Port of Falmouth Masterplan Executive Summary

June 2011 ❚ Contents

1 Introduction 1

2 Understanding The Port 3

Tibbalds Planning & Urban Design 3 Options Development and Appraisal 8 19 Maltings Place 169 Tower Bridge Road 4 The Masterplan Proposal 13 London SE1 3JB Telephone 5 Economic Impact Assessment 16 020 7089 2121 Facsimile 6 Sustainability Assessment of the 020 7089 2120 Masterplan 17 [email protected] www.tibbalds.co.uk 7 Conclusions and Next Steps 18 In association with:

This document is designed to be printed double-sided at A3. If you would like it available in another format, please contact the Economic Development Service at Cornwall Council, County Hall, Truro TR1 3AY, Telephone: 0300 1234 100; Email: [email protected] www.cornwall.gov.uk

5284 Falmouth Masterplan Executive Summary.indd ©TIBBALDS JUNE 2011 ❚ 1 Introduction

Introduction Chapter 5 Economic Impact Assessment: This chapter Figure 1: The Wider Study Area sets out the predicted economic impacts of the 1.1 Tibbalds Planning & Urban Design was Masterplan. appointed to lead a team of consultants to prepare Chapter 6 Conclusions and Next Steps: This chapter a Masterplan by the Port of Falmouth Development sets out the Masterplan’s key spatial issues, outline Initiative (PoFDI) in December 2009. In addition to design guidance for specifc projects, and economic Tibbalds, the team comprises: funding and delivery issues. ■■ Roger Tym and Partners (RTP), Economic Planning Consultants; ■■ Drewry Shipping, specialist advisors on port-related About PoFDI economics;

■■ Buro Happold, Consulting Engineers; and 1.4 The Port of Falmouth Development Initiative (PoFDI) was formed in 2008. It is currently made up of ■■ Davis Langdon, Cost Consultants. several organisations including: 1.2 Figure 1 shows the study area of the project, ■■ A&P Group (A&P); and the location of the Docks area, which contains all parts of the study area that lie above the high water ■■ Falmouth Docks and Engineering Company (FDEC); mark. ■■ Falmouth Harbour Commissioners (FHC);

■■ Cornwall Council (CC);

■■ Cornwall Development Company (CDC); Report Structure ■■ South West of England Regional Development 1.3 This report is structured as follows: Agency (SW RDA); Chapter 1 Introduction: This chapter introduces this ■■ Falmouth Petroleum Ltd (FPL); and document, the Masterplan project and the Port of ■■ Pendennis Shipyard (Pendennis Superyachts) (PS). Falmouth. Chapter 2 Understanding the Port: This chapter 1.5 The PoFDI partners are jointly committed to provides an overview of the Port today. It summarises: testing and developing proposals for the development of the Port which will safeguard and enhance the long- ■■ existing port operations; term viability and contributions to the sustainable ■■ socio-economic background; growth of the economy in Falmouth, Cornwall and the South West. To help guide the development of the ■■ planning and economic policy context; Port, PoFDI decided that a Masterplan was needed and ■■ how the Port expects to grow in the future; and commissioned this study.

■■ key spatial issues. Boundary of Study Area (corresponding to high water Chapter 3 Options Development and Appraisal: The mark) Masterplan has been developed from a process of testing a range of diferent options. This chapter Docks area summarises this process, so explaining how the fnal 0 1 5 km Masterplan has been arrived at. Chapter 4 The Masterplan: This chapter explains the fnal Masterplan and sets out details of individual projects.

©TIBBALDS JUNE 2011 Masterplan Executive Summary Port of Falmouth 1 Why is a Masterplan needed? Strategic Aim and Objectives Area of Study - The Port and The Docks 1.9 The Strategic Aim for the Port of Falmouth 1.10 This is an economic-led Masterplan, and 1.6 There are many diferent businesses and was derived from the aspirations and vision of the its principal aim is to deliver new jobs through a public sector organisations involved in the Port of key stakeholders on the client Working and Steering programme of investment in and improvements to Falmouth. A Masterplan is a way of coordinating Groups. The Strategic Objectives fesh out the Strategic existing businesses, as well as supporting emerging all of these diferent interests, so that everyone Aim. They are set out below: new business sectors. The focus of the Masterplan works towards a shared vision for the future. This is therefore very much on the Docks, which form the coordination is especially important for deciding on economic hub of the study area. how and when to invest in the Port – this investment Strategic Aim 1.11 However, the wider area is not forgotten in this includes both private funds and public money, such as Falmouth should be maintained and developed Masterplan: EU Convergence funding. as a successful and viable operational Port that is 1.7 The Masterplan will set out projects for the of regional strategic signifcance and that makes ■■ the projects at the Docks will bring signifcant short term (that is, the next fve years) as well as a major and continuing contribution the Cornish economic benefts for Falmouth, supporting jobs in projects for the longer term, up to 2026. economy and the wellbeing of local communities. the wider economy; ■■ initiatives are identifed that will help support Strategic Objectives development elsewhere in the town; and

■■ Retain Falmouth’s strategic signifcance as a ■■ the Falmouth Harbour Commissioners marina is Masterplanning Principles deepwater port at the western approach to the identifed as a longer-term project.

English Channel; Study Brief 1.8 PoFDI’s Brief for the Masterplan study set out ■■ Maintain and develop existing port operations three key aims: and related businesses; ■■ Introduce and support appropriate new ■■ Prepare ambitious, viable and deliverable proposals for development of the Port and related initiatives functions and businesses; to secure its role in serving the economy of ■■ Ensure that growth is sustainable, with sea, Cornwall. This study will refect the joint aspirations land and infrastructure resources being capable for the future development of the Port, will build of adaptation to meet changing demands ; on a wide range of already completed work and will include strategic plans for the medium to long-term ■■ Maintain and create high quality jobs through with sufcient detail and clarity to secure funding. strong links with the education sector; ■■ Support the wider economy and community; ■■ Identify key developments which may be completed within the timescale for ERDF ■■ Support sustainable development and Convergence Programme funding. This is a sustainable transport; particular priority. ■■ Support the development and use of renewable ■■ Work with and advise PoFDI through a structured resources and associated technology; programme of forecasting, option testing and refnement of a preferred option. ■■ Ensure development contributes to Falmouth’s distinctiveness and sense of place and respects its environmental and heritage assets; and

■■ Ensure that the vision is deliverable.

Port of Falmouth Masterplan Executive Summary ©TIBBALDS JUNE 2011 2 ❚ 2 Understanding The Port

Figure 2: Existing land use plan

Boundary of study area Spaces on site (colour as per key below): Northern Wharf (north) Queen’s Wharf (north) Uses by sector Introduction Northern Wharf Queen’s Wharf (south) Port (south) Built form (existing / new) 2.1 The Port of Falmouth is located within the Fal Queen’s Wharf Key open spaces landing pier Operations Open cargo Estuary, a natural, large, deepwater harbour, located in handling and shiprepair Major areas of car parking the southwest of the UK. Falmouth is the westernmost Port of its size on the British mainland, making it a Port-related Port-related uses: strategic location for ships entering or exiting the businesses English Channel to the Atlantic. This section sets out: Shiprepair

Existing Port Operations (including alongside shiprepair) ■■ an overview of current Port businesses; Substation Superyachts ■■ a summary of the planning and economic policy context afecting the Port; Bunkering

■■ how the Port expects to grow; and Eastern Jetty Ofces, shared Port facilities, other uses reakwater (Port protection) B ■■ the key physical issues the Masterplan will need to Maritime businesses take into account. Eastern Duchy Wharf Fishing Fishing and Fish Processing Existing non-Port uses (unchanged):

Waste Port Compound Private landowner Current Port Businesses Operations Bunkering Parking South West Water County Wharf Open cargo Skills centre Covered parking 2.2 The main Port activities are centred around the handling and storage Existing residential shiprepair Engineering Docks, as shown in Figure 2 and include: Workshop No. 4 Dock Superyachts Electricity substation ■■ Shiprepair, operated by A&P Group. This is a very No. 3 Dock Shiprepair Dock 1 No. signifcant part of the Port’s economic activity. Dock 2 No. Outdoor space - Other Port features: County Wharf use as required Contracts include the Royal Fleet Auxiliary and landing pier Fabrication Primary vehicular access Workshop various ferry operators. Major repairs take place Bridon Ropes Ofces, shared building Helipad within numbers 2, 3 and 4 dry docks, with other Secure site entry repairs being carried out ‘alongside’ at the Queen’s, facilities and Private Weighbridge small businesses Landowner Northern, County and Duchy Wharves. Tinners Walk Covered storage ■■ Port Operations - Cargo handling, operated by A&P. Castle Drive Bunkering South West The main cargoes handled by the Port are: Bunkering Fuel Tanks Water -■animal feed, which makes up over 40% of cargo; Fuel Tanks -■fertiliser, at just under 40%; -■glass cullet exports (that is, glass for recycling); Storage building Existing Substation -■a variety of other materials, including stone from (outside defned study area but local quarries and coal for local domestic use. Bar Road within docks use)

Cargo handling is not expected to grow Limited secondary access from signifcantly in the future. Castle Bunkering Drive Underground tanks ■■ Port Operations - Cruise ships, which either anchor in the Carrick Roads and tender passengers ashore 0 50 250 m

©TIBBALDS JUNE 2011 Masterplan Executive Summary Port of Falmouth 3 or - for smaller vessels - berth at one of the wharves, Figure 3: Photographs of existing businesses Planning and economic policy context enabling passengers to disembark directly to land. The number of vessels calling at Falmouth varies - in 2.4 The Port of Falmouth Masterplan will act as a 2000, there were 10 calls; in 2005, 40 calls; and in material planning consideration in the determination 2010 there were 26 calls. of future planning and other associated applications ■■ Pendennis Superyachts was founded in 1989, at the Docks. It will not authorise permission in itself, and has grown to a world-class business. It has but will act as a set of guiding principles in the way seen continued growth, and operates from 6.5 applications are assessed. acres of land that includes a dry dock (No. 1 Dock). 2.5 The Masterplan will not be a ‘stand-alone’ Pendennis Superyachts acquired Devonport Yachts plan - it is important that it fts with, responds to and in 2010, so enabling it to enter the market for larger informs other plans for Falmouth, in particular: (over 60 metre) Superyachts. ■■ local planning policies; ■■ Bunkering services, operated by Falmouth ■■ the Falmouth & Penryn Community Plan.; and Petroleum Ltd. Falmouth’s strategic position at the Port Operations A&P Shiprepair ‘gateway’ to the English Channel from the Atlantic ■■ the Falmouth and Penryn Strategic Investment means that it is ideally situated to provide fuel to Framework; ships as well as services such as provision of fresh 2.6 The key policies are set out below. These have water. The bunkering business is related not only to been important in shaping the fnal Masterplan, which ‘passing trade’ but also to ships that call at the Port - responds positively to them. e.g. cargo vessels and ships arriving for repair.

■■ South West Water, which provides sewage treatment for the Falmouth and Penryn areas as a Local Planning Policy whole. 2.7 Until the emerging Local Development ■■ A wide variety of smaller businesses including the Framework for the new Cornwall Council is completed Falmouth Fishselling Company (FalFish) and a range and adopted, the development plan policy framework of companies providing support to the marine for Falmouth is provided by the Cornwall Structure industry. Plan, 2004, and the saved policies in the Carrick District Pendennis Superyachts Falmouth Petroleum Ltd. Wide Local Plan, 1998. 2.3 The Fal Estuary is a major centre for 2.8 These documents contain key polices which recreational boating with more than 5,500 vessels support the safeguarding of waterside industrial uses berthed on permanent facilities. There is an increasing and promote the employment, tourism and leisure demand for berthing facilities of all types and many potential of the Port. These policies are identifed facility providers have long waiting lists. below and are supported by the Masterplan. The Cornwall Structure Plan 2004

■■ The economic importance of ports is recognised in Policy 4: Maritime Resources. This requires the safeguarding of waterside sites within the developed coast for uses needing such locations, giving priority to maritime industries. It recognises that there is a need to balance the need for

South West Water Existing marina at Port Pendennis Port of Falmouth Masterplan Executive Summary ©TIBBALDS JUNE 2011 4 economic development with the conservation of a number of stages to go through before the Core 2.14 It aims to do this by: Strategic Investment Framework (SIF) the coastal and marine environment. Strategy can be fnalised and adopted by the Council ■■ supporting the Falmouth Harbour Commissioners 2.17 The Falmouth & Penryn SIF was produced by as planning policy. A Core Strategy Options Paper, ■■ Policies 11 of the Structure Plan promotes economic in order to help achieve their development and the Cornwall Development Company on behalf of the along with a number of ‘Area Based Discussion Papers’ growth and employment within the main towns diversifcation plans; South West England Regional Development Agency have recently been published by Cornwall Council for where it supports regeneration and benefts are (SW RDA) and published in January 2010. Its purpose consultation. Encouraging the growth of the Falmouth ■■ supporting the plan for Falmouth Docks to include accessible. is to guide the use of European Regional Development Docks is identifed as a potential priority in the Area a new passenger terminal for cruise liners, and the Funds (ERDF) under what is known as ‘Priority 4’ of ■■ Policy 13 supports development that will enhance Based Discussion Paper. dredging of the deep-water channel; and the ERDF Convergence Funding Programme. Priority opportunities for tourism and recreation in or close 2.11 As part of the evidence base for the Core ■■ supporting Falmouth Docks to diversify its 4 seeks to develop the capacity of Falmouth and to existing towns. Strategy, Cornwall Council is developing a ‘Town operation into the marina sector, as the yachting Penryn to accommodate new investment critical to the The Carrick District Local Plan, 1998 Framework Plan’ for Falmouth & Penryn. This will and leisure market is a signifcant, and growing, development of a knowledge based and higher value provide a vision and spatial strategy for the towns, as employer. added economy. Projects eligible for funding include 2.9 The most relevant policies saved by the well as highlighting existing and future infrastructure developing sites and premises, supporting related Secretary of State’s direction of September 2007 are 2.15 Another key objective is Objective 1 under requirements. new public spaces, local transport infrastructure and Policy 8EE: Waterside Industrial Sites and Policy 10L; Theme 3: Leisure, Recreation and Culture, which aims investments linked to other ERDF supported projects. Water Related Leisure Activities. to: Projects must be environmentally sustainable and ■■ Policy 8EE states that planning permission will not Community Plan socially inclusive. be granted for development which would result in Maximise the opportunities for leisure and 2.12 The Falmouth & Penryn Community Plan was 2.18 The SIF notes that some key issues for the the loss of existing waterside industrial uses from recreation provided by our water-front launched in December 2009. It was prepared by the marine sector are: defned waterfront and Port areas (including the environment communities of the two towns, supported but not whole of the Falmouth Docks). The policy aims to ■■ protecting the range of smaller marine-related infuenced by the local authorities and other public promote the employment potential of the Port and businesses along the waterfront; bodies. The aims of the Plan are to: the supporting text afrms that the Council will 2.16 It aims to do this by a range of initiatives, ■■ enhancing the long term competitiveness of support development for Port-related uses within ■■ guide and shape the work of Falmouth and Penryn including: businesses within the main Port area; the docks. Town Councils; ■■ increasing berth capacity for leisure vessels in ■■ promoting growth in research and specialist ■■ Policy 10L states that marina developments will be ■■ set out and prioritise actions for the next fve years; Falmouth and Penryn whilst limiting developments marine-related businesses associated with the Port permitted in Falmouth-Penryn subject to: to existing mooring areas; ■■ inform local and regional authorities and area; -■provision of safe vehicular access capable of government bodies about the communities’ wishes ■■ increasing the provision of good quality fully ■■ improving public access to the waterside for marine serving the trafc level generated; and expectations; and serviced public moorings and marina berths in the leisure users; and -■provision of parking in accordance with Council Plan area; ■■ inform newly-elected Cornwall Council members of standards; ■■ meeting the demand for new marina berths in a the communities’ aspirations. ■■ promoting high profle sailing events based in sustainable manner. -■design that respects a waterfront location in Falmouth; 2.13 The key objective relating to the Port within terms of scale and appearance; ■■ In addition, the SIF states that the marine the Community Plan is Objective 4 under Theme 2, ■■ promoting improved water quality for areas used -■accessibility by public transport; renewables sector is an area of potential growth. which aims to: for recreation, and enhance and protect areas -■provision of public launching facilities which do of environmental value, sites of special scientifc 2.19 The SIF recommends that a Masterplan is not require public access over private land; and Achieve a vibrant future for the docks as part of a interest, and wildlife habitats; produced for the Port, and this study is the result of -■no confict with the nature conservation interests that recommendation. The fnal Masterplan includes a healthy local business infrastructure ■■ promoting dry stacking and racking facilities to of the Fal estuary. range of projects, including those that may be suitable increase the capacity for vessel storage ashore; and The Cornwall Local Development Framework for Convergence investment. ■■ safeguarding waterside sites for maritime use. 2.10 The main part of the Local Development Framework (LDF) will be the Core Strategy. There are

©TIBBALDS JUNE 2011 Masterplan Executive Summary Port of Falmouth 5 How the Port expects to grow ■■ Cargo supports cost-efective ways of delivering Key spatial issues the proposal. There was ongoing consultation with goods like animal feed, fertilisers, and coal to relevant interest groups and authorities during the 2.20 At the beginning of the Masterplan, the Cornwall. However the growth in cargo is projected 2.23 Figure 4 shows a summary of the key strategic development of the EIA.’ to be mostly zero or declining. consultant team researched the existing business spatial opportunities and constraints within the Docks, 2.28 An application for a license to dredge a new sectors within the Port area, as well as potential new ■■ There is an enormous long-term opportunity from and these are summarised below. navigation channel has been submitted jointly by businesses. This research helped the team understand the emerging wave energy sector that Falmouth Fal and Helford Special Area for Conservation Falmouth Harbour Commissioners and A & P Falmouth. how the Port could be expected to grow. Docks are well positioned to capture. Whilst growth (SAC) Prior to the application being determined, it was 2.21 Falmouth Docks represent a unique buoyant will be slow until 2020 the sector may take of after necessary to undertake an Appropriate Assessment 2.24 Large parts of the Fal and Helford Estuaries are business cluster of diferent sectors. However, the delivering many large scale wave projects once the under the Habitats Regulations as the area has been designated as a Special Area for Conservation (SAC) businesses’ future is afected by the limited depth of commercialisation stage is reached. designated a Special Area for Conservation (SAC). under the UK Habitats Regulations. This imposes strict the access channel and a range of other infrastructure The Marine Management Organisation recently ■■ The development of a marina will provide a good criteria in relation to developments and requires plans announced a negative Appropriate Assessment issues. A summary of the key sectors is set out below.: short, medium, and long term value as the demand to be “appropriately assessed” to determine if they will decision for the dredging element of the proposal. for berths in the Falmouth and Penryn areas is very ■■ The shiprepair business is a major asset of Falmouth result in an adverse afect on the integrity of the SAC. The applicants are working to address this issue, which Port in terms of engineering skills, which have high. Dredging requires to be resolved before the license applications already had an impact on attracting the wave ■■ Modern hi-tech employment space is also in can be determined. 2.25 The existing channel into Falmouth Docks has energy related projects and wave energy device demand - however, this may be satisfed in locations a minimum depth of 5.1m below chart datum which Ammonium Nitrate storage developers. However, A&P is missing out on outside of the Port area. There is some demand, is a signifcant constraint on the size of vessels that potential to tender for RFA contracts for larger however, for business space from marine-related 2.29 A licence to store Ammonium Nitrate at the can use it. Whilst vessels of a greater draft can use the vessels, which require deep water access for their sectors, including A&P itself. docks is held by the Falmouth Docks and Engineering larger vessels. These lost opportunities will increase channel according to the height of tide available at the Company (FDEC), a sister company of A&P Group. The as vessel sizes in most of the sectors increase. ■■ There is a demand for hotel space, especially from time of use, this allows a typical maximum vessel draft storage is part of WF Fertiliser’s import business with the commercial users of the Port. of 8m at neap tides and 9.5m on spring tides. ■■ The bunkering sector is buoyant due to the AN being used for mixing fertiliser that is supplied favourable position of the Port in terms of EU fuel ■■ Annual events are key to supporting the tourism 2.26 The existing minimum channel depth and to Cornish farmers. As a result of this storage, the regulations, which mean that ships must take on economy. width is slowly reducing due to siltation. There is a Health and Safety Executive is opposing certain types general trend towards increasing vessels size, therefore of new development, such as large scale residential cleaner fuel to access the English Channel. The 2.22 This positive baseline position may lead to a dredging is required to safeguard the existing Port and employment uses for more than 100 employees, prospects are positive even without dredging, conclusion that investment in the future is not critical. functions as well as developing businesses requiring within an exclusion zone that extends over most of the however the business could increase the efciency However, what is also clear from the forecast scenarios use of the Port by larger vessels. Docks and outside towards Grove Place Car Park. by accessing some markets like Brazil if larger is that the Port has already been losing out on some tankers could enter the Port. Larger vessels brought business associated with larger vessels, will continue to 2.27 Capital dredging requires a Food and 2.30 The Masterplan is based on the assumption in by all other Docks’ sectors (cruise market and lose out more and its strong competitive position may Environment Protection Act (FEPA) license and that the Ammonium Nitrate business is appropriately shiprepair) would beneft bunkering. be undermined in the long-term. associated ministerial consent. An Environmental managed in a way that allows development to take place. ■■ The yacht building and reft sector is one of the Impact Assessment was required to support the major employers at the Docks and is a high value FEPA application in order to comply with the Contamination added business. This sector also has an impact on relevant European Directive. Royal Haskoning were 2.31 Falmouth Docks and the surrounding seabed the image of Falmouth as a destination and will commissioned to undertake a scoping study which are known to have areas of historical contamination impact on the town’s ability to continue attracting was submitted in 2006. The scope of the EIA was that require consideration when undertaking marine related events. approved by the Marine and Fisheries Agency and Royal Haskoning were subsequently commissioned dredging and/or construction works. The proposals for ■■ The growth of the cruise market will be increasingly to undertake this work in 2007. The Environmental the new navigation channel have allowed for this and constrained by the channel depth due to the Statement was completed in July 2009. It included signifcant consultation has been undertaken to agree increasing size of cruise vessels in the long-term. details of a proposal for relaying maerl as a mitigation the options available. However, the niche markets served by smaller scheme to ofset adverse environmental efects of vessels will continue to steadily grow.

Port of Falmouth Masterplan Executive Summary ©TIBBALDS JUNE 2011 6 Figure 4: Strategic Opportunities and Constraints

Proposed main access channel

Queen’s Wharf Northern Wharf

rydocks D 2.32 On-site historical contamination is known to exist although the degree and extent has not been Access to ccess to fully quantifed. A full review of desk study and ground County / Duchy A investigation data is required in order to identify data Wharves gaps and to bring site information and assessment of ccess to Eastern Jetty risks to human health and the environment up to date. A 2.33 Planning Policy 23: Planning and Pollution Control (PPS23) is the national planning guidance for Western Wharf Western development on contaminated land. A key provision reakwater and Eastern Jetty B of this guidance is that the land is made suitable for its Duchy Wharf useable) currently (not proposed new use. Eastern Access to RNLI an

2.34 Heritage County Wharf ock

Port Pendennis D ock Key heritage assets that may afect development of the to be retained D

Docks site include the following: ock ock D D No. 4 ■■ the Bridon Ropes Building within the Docks, which No. 3

No. 1 1 No. Grade II is Grade II listed; Bridon Ropes Building

■■ the nearby Pendennis Castle, which is a Scheduled Monument. Part of the eastern arm of the Civil Elizabeth) (Queen 2 No. War hornworks (within the Scheduled Monument) South West extends into the Docks Area; Water Oil tanks ■■ the Falmouth Conservation Area, which includes Substation most of the town, but excludes the Docks;

■■ other Grade II and Grade II* listed buildings within Pendennis Castle Wooded slope the town; Main vehicular Scheduled access to site Monument ■■ undesignated heritage assets within the Docks Residential themselves, which may include the breakwaters Secondary vehicular access to site themselves, the four dry docks and the underground fuel tanks at Middle Point. 0 50 250 m Pendennis Castle 2.35 Any major redevelopment proposals that may Scheduled Monument adversely afect the evidential, historic, aesthetic or communal value of heritage assets will need to be Study area boundary Other key constraints Access Development opportunities subject to appropriate assessment. Fal and Helford Special Area for Opportunities for enhanced Likely fxes Conservation waterway access through dredging Opportunities for reconfguration and consolidation of existing uses Major docks, cranes, jetties, Clif Other major waterway access breakwater and related infrastructure “Soft” areas, with potential for new Environmentally Sensitive Wooded Ofsite waterway access to be uses within reconfgured area Oil Tanks Slope retained Underutilised waterside Other non-port uses likely to be Heritage constraints Road access to site infrastructure with potential for retained on site improvement Rail access to site Waterside with opportunity for additional uses Tank sites with uncertain future

©TIBBALDS JUNE 2011 Masterplan Executive Summary Port of Falmouth 7 ❚ 3 Options Development and Appraisal

The four options ■■ A&P ofces also consolidated. Option D Option Appraisal & Recommendations ■■ Port related businesses consolidated and located Aims 3.1 Working with PoFDI stakeholders, the to SW. This area may be retained for Port-related 3.2 An appraisal of the options was carried out ■■ To investigate the potential of using residential / Masterplanning team devised the a range of options businesses only (permitted development), or which included: that were then narrowed down to the four options mixed-use areas to cross-fund investment in the developed as mixed use. ■■ an economic impact assessment; shown opposite. These encompass the wide range of Port. ■■ Multi-storey carpark (approx 200 vehicles). scenarios and projects and provide sufcient diversity ■■ To investigate the efects that a reduced site area ■■ an outline appraisal of sustainability issues and for a robust assessment of the alternatives. ■■ Castle Drive site, detached from adjacent site, is may have on Port uses. impacts; and developed for residential uses. ■■ Consolidating cargo operations to a single area, ■■ an urban design and planning appraisal. Option A ■■ Middle Point site is developed for Port-related uses. on an extended Western Breakwater and Wharf. A 3.3 A consultation workshop was also held with logical block of County and Duchy wharves (at the Aims key stakeholders to discuss and debate the options. end of their lifespan) are given over to mixed uses ■■ A reference case to compare other options against. Option C (including residential and marina), with public realm along the waterfront. Economic Impact Assessment ■■ To investigate the likely loss of existing Aims 3.4 The Economic Impact Assessment of the infrastructure in the future and hence the ■■ A ‘high investment’ scenario, maximising the Summary of key changes to Port viability of existing businesses without signifcant options measured the options in terms of the jobs they potential of all usable spaces for Port uses. ■■ Dredging of the approach channel and adjacent to investment. created and the value to the local economy generated Queen’s / Northern wharves. Potential dredging to ■■ Investigating the maximum beneft that dredging by these jobs. Summary of key changes to Port might bring to deepwater uses, such as the cruise other wharves and graving docks. 3.5 The overall outcome of this work was that sector, cargo shipping, and shiprepairs, without any ■■ Port to continue as existing (including Ammonium ■■ Enlarged marina, for approximately 600 berths, with Option D delivered higher levels of beneft when non-Port uses being introduced. Nitrate bulk import, storage, mixing and bagging), multistorey carpark provided. compared to the other options, followed by Option C. with investment only in essential maintenance of Summary of key changes to Port ■■ Large, mixed use development at the entrance to The analysis of individual sectors and projects within existing facilities for health and safety purposes. the options showed that the two key elements of ■■ Dredging of the approach channel and adjacent to the Docks and between the former County and Option D that contributed to its success were: ■■ No dredging. Queen’s / Northern wharves. Potential dredging to Duchy wharves. Uses will include residential, live/ other wharves and graving docks. work, hotel, ofce accommodation and premises for ■■ the expansion of Superyacht facilities, with the Falmouth Marine School. investment in two small new drydocks; and Option B ■■ New Western Wharf constructed, including new ■■ crane, to maximum size to increase working land Cargo and cruise consolidated to north of site ■■ the enlarged marina, with its corresponding ability Aims within the Port. Queen’s and Northern Wharves (around enlarged Queen’s / Northern Wharves, and to support jobs in the wider economy, especially ■■ Maximising Port uses without dredging. combined into a single, larger wharf facility, capable new Western Wharf). those related to events. of berthing panamax ships. A cruise quay terminal ■■ ■■ Investigating the possibility of a limited amount of Superyacht business expands eastwards and 2 3.6 Option C performed only slightly worse than building and port control tower are also provided. Port land being redeveloped for alternative uses. new 15x75m drydocks are constructed within the Option D, despite not including these facilities. Key ■■ A 290 berth Marina will be created on site. existing waterside area. elements of Option C that contributed to its success Summary of key changes to Port ■■ included the retention and expansion of facilities for ■■ Port related businesses consolidated and located to No. 4 dock and adjacent land identifed as fexible ■■ No dredging. space for use by ship building, superyachts, or existing sectors such as Cargo and Shiprepair (where SW, some outside of entrance to Port. Option D saw these lost to other sectors). ■■ New marina as per planning application. renewables as appropriate. ■■ A&P ofces also consolidated. ■■ 3.7 Option B created modest economic growth ■■ Bunkering to continue with proposed upgrade of New multi-storey carpark provided for Port uses on ■■ New multi-storey carpark provided on site, with (however not to the scale of Options C and D), whilst fuel tanks. site. secondary access from Castle Drive. Option A resulted in a loss of jobs in the long term. ■■ ■■ County and Duchy wharves replaced at end of Castle Drive and Middle Point sites developed for ■■ Castle Drive site used for additional parking for port lifespan. Western wharf reinstated with little residential uses. employees. buildout. Northern Wharf refurbished and extended to join Queen’s Wharf. Additional dolphin ■■ Middle Point site developed for port related also increases potential berthing. businesses if viable.

■■ Superyachts to occupy No. 4 Dock and adjacent ■■ Space reserved for marine renewables fabrication land. longer term.

■■ Fabrication workshop facilities reserved for ■■ Superyacht shipyard expands northwards, with infll potential marine renewables uses in longer term. of existing waterside and new 80m berth.

■■ Floating drydock alongside Duchy Wharf. Port of Falmouth Masterplan Executive Summary ©TIBBALDS JUNE 2011 8 ❚ Option A: Do Nothing Figure 5: The four appraised options ❚ Option C: PFDI Priorities Plus - Emphasis on Shipping and Ship Repairs Cruise Terminal 250sqm x 2 storeys New small workshop building for Principal Port uses: ce and Tower alongside repairs Expanded wharf Northern Wharf Key: Queen‘s Wharf Option A Option C Study Area Northern Wharf ShiprepairKey : New berthing Queen’s Wharf dolphin Cargo Primary vehicular access through site Study Area Queen’s wharf and Secure site entry / other potential port entry Primary vehicular accPortess through Operations site (including landing pier Cargo Cruise Secure site entry / other potential port entry Open Cargo Weighbridge and alongside shiprepair) s Handling and r e s Coach Parking i u r Cruise Weighbridge Port-related c

Spaces on site (colour as per key below): / s Open Cargo t h Handling and businesses c a Coach Parking y Superyachts r Spaces on site (colour as per key below): e f Uses by sector p r u s Marina a

g h n 290 berths i W r t i Marina Car e s n t Built form (existing / new) i r Uses by sector a v Parking e r t w o s f Bunkering k e g r Jetty n W e i t Built form (existing / new) Key open spaces r n o e a Brea o er ad w t n M r k s g Jetty a er p Key open spaces t E Consolidated car parking n u s y Brea a er t t t E n Ofces, shared port facilities, s e J a er E t Consolidated car parking Port-related uses: s a E other uses Shiprepair Port-related uses: Duchy Wharf Fishing

Cargo and Cruise New Floating Dry Dock New superyacht g Shiprepair berth Maritime businesses Renewables Cargo and Cruise erin Cargo New buildout Bunkering k and Fishing Port related MarinaRenewables k C c o o Cargo s Bun u D Fishing Marina n Cruise business and 4 t . k y k C c

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N Gateway development (mixed Ren Helipad Maritime businesses or educational uses County wharf ces, shared port facilities, other uses ces, shared landing pier CHP Plant use) facilities, and Helipad Maritime businesses or educational uses Private Mixed use and residential development: small businesses Landowner T in Mixed use and residential development: n Mixed-use development (potentially including Private Rail goods in Landowner Bunkering er Castle Drive cPeso / rhot treel) lated T / goods out s Bunkering South West in Multi storey W n Mixed-use development (potentially including a e carpark approx. l Bunkering businesses r 400 vehicles ces / hotel) k Water Residential development s Castle Drive Enlarged tank South West W oor parking a area with earth lk bund Water Residential development Existing non-port uses (unchanged): Parking Existing non-port uses (unchanged): Existing Substation Private landowner d Existing Substation ces and Roa retained Bar South West Water shared facilities Private landowner Road Existing residential Bar South West Water Limi t ed s Bunkering econda Existing residential C Electricity substation ast ry a le Dri cce v ss e from Port related Potent Electricity substation ial alter fro native a m Cast ccess businesses le Drive

❚ Opt0 50 ion B: D250 mo More ❚ Port of Falmoutlmouth MasterplaMasterplan Staagege B RReeport O0p©tT50IBiBALDSo JnUNE 2 0D10 : M250a m ximise mixed-use opportunities 16 Port of Falmoutlmouth MasterplaMasterplan Staagege B RReeport Cruise Terminal 250sqm x 2 storeys New small workshop building for ©TIBBALDS JUNE 2010 ce and Tower alongside repairs Expanded wharf 20 Expanded wharf

Northern Wharf Key: New berthing Queen‘s Wharf Cargo and Option B Option D dolphin Study Area Northern Wharf Key: Cruise New berthing Queen’s Wharf dolphin Study Area Open Cargo Primary vehicular access through site Handling and Coach Parking Primary vehicular access through site Secure site entry / other potential port entry oating drydock Cargo s r e s Secure site entry / other potential port entry i u Marina Car and r Weighbridge c / Parking s t h Cruise Weighbridge c a y Open Cargo r Spaces on site (colour as per key below): e Port-related Handling and p u Coach Parking s Marina

g Spaces on site (colour as per key below): n 290 berths businesses f i t r i a s Uses by sector i h v r W o f r n Uses by sector g r f n e i r t Built form (existing / new) e r t a a o g s o h w e r M k W W e Built form (existing / new) Jetty t e n a

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W E Consolidated car parking s er t Brea Marina Cargo t t a s e n J E approx. 600 berths a E er Consolidated car parking t shipping or s Port-related uses: a E renewables Port-related uses: Shiprepair Duchy Wharf Fishing Shiprepair Cargo and Cruise 2x New Drydocks Cargo and Cruise Renewables Superyachts g

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ces, shared port facilities, other uses rin landing pier Outdoor space - use as Use N required a ces, shared port facilities, other uses Helipad Maritime businesses or educational uses Outdoor space - use as M required Helipad Maritime businesses or educational uses

Private Mixed use and residential development: Rail goods in Landowner / goods out Bunkering Port related T Private Mixed use and residential development: in Multi storey Mixed-use development (potentially including ces and small, Rail goods in Landowner n carpark approx. T / goods out Bunkering businesses or e 200 vehicles i maritime related rs Castle Drive ces / hotel) n businesses Multi storey W Enlarged tank South West n carpark approx. Mixed-use development (potentially including area with earth e 400 vehicles mixed uses a bund rs Castle Drive ces / hotel) lk Water Residential development W Enlarged tank South West Residential a area with earth lk Residential bund Water Residential development Existing non-port uses (unchanged):

Existing Substation Existing non-port uses (unchanged): retained ces and Private landowner Existing Substation ces and d shared facilities retained r Roa South West Water Private landowner Ba d shared facilities r Roa Existing residentialBa South West Water Port related Electricity substation Existing residential Potent ial alter Acc fro native a ess m Cast ccess businesses fro Residential le Drive m C ast Electricity substation le Dri ve

0 50 250 m

Port of Falmoutlmouth MasterplaMasterplan Staagege B RReeport 0 ©50TIBBALDS JUNE 2010 250 m 18 Port of Falmoutlmouth MasterplaMasterplan Staagege B RReeport ©TIBBALDS JUNE 2010 ©TIBBALDS JUNE 2011 22 Masterplan Executive Summary Port of Falmouth 9 Outline Sustainability Appraisal 3.10 Options C and D score similarly as they ■■ Option D performs the best in terms of supporting ■■ Shiprepair: Retain the capacity of all three dry docks represent the best economic, social and environmental the wider economy and community because for shiprepair. 3.8 The outline sustainability appraisal was opportunity for the Port of Falmouth. Whilst they it would result in the highest number of jobs structured around a series of environmental, economic ■■ Wharves and Dockside Areas: Avoid losing Duchy score less well under the natural environment criterion being created. This is largely due to providing for and social criteria that were based around the and County Wharves for as long as possible, due to the increased short-term risks to the marine signifcant expansion in the Superyacht-building headings provided in the South-West Sustainability preferably not at all. environment associated with the dredging activities, sector. The dry dock and land-side facilities Checklist. These included Energy/CO2, Water, it is assumed that these risks can be sufciently that enable this to happen could, however, be ■■ Western Wharf: maximum build out is Materials, Waste, Natural Environment, Transport mitigated providing the measures proposed in the EIA incorporated in a variation of Option C. recommended. and Movement, Economy and Local Employment, are fully undertaken. Divsersifcation, Heritage, Education, Leisure and ■■ Option D, however, performs poorly in terms of ■■ Wharves and Dockside Areas: Consolidate Recreation and Placemaking. 3.11 The scores used to illustrate the performance retaining the long-term strategic signifcance of traditional shiprepair fabrication in new facilities of each option against the sustainability criteria have 3.9 The results of the initial sustainability appraisal the Port (due to permanent loss of wharves and between No 2 and 3 dry docks. not been adjusted to refect the relative importance of operational land), environmental protection (due for Options A-D (set out in Figure 6) show that ■■ Superyachts: Provide a pair of dry docks east of the each criterion to PoFDI. Assuming weighting were to to potential harms to the SAC as in Option C and failure to invest in the Docks at this stage (Option A) existing Pendennis Shipyard. be applied, it is anticipated that Options C and D would represents the least sustainable option. also a loss of distinctiveness in the docks that the stand out even more against the other two remaining development of mixed-use development would ■■ Superyachts: Provide for an additional fabrication options. give rise to) and deliverability (due to the potential shed to the east (on western end of former tip). Figure 6: Initial Masterplan sustainability difculties in gaining planning permissions for options appraisal ■■ Superyachts: Provide for additional ofce space so residential and commercial uses on port land, as 35 that more of the Bridon Ropes building can be used Urban Design and Planning Appraisal well as environmental consents for dredging and for an expanded marine skills training centre. 30 3.12 An ‘objective achievement matrix’ was additional marina operations). ■■ Bunkering: Redevelop facilities to cater for low fash developed for the options. This matrix was based 3.14 The appraisal identifes a tension that exists 25 slops. around the ten strategic objectives for development of between policy objectives for economic development the Port of Falmouth (see Chapter 1 of this Document) 20 and sustainable Port growth on the one hand and ■■ Bunkering: Refurbish the oil jetty. broken down into a set of more specifc sub-objectives environmental protection on the other. The appraisal ■■ Marina: Allow for an expanded visitor yacht haven in 15 derived directly from planning policies. suggests that providing a deep water access channel the inner harbour (80+ berths). 10 3.13 Key outcomes of the urban design and to the Docks is vital to the long term sustainability planning appraisal included the following: of the Docks as the economic engine of the Port of ■■ Marina: Investigate the potential to increase in size 5 Falmouth, and that the role of mitigation measures to of the permitted 290 berth marina without cutting ■■ Options C and D scored signifcantly higher than A eliminate or minimise adverse environmental impact of Duchy and County Wharves. and B. This reinforced the importance of dredging 0 will be of paramount importance. Option A Option B Option C Option D a deep water access channel to the Docks to secure 3.16 These recommendations led to a ffth option, Do Nothing Do More PFD Priorities Maximise Option E, which is shown opposite. This was a Opportunities a successful and sustainable future for the Port of Falmouth. Recommendations midway step between the four options and the fnal Masterplan. The economic appraisal of all fve options Transport and Movement ■■ Option C appears overall the most efective in Placemaking 3.15 The process of appraising the options from helped to confrm that Option E was heading in the meeting the strategic objectives, however it did four diferent viewpoints allowed the consultant team Leisure and Recreation Natural Environment right direction. not perform well in relation to environmental and to make recommendations for the fnal Masterplan. Education Materials heritage protection (due to potential harms to the These recommendations brought together the best SAC because of dredging and also to the Scheduled elements of the options, and included: Heritage Waste Monument because of a major road access upgrade ■■ Dredging: Deep water access for larger ships via to Middle Point) and educational opportunities Diversifcation Water a dredged channel is essential for the long term (where Options B and D performed better). Both future of the Port. Economy and Local Energy these shortcomings in Option C could be rectifed. Employment

Port of Falmouth Masterplan Executive Summary ©TIBBALDS JUNE 2011 10 ❚ OFigurep 7:t io‘Optionn E E’

Cruise reception 250sqm x 2 storeys New small workshop building for alongside repairs Expanded Wharf

Northern Wharf Key: New berthing Queen’s Wharf dolphin Study Area

Coach parking Cargo s Primary vehicular access through site g r n i e 38-42 busses t s i i s u (or open cargo and i r v c handling) r / Secure site entry / other potential port entry s fo t g h Cruise n c i a Open Cargo y or r o e Handling Weighbridge M p u S Marina Spaces on site (colour as per key below): Enlarged. Approx 330 berths f r a h Marina Car W n Uses by sector r Parking e t s Appprox 250 e spaces W Built form (existing / new) e d a r g Jetty p Key open spaces n u r y e t t t s e J Small landing for a E Consolidated car parking pedestrian ferry providing access Eastern Breakwater for marina users Port-related uses:

New Floating Dry Dock g Shiprepair 2x New n Fishing i Drydocks r Cargo and Cruise e k Renewables Covered Port related storage Upgraded no. un Open Cargo s 4 drydock and B Fishing associated Replacement business and

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businesses Private Mixed use and residential development: Rail goods in Landowner Bunkering Mixed Use T / goods out in Multi storey n Mixed-use development (potentially including e carpark approx. Falmouth Marine School rs 400 vehicles Castle Drive (and associated boat storage) W Enlarged tank South West a area with earth lk Future use not bund Water Residential development decided Existing non-port uses (unchanged):

Existing Substation retained shared facilities Private landowner oad Bar R South West Water Existing residential Future use not Potenti Electricity substation al altern from ative acc Castle D ess decided rive Future use not decided: Future use not decided

0 50 250 m

©TIBBALDS JUNE 2010 Stage B Report Port of Falmouth Masterplan ©TIBBALDS JUNE 2011 Masterplan Executive Summary Port of Falmouth1 11 3.17 All of the Masterplan options will generate an Table 1: Net additional FTE jobs and GVA in 2015 and 2030 (2030 achieved benefts minus ‘Do Nothing’) impact on the economy of Falmouth and the wider economy of Cornwall. The purpose of the economic FTE jobs GVA impact assessment is to measure the comparative Docks' Wider Total Docks' Wider Total impact of each of these options as part of the process businesses economic businesses economic benefts benefts of selecting the options that best meets the overall objectives of the Port of Falmouth Masterplan. These 2015 economic impacts are best measured in terms of the Option B - Do More 604 38 642 £29.71m £1.23m £30.94m jobs they create and the value to the local economy Option C - PoFDI 1,071 45 1,115 £52.25m £1.41m £53.66m generated by these jobs. Priorities Plus: emphasis on 3.18 The two principal measures used for the shiprepair assessment of economic impact are therefore: Option D - 1,115 68 1,183 £54.51m £4.47m £58.98m Maximise mixed- ■■ Jobs – expressed as full-time equivalent (FTE) jobs. use opportunities This adjusts for the fact that a full time job will be Option E 1,577 45 1,622 £76.76m £1.43m £78.20m worth more than a part-time job. 2030 ■■ GVA – Gross Value Added (GVA) is the standard Option B - Do More 1,788 270 2,057 £87.10m £17.14m £104.24m measure of economic output and accounts for the Option C - PoFDI 3,345 324 3,669 £161.83m £18.52m £180.35m fact that some jobs will create more value than Priorities Plus: others. emphasis on shiprepair 3.19 Table 1 opposite sets out the jobs and GVA for each of the fve options. In summary, this shows: Option D - 3,667 394 4,061 £177.37m £21.88m £199.25m Maximise mixed- 3.20 Option E delivers a higher level of beneft use opportunities compared to all options with an additional 4,763 jobs Option E 4,438 325 4,763 £214.74m £18.54m £233.28m and £233m GVA over and above the ‘Do Nothing’ reference case. 3.21 Whilst Option D appears to perform reasonably well, it does not meet the Masterplan objectives of keeping the Docks in long-term Port- related use. Option E not only performs much better economically, it also performs signifcantly more strongly in relation to meeting aspirations for the future of the Port. 3.22 Following the development of ‘Option E’, the Masterplanning team worked with stakeholders to develop their aspirations for the fnal Masterplan. This work culminated in the development of a ‘draft fnal Masterplan’ for public consultation. This fnal Masterplan is explained in Section 4.

Port of Falmouth Masterplan Executive Summary ©TIBBALDS JUNE 2011 12 ❚ 4 The Masterplan Proposal

Figure 8: The Masterplan - Summary of Projects Introduction Summary of Projects - Phase 1: 4.1 This section sets out the Masterplan for the Port of Falmouth. The plans shown in Figure 9 and 1 New crane adjacent to No. 2 Dock 11 Upgrade of fuel tanks Figure 10 are set out by business sector, so that they 3 2 can easily be compared to the existing plan set out in Marina - 290 Berths including car park 12 New low fash slops facility (including 17 relocation of helipad if required) Figure 2. 8 3 Dredging of the main channel and deep water berth 4.2 The Masterplan was the subject of a public 13 Gateway Development (Stage 1) including 9a relocation of Port weighbridge and Port consultation event was held between the 17th of 2 4 Remediation, capping and car park over 9b health building / facility March 2011 and the 14th of April 2011. This included former landfll site 14 New shiprepair workshops (Stage 1) an exhibition and the opportunity for stakeholders 5 Superyacht workshops and bunkering ofces 6 to feed back comments. A ‘Statement of Community 15 15 Refurbish Eastern Jetty and Breakwater Involvement’ (SCI) has been produced which sets out 1 6 Superyacht dock basin and new pier 14 16 Sustainable transport package, rail and all of the consultation that has taken place to inform 4 7 Combined Heat and Power (CHP) plant and road upgrades - including pedestrian the Masterplan. 5 docks heat main 12 access from rail station, main access road 4.3 The vast majority of the feedback was very 8 Queen’s / Northern Wharf infll / extension upgrade and other improvements not positive and generally comments received were shown on plan 13 9a Port control ofces supportive of the Masterplan. Very few of the 16 11 17 Installation of berthing dolphin - Queen’s comments were critical of the spatial layout of the 9b Small workshop on Queen’s Wharf 10 Wharf Masterplan, and thus the Final Masterplan is the same 7 10 Enlarged workshop facilities at No. 1 Dock spatial layout as that used for consultation. 4.4 However, there were a number of key points arising from the consultation that have infuenced the Summary of Projects - Potential Future Projects: Masterplan, and it has been amended to provide, for example, greater background detail on dredging. A New shiprepair workshops (Stage 2) I 4.5 The Masterplan has been divided into two B Port related business and operations units groups of projects. These are: C Clif-face multi-storey car park ■■ Phase 1, which sets out projects intended to be D Multi-use shiprepair and renewables workshops completed by 2015; and J F G E New superyacht workshops ■■ Potential Future Projects, which set out a range of possibilities for the future following the F Western Wharf load-out (potentially phased) implementation of Phase 1. G Enlarged and relocated marina (sizing subject to detailed design work) and consolidated marina car parking D A H E H County / Duchy wharf area. Future Port use undecided. Access will be afected by any enlargements to the marina

B I Potential expansion of Falmouth Harbour Commissioners Marina K J Dredging of Eastern Jetty pocket for bunkering K Gateway Development (Stage 2)

C

©TIBBALDS JUNE 2011 Masterplan Executive Summary Port of Falmouth 13 ❚ 4.2 Masterplan - Phase 1

Figure 9: The Masterplan - Phase 1 Summary of Projects: Key: l and deep water berth tent of dredging - main channe

Ex Boundary of study area

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u Shiprepair s 7 upgrades - including pedestrian access l Combined Heat and Power (CHP) plant and e 14 s s 4 e docks heat main from rail station and other improvements v Port Operations (including alongside shiprepair) r Port-related o 5 f not shown on plan g M12 arina n 8 i Queens / Northern Wharf infll / extension r New Marina businesses o Superyachts o 290 berths 16b m Main access road upgrade (not shown on

d 9a Port control ofces r n e a t plans) Bunkering r a 13 e 17 t 11 w 16a k ) a 9b a n w Small workshop onEx Queensisting substati oWharfn (likely retained) e k r io t a Installation of berthing dolphin - Queens b Ofces, shared port facilities, other uses c e / e r y y t B t t o 10 t r 10 Wharf t Raise roof on No. 1 dock e p j e J t f r Maritime businesses New Superyacht and o n o 7 r t P Small landing for ( bunkering shared pier n e r 11 t e pedestrian ferry Upgrade fuel tanks e s t m a a providing access h Marina s w E i for marina users k b r a u e f r B e R n Renewables r e t New crane s a E Gateway development (mixed use) g Duchy Wharf n ri Existing non-port uses (unchanged): New e relocated as Superyacht k appropriate to allow dock basin for Superyacht New shiprepairs and pier expansion Private landowner

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250 m

Port of Falmouth Masterplan Executive Summary ©TIBBALDS JUNE 2011 14 ❚ 4.4 Masterplan - Potential Future Projects

Figure 10: The Masterplan - Potential Future Projects

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businesses Private Rail goods in/ Landowner Bunkering Other port features: T goods out in New multi storey n e carpark approx. Tank area with Primary vehicular access rs 400 vehicles Castle Drive impermeable W bund South West a Secure site entry lk Future use not Water decided Weighbridge CHP heat main to docks and town Existing substation Port operations retained d and shared Roa Port of Falmouth Masterplan Bar facilities ©TIBBALDS MAY 2011 92 Gateway CHP Plant Development Future use not Castle Drive: L to M imited a iddle Po ccess int only decided

250 m

©TIBBALDS JUNE 2011 Masterplan Executive Summary Port of Falmouth 15 ❚ 5 Economic Impact Assessment

Masterplan employment impacts 5.2 The Masterplan employment impacts are 5.3 The impacts of the Masterplan in their entirety 5.5 This approach allows illustrates, for example, detailed below in Table 2 below. It shows impacts are shown in the tables below. Net additional FTE jobs that the actual impact of the Port development on 5.1 In this section we provide: until 2015 as required by the ERDF funding application estimates show how the development of the Port will growth of the Cruise sector is refected in the number timeframe and beyond 2015. Phase I projects will lead make a diference to the current situation and the of net additional jobs rather than the increase in the ■■ an overview of the jobs created as a result of the to additional investment into Potential Future Projects future over and above of what would have happened total jobs. Phase 1 Masterplan and as a result of the potential that would not have happened without without any development. future projects.; and Phase I investment. The long-term impacts of 5.4 Table 3 presents employment impacts and Phase I therefore include those of subsequent projects ■■ an overview of GVA for Phase 1 and potential future details net additional FTE jobs by type of employment that are kicked of by Phase 1*. projects. impacts. The latter represents the gross employment impact of the Masterplan minus the employment impact that would have been generated by the ‘Do Nothing’ scenario (a reference case).

Table 2: Employment impacts of the Masterplan - Phase 1 projects ** Table 3: Detailed Masterplan Employment Impacts - Phase 1 projects* Phase 1 Projects Phase 1 and Potential Phase 1 Projects Phase 1 and Potential Future Projects Future Projects 2009 2015 2020 2025 2030 2010 2015 Change 2030 Change (baseline) 2010-2015, 2010-2030, Gross direct FTE jobs % % Do Nothing 1,401 1,552 1,154 693 687 Direct jobs at all Docks businesses by sector: Masterplan 1,401 2,165 2.957 3,216 3,335 Cargo 61 68 12% 103 70% Total net FTE jobs = Gross direct FTE jobs – Leakage – Displacement + Indirect FTE jobs + Induced FTE jobs Cruise 3 8 167% 29 867% Do Nothing 1,689 1,843 1,371 823 816 Shiprepair 662 889 34% 1,212 83% Masterplan 1,689 2,610 3,565 3,876 4,020 Superyacht building 383 653 71% 934 144% Masterplan: Net additional FTE jobs directly at the Docks 0 900 2,333 3,154 3,309 Marina 0 16 16 Construction total net FTE jobs Oil bunkering 33 43 31% 68 109% Other Docks businesses 260 328 26% 468 80% Do Nothing 0 0 0 0 Total direct jobs at all Docks businesses 1401 2,004 43% 2,830 102% Masterplan 78.2 78.2 78.2 0.0 Direct jobs from additional new workspace 0 161 - 505 - Wider Economic Impacts ** Total direct jobs 1401 2,165 55% 3,335 138% Cruise sector benefts: total net FTE jobs Total net jobs(adjusted for leakage, displacement and 1,689 2,610 55% 4,020 138% Do Nothing 14.0 18.3 23.7 29.3 36.2 including indirect and induced efects) Masterplan 14.0 25.3 55.8 73.4 94.2 Masterplan: Net additional FTE jobs in Cruise sector 0.0 7.0 32.1 44.1 58.0 Net construction jobs(annualised FTE jobs lasting during 10 0 78 - 0 - Marina benefts: total net FTE jobs** years) Do Nothing 0 0 0 0 Masterplan 10.9 10.9 10.9 10.9 WIDER ECONOMY JOBS based on visitor expenditure Masterplan: Net additional FTE jobs for the Marina 10.9 10.9 10.9 10.9 Cruise sector 14 25 81% 94 573% TOTAL CUMULATIVE NET FTE JOBS Marina 0 11 - 11 - Do Nothing 1,703 1,862 1,394 852 852 TOTAL WIDER ECONOMY JOBS 14 36 159% 105 650% Masterplan 1,703 2,713 3,699 4,028 4,125 TOTAL ANNUAL FTE JOBS(Total net jobs + net construction 1,703 2,713 59% 4,125 142% jobs + wider economy jobs) TOTAL NET ADDITIONAL FTE JOBS TOTAL NET ADDITIONAL FTE JOBS 0 852 - 3,273 - Masterplan 0 852 2,304 3,175 3,273 * It is assumed that the marina size will stay the same at 290 berths due to high uncertainty associated with increasing the size of the * Including impacts of the subsequent investment in Potential future Projects that cannot happen without Phase I projects. marina in the future. This is related to navigation and planning issues and competition from other marinas in the area. ** Includes direct, indirect, and induced impacts ** Including impacts of the subsequent investment in Potential Future Projects that cannot happen without Phase I projects.

Port of Falmouth Masterplan Executive Summary ©TIBBALDS JUNE 2011 16 ❚ 6 Sustainability Assessment of the Masterplan

Masterplan GVA Impacts ‘Hotels and restaurants’ in the South West region in Overview Conclusions 2007. 5.6 Gross Value Added (GVA) was estimated using 5.7 The fgures for both the Masterplan and ‘Do 6.1 As set out in Planning Policy Statement 1- 6.4 The Masterplan performs well against all average GVA per job at the Falmouth Docks. For GVA Nothing’ reference case are set out in Table 4. The Planning for Sustainable Development, sustainable the sustainability objectives defned under the generated by indirect employment GVA per job of gross direct annual GVA generated by the Docks development is the core principle underpinning Environmental, Economic and Social categories. £44,350 in ‘Manufacturing’, ‘Construction’, ‘Electricity, businesses is forecast to grow to £116 million by 2015 planning. Overall it is more sustainable than the range of options gas, and water supply’, and ‘Transport, storage, and examined in the Masterplanning process. Where and £178.7 million by 2030 – more than doubling the 6.2 A range of objectives for the social, economic communication’ sectors in South West region in 20071 proposals involve inevitable and desirable growth current output of the Port. and environmental sustainability of the Port of is applied. Induced impacts are estimated using GVA there will be a range of impacts that will have to be Falmouth have been identifed, derived from the per job of £25,175 in ‘Wholesale and retail trade’ and 5.8 The net additional annual GVA generated by managed and where necessary appropriate mitigation PoFDI agreed strategic objectives for the Masterplan, the Masterplan development is forecast to reach £41 measures will need to be put in place. million by 2015 and £156.6 million by 2030. economic policy, the Falmouth and Penryn Strategic 1 Latest data on GVA by broad sectors that was available in 2010. Investment Framework (SIF), the South-West 6.5 What is evident is that the option of doing Sustainability Checklist and other policies and nothing to promote the development of the Port is regulations. These objectives include the following: wholly unsustainable. The need to secure a deep- Table 4: GVA impacts of the Masterplan development water approach channel to the Docks lies at the heart ■■ Environmental objectives: 2009 (baseline) 2015 2020 2025 2030 of securing the long-term future of the Docks and the Gross direct annual GVA -■Climate Change / Energy / CO2 Emissions; full range of economic and social benefts that will Do Nothing £75.00m £83.14m £61.83m £37.12m £36.80m -■Water; accrue locally and to the region as a result. Where Masterplan £75.00m £116.00m £158.44m £172.27m £178.68m -■Materials; there are potentially harmful impacts to environmental Total net GVA = Gross direct annual GVA – Leakage – Displacement + Indirect GVA + Induced GVA -■Waste; assets arising from the proposed dredging, these have already been identifed and appropriate mitigation Do Nothing £81.76m £89.73m £66.73m £40.06m £39.72m ■The Natural Environment; and - measures proposed, thus rendering the proposed Masterplan £81.76m £126.36m £172.59m £187.67m £194.65m -■Transport and Movement. development of the Docks wholly sustainable. Masterplan: Net additional GVA £0.00m £36.63m £105.86m £147.61m £154.93m ■■ Economic objectives: directly at the Docks Construction total net GVA -■Economic development and employment growth; and Do Nothing £0 £0 £0 £0 ■Economic diversifcation and resiliance. Masterplan £4.78m £4.78m £4.78m £0.00m - WIDER ECONOMIC IMPACTS ■■ Social objectives: Cruise sector benefts: total net GVA* -■Education and skils; Do Nothing £0.35m £0.46m £0.60m £0.74m £0.91m -■Heritage; Masterplan £0.35m £0.64m £1.41m £1.85m £2.37m -■Leisure and recreation; and Masterplan: Net additional GVA £0.00m £0.18m £0.81m £1.11m £1.46m -■Placemaking. in Cruise sector 6.3 The Masterplan has been assessed in detail Marina benefts: total net GVA** against each of these objectives, and compared Do Nothing £0 £0 £0 £0 against the Outline Sustainability Appraisal of the Masterplan £0 £0.27m £0.27m £0.27m £0.27m Masterplan Options identifed in Chapter 3 of this Masterplan: Net additional GVA £0 £0.27m £0.27m £0.27m £0.27m document. for the Marina TOTAL CUMULATIVE NET GVA Do Nothing £82.11m £90.19m £67.33m £40.80m £40.63m Masterplan £82.11m £131.38m £178.38m £193.90m £197.29m TOTAL NET ADDITIONAL GVA Masterplan £0.00m £41.19m £111.05m £153.10m £156.66m * Include direct, indirect, and induced impacts ** Ibid

©TIBBALDS JUNE 2011 Masterplan Executive Summary Port of Falmouth 17 ❚ 7 Conclusions and Next Steps

Introduction Ammonium Nitrate Licence ■■ pressure for additional landside uses (including Funding and Delivery boat storage, parking and other facilities) that take 7.6 The Masterplan is based on the assumption up space within the Docks. 7.1 The Port of Falmouth Masterplan sets out a that the Ammoium Nitrate business is appropriately 7.17 The Masterplan process has helped to develop strong vision for a Port that has a signifcant long- managed in a way that allows development to take 7.11 Any marina development should not come at good working relationships between the key public term role in the economic prosperity of not only place. If the existing presence of Ammoium Nitrate in the expense of economically important sectors that agencies and businesses at Falmouth Docks. This Falmouth but the wider area of Cornwall. The process the Docks area remains unchanged, it will impact upon are confned to the deepwater Docks area (such as provides a strong provides a platform for delivery. of developing the Masterplan has been very positively the deliverability of projects. shiprepair and bulk cargo). 7.18 Each of the main businesses (A&P, supported by key stakeholders. It is important that the Pendennis Shipyard and Falmouth Petroleum Ltd.) momentum that has been gained through this process Sustainable Transport Package Gateway Development (Project 13) have expressed strong commitment to the future is maintained into the future, to turn the Masterplan 7.7 A recommendation of the Masterplan is the 7.12 The Gateway Development is intended to operations and investment in the Docks and brought vision into reality. The remainder of this chapter development of a Sustainable Transport Package for provide a transition in scale and bulk from the Port forward proposals for development which are now therefore sets out next steps to take the Masterplan the wider Docks area including a Travel Plan. uses (to the east) to adjacent residential areas (to the integrated through the Masterplan. forward in relations to: west). The scale and bulk of this area needs to be 7.8 Measures likely to form part of the Sustainable considered in the light of: 7.19 It is important that each of the partners ■■ key issues; Transport Package include rail upgrades and an formally adopts the Masterplan proposals in principle improved pedestrian link to the Docks from Falmouth ■■ its impact on the Falmouth Conservation Area ■■ design guidance for specifc projects in Phase 1; and and in detail within their business plans, development Docks railway station. (including its direct relationship to the adjacent plans and budgets. This should be requested through ■■ funding and delivery. railway cottages, as well as broader views); Berthing Phasing PoFDI as soon as possible, with the partners all signed up by the end of summer 2011. The partners should 7.9 The Masterplan aims to ensure that the overall ■■ its relationship to the setting of the Scheduled Ancient Monument of Pendennis Castle; then move to confrm and deliver a programmed berthing ability of the Docks is improved where investment strategy for the Docks which provides Key issues possible (in depth, waterside and landside access as ■■ its role as a transitional element between the Port confdence and mutual support to maximise the well as length) and never substantially diminished uses and adjacent residential areas; and economic potential and delivers development as soon from the existing situation. Dredging ■■ principles of good urban design. as possible. 7.2 The Masterplan has been developed around 7.13 The average height of buildings should be 4 7.20 This process of continued joint working the assumption that Dredging of a deeper channel for storeys. will require some level of support, co-ordination access to the Docks will be delivered in some form. If Design Guidance: Phase 1 and leadership, so it is proposed that PoFDI should there is no dredging of an access channel, this would 7.14 As it will be located outside the secure continue in its present structure. impact upon the viability, and hence deliverability of Docks boundary, the ‘Gateway Development’ (Phase other projects. Marina Development (Project 2) 1 Project 13) should include a publicly accessible Delivery Principles waterfront with high quality public realm. Heritage and Environmental Issues 7.10 The 290 berth marina has been a consistent 7.21 Deliverability of the Masterplan depends on feature of the Masterplan as A&P were granted 7.15 The Gateway Development is intended to the following factors: 7.3 As individual projects are developed, any planning permission for this project in April 2008 (prior be self-sufcient in parking terms and not reliant on proposals that may adversely afect the evidential, ■■ investment of private funds by businesses to deliver to the commencement of this Masterplanning project). parking within the ‘secure’ areas of the Docks (to the historic, aesthetic or communal value of heritage various elements of the Options; An application to extend this permission has recently east) or other existing car parking in the wider area. assets will need to be subject to assessment. been submitted. Nevertheless, the Masterplanning ■■ commitment of public funds to support business 7.16 Uses considered appropriate for the Gateway Accessibility and Security team see some potential difculties in achieving investment and the delivery process ; compatibility of the 290-berth marina with adjacent Development include: 7.4 Due to the requirements for security as ■■ ability to obtain consents; defned in the International Ship and Port Facility existing and future uses, including: ■■ B1/B2 employment accommodation; ■■ continuous partnership work within PoFDI and Security (ISPS), a secure site boundary will remain ■■ the potential for nearby uses such as shiprepair and ■■ FE educational and training facilities; wider stakeholders; and around the Docks area as a division between public bulk cargos to produce airborne dust and noise ■■ a budget hotel that can accommodate visiting and private areas of the site. that may not be appropriate for a marina facility of ■■ resolution of land issues to facilitate delivery. this kind; contract workers for the Docks; 7.5 As a public facility outside the secure site Business Investment boundary of the Docks, the ‘Gateway Development’ ■■ an apart-hotel that could cater for the crews ■■ the use of deepwater berthing space and landside 7.22 The main business partners have all expressed will provide public access to the waterfront and a high- areas for a sector that could be accommodated in a of visiting Superyachts (including those being quality public realm. repainted and reftted); and their intention to invest in key projects within their wider range of shallow-berth areas, including those own sites. Each of the businesses will need to outside the Docks; ■■ associated parking areas. make their own decisions about scale, priority and ■■ difculties of access and security caused by marina users being inside the secure area of a working Port; Port of Falmouth Masterplan Executive Summary ©TIBBALDS JUNE 2011 18 and timescales for investment, but it is hoped that they 7.25 The following projects may need public 7.26 Potentially the above Port infrastructure ■■ Formal adoption of the Masterplan by all PoFDI will continue to work to the timescales for delivery funding package could be eligible for ERDF convergence partners as part of their business planning and discussed in 2010/11. The total level of investment funding. At 30% intervention rate this would provide budgetary processes and confrmation to PoFDI of proposed within relatively short timescales will imply Schedule item Capital Cost, £ Potential funding £10.65 million of ERDF fnancing. As noted above, each partners investment intentions. source an intense phase of construction work on the site, and PoFDI will need to work with the Convergence ■■ Confrmation of the continued work of PoFDI, based it will be important for the partners to co-ordinate Dredging of the main £23,000,000 Cornwall Council Programme to defne a package of funding for on the now agreed Masterplan, and preparation with each other to minimise potential conficts and channel and deep Falmouth Docks to be sought from the Programme; water berth of a new work programme for PoFDI focussed on maximise value for money in contracts. They may wish it will also be important to consider the timescales for delivery, to include early work on: to consider using the PoFDI process to assist in this. Port infrastructure bidding and delivery of projects, as time is now short package: in which to implement projects of this scale within -■Confrmation of projects and timescales, 7.23 Dredging is critical to the delivery of the Northern and £8,250,000 ERDF Convergence Programme limits. to form a delivery programme and defned Masterplan and is fundamental to securing the long- Queen’s Wharves responsibilities. term future of the Docks, increasing the business merged and Consents ■Identifcation of an investment programme performance at the Docks and securing a stable future enlarged + berthing - 7.27 A number of diferent forms of consent are based on the above investment principles and for the area. Without dredging the shiprepair sector is dolphin required for these various projects, of which two issues strategy, with a particular focus on defning a perceived as non-viable in the long-term and therefore New shiprepair £4,000,000 ERDF key are noted – the need for dredging consent, and the “Port of Falmouth Funding Package” comprising private investment will not be released - as refected workshops (Stage issue of planning consents for development. Convergence Programme alongside CC and in the ‘Do Nothing’ scenario. A commitment of funds 1) - 4,750 sq.m.+ 40% private sector investment. to dredging is therefore a key to securing some of the mezzanine levels 7.28 The issue of achieving consent to dredging is business investment required. It is therefore essential Remediation, £3,000,000 ERDF critical to a large part of the Masterplan development -■Confrmation of FHC (and Docks’ owners) that there is a continuing focus in the work of PoFDI on capping, and car proposals. The lead partner is the Falmouth Harbour approach to obtaining dredging consent and park over the former securing the overall funding package, which can help Commissioners. It is important that the PoFDI partners work programme/process to achieve this. Eastern landfll site to release this programme of investment. work closely with FHC to progress any processes which -■Further detailing of proposals for various Superyacht dock £10,000,000 ERDF are now required to make the case for dredging and to development projects within the Masterplan, Public Funding basin and new pier support necessary submissions by FHC. including for the gateway area, the yacht 7.24 There are several potential sources of public Enlarged workshop £1,500,000 ERDF building basin and workshop proposals, funding available to support investment in the Docks; facilities at No. 1 Falmouth Petroleum Ltd. facilities, etc. Dock these potential sources of funding are as follows: (responsibility of individual businesses, to Superyacht £2,500,000 ERDF be presented to PoFDI as soon as possible/ ■■ ERDF Priority 4 funds; workshops and Conclusions and Recommendations : progression with CC). bunkering ofces Short-term Actions/Quick Wins ■■ funding by Cornwall Council: the Council can fund [6,300 sqm GEA] 7.30 If these actions can be completed through economic development projects and infrastructure Port control ofces £2,000,000 ERDF 7.29 In order to achieve the most efective delivery summer/autumn 2011 and thus a confrmed approach projects through its own budgets and through and small workshop of the Masterplan, a number of actions should be to delivering all early projects is achieved by the end of prudential borrowing; at Queen’s Wharf completed as soon as possible (Summer/Autumn 2011): the year, there is a possibility of achieving all of Phase ■■ Grant for Business Investment (GBI) is available for Combined Heat and £3,000,000 ERDF 1 by the end of 2015. It will require focussed and co- ■■ Confrmation of the fnal Masterplan following assisted areas. Cornwall is a Tier 1 Assisted Area with Power (CHP) plant ordinated efort by all of the partners and the support discussion between PoFDI and consultants. the highest rate of public intervention; Sustainable £2,000,000 ERDF of Cornwall Council in the various ways identifed. Transport Package, ■■ Adoption of the Masterplan by Cornwall Council ■■ Regional Growth Fund (RGF) is a £1.4 billion 7.31 It should also be noted that the proposals rail and road for planning and budgetary purposes; and government fund for England that will operate until have achieved a good level of support from the wider upgrades commitment of funding to implement dredging 2014. The deadline for bids is 1st of July 2011; and community of residents and businesses in Falmouth. Total Port £36,250,000 (this will entail a variety of related actions including infrastructure The proposals will yield substantial benefts for the ■■ European Investment Bank provides loans to confrmation of the consent process with FHC package: area in a variety of ways and it will be important individual capital projects complementing EU and work to obtain consent; and negotiations to maintain that level of support by continuing to cohesion and convergence activities. with Docks owners to confrm the nature of their communicate the benefts being achieved and relationship re funding for dredging – however the engaging with residents and businesses in the area. principle of CC funding should be confrmed as soon as possible).

■■ Resolution of land issues to facilitate delivery.

©TIBBALDS JUNE 2011 Masterplan Executive Summary Port of Falmouth 19