Health and wellbeing How can planning best support our quality of life, health and wellbeing in the future?

Ensuring North Ayrshire’s residents and communities enjoy good life-long health and well-being is a priority outcome of the Council. The Council’s Plan states that we will work with individuals and communities to support positive lifestyle choices which improve health and wellbeing.

Planning can support our quality of life and wellbeing in a number of ways, as part of Scotland’s whole system approach to health improvement. Place, in particular, can play an important role in public health and is recognised in the first of Scotland’s six public health priorities: “A Scotland where we live in vibrant, healthy and safe places and Communities”. Good quality buildings, neighbourhood design, sustainable travel and opportunities for active travel, the provision and quality of green space and opportunities for play and sport are all within the remit of planning and can have a positive impact on health and wellbeing.

National planning policy on placemaking which supports development that is designed to a high-quality and demonstrates the six qualities of successful place is a good starting point for ensuring the consideration of health and wellbeing is integral to planning decisions. The articulation of these six qualities may benefit from a more specific focus on health and wellbeing, including around another of the public health priorities concerning healthy weight and the ‘food environment’.

Housing is also a key component of supporting quality of life, health and wellbeing. In North Ayrshire, we have one of the biggest and most ambitious house-building plans in Scotland and will deliver 1,575 new Council homes by 2025. In addition, the recently adopted Local Development Plan seeks to stimulate private-sector house building. On a national scale, there is an argument that a rebalancing of the housing market is required, away from the south-east of Scotland to places like Ayrshire. This could potentially be supported through the distribution of any future infrastructure levy; increasing the attractiveness and de-risking sites in the west and enabling the benefits of the delivery of new homes, for example through regeneration, to be shared more equitably across Scotland.

Economy What does planning need to do to enable development & investment in our economy to benefit everyone?

An inclusive, growing and enterprising economy is another of the North Ayrshire Council Plan’s priority outcomes. This broadly aligns with national outcomes for economy and fair work and business. The Council supports a ‘Community Wealth Building’ approach, a people-centred approach to local economic development, which redirects wealth back into the local economy, and places control and benefits into the hands of local people. This radical and bold approach which will see the Council – along with other established institutions - use the economic levers available to them in order to create a more resilient local economy, with more diverse businesses, to create more well-paid jobs for local people. The land and assets of ‘anchor’ institutions, who are often major land holders, can support equitable land development and the development of under-utilised assets for community use, and this could be encouraged by the planning system.

A key role for planning in enabling development and investment in our economy will also be to support city region and growth deals; both projects that are designated as national developments and others. Through the Ayrshire Growth Deal and other means, we aim to attract investment, to support regeneration and job creation at our key development sites of i3 Irvine, Hunterston, Lochshore, Ardrossan Marine Quarter and the Irvine Great Harbour.

There is also a key role for planning in addressing long-term vacant and derelict land and making employment land more dynamic and responsive to demand, ensuring such sites become productive and benefit the economy and local communities. Promoting the redevelopment of such sites has long since been a priority of the planning system, however, more direct intervention using, for example, compulsory sales orders and looking at transfer values should be considered further.

Place How can planning improve, protect and strengthen the special character of our places?

Place, and placemaking, is central to the purpose of planning and integral to achieving many of the national outcomes. The planning system, as a component of related environmental protection and assessment legislation already does a good job in protecting our special places, including the historic environment and natural heritage. However, it is important that the planning system encourages the better use of assets, such as vacant and derelict land.

Town and city centres are places which are both fundamentally important to local communities but undergoing significant change, largely related to changes within the retail sector. The town centre first principle of directing uses which attract significant numbers of people, including retail and commercial leisure, offices, community and cultural facilities to town centres is more important than ever, as are aspiration to increasing residential uses with town centres.

Infrastructure What infrastructure do we need to plan and build to realise our long-term aspirations?

New development both relies on and can facilitate infrastructure improvements. Improving transport, digital and green infrastructure underpins the achievement of national outcomes, including through facilitating growth and enhancing accessibility. It is noted that Scottish Government expects NPF4 to look very different from NPF3, with improved alignment with wider programmes and strategies, including on infrastructure. The Council has promoted a number of projects through the second Strategic Transport Projects Review which seek to ensure travel and transport networks in North Ayrshire support our long-term aspirations, are resilient and reliable. This is of particular importance for our island communities.

Again, there is an argument that infrastructure investment – which up until now has been mainly focused on and between cities – should be redirected to benefit other areas, such as North Ayrshire.

Planning for Scotland in 2050 National Planning Framework 4

National Developments – Response Form

Please use the table below to let us know about projects you think may be suitable for national development status. You can also tell us your views on the existing national developments in National Planning Framework 3, referencing their name and number, and providing reasons as to why they should maintain their status. Please use a separate table for each project or development. Please fill in a Respondent Information Form and return it with this form to [email protected].

Name of proposed national Hunterston development Brief description of proposed Deep-water port and Innovation, Energy and national development Blue Economy hub. Location of proposed national Hunterston Terminal, Fairlie, Ayrshire KA29 0AZ development (information in a GIS format is welcome if available) What part or parts of the Planning permission will be required for new development requires planning infrastructure and built development related to permission or other consent? new energy and new industry components of the overall strategy for the redevelopment of Hunterston, When would the development A Strategic Business Case envisages the full re- be complete or operational? development of the Hunterston site over 25 years. Is the development already The strategic national importance of Hunterston formally recognised – for as energy hub and deep-water port is recognised example identified in a by the North Ayrshire Local Development Plan, development plan, has adopted in November 2019, which identifies planning permission, in receipt Hunterston as a Strategic Development Area. of funding etc. The LDP supports a range of uses at Hunterston, including renewables generation, manufacture, maintenance, research and development; maritime construction and decommissioning; and power generation. The LDP supports the inclusion of Hunterston in NPF4. The site has planning permission for the construction, repair and decommissioning of large marine related structures related to oil and gas and renewables industry and the erection of caisson gates. Hunterston is included within the Ayrshire Growth Deal. Contribution of proposed national development to the national development criteria (maximum 500 words): Hunterston provides a unique combination of energy generation, infrastructure and network accessibility. Climate Change The key contribution of Hunterston to national development criteria relates to climate change and the development’s potential role in achieving Scotland’s target of net zero emissions by 2045. This reflects Hunterston’s UK-wide importance as a principle location for energy production and distribution via the Western HVDC Link. The redevelopment of Hunterston will enable a key strategic site that will lead the transition of the energy sector in Scotland through the creation of an Innovation, Energy and Blue Economy strategic hub. The hub will support investment in facilities that support renewable power generation, including the offshore renewable sector; new innovative zero carbon processing techniques and activity related to the Blue Economy that aligns with low carbon emission targets. People A diverse range of quality jobs are envisaged from the redevelopment of Hunterston, with a high GVA/job ratio and capacity to support a skilled and dynamic workforce and diverse and integrated supply chain. This will address a number of North Ayrshire’s key challenges: high unemployment; lack of jobs; deprivation; and population decline, which can have positive effects on the health, wellbeing, sustainability and quality of life within the area.

Inclusive Growth The circular economy is a major element in delivering Scottish Government’s aim of sustainable economic growth. Hunterston is a unique proposition with substantial and nationally significant competitive place advantages for the recycling of assets from legacy power generation in addition to the construction of next-generation offshore wind and new industry allied to the development of the Blue Economy. The development addresses market failure and additionality in terms of time, scale, innovation, infrastructure and quality and creates additional economic value, repositioning the North Ayrshire economy and delivering three of the great challenges of a modern, inclusive and equitable national economy. Place The redevelopment of Hunterston will address the legacy of the site’s previous role for coal import and storage becoming obsolete following the shift in favour of zero- carbon technologies and the closure of Scotland’s coal-fired power stations. This will have a positive impact on the local environment, bringing a significant land resource back into productive use.

Hunterston Title Plan

Thirdpart

Brackenbank Plantation Brackenbank

Rock

Sand No 1 No

Tank EER, Co Const, P Const, PER & UA Bdy

Tks

Gauge W

Tide

Tank

Fairlie Roads Fairlie Pier

SM 17.3m

Drain

Tank

Rock

Tanks Tanks Nuclear Generating Station Generating Nuclear

Track

32.8m

4.4m

Thirdpart Holdings Thirdpart

(covered)

Reservoir

Tanks

Issues Point Brigurd Inner Hunterston

Tk S

Tank

ETL

Hunterston Sands Hunterston

Shingle

Tanks

L Twr L Tanks

39.8m N

Sinks

Drain

ETL

Sand

Issues SM

Tanks Rock

ETL

Sinks SM

ETL

Issues 34.7m

Boulders

Track

Outfall

Sand

Campbelton

West L Twr L

Peelports Clydeport Wood

L Twr L

36.0m Sinks

Marine Department , Greenock Ocean Terminal Issues

Tank L Twr L

Mean High Water Springs

Patrick Street, Greenock, PA16 8UU Mean Low Water Springs

Track

Campbelton Hill Campbelton

L Twr L

ETL Campbelton Wood Campbelton

Tel 01475-726-221 Fax 01475-727-006 East

DW Mean Low Water Springs

Mean High Water Springs

ETL Hillhouse

25.9m Broomcraigs Plantation Outfall

Drain

Campbelton Hill Campbelton Sand

Drain

Burn Gill Hillhouse Plantation Hillhouse

4.0m

L Twr L L Twr L

Boulders

Track

Mean High Water Springs Water High Mean

L Twr L

Hunterston Construction Yard Construction Hunterston

L Twr L

Sloping masonry Sloping

Shaw Wood Shaw

L Twr L

Sloping Masonry Sloping

20.2m

Sheepfold

Drain

L Twr L

6.4m L Twr L

Drain

Campbelton

Ramp

L Twr L

Drain

Rock (Scat) Rock

Ramp

Drain

Issues

Drain

4.5m

Issues

Jetty

Hunterston House Hunterston Tanks

6.4m Drain

Mean High Water Springs

MLW MHWS

Cottage Drain L Twr L

Mid

South Cottage South

Hunterston

Castle

Tank

Ward Bdy Ward

L Twr L 11.9m

Boulders

3.8m

Drain L Twr L

Mean High Water Springs

MLWS

Sand 11.7m

Drain

MLWS

Drain

Sand

MHWS

Big Wood Big

10.6m

Boulders

Sand

Outfall

L Twr L Millstonford Bridge Millstonford

Tidal Pond

MLWS

Sand

Mean Low Water Springs Water Low Mean

Ward Bdy Ward

Burngill Bridge Burngill

MLWS Sheepfold

MLWS Mean Low Water Springs Water Low Mean

Track

Drain

Sand

Sand 10.7m

Burn Gill

3.8m

Tidal Pond Tidal 12.5m

8.8m

Hunterston Sands Hunterston Sand

Track

Outfall Drain

MLWS Tidal Pond Tidal

MLWS

Outfall

14.1m

Outfall

Hunterston Sands Hunterston Post

Lay-by 6.4m

Track Highthorn Bridge Highthorn

Burn Gill

Gull's Walk Gull's

MLW

FB Sand

Mean High Water Springs Water High Mean

NTL

LARGS AVENUE LARGS

13.1m Tank

Issues

Sand 7.8m

Burn Gill

FB Drain

Fairlie Roads

6.1m

NTL MLW Burn Gill Burn

Sand

Drain

Kilruskin Bridge Kilruskin

16.9m

Foot Bridge Foot

Drain

Sand

7.8m S Pier S

EER, PER, P Const, Co Const & UA Bdy

S Pier S

6.0m

Drain 9.6m

EER, PER, P Const, Co Const & UA Bdy

Outfall 18.6m

Castle Knowe Castle A 78

Southannan Sands Southannan

TCB

Pier

Mean Low Water Springs Water Low Mean Path (um) Path

Conveyor

Track

Issues

Hunterston Ore Terminal Ore Hunterston

31.7m

Drain

Issues Drain Conveyor

MHWS Ward Bdy Ward

A 78

Black Rock Black

Tower

MP 36.5 MP

29.3m Light

Conveyor

MP 36.75 MP

Kilruskin

32.4m Wood Kilruskin

South

Rock 33.0m

Shelter

MP.25 MP 37 MP

Pier

Conveyor

Ward Bdy Ward Mean High Water Springs

35.2m

MP 37.25 MP Issues WB

Poteath Bank Plantation

WB Pier

Drain

Mean High Water Springs Water High Mean Hunterston Ore Terminal Ore Hunterston

Tower Drain South Kilruskin Farm Kilruskin South Foot Bridge

Light Conveyor

Pier

Sinks

Dolphin Mast (Telecommunication) Mast

Conveyor

5.9m

Drain

Track

S Pier S

North Kilruskin North

Track Track

Drain

L Twr

Sinks

Conveyors Poteathbank Cottage

Conveyor Mean High Water Springs Water High Mean

MHWS Dam

MHWS

Issues

Sand

El Sub Sta Sub El

Issues Conveyor

Sinks Mean Low Water Springs Drain

Path (um) Issues

Drain Conveyor

Drain

Pond Compound Terminal Ore Drain

Hunterston Travelling Crane

Track

El Ps El Conveyor

Conveyor

Track SL

Issues

5.9m

Sinks

Hunterston Ore Terminal Ore Hunterston El P El

Travelling Crane

Tanks Issues

Conveyor

Cattle Grid Cattle

Issues

FB Level Crossing Level

El Ps El

Track El Ps El

ETL

Foot Bridge Foot

Issues

Drain El Sub Sta Sub El

Travelling Crane Conveyors El Ps El

Kilruskin Glen Ward Bdy A 78 Conveyor

Glen Burn

Issues

El Ps El

Glenburn Biglees

Bridge

Farm Cottage Farm

Fencefoot

Pond El Ps El Conveyor

Path

Fencefoot

5.7m

Sinks Glen Burn Glen

Track

Pond

Hunterston Ore Terminal Ore Hunterston

Pond

El Ps El

Pond

Workings (dis) Workings

The Glen The

Pond

MP 38 MP El Ps El

Sinks

27.3m

Issues

Fairlie Roads Fairlie Glenside

Track

Castle Hill Castle

Pond

Sinks Biglees Hill Biglees

Mean Low Water Springs

Pond Glen Burn

Track

Sinks

FBs

Gantry

El Sub Sta Sub El

Drain

Sinks 47.8m

Drain

(covered)

Reservoir Pond

Legend Sands Southannan

El Ps El

56.0m

El Ps El

FB Track FB

ETL

El Ps El Drain

(Waterfall)

Linnford

SP Issues

PEEL PORTS/ MP 38.25 5.6m

LAND AREA : 451.32 ACRES Ps El Allan Wood Allan

Sand

Pipe Line Pipe

Lodge

South El Ps El

CLYDEPORT Issues

Track

73.9m

Drain Issues (944.32 ACRES) WATER AREA : 493 ACRESPond

Track Path

El P El Underbank Wood

Gas Governor Station Governor Gas Track Issues DREDGING P El

Issues Glen Burn Sinks LICENSE Drain

A 78 Southannan Cottage Southannan

AREA Ps El Boulders

MLWS

Kirksteads Plantation Kirksteads

Fairlie Sands Fairlie

Southannan FB

The Gatehouse The Mean High Water Springs

Issues

105.3m

MP 38.5 MP Southannan

Mains

The Coach House Coach The

4.0m

1 - 6 - 1

Dykes Plantation Dykes El P El

LEASEHOLD Site Picnic

Track

Issues

SEMPLE CRESCENT SEMPLE

FB Foot Bridge Foot

MLWS 3.9m

PCs Waterfall

(70 ACRES) Rhuemore Glen Burn Glen

Path (um) SD

NTL

DW Fairlie Burn Fairlie

DW Cottage

Oak

Lodge

Winton

Avalon

Sinks

El P El

Cottage Chestnut

MILLER AVENUE MILLER

MONTGOMERIE AVENUE MONTGOMERIE

4.8m

121.8m

KAIM VIEW KAIM SM

Slipway

Fairlieburne Cottage Fairlieburne

Collects

FAIRLIEBURNE GDNS FAIRLIEBURNE

House

Sluice

Boat

1 to 11 to 1

Burnfoot

SOUTHANNAN ROAD SOUTHANNAN

Burnfoot Bridge Burnfoot The Lodge The

MONTGOMERIE CRESCENT MONTGOMERIE

House

Coach House Coach Fairlieburne

MAIN ROAD

El Ps El

5.6m

Glenside Wood Glenside

SP The Homestead The

Sluice Fairlieburne

El P El

Overflow SM

El P El

Gondola Cottage Gondola

Craiglyn

The Millstones The

Issues El P El

Scale 1 : 12500 (A3) Grid Cattle

21a

El Sub Sta Sub El

Reservoir

Glenburn FB

MONTGOMERIE DRIVE MONTGOMERIE

Issues

MP 38.75 MP

6.6m

Glenburn Reservoir Glenburn

Sheepfold

Waterfall

Pointhouse El Sub Sta Sub El

Track 21b Contains Ordnance Survey Data Ps El

25f

Rock

SM Burn Southannan 25a 0 100 200 300 400 500 600 700 800 Boulders

Ward Bdy Cattle Grid Cattle

Licence No :100018033 Rock

STATION ROAD 23a

Rock Fairlie House Fairlie

BURNFOOT ROAD

Track

Jetty

Rainow

Sluice

El P El Issues

Overflow

LILYBANK LANE LILYBANK

Fairwinds

Well Fairwinds Cottage Fairwinds

Dam 25b

Well Carrick

Metres Ps El

Jetties

10.3m SP

Ferry Row

Gantry

Rockhaven

48a

Sheepfold

Garden Lodge Garden

Car Park Car

MP 39 MP El P El

FB Sand and Shingle

THE CAUSEWAY THE

Foot Bridge Foot

Path (um) Path

Woodvale

GLEN ROAD GLEN SP

KELBURN TERRACE Pipe

Sand and Shingle Fairlie Sands El P El

House

The Round The

Slipway

Sheepfold 33a

Castle Park Castle

Fairlie Station Fairlie

Villas Issues

A 78

El P El

Court

Diamond Hill Diamond

Causway

Burnfoot

1to6 Signal Post Signal

LB 41 to

Track 10.3m 1. Marine (Offshore wind, Decom, Floating) 2. Industry (Energy, Recycling, Circular Economy) 3. Port Activity 3 (IRM, Import, Export, Service Yard) 100-acres

1 100-acres 2 100-acres

RESPONDENT INFORMATION FORM

Please Note this form must be completed and returned with your response.

Please send responses to [email protected]. Further information about the National Planning Framework is available at www.transformingplanning.scot

To find out how we handle your personal data, please see our privacy policy: https://beta.gov.scot/privacy/

Are you responding as an individual or an organisation?

Individual Organisation

Full name or organisation’s name

Clydeport Operations Ltd.

Phone number 0141 332 5181 Address

16 Robertson Street, Glasgow

Postcode G2 8DS

Email [email protected]

Information for organisations: The Scottish Government would like your The option 'Publish response only (without permission to publish your response. Please name)’ is available for individual respondents indicate your publishing preference: only. If this option is selected, the organisation name will still be published. Publish response with name If you choose the option 'Do not publish response', your organisation name may still be Publish response only (without name) listed as having responded to the call for ideas. Do not publish response

1 We will share your response internally with other Scottish Government policy teams who may be addressing the issues you discuss. They may wish to contact you again in the future, but we require your permission to do so. Are you content for Scottish Government to contact you again in relation to this consultation exercise? Yes No

2 Planning for Scotland in 2050 National Planning Framework 4 National Developments – Response Form

Name of proposed national Hunterston development Brief description of proposed Nationally significant industrial and multi-modal national development deep water port to include Innovation, Energy and Blue Economy hub. Location of proposed national Hunterston Terminal, Fairlie, Ayrshire KA29 0AZ development (information in a GIS format is welcome if available) What part or parts of the Planning permission will be required for new development requires planning infrastructure and built development related to permission or other consent? new energy and new industry components of the overall strategy for the redevelopment of Hunterston When would the development Full redevelopment of the Hunterston site over 25 be complete or operational? years. Is the development already The strategic national importance of Hunterston formally recognised – for as energy hub and deep-water port is recognised example identified in a by the North Ayrshire Local Development Plan, development plan, has adopted in November 2019, which identifies planning permission, in receipt Hunterston as a Strategic Development Area. of funding etc. The LDP supports a range of uses at Hunterston, including renewables generation, manufacture, maintenance, research and development; maritime construction and decommissioning; and power generation. The LDP supports the inclusion of Hunterston in NPF4.

The site has planning permission for the construction, repair and decommissioning of large marine related structures related to oil and gas and renewables industry and the erection of caisson gates.

Hunterston is included within the Ayrshire Growth Deal. Contribution of proposed national development to the national development criteria (maximum 500 words): Hunterston should be recognised as a National Development within the emerging NPF4 as the site is adaptable, resilient and capable of meeting the National Development Assessment Criteria in relation to Climate Change. The development of Hunterston is capable of assisting in reaching the target of net zero emissions by 2045 and can support inclusive, sustainable economic growth as outlined by the uses outlined and illustrated on the masterplan (enclosed in Appendix 2). The site at Hunterston should be recognised as a National Development within the emerging NPF4 as it can help to empower this rural economy through the promotion of vibrant, creative, diverse and resilient developments which are capable of adapting to change. It is submitted that the development of the site for the uses outlined and illustrated within the masterplan (enclosed within Appendix 2) will help to encourage people to live in rural Scotland through stimulating economic growth and promoting job opportunities in the area, potentially providing 1700 jobs and £140 million investment in Scotland. It is submitted that this will help to support improved quality of life, health and wellbeing in the area, and could improve the future of coastal communities for both existing and prospective residents (in line with the requirements of the National Development Assessment Criteria : People). It is submitted that Hunterston as a major port and industrial centre with unique grid connections and deep water port access should be designated as a National Development within the emerging NPF4 order to provide stability and confidence to both investors and developers. Hunterston is capable of the following :

. Stimulating and distributing economic growth

. Providing around 1700 jobs that will reduce the need for local people to travel long distances for employment

. Becoming an international gateway and strengthening Scotland’s links with the rest of the world

. Retaining and attracting younger people with high quality and long term jobs

. Halting or even reversing the trend in the declining population

. Creating the jobs that will in turn maintain demand for supply services (e.g. local shops) and public services (e.g. schools and healthcare)

. Building a more resilient economy by introducing a variety of industry sectors to the region

. Giving school leavers a ‘positive destination’ locally to aim for

. Stimulating education, training and skills development activities in the area

. Attracting complementary economic activities that will provide further opportunities for local people

. Actively managing environmental issues are part of the ongoing site management and development The designation of Hunterston as a National Development will provide stability and confidence and help to stimulate and distribute sustainable economic growth by promoting development and investment within the economy which will help to reduce poverty and inequality (in line with National Development Assessment Criteria: Inclusive Growth). The designation of Hunterston as a National Development will help to unlock the potential of this currently underused site and will assist in the promotion, distribution and stimulation of economic growth within the neighbouring rural communities. It will also help to improve, protect and strengthen the unique and special character of Hunterston, in line with National Development Assessment Criteria in relation to Place. This representation should be read in conjunction with the information noted below.

Appendix 1 : Comprehensive response submitted to NPF4 Call for Ideas on behalf of Clydeport Ltd. and to include text entitled ‘National Planning Framework 4 Call for Ideas and National Developments – Hunterston’ Appendix 2 : Plans showing site location and extent of illustrative masterplan site

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