Tor Bay Harbour Authority – Port Masterplan

DRAFT VERSION

Tor Bay Harbour Authority April 2013 –Tor Port Bay Masterplan Harbour Authority Port Masterplan Tor Bay Harbour Authority Port Masterplan

Client Project Manager Consultant Tor Bay Harbour Authority Torbay Development Agency Royal HaskoningDHV Torquay Harbour Ofﬁ ce 3rd Floor Tor Hill House Rightwell House Beacon Quay Union Street Bretton Torquay Torquay Peterborough TQ1 2BG TQ2 5QW PE3 8DW www.tor-bay-harbour.co.uk www.torbaydevelopmentagency.co.uk www.royalhaskoningdhv.com

Foreword 4 Consultation & Community Engagement 30 Socio-economic considerations 54 Gordon Oliver, Mayor of Torbay 6 The Tor Bay Harbour 34 Implementation and delivery 56 Executive summary Signiﬁ cance of the harbour Fisheries and commercial activities Appendix 60 Introduction 14 Transport and connectivity Setting the scene Spatial SWOT analysis Purpose & approach of the port masterplan Planning - policy background Transport - policy background Context of Tor Bay Harbours 18 Green environment Tor Bay Recreation, leisure and tourism Brixham Harbour Paignton Harbour Proposals for Tor Bay Harbours 45 Torquay Harbour Tor Bay Harbour Brixham Harbour Strategy for Tor Bay Harbours 28 Paignton Harbour Torquay Harbour

Tor Bay Harbour Authority Port Masterplan Tor Bay Harbour Authority 4 Port Masterplan

foreword Gordon Oliver, Mayor of torbay Foreword Mayor Oliver 5

“Torbay’s coastal location has been the most infl uential More recently an investment of some £20m has seen a new Foreword by Gordon factor in our history and it is also an essential part of our fi sh landing quay, offi ce complex, fi sh processing units, fi sh future. With its sheltered location and horseshoe shape, Tor restaurant and new state of the art fi sh market at Brixham Oliver, Mayor of Torbay Bay offers a reliable, safe anchorage that has traditionally Harbour. Meanwhile, supported by the Environment been enjoyed by merchant shipping. These qualities have Agency, critical repairs have been undertaken to our major enabled the Bay to play a pivotal part in British maritime sea defences in both Torquay and Brixham. In total the last history including hosting the naval fl eet during the decade has probably seen over £50m spent on core harbour Napoleonic Wars. infrastructure development. This level of investment in our harbour has helped to provide new jobs, deliver growth and Furthermore the geography provides near perfect help support the local economy. conditions for prestigious and historic sailing competitions. The fi rst Tall Ships race was held in 1956 from Torquay to Creation of this Port Masterplan offers a unique opportunity Lisbon and Tall Ships remain regular visitors to the Bay to set out, for the fi rst time, a practical and realistic strategy today. The historic fi shing harbour at Brixham is the birth for the future of Tor Bay Harbour and its enclosed harbours. place of modern trawling and today is the most valuable This plan, which considers the legitimate the needs of the fi shing port in England and Wales. The single statutory whole range of harbour users and the wider community, harbour (created in 1970) and its collective estate (including can then be considered alongside more traditional land Brixham, Torquay & Paignton) continues to be a crucial part based planning documents such as the Local Plan. of Torbay’s infrastructure and economy today, and with growing demand for this valuable resource it is now time to I therefore look forward to seeing how the ideas suggested set out our plan for the future. in the Masterplan emerge over the next 20-25 years, especially now that strategic thinking and decision making The harbours are essential for the fi shing industry and other will be better informed.” commercial interests and will play a key role in creating jobs for the future and stimulating economic growth. It also remains popular with leisure users, and balancing their needs with those of industry and the natural environment is essential if we are to maintain a vibrant and sustainable harbour for future generations to use and enjoy. In the last 10 years signifi cant progress has been made with widespread waterfront regeneration at Torquay Harbour, complete with the hugely popular Town Dock pontoon berthing project. Tor Bay Harbour Authority 6 Port Masterplan

Executive Summary Executive Summary 7

development guidance on the most sustainable future for a potential MCZ (Marine Conservation Zone) proposed by Executive Summary Tor Bay Harbour and the three enclosed harbours. The Port Defra. The coastline provides a fl ood defence for low lying Masterplan for Tor Bay Harbour will: coastal areas. • form part of the evidence base for the Local 1. Introduction Development Framework and assist regional and local Although the Bay is used for many recreational activities it The Port Masterplan has been prepared by Royal planning bodies, and transport network providers, is also well used by merchant ships, naval vessels, tugs and HaskoningDHV for Tor Bay Harbour Authority (TBHA). The in preparing and revising their own development towed barges and exploration barges. The Bay is also used Masterplan covers the area within the limits of TBHA’s strategies as a Port of Refuge by marine casualties looking for a safe jurisdiction and includes the enclosed harbours of Brixham, • inform port users, employees and local communities as haven from south westerly storms. This makes the Bay very Paignton and Torquay. to how they can expect to see the port develop over much a ‘working harbour’ the next 20 years in response to anticipated changes The Harbour Authority is responsible for improvements to in the marine industry (both commercial and leisure), Brixham Harbour is the largest fi shing harbour in England the Harbour facilities to accommodate changes in the needs the fi shing and tourism industries, as well as industry and Wales by value of catch. It is well protected from wind and demands of port customers, port users, stakeholders trends within the regional ports sector and waves from most sectors due to the shape of the Bay and legislation in order to ensure a growing business. Great • clarify the port's own strategic planning for the but is slightly exposed to refracted swell waves and wind efforts and signifi cant expenditure has been made in medium to long term waves from the north to north west sectors. This exposure preparing for and implementing a number of developments • show how the harbour authority expects to grow and limits the development opportunities in the Outer Harbour. over the years (approximately £50m in the last 10 years develop its business over time alone). • indicate where changes of land-use are likely to be The harbour is surrounded by an attractive residential area required to support growth and the harbour has a new large fi sh market. The outer The purpose of the port masterplan is to: • highlight environmental measures to ensure that the harbour provides swinging moorings for boats and a large • Identify the port's own strategic planning for the Harbour Authority makes a positive contribution to the marina with pontoons. The Breakwater provides a well- medium to long term environment and amenity used promenade for residents and visitors. There is a well- • Inform port employees, port users, local community used slipway at Oxen Cove on the western side of the Outer and key stakeholders as to how they can expect to see Harbour. the port develop over the coming years 2. Context of Tor Bay and the three enclosed • Assist regional and local planning bodies, and transport harbours of Brixham, Paignton and Torquay The Inner Harbour is home to a fl eet of six heritage sailing network providers, in reviewing and preparing their Tor Bay is a beautiful natural harbour providing shelter trawlers and a replica of the Golden Hind. It also provides own development strategies in accordance with the from winds and waves from the westerly sector. Its natural some moorings for boats. port’s future development protection has traditionally allowed ships to anchor in the Bay for shelter. The Bay is part of the Lyme Bay and Tor Bay Paignton Harbour entrance faces north and although The Tor Bay Harbour Authority – Port Masterplan is a high candidate SAC (Special Area of Conservation), contains a largely protected from most wind waves it is exposed to level document that provides overall strategic spatial geological SSSI (Site of Special Scientifi c Interest) and is in swell waves from the eastern sectors. The harbour provides Tor Bay Harbour Authority 8 Port Masterplan

a location for a number of marine related businesses is to provide a high quality service that is committed to could assist with projects being led by other groups. including a crab processing factory and for recreational improve Tor Bay Harbour and provide a cleaner and safer sailing activities particularly during the summer months. environment by addressing the following objectives: The harbour dries out at low tide and has a shortage of boat • Maintain Tor Bay Harbour and the three enclosed storage areas. The harbour has two slipways, one on the harbours under the management of one Port Authority East Quay and one on the West Quay. It also has a small • Review and use the statutory powers of the Harbour area for boat parking and dinghy storage. Authority to fulfi l its statutory duties in a timely manner for the purpose of improving, maintaining and Torquay Harbour is well protected from wind and waves managing the harbour while continuing to contribute from most sectors except refracted waves from the east to the fi nances of the owning authority - Torbay Council to the southeast sectors. This exposure limits the location • Develop robust partnerships with key maritime of marina pontoons in the Outer Harbour. The harbour stakeholders to attract and deliver commercial port accommodates two marinas for boats and yachts, maritime businesses contributing to job creation and the local events, visiting yachts, passenger boats, fi shing vessels, economy commercial vessels and tenders for cruise ships. Haldon • Manage the harbour in a sustainable manner by Pier has a modern wide slipway and Beacon Quay contains supporting a variety of maritime activities including shops, marine businesses, cafes and space for trailers and fi shing, shipping, marine related businesses, heritage, a dinghy park. Princess Pier is a popular promenade and eco-tourism and marine recreational facilities. provides access to tourism launches and cross-bay ferries. • Balance the responsible stewardship of the marine The Old or Inner Harbour lies behind a new half tide cill environment with appropriate socio-economic and pedestrian lifting bridge and is planned to have new development and use of Tor Bay pontoon berths in 2014. South Pier has a mobile crane for • Measure and monitor the needs and wishes of harbour launching and recovery of boats and a fuelling station. users, the local community and visitors through appropriate research • Improve connectivity between the enclosed harbours During the development of the Tor Bay Harbour Authority 3. The strategy for Tor Bay and the three by upgrading facilities for marine transport – Port Masterplan the following consultation events have harbours of Paignton, Brixham and Torquay been undertaken: The visionary strategy outlines the ambition and targets • Consultation Event held on 11th October 2012 as well as the future desired position of Tor Bay Harbour. 4. Consultation and Community Engagement • Drop-in Stakeholder Events on 11th, 12th and 14th Furthermore, it forms a sophisticated framework for the Community and stakeholder engagement was essential February 2013 development of options and for the port masterplan itself. in generating a two way communication forum in which • Email distribution of the Draft Port Masterplan to interested parties could discuss ideas, concerns and wishes stakeholders The overarching strategy for Tor Bay Harbour Authority as well as identifying areas where the Port Masterplan Executive Summary 9

5. Tor Bay Harbour does benefi t from three railway stations and the proposed Tor Bay Harbour provides a large natural protected area of ‘Devon Metro’ project. Other documents and plans include: water for leisure, recreational, tourism and commercial use. • National Planning Policy Framework (March 2012) The coastline and the harbour waters in Tor Bay are a valued Local Connectivity • Regional Spatial Strategy for the South West: Secretary resource for the community but the Harbour continues to The three towns of Torquay, Paignton and Brixham (that of State’s Proposed Changes (July 2008) be a ‘working harbour’ and the waters have to be shared make up Torbay) are linked by an eastern and western • A Landscape for Success: The Plan for Torbay to 2032 with commercial shipping, cruise ships, fi shing vessels and transport corridor. The eastern corridor comprises the and beyond Local Plan Consultation Draft (September marine businesses serving shipping. A3022, A379 and B3199 and the western corridor, the A380 2012) and A3022. • Torquay, Paignton and Brixham Neighbourhood Plans Fishing is vitally important to the port of Brixham. The new fi sh market has helped safeguard Brixham’s position as one The three enclosed harbours at Torquay, Paignton and One of the key features of the statutory plans in this area of the most important fi shing ports in England with an Brixham are linked by the South West Coast Path which is that they are dated, which will have implications for excellent reputation for the quality of its fi sh. follows the coastline. There are also a number of cross the relevance of other documents and plans (material harbour ferry services that link the three enclosed harbours considerations). As the Port Masterplan is intended to There are a limited number of cruise ship calls in the Bay at Torquay, Brixham and Paignton, however these ferry cover the next 25-30 years many of the existing plans and and these tend to call between May and September. There services are generally seasonal. guidance will be replaced. are also marine service industries including towage services, pilotage, marine provisions services, pleasure boats and Spatial and socio-economic SWOT analysis A Landscape for Success is the fi rst draft of the new emerging cross-Bay cruise ferries and some marine engineering and A spatial and socio-economic SWOT (Strengths, Weaknesses, Local Plan. It is based on the Core Strategy, referred to above, small scale boat repair. Opportunities and Threats) analysis was carried out. The and the initial comments made on that document from the main outcomes are based on strategic port and transport public consultation carried out to date. Regional Connectivity planning, overall tourism & business aspects as well as on In summary the specifi c polices related to Tor Bay Harbour Tor Bay is approximately 18 miles to the south of Exeter and the maritime and environmental background. The detailed and the enclosed harbours are: 26 miles to the east of Plymouth. It is linked to Exeter and analysis is not included in this Summary. • support for investment in marine-related development the motorway via the A380 and completion of the South where this produces clear economic benefi ts to the Devon Link Road (Kingskerswell Bypass) in 2015-2016 will Policy background – Planning and Transport area remove the bottleneck between Torbay and the wider M5 The following documents form the development plan for • within seafront and harbour areas, development that corridor. It is connected to the south and west including the area, as of March 2013: helps create a vibrant, diverse evening and night time Plymouth via the A385. • Regional Planning Guidance for the South West (RPG economy 10) (Sept 2001) • the retention, improvement and creation of new, high Torbay is not linked to high speed rail services between • Devon Structure Plan (October 2004) quality tourism and leisure attractions, facilities in London, Exeter, Plymouth and the Midlands unless • Torbay Local Plan (April 2004) (this Local Plan is under the harbour, waterside and seafront areas of Torquay, passengers change at Newton Abbot. However, Torbay review in 2013 – see ‘A Landscape for Success’) Paignton and Brixham Tor Bay Harbour Authority 10 Port Masterplan

• making a proactive use of the marine environment and parking and recognising the need to priorities limited featuring some of the best examples of the range and maritime heritage for leisure, tourism and employment, parking for key harbour users diversity of bedrock reef, stony reef, and sea caves. and supporting existing visitor attractions • the provision of facilities, such as new harbour/marina Green Environment The effect of climate change on Tor Bay Harbour is likely facilities and a new national visitor attraction Tor Bay has a number of environmental designations that to be a sea level rise of 0.4m over the next 70 years, • providing improved maritime facilities as part of the recognise the high environmental quality of the Bay. It has increased storminess with a consequential increase in wave regeneration of harbourside and waterfront areas shallow coastal sites for seagrass which provide shelter for heights and fl uvial fl ooding, increased rainfall intensity marine fl ora and fauna including seahorses. The rocks and and frequency leading to a greater risk of pluvial fl ooding In particular for Brixham, the policy includes the rocky coastline provide roosts for cormorants and shags and and increased summer temperatures. Any developments improvement of the harbour’s role as a fi shing port with some areas have seasonal protection for nesting seabirds. should provide protection against future wave overtopping a nationally important working and creative harbour The coastline is mainly limestone and sandstone and this and contribute to fl ood protection. through a number of schemes including better water based geology provides a home for many diverse species of marine transport facilities. life.

The Torquay, Paignton and Brixham Neighbourhood The beaches in Torbay have won many awards and Plans are the new form of development plan documents the coastal waters in Tor Bay are of good quality. Any introduced by the 2011 Localism Act. All these plans are development will need to minimise the impact on water at the earliest stage of preparation – the Pre-submission quality and protect the existing mussel farm and any future consultation and publicity. aquaculture.

The Local Transport Plan – Devon and Torbay Strategy 2011 The seabed in the Bay consists of soft muddy sands and the – 2026 (April 2011) contains a number of policies related to muddier areas of the Bay hold moderately rich communities transport and the harbours. of marine fl ora and fauna. In particular the Bay contains a number of areas of eelgrass. There are also marine caves In summary there are a number of key transport themes that provide shelter for a rich variety of marine fl ora and Recreation, leisure and tourism that the Port Masterplan will need to support, namely: fauna. Tor Bay provides a large area for water sports recreation • Connectivity, protecting and enhancing the accessibility and leisure use including swimming, sailing, water skiing, to the working harbours for all transport modes This huge diversity of marine life attracts animals from diving, motor boating, sea angling, kayaking, kite surfi ng, • Traffi c Growth, managing any increase in traffi c further up the food chain. Any developments must paddle boarding, rowing and driving personal watercraft. demand from the proposed Port Masterplan to ensure not signifi cantly impact on any protected species and These activities require land based facilities and amenities the continued viability and attractiveness of the management of the Bay should protect such species. to support them and there are currently insuffi cient boat harbours launching facilities and storage areas. The beaches are also • Parking demand, managing the need to provide Tor Bay contains a number of geologically important sites used for walking and beach sports. Executive Summary 11

5. Proposals for Tor Bay Harbour • A half tide cill and cill gates with a pedestrian lifting or A large number of ideas were collected at the Consultation swing bridge as an extension of Middle Pier Meeting held on 11th October 2012 and these have been • Redevelopment of the Coastguard Building after it is investigated by the consultants’ team and discussed vacated in 2014 with Tor Bay Harbour Authority at several meetings. The • Development of a small reclaimed area adjacent to proposals taken forward were generally highlighted as Strand Quay to support maritime events being achievable, viable and making a positive contribution • Possible development of a Maritime Museum for to tourism, businesses and to facilities for residents in heritage fi shing vessels Torbay. • Return of South Quay to marine related use • A new Northern Arm breakwater Tor Bay Harbour • Redevelopment of the old derelict tanker berth to The following proposals were put forward for Tor Bay: provide a bulk fuel station for fi shing vessels and/or a • Sea angling locations within the statutory harbour Tall Ship berth. limits including at Babbacombe Pier • A new reclaimed area along the south western side of • An artifi cial reef in Tor Bay to provide opportunities for the Outer to provide a berth for Pelagic fi shing vessels, leisure divers facilities for a hatchery and shellfi sh storage and • Development of land at Broadsands to provide a depuration, a ship maintenance facility, a recreational maritime centre with dinghy and boat park and slipway, boat repair businesses, boat building & marine launching facilities related retail premises, additional car parking and boat • Development of the car park adjacent to sidings near storage, a Facilities Building for a new marina and Goodrington station for intermodal transfer improved access to Oxen Cove • Support to any eco-tourism in the Bay and opportunities • Additional marina pontoon berths on the west side of presented by the Geopark the Outer • An extension to the marina adjacent to the existing Brixham Harbour Victoria Breakwater A number of ideas for tourism related, marina facilities and maritime business developments were collected at the Consultation Event. Some ideas for the Outer Harbour depend on the construction of a new Northern Arm breakwater. The following options were selected with the fi rst four options able to be developed without the Northern Arm. Tor Bay Harbour Authority 12 Port Masterplan

Paignton Harbour Torquay Harbour The harbour area is relatively small and this limits the The harbour is already well developed and therefore some viability of any potential development. ideas were based on possible extensions to Haldon Pier and Princess Pier to provide additional berths in deeper water. The following options were selected: • Widen the Strand Quay to create a promenade and an area for events • Provide pontoon berths in the Inner Harbour (already planned for 2014) • Maintain access for heavy good vehicles to Beacon Quay and Haldon Pier along Victoria Parade • Modify landscaping in Victoria Parade to provide drop- off bays • Acquire fuel station and refurbish or relocate to Haldon Pier • Provide landmark ‘gateway’ to Harbour at Beacon Hill The following options were selected: entrance • Redevelopment and refurbishment of South Quay • Improve facilities for passenger pleasure boats at the • Relocation of crab processing factory and store to Fish Quay inland site • Install pontoons for ﬁ shermen adjacent to the west • Retain listed buildings and consider redevelopment or end of Princess Gardens refurbishment • Extend Beacon Quay over top of listed D-Day slipways • Potential for redevelopment of the existing Harbour to provide wider area for boat park, promenade and Light restaurant coach marshalling • Raising of East Quay wall to limit overtopping • Relocate and improve the passenger ferry pontoon and • A new slipway on the seaward side of the East Quay brow at Beacon Quay • Extension to East Quay to improve passenger boat • Provide improved pontoons and access brow for facilities and better protect the harbour from surge visiting yachts and cruise ship passengers on inside of waves Haldon Pier • Refurbish and upgrade old ferry landing stage on west side of Princess Pier to provide safe all tide access to ferries • Improve provision for sea angling off Princess Pier Executive Summary 13

6. Socio economic considerations 7. Implementation and delivery Tor Bay Harbour and the three enclosed harbours provide The proposals for development are comprehensive but they employment mainly within the Torbay area. Employment cannot all be implemented and delivered at once. Many of is provided by commercial harbour activities including the the proposals will require funding from a number of sources. fi shing vessels, fi sh market and fi sh processing at Brixham Some of the proposals are for developments where some of Harbour, support services, marine supplies and towage these implementation stages have already been completed services, pleasure boat and cross-bay ferries, mussel farms, or are currently in progress. boat repair and servicing in Tor Bay Harbour generally and limited numbers of retail businesses in all the enclosed The proposals have been divided up into short term (0 to 5 Harbours. The marinas at Brixham Harbour and Torquay years), medium term (5 to 15 years) and long term (15 to 30 Harbour also provide employment. The harbours also years). support recreational sailing, wind surfi ng, sail boarding, water skiing, sea angling and diving. Many of the proposals while improving the harbour areas, cannot demonstrate a positive return on investment and The development of new marine infrastructure is expensive therefore require capital grants or enabling compensatory and needs to provide a fi nancial return based on an increase developments. in employment as well as lease or sale value to businesses. Developing business cases that are viable for some of the The Tor Bay Harbour Authority – Port Masterplan is a schemes set out in this plan may not be possible, however strategic document for the future development of Tor Bay • Provide slipway and boat park on south side of Haldon where projects offer benefi ts to the wider economy by Harbour and the three enclosed harbours. It contains a Pier improving the amenities of the harbours grant funding will number of proposals for development and these may be • Provide pontoons for visitors and passenger boats be sought. implemented over the 30 year period of the Port Masterplan. inside Princess Pier However circumstances and demands can change and the • Provide berthing dolphins on seaward side of outer For example the fi shing industry is vital to Brixham and this Port Masterplan provides a strategic framework that needs arm of Princess Pier for events such as Tall Ships could be enhanced by the provision of fi shing vessel repair to be fl exible and will require review periodically. • Extend Haldon Pier westwards to provide multi- facilities and improved fi sh processing businesses. Also the purpose berth for vessels up to 5.5m draught. enclosed harbours and the natural environment of the Bay • Install mobile or fi xed crane on Haldon Pier to lift out are essential to marine tourism and leisure activities and boats many of the proposals contribute to enhancing facilities • Integrate Masterplan with proposed hotel development for boats, sea angling, diving and maritime events. The on North Quay plan should also support the maintenance of services to • Transfer Living Coasts site into the Harbour estate ships anchoring in the Bay, to cross-Bay ferry operators and • Review fl ood protection facilities to attract more cruise ships. Tor Bay Harbour Authority 14 Port Masterplan

chapter 1 Introduction Introduction 15 chapter 1_Introduction

This Port Masterplan has been prepared by Royal • Middle Pier Crane – Brixham Harbour How to understand this document HaskoningDHV for Tor Bay Harbour Authority (TBHA). The • Accelerated Low Water Corrosion Remedial Works – The Tor Bay Harbour Authority – Port Masterplan is a high Masterplan covers the area within the limits of TBHA’s Brixham Harbour level document that provides overall strategic spatial jurisdiction and includes the enclosed harbours of Brixham, • Brixham Harbour Town Pontoon development guidance on the most sustainable future for Paignton and Torquay. • Torquay Inner Harbour Impounding Works Tor Bay Harbour and the three enclosed harbours. • Beacon Quay Harbour Estate Redevelopment – Torquay Harbour A Port Masterplan acts as a framework document to Setting the scene • Torquay Inner Harbour Lifting Bridge and Half-Tide Cill set the scene for the future of the port and to ensure The following section sets the scene for where the harbour • Beacon Quay Widening Works and New Slipway – a sustainable development. It is not meant to include is now, highlighting the actions and activities undertaken Torquay Harbour detailed plans of developments for implementation. The by the Harbour Authority over the last 30 years. It provides • Torquay Harbour ‘Town Dock’ Pontoon Berths nature of a Port Masterplan is to provide ﬂ exibility and an overview of the purpose and approach of the Tor Bay • New Quay, Fish Market and Harbour Estate aspirations for development over both the short and longer Harbour Authority – Port Masterplan. Redevelopment – Brixham Harbour term. It is possible that only a few of the proposals will • Passenger Boat Pontoons and Access Brows – Torquay be realised quickly, but it is essential to provide the long- The Harbour Authority is continuously responsible for and Brixham Harbours term framework and overarching umbrella for future improvements to the harbour facilities to accommodate development in order to create synergy in developments changes in the needs and demands of port customers, port and enable strategic planning for the future. users, stakeholders and legislation in order to ensure a Purpose of the Port Masterplan growing business. Great efforts and signiﬁ cant expenditure In 2010 the Department for Transport (DfT) issued “Guidance In addition the Port Masterplan replaces the existing (approximately £50m in the last 10 years alone) has been on the preparation of port master plans”. This guidance sets strategic document A Tor Bay Harbour and Maritime made in preparing for and implementing the following out the overall purpose of undertaking a Port Masterplan Strategy 2007 – 2017 ‘Catching the Wave’. developments for Tor Bay Harbour and the three enclosed which is to: harbours by the Harbour Authority over the last 30 years. • Identify the port's own strategic planning for the A Port Masterplan is also a very helpful tool for medium to long term communicating with all involved parties. The document, Major improvement projects include the following: • Inform port employees, port users, local community especially the vision and strategy, can be used for all related • Development of Torquay Marina and key stakeholders as to how they can expect to see marketing activities for both external and internal use • Oxen Cove Reclamation the port develop over the coming years within the Harbour Authority, the Local Authority and the • Development of Brixham Marina • Assist regional and local planning bodies, and transport Torbay Development Agency. • Prince William Walkway – Brixham Harbour network providers, in reviewing and preparing their • North Quay Toe-Piling – Paignton Harbour own development strategies in accordance with the • East Quay Low Water Extension – Paignton Harbour port’s future development • Middle Pier Capping – Brixham Harbour Tor Bay Harbour Authority 16 Port Masterplan

Graphic on the left Approach to Tor Bay Harbour Authority – Port Masterplan Introduction 17

Approach of the Port Masterplan ‘buy-in’ and ‘sign-off’ at each stage of the process. This • show how the Harbour Authority expects to grow and The following briefl y summarises our approach and the ensures that no one is left out and helps promote active develop its business over time stages undertaken to complete the main aspects of a participation and ownership of the planning process. • indicate where changes of land-use are likely to be successful Port Masterplan process. required to support growth This approach enables the planning to start and remain • highlight environmental measures to ensure that the The key to our approach was a fl exible, staged, step by step focused on the key issues by ensuring that the planning Harbour Authority makes a positive contribution to the process that enabled the evolution of outcomes, ideas and team’s fi ndings and ideas, initial and draft plans can be environment and amenity the incorporation of issues at each stage by Tor Bay Harbour reviewed and commented on by the most important Authority, the Torbay Development Agency, the Local groups, such as the local authority, the community as well The Port Masterplan will cover the area within the Authority, harbour users, stakeholders, the community and as other key stakeholders and of course the Tor Bay Harbour jurisdiction of Tor Bay Harbour Authority, which includes the rest of the port masterplanning team. Authority. the Bay itself and the three enclosed harbours of Brixham, Paignton and Torquay. The main stages that have been undertaken since July 2012 are as follows: Why we are producing a Port Masterplan • Undertaking an initial consultation event to inform key The main purpose of the Port Masterplan is to provide the stakeholders about the masterplanning process and to spatial context to Torbay Council’s Marine Economy Action manage expectations Plan and to Tor Bay Harbour Authority’s existing maritime • Creating a strategy that will inform the options and the strategy. overall development • Presenting options to the public during the drop- The Port Masterplan for Tor Bay Harbour will: For clarifi cation in session on 11th - 14th February 2013 in Brixham, • form part of the evidence base for the Local Although we are preparing a port masterplan, Tor Paignton and Torquay Development Framework and assist regional and local Bay Harbour Authority owns the harbours of Brix- ham, Paignton and Torquay and technically these • Developing and presenting the Tor Bay Harbour planning bodies, and transport network providers, harbours are all ports and the harbour is the Bay. Authority – Port Masterplan to the public, harbour in preparing and revising their own development The defi nition of a harbour is a protected area of users, the community and key stakeholders strategies water where ships can seek refuge. Tor Bay Har- • inform port users, employees and local communities as bour Authority is a member of the British Port As- Another key strength of this process was that it provided a to how they can expect to see the port develop over sociation (BPA). clear record of how the plan was developed and gave the the next 20 years in response to anticipated changes opportunity at every stage, for all parties to make positive in the marine industry (both commercial and leisure), contributions, fostering a holistic team approach. the fi shing and tourism industries, as well as industry trends within the regional ports sector In our experience this approach demonstrates the • clarify the port's own strategic planning for the importance we place upon consultation which facilitates medium to long term Tor Bay Harbour Authority 18 Port Masterplan

chapter 2 Context of Tor Bay and the Harbours Context Tor Bay & Harbours 19 chapter 2_ The Context of Tor Bay and the three Harbours of Brixham, Paignton and Torquay

This section sets out the general characteristics of Tor Bay Tor Bay also provides anchorages for commercial shipping and the three enclosed harbours of Brixham, Paignton and these are often serviced by local shipping agents and and Torquay and highlights the main uses of each harbour businesses. There are frequent seasonal passenger ferries location. It also includes spatial considerations - positive as that cross the Bay connecting Torquay, Paignton and well as critical aspects - for all elements of the harbours. Brixham Harbours.

Although the Bay is used for many recreational activities it Tor Bay is also well used by merchant ships, naval vessels, tugs and Tor Bay is a beautiful natural harbour providing shelter towed barges and exploration barges. The Bay is also used from winds and waves from the westerly sector. Its natural as a Port of Refuge by marine casualties looking for a safe protection has traditionally allowed ships to anchor in the haven from south westerly storms. This makes the Bay very Bay for shelter. much a ‘working harbour’. The Bay is part of the Lyme Bay and Tor Bay candidate SAC Tor Bay - an attractive natural harbour for (Special Area of Conservation), contains a geological SSSI residents and tourists (Site of Special Scientiﬁ c Interest) and is in a potential MCZ (Marine Conservation Zone) proposed by Defra. The coastline provides a ﬂ ood defence for low lying coastal areas.

Tor Bay is a popular venue for water sports where it is used for sailing, water skiing, swimming, angling, kite surﬁ ng, wind surﬁ ng, motor boating, kayaking, paddle boarding, rowing and personal watercraft. There are demarcated controlled areas for swimming and other water sports in use between May and September and within these areas speeds must not exceed 5 knots.

Tor Bay hosts a number of maritime leisure events including long distance swims, dinghy and keelboat championships, rowing regattas, trawler races, powerboat racing and angling festivals. The Bay is also visited by cruise ships which moor in the Bay off Torquay Harbour. Tor Bay Harbour Authority 20 Port Masterplan

Brixham Harbour

Lighthouse

Breakwater

Slipway Brixham Marina Lifeboat stationstati

Ice plant MFV BasinBa Marina pontoon Car park Fishmarket Fuel station Slipwayy Town pontoon Pontoons HarbourHa Master’s ofﬁ ce PassengerPa ferry boarding

Coastguard Station

Dockside cranene

Inner Harbour Context Tor Bay & Harbours 21

Brixham Harbour inner harbour piers Brixham Harbour is the largest fi shing harbour in England • Public multi-use Breakwater (angling, walkers, jogging, and Wales by value of catch. It is well protected from wind canoeing etc.) and waves from most sectors due to the shape of the Bay • New harbour building with fi sheries industry form a but is slightly exposed to refracted swell waves and wind landmark building waves from the north to north west sectors. This exposure • Good views along the harbour border from the urban limits the development opportunities in the Outer Harbour. area • Good condition of breakwater, but needs continuously The harbour is surrounded by an attractive residential area maintaining and the harbour has a new large fi sh market with a chill store, harbour offi ces and processing units. There is a basin Spatial considerations - critical aspects for fi shing vessels. The Outer Harbour provides 250 swinging • Wide and open outer harbour moorings for boats and a large marina with pontoons. It • Because of the strong urban embedded surroundings Brixham Harbour - a major fi shing also has a RNLI station with an adjacent slipway at the root and the cliffs, there is limited possibility to extend the harbour with a long heritage and of the Breakwater. The Breakwater provides a well-used harbour landside e.g. to allocate space for additional fl ourishing related businesses including a area and a promenade for residents and visitors. There is buildings marina another well used slipway at Oxen Cove on the western side • Access to main entrance of the harbour is an urban of the Outer Harbour. road and rather narrow for HGVs, especially as the narrow road is informally used as a pedestrianised area The Inner Harbour is home to a fl eet of six heritage sailing • Limited parking spaces at the main entrance of the trawlers and a replica of the Golden Hind. It also provides Harbour Authority some moorings for boats. • Additional parking spaces for harbour users only accessible via residential road at the hill (off Blackball Spatial considerations - positive aspects Lane) and very narrow public right of way alongside the • Harbour and promenade forms a lively town centre harbour with a strong maritime and fi sheries identity • Inner Harbour dries out at low tide (smelly, not pretty) • Harbour is a point of tourism attraction including fi sh • Harbour has very small landside area restaurants • Harbour users have to use public parking area which • Harbour is well embedded in the urban area doesn’t always have suffi cient spaces • Wide variety of the components of harbour uses are • There are insuffi cient boat repair facilities in harmony (boat marina, fi sheries, moorings, fi shing • Insuffi cient depths for larger fi shing vessels (draft boat repair and heritage vessels) greater than 4.5 m) at existing berths • Good public access along the Breakwater and other Tor Bay Harbour Authority 22 Port Masterplan

Restaurant

Slipway Rocks South Quay Outhall moorings Car park

Shops Outhall moorings Boat park Harbourou r ofﬁ ce

Coastguard station North Quay Slipway

Crab industrie Visitor pantoon

Boat park

East Quay

Rocks

Paignton Harbour Context Tor Bay & Harbours 23

Paignton Harbour Spatial considerations – critical aspects Paignton Harbour entrance faces north and although • Small harbour without any opportunities to extend on largely protected from most wind waves it is exposed to landside swell waves from the eastern sectors. • There are two separate harbour areas (North/West Quays and South/East Quays) not related nor connected The harbour provides a location for a number of marine with each other related businesses including a crab processing factory and • No clear indication which of these quays form the main for recreational sailing activities particularly during the entrance summer months. • Fish processing factory on South Quay has insufﬁ cient storage and unsuitable access for HGVs The harbour dries out at low tide and has a shortage of boat • Multi-storey car parking not obviously visible or storage areas. The harbour has two slipways, one on the properly signposted East Quay and one on the West Quay. It also has a small • Limited kerb-side parking spaces along Roundham Paignton – a small recreational harbour area for boat parking and dinghy storage. Road and at same time underused multi-storey car with marine related businesses parking Seasonal passenger ferries to and from Brixham and • No additional capacity for marine related business Torquay call at the harbour. Sea angling can be carried out units and shops from the seaward side of the harbour walls. • The open storage area within the harbour is not efﬁ ciently used, only ground level storage Spatial considerations – positive aspects • Harbour dries out at low tide • Compact harbour embedded in the urban, mostly • Unknown conditions of breakwater arms residential area of Paignton • Lack of footfall in harbour area as disconnected from • The complete harbour has 24/7 land access for public town centre • Good visual aspect from Roundham Road towards the • Narrow single access road along South Quay harbour • Kerb-side parking provided along Roundham Road and multi-storey car parking accessible via Cliff Road • There are several historical buildings on the north side of the harbour • Harbour has 2 slipways • Sheltered harbour entrance except in Easterlies • Opportunities for redevelopment within the Harbour Estate Tor Bay Harbour Authority 24 Port Masterplan

Slipway Commercial pontoons Princess Gardens North Quay

Inner Harbour Moorings Old Fish Quay

Bridge/Cill Torquay Marina (MDL) Pontoon berths

Fuel berth SouthSo Pier

D-Day ramps

Town Dock Harbour Master’s ofﬁ ce

Princess Pier Beacon Quay Outer Harbour Living Coasts Slipway

Haldon Pier Torquay Harbour Visitors pontoons Context Tor Bay & Harbours 25

Torquay Harbour • Landmark building for Harbour Authority and maritime Torquay Harbour is well protected from wind and waves related shops from most sectors except refracted waves from the east • Link between Harbour Authority building and marina to the southeast sectors. This exposure limits the location club strengthens the maritime identity of marina pontoons in the Outer Harbour. The harbour is • Inner harbour bridge forms landmark feature, especially embedded in the town centre. The harbour accommodates at night two marinas for boats and yachts (Town Dock (170 berths) • Tidal gate maintains water level in Inner (Old) Harbour and Torquay Marina (440 berths)), maritime events, visiting • Pedestrian access to all the piers for 24/7 yachts, passenger boats, ﬁ shing vessels, commercial vessels • Pedestrianised promenade and semi-pedestrian areas and tenders for cruise ships. connect the town with the harbour • The Living Coast attraction next to the harbour Haldon Pier has a modern wide slipway and Beacon Quay reinforces visits due to proximity contains shops, marine businesses, cafes and space for • Princess Pier is well used for walking, ferry, pleasure Torquay Harbour – a historic harbour with trailers and a dinghy park. Princess Pier is a popular boats and sea angling many marina spaces and tourism facilities promenade and provides access to tourism launches • Large slipway available at all states of the tide and cross-bay ferries. Adjacent to the harbour is a listed Edwardian Pavilion. The Old or Inner Harbour lies behind Spatial considerations – critical aspects a new half tide cill and pedestrian lifting bridge and is • Due to being so embedded in the surrounding areas, planned to have new pontoon berths in 2014, replacing the there are limited opportunities to extend the harbour current trot moorings. There is a visitor pontoon alongside on the landside Haldon Pier and this can be used in season. There is limited • Semi pedestrianised area of Victoria Parade restricts keelboat storage on the south side of South Pier. South Pier access for HGVs which must be maintained also has a mobile crane for launching and recovery of boats • Only one access route to Beacon Quay and Haldon Pier and a fuelling station. • No natural gateway to harbour • Insufﬁ cient parking for both harbour users and visitors Spatial considerations – positive aspects • Very little potential extension of marina style berthing • High quality harbour in terms of atmosphere and well due to current lack of space looked after • Poor condition of Princess Pier • Large enclosed harbour • Listed D-day slipways restrict development of harbour • Attractive views from the adjacent public realm area in the Beacon Quay area and from the urban surroundings • Limited water depths in harbour • A “soft-end” (clean use) harbour with marinas, ferries • Lack of slipway for dinghies on seaward side of Haldon and boat moorings, not a heavy industrial harbour Pier Tor Bay Harbour Authority 26 Port Masterplan

Brixham Harbour

Lighthouse

Breakwater

Slipway Brixham Marina Lifeboat stationstati

Ice plant MFV BasinBa Marina pontoon Car park Fishmarket Fuel station Slipwayy Town pontoon Pontoons HarbourHa Master’s ofﬁ ce PassengerPa ferry boarding

Coastguard Station

Dockside cranene

Inner Harbour Context Tor Bay & Harbours 27

This section describes the strategy for Tor Bay and the three This is the strategy for Tor Bay Harbour This strategy has been created fi rstly based on the fi ndings enclosed harbours of Brixham, Paignton and Torquay. It The overarching strategy for Tor Bay Harbour Authority of the spatial and socio-economic SWOT analysis, secondly sets out the priorities and objectives for Tor Bay Harbour is to provide a high quality service that is committed to on the outcomes of the discussion and feedback provided by Authority to ensure healthy maritime related businesses improve Tor Bay Harbour and provide a cleaner and safer key stakeholders at the consultation event and fi nally based and to meet the spatial requirements of its port users’ environment by addressing the following objectives: on a continuous dialogue with Tor Bay Harbour Authority needs and demands. The visionary strategy outlines the • Maintain Tor Bay Harbour and the three enclosed supported by the Torbay Development Agency. ambition and targets as well as the future desired position harbours under the management of one Port Authority of Tor Bay Harbour. Furthermore, it forms a sophisticated • Review and use the statutory powers of the Harbour framework for the development of options and for the Port Authority to fulfi l its statutory duties in a timely Masterplan itself. manner for the purpose of improving, maintaining and managing the harbour while continuing to contribute to the fi nances of the owning authority - Torbay Council • Develop robust partnerships with key maritime stakeholders to attract and deliver commercial port businesses contributing to job creation and the local economy • Manage the harbour in a sustainable manner by supporting a variety of maritime activities including fi shing, shipping, marine related businesses, heritage, eco-tourism and marine recreational facilities. • Balance the responsible stewardship of the marine environment with appropriate socio-economic development and use of Tor Bay • Measure and monitor the needs and wishes of harbour users, the local community and visitors through appropriate research • Improve connectivity between the enclosed harbours by upgrading facilities for marine transport Tor Bay Harbour Authority 30 Port Masterplan

chapter 4 Consultation and Community Engagement Consultation 31 chapter 4_Consultation and Community Engagement

The key ingredient to enable a successful sustainable During the consultation event the following questions were planning process for Tor Bay Harbour is developing a considered and discussed in the teams: collaborative approach in which the consultation process • What future would you like for Tor Bay Harbour and the involves not only statutory bodies and key stakeholders but three enclosed harbours? most importantly local community groups, societies and • Do you have any ideas for the development of the individuals. harbours? • What do you see as the key issue affecting harbour The consultation process can take many forms, with the development? aim of reconciling differing objectives and issues; enabling • If more marina space is needed, where would be the experts and lay people to challenge assumptions, utilising best location and are there any impacts? local knowledge and aspirations. • What further improvements could be made to the fi sheries business in Tor Bay? As mentioned in chapter 1, a principal objective for the Port • Should each harbour have its own specifi c focus and if Consultation event held in Oldway Masterplan is to inform port users, employees and local so what would it be? Mansion in Paignton on 11th October 2012 communities about future port developments. • How could we improve the integration of the three harbours and the Bay? Community and stakeholder engagement was therefore • What can increase business opportunities in the essential in generating a two way communication forum harbour including cruise, events etc.? in which interested parties could discuss ideas, concerns and wishes as well as identifying areas where the Port In addition, specifi c topics were also discussed during a Masterplan could assist with projects being led by other workshop session in sub-groups to achieve a holistic and groups. sustainable development for Tor Bay Harbour: • Harbour activity areas and land use During the development of the Tor Bay Harbour Authority • Harbour Authority boundary and surroundings – Port Masterplan the following consultation events have • Transport, connectivity and destination been undertaken: • Business opportunities and socio economic • Consultation Event held on 11th October 2012 • Climate change and sustainability • Drop-in Stakeholder Events on 11th, 12th and 14th • Heritage, landscape and environment February 2013 • Recreation, tourism and event culture • Email distribution of the Draft Port Masterplan to • Visual aspects, access and entrances stakeholders Tor Bay Harbour Authority 32 Port Masterplan

Graphic on the left Consultation and Community Engagement process during the Tor Bay Harbour Authority – Port Masterplan Consultation 33

Consultation event held in Oldway Mansion in Torquay. Presentation panels were displayed for the public Paignton on 11th October 2012 to view and comment on and were also made available on The purpose of the Consultation Event was not only to the Harbour Authority website. inform key stakeholders about the deﬁ nition and approach of the Port Masterplan, but also provide the opportunity Harbour Authority staff and the Torbay Development for interactive sessions such as group discussions and Agency were in attendance to answer any questions. workshops. Feedback forms were provided that also allowed consultees to express any other ideas or views that occurred to them. The workshop was intended to build a communication The feedback given on the proposed development options bridge between the Harbour Authority and key stakeholders has generally been incorporated into the Tor Bay Harbour and to create a platform that allows a wide variety of Authority – Port Masterplan. thoughts and views to be expressed.

For that reason, two interactive workshops were organised Email distribution of the Draft Port Masterplan “A Port Masterplan can only be successful when for the 11th October that allowed creative and dynamic to stakeholders incorporating the ideas and wishes of local businesses, discussions to take place sharing professional experience. In April 2013 the draft Port Masterplan was circulated by port employees and local residents into the port’s future This event also enabled the Harbour Authority to engage email to stakeholders. Comments were invited and where development and business. public opinion for the future development options for Tor appropriate the draft plan was amended to refl ect the Bay including the three enclosed harbours of Brixham, relevant feedback. At the same time only a healthy and fi nancially strong port Paignton and Torquay. business allows the community to be supported.” The preparation of the Port Masterplan was an evolving A summary leafl et was prepared and circulated to highlight and transparent process that allowed feedback and input the key outcomes of the stakeholder consultation event to take place at every stage. and to capture information which assisted in shaping of the next steps in the Port Masterplan process.

Drop-in Stakeholder Events on 11th, 12th and 14th February 2013 The drop-in Stakeholder Events were organised to engage public opinion, get feedback and responses to the proposed development options displayed at Brixham, Paignton and Tor Bay Harbour Authority 34 Port Masterplan chapter 5 Tor Bay Harbour Tor Bay Harbour 35 chapter 5_Tor Bay Harbour

Signifi cance of the harbour 489 fi shermen (2011 MMO) in its administration and 23% cruise ship calls are planned. Cruise ships have passenger Tor Bay Harbour provides a large natural protected area of of the workforce in Brixham (2003 study) is dependent on numbers between 400 and 1,200 and they come ashore at water for leisure, recreational, tourism and commercial use. the fi shing sector. In 2004 there were 25 beam trawlers Torquay Harbour, with some boarding coaches for day and The coastline and the harbour waters in Tor Bay are a valued and over 200 inshore day boats. The new fi sh market built half-day excursions. resource for the community but the harbour continues to in 2010/2011 has helped safeguard Brixham’s position as be a ‘working harbour’ and the waters have to be shared one of the most important fi shing ports in England with There are also marine service industries including towage with commercial shipping, cruise ships, fi shing vessels and an excellent reputation for the quality of its fi sh. There services, pilotage, marine provisions services, pleasure boats marine businesses serving shipping. are opportunities for growth in the sector by providing and cross-Bay cruise ferries and some marine engineering better fi sh processing facilities and supporting product and small scale boat repair. The harbour is signifi cant in providing shelter for vessels development and promotion. from storms emanating from the westerly sector, from the south through to the north. It also has an environmentally In 2011 the following quantities of fi sh were landed: Transport and connectivity important coastline and waters and the Bay is part of Regional Connectivity the Lyme Bay and Tor Bay candidate SAC (Special Area of Type Quantity (tonnes) Value £ Tor Bay is a natural harbour situated in the southwest of Conservation), contains a geological SSSI (Site of Special Demersal 4,199 11,924,000 England, approximately 18 miles to the south of Exeter and Scientifi c Interest) and is in a potential MCZ (Marine Pelagic 2,134 698,000 26 miles to the east of Plymouth. Conservation Zone) proposed by Defra. It has shallow Shellfi sh 7,413 13,500,000 coastal sites for seagrass which provides shelter for marine Torbay is the urban community that surrounds the Bay. Total £26,122,000 fl ora and fauna including rare seahorses. The rocks and It is linked to Exeter and the motorway via the A380 and rocky coastline provide roosts for cormorants and shags and completion of the South Devon Link Road (Kingskerswell some areas have seasonal protection for nesting seabirds. This is the highest value of catch in England and Wales; and Bypass) in 2015-2016 will remove the bottleneck between about 16% of the total value of catch at all ports in England. Torbay and the wider M5 corridor. The coastline is mainly limestone and sandstone and this These fi gures are extracted from the Marine Management geology forms part of a ‘Global Geopark’ network, as well Organisation “The UK Fishing Industry in 2011 - Landings”. Torbay’s connections to the south and west including as providing a home for many diverse species of marine life. Plymouth are via the A385 passing through Totnes. Until the Furthermore, the coastline also provides a fl ood defence for Brixham fi shermen participate in the Responsible Fishing A385 road joins the A38 the road is a single carriageway road low lying coastal areas. Scheme and try to exploit the fi sh stocks within safe and which can experience severe delays in peak periods. sustainable limits. Beam trawlers have been modifi ed to make the trawls lighter and to replace the sledge design Accessibility by rail to Torbay is compromised by not being Fisheries and commercial activities with rollers. linked to high speed rail services between London, Exeter, Fishing is a mature sector in Torbay, and vitally important Plymouth and the Midlands and currently passengers to the port of Brixham. There are 262 fi shing vessels (2011 There are a limited number of cruise ship calls in the Bay and wishing to travel further afi eld from Torbay must change MMO (Marine Management Organisation)) employing these tend to call between May and September. In 2013 six at Newton Abbot. However, Torbay does benefi t from three Tor Bay Harbour Authority 36 Port Masterplan

Figure on the left Walking and cycling catchment areas of the harbours at Tor Bay

railway stations and the proposed ‘Devon Metro’ project will provide an additional station at Edginswell as well as improvements to rolling stock and an increase in the frequency of services from Torbay to Exeter and Newton Abbot from hourly to half hourly. The Devon Metro project will signiﬁ cantly enhance the passenger experience from Torbay and reduce interchange times to the wider rail network.

Local Connectivity The three towns of Torquay, Paignton and Brixham (that make up Torbay) are linked by an eastern and western transport corridor. The eastern corridor comprises the A3022, A379 and B3199 and the western corridor, the A380 and A3022.

The eastern corridor is predominately single carriageway carrying between 15,000 and 20,000 vehicles a day.

The western corridor provides the main link for travel between the three towns and the wider highway network. The western corridor is dual carriageway from its junction with the A3022 north of Torquay to its junction with the B3060 to the north west of Paignton and carries between 23,000 and 16,000 vehicles per day. The remainder of the western corridor is predominantly single carriageway with localised widening on the approaches to the main junctions.

Stakeholder consultation identifi ed that there are numerous © Reproduced from the Ordnance congestion hotspots on the highway network within Torbay Survey Map with the permission and that this is compounded by signifi cant levels of traffi c of the Controller of Her Majesty‘s Stationary Offi ce. seasonality during holiday periods, particularly during the Crown Copy-Right reserved. summer holidays and bank holiday weekends. Tor Bay Harbour 37

The addition of holiday traffi c to a highway network that There are a number of cross harbour ferry services that Parking availability in Torquay is limited and often hard to is almost at capacity means that roads cannot function link the three enclosed harbours at Torquay, Brixham fi nd especially during the tourist season. effectively. and Paignton, however these ferry services are generally seasonal and predominantly only attractive to tourists Paignton Harbour Connectivity There is a good network of buses connecting the three main due to slow speed and poor reliability of service in stormy The main access for vehicles to Paignton Harbour is via towns and key local amenities such as the college, hospital weather. Roundham Road, a narrow single carriageway road with on and town centres; of particular note are services 12 and 67. street parking. Vehicles wishing to access the harbour from Service 12 connects the three towns and Newton Abbot There is a seasonal Park and Ride facility at Brixham and the wider highway network travel via Sands Road before following the eastern corridor with a 10 minute frequency. there are plans to make this permanent and provide a linking to the A379, A3022 and fi nally A380 or A385. Service 67 connects the hospital with the three towns new facility at Torquay as well as investigating options for and the college with an hourly frequency. Whilst there is Paignton. Paignton Harbour is remote from the town centre, railway a comprehensive and frequent bus network within Torbay, station and bus station which are all approximately an the buses must negotiate the same congestion that other Torquay Harbour Connectivity 800m walk. Walking routes between the harbour and town vehicles experience. The main access for vehicles to Torquay Harbour is via centre are numerous and poorly defi ned and cycling is Victoria Parade, a narrow single carriageway road with wide entirely on road. Signposting is poor. It is recognised that walking trips of up to 2km and cycling footways and high pedestrian fl ows. Vehicles wishing to trips of up to 5km have the potential to substitute for access the harbour from the wider highway network travel At Paignton Harbour there is an existing multi storey car short car trips and form part of a longer journey by public via the A379 before linking to the A3022. park which is currently underutilised. transport. Figure on the left shows a 2km walking and 5km cycling isochrone from Torquay, Paignton and Brixham The A379 from its junction with the A3022 to the harbour Brixham Harbour Connectivity harbours. It is evident from Figure that within Torbay is predominantly a dual carriageway, however the presence Brixham is the most southerly of the three enclosed walking and cycling to the harbours is achievable for the of on street parking and changes in priority has effectively harbours in Tor Bay and as such does not benefi t from the majority of residents and offers signifi cant potential for reduced this to a single lane carriageway. direct road links to A380 and A385 like Torquay and Paignton. mode shift. The main access for vehicles to Brixham Harbour from the Torquay Harbour and town centre are located adjacent to wider highway network is via Middle Street. Middle Street Within Torbay the key focus for cycling has been the each other which offers signifi cant benefi ts in terms of links to the A3022 via a one way system. delivery of ‘National Cycle Route’ No 28. To date the route encouraging linked visits and travel by walking and cycling, from Torquay seafront to Paignton has been completed however there are competing pressures between the needs Brixham Harbour and town centre are located adjacent and there are plans to link Torbay with Newton Abbot and of pedestrians moving between and around the town centre to each other which offers signifi cant benefi ts in terms of Goodrington Sands with Brixham. and harbour and the operational needs of the harbour. encouraging linked visits and travel by walking and cycling, however there are competing pressures between the needs The three enclosed harbours at Torquay, Paignton and The Torquay railway station is approximately 1.5km from of pedestrians moving between and around the town centre Brixham are linked by the South West Coast Path which Torquay Harbour and there are good walking, cycling and and harbour and the operational needs of the harbour. follows the coastline. bus links between the two. Tor Bay Harbour Authority 38 Port Masterplan

Strengths Weaknesses

The nearest railway station to Brixham is located at Paignton • Tor Bay Harbour is well protected with good • Unused harbour facilities approximately 11km away and as such is only realistically anchorages for ships • Narrow roads, congestion and lack of parking around accessible by private car, taxi or bus. • Signifi cant Harbour Estate that makes the harbour the Bay sustainable • Lack of repair facilities for boats The Inner Harbour at Brixham forms a natural barrier to the • Strong identity as the English Riviera and used for • Shortage of onshore facilities for marine leisure movement of pedestrians from east to west. marketing opportunities for tourism • Lack of cold storage and processing facilities • Cruise ships call and anchor in the Bay • Lack of cargo handling facilities There are three main cars parks for Brixham namely the • Unique character of the individual harbours and • Lack of boat repair and maintenance facilities Central (short stay) and Harbour and Marina (long stay) car embedded in the surrounding areas • Lack of usable shoreline parks. In addition there is a seasonal Park and Ride site at • Improvements undertaken for public realm within and • Towns not keeping up with the standard of the the A379, A3022 junction to intercept tourist traffi c. next to some of the harbours harbour improvements • Good provision of leisure and recreational boating • Lack of space in enclosed harbours facilities • Insuffi cient Maritime Marketing Spatial SWOT analysis • Leading fi sheries harbour in England and Wales by • Tor Bay anchorages exposed to easterly weather The spatial and socio-economic SWOT analysis looks value of catch with modern facilities • No railway connections into any of the enclosed specifi cally at the strengths, weaknesses, opportunities and • Attractive area for living and working harbours threats within the Tor Bay Harbour area. The main outcomes • All the enclosed harbours are under one Harbour • Insuffi cient water depth in the enclosed harbours are based on strategic port and transport planning, overall Authority which can cause drying out at low tide tourism & business aspects as well as on the maritime and • Choice of several Yacht and Sailing Clubs • Local Authority port governance not fully developed or environmental background. • Awareness of the need to have a plan for development fully fi t for purpose • Tor Bay Harbour has good seawater quality, diverse marine habitat and bio-diversity and a variety of environmental designations including Geopark status • Torbay has one of the safest road networks within the South West • Region is well connected to the national road network through the dual carriageway A380 • Public transport and cycle ways are improving • Marine engineering training provision at South Devon College • Railway branch line linking Paignton and Torquay to the national rail network Tor Bay Harbour 39

Opportunities Threats

• Improve natural beauty of the Bay • Lack of fi nance and funding for developments throughput opportunities • Review governance model to allow the port to be a particularly for breakwater extensions • Development will put more pressure of waste more effi cient business (similar to TDA for economic • Risk of overdevelopment and piecemeal development treatment and could increase risk of fl ooding development) of the enclosed harbours and the surrounding areas • Erosion of cliffs at Holicombe could disrupt railway • Improve sea defences against fl ooding • Confl ict between space requirements for different due to covenant not requiring maintenance by • Expand marina style berthing and capacity uses in the enclosed harbours including ferry services, Network Rail • Infrastructure improvements should be fl exible for sailing and slipway access • Localism Act gives right for community to challenge multiple use • Development causing damage to the environment and potentially to run some harbour services • Improve adequate road infrastructure • Increase costs of energy affecting transport and • MCZ designation could hinder growth by either • Provide suffi cient shelter and berthing facilities within maritime activities stopping development or making it prohibitively the enclosed harbours • Increase traffi c caused by developments costly • Public perception of Tor Bay as being a beach • Development causing exclusion of visitors to the destination and a place for the elderly enclosed harbours • Reinforce strong identity for being English Riviera • Effect of climate change on developments and • Improvements of transport links including domestic existing infrastructure passenger boats • Harbour side land should be safeguarded for marine • Additional multi-storey car parking related use and not lost to residential development • Better facilities for cruise ships and domestic boats • Danger of losing maritime culture • Provide additional boat launching facilities • Political will to allow changes, drive change and • Provide boat repair and maintenance facilities for support changes recreational craft and fi shing vessels • Status of Port Masterplan not being statutory in • Provide maritime related businesses and sport planning system activities to strengthen the maritime culture / identity • Competition from other harbours for water sports • Provide better access to identifi ed areas for local events residents and tourists to the enclosed harbours by • Reduced demand for marina space due to economic means of open days, schools visits etc. downturn • Refurbish or replace derelict port infrastructure • Loss of employment due to maritime industries • Providing additional employment contracting • Use the designations of Candidate Special Area of • Shortage of maritime skills in the area Conservation (cSACs): Lyme Bay and Torbay (Dorset • Traffi c congestions due to Kingskerswell Bypass being and Devon Coast) and potential Marine Conservation late Zone (MCZ) to attract business and tourism • Fishing industry could reduce or disappear • Investigate possible rail link into future harbour • Competition from nearby ports for any cargo developments Tor Bay Harbour Authority 40 Port Masterplan

Policy background – Planning 2012) degree of consistency with this framework”, therefore the • Torquay, Paignton and Brixham Neighbourhood Plans more consistent with it, the more signifi cant they are. Development Plan Policy Framework The framework is very strategic and limited in terms of its The Planning and Compulsory Purchase Act 2004 requires Statutory Plans guidance. On the economy it states in paragraph 20 that that “…for the purpose of any determination to be made One of the key features of the statutory plans in this area plans should achieve economic growth and in relation under the planning Acts the determination must be made is that they are dated, which will have implications for to tourism, in paragraph 23, that a range of suitable sites in accordance with the (development) plan unless material the relevance of other documents and plans (material should be allocated in town centres for tourism. considerations indicate otherwise.” considerations). A Landscape for Success: The Plan for Torbay to 2032 and This section outlines the statutory plans to be taken As the Port Masterplan is intended to cover the next 25- beyond Local Plan Consultation Draft (September 2012) account of and other relevant planning documents and 30 years many of the existing plans and guidance will be This is the fi rst draft of the new emerging Local Plan. It plans, otherwise known as “material considerations”, which replaced. Therefore reference to the current and existing is based on the Core Strategy, referred to above, and the have some weight or relevance in the planning system. It plans and guidance is included in an Appendix which also initial comments made on that document from the public will also focus on the key relevant policies for the harbours, explains the implications for the latest documents and consultation carried out to date. economy and tourism in Torbay. plans (material considerations). In terms of specifi c polices for the harbour, Policy E3 on the The following documents form the development plan for These plans and guidance include the following: Marine Economy outlines that “The Council will support the area, as of March 2013: • Regional Planning Guidance for the South West (RPG investment in marine-related development where this • Regional Planning Guidance for the South West (RPG 10) produces clear economic benefi ts to the area…”, subject to a 10) (Sept 2001) • Devon Structure Plan number of specifi c requirements. With specifi c regard to the • Devon Structure Plan (October 2004) • Torbay Local Plan evening and night time economy, Policy TC 5 again subject • Torbay Local Plan (April 2004) (this Local Plan is under • Regional Spatial Strategy for the South West: Secretary to specifi c criteria, within seafront and harbour areas of review in 2013 – see ‘A Landscape for Success’) of State’s Proposed Changes (July 2008) the Bay the Council wants to see “development that helps • LDF - Core Strategy DPD - Regulation 25 Draft Core create a vibrant, diverse evening and night time economy”. Other documents and plans include: Strategy: Vision, Objectives and Growth Options • National Planning Policy Framework (March 2012) (September 2009) For Tourism in the area there is a more detailed policy T1. • Regional Spatial Strategy for the South West: Secretary This is where the Council wants to see renovated facilities of State’s Proposed Changes (July 2008) National Planning Policy Framework (March 2012) and services and outlines a number of requirements. This • LDF - Core Strategy DPD - Regulation 25 Draft Core The National Planning Policy Framework (NPPF) replaced includes “The retention, improvement and creation of new, Strategy: Vision, Objectives and Growth Options the Planning Policy Statements (PPSs) and the Planning high quality tourism and leisure attractions, facilities…” (September 2009). Policy Guidance notes (PPGs) in 2012. Of initial relevance is in the harbour, waterside and seafront areas of Torquay, • A Landscape for Success: The Plan for Torbay to 2032 paragraph 215 which states that ”…weight should be given Paignton and Brixham. Also making a proactive use of the and beyond Local Plan Consultation Draft (September to relevant policies in existing plans according to their areas marine environment and maritime heritage “… for Tor Bay Harbour 41

leisure, tourism and employment, and supporting existing Under Policy SDB 2 a mixed use approach to regeneration “biggest potential sector for large scale development” for visitor attractions and the provision of facilities, such as will be used to support its position as a lively maritime the “marine technology, engineering, aqua culture, food new harbour/marina facilities and a new national visitor resort. processing, marine electronics and navigation” sectors, attraction…”, as well as “providing improved maritime as well as Marine research and education with links to facilities as part of the regeneration of harbour side and Torquay, Paignton and Brixham Neighbourhood Plans Plymouth University Also in terms of transport there is waterfront areas”. These are the new form of development plan documents concern about the lack of sustainable alternatives, including introduced by the 2011 Localism Act, which gave local a Torquay late night ferry, as well as the Northern Arm and There is also a specifi c policy on the main three towns communities the right to produce statutory plans for their other new ferry infrastructure. within Torbay. local area. Torbay Council managed to win funds as part in the Neighbourhood Planning Front Runners Scheme, The approach to Torquay generally, under policy SDT 1, is for which has provided funding from central government to the area, including the harbour, to “evolve as the principal support the production of all these plans, which cover the town centre and the centrepiece of a modern, prosperous same time frame as the Local Plans; a twenty year period. and sustainable Torbay.” Policy SDT2 on Torquay Town Centre All these plans are at the earliest stage of preparation – the & Harbour identifi es the town centre as the main retail and Pre-submission consultation and publicity – and have still leisure centre of the Bay, as well as the main sub-regional to issue the submission draft, and have the examination, retail and leisure destination. Developments within these referendum and adopted to follow. areas should include a mixture of suitable town centre uses and it goes on to identify a number of priorities to be In terms of the plans, only the Brixham Neighbourhood considered. Plan has any policy, which makes reference to the emerging Torbay Local Plan policies. In relation to the Policy T1 For Paignton in relation to Policy SDP 1, the aim is to onTourism, it wants to see the requirements of the Disability rejuvenate the area “...through high quality mixed use Discrimination Act 2005 more clearly met and for the more development of key town centre, harbour and waterfront general Policy T2 on the change of use of facilities, there sites”. More specifi cally under Policy SDP 2 on the Paignton is concern about the loss of tourism facilities without any Town Centre and Seafront, the aim is to turn around the signifi cant justifi cation. recent decline in the town and develop the connection between the town centre to the sea front and harbour. However, there are some general ideas for the harbour, which come under the section on the economy. Firstly Finally for Brixham the approach outlined in Policy SDB 1 is to in relation to tourism, the marine leisure activities are improve the areas “...role as a fi shing port with a nationally recognized as opportunity to make Brixham a centre for important working and creative harbour” through a number this, along with promoting the sea food cuisine. With of schemes including better water based transport facilities. regards to industry, the marine sector is identifi ed as the Tor Bay Harbour Authority 42 Port Masterplan

Figure on the left Candidate SAC Green environment along the coast at Tor Green Environment Bay boundary Tor Bay Harbour Limit of Tor Bay Harbour

Green environment The coastal waters of Tor Bay Harbour are a valuable asset. The Harbour has a high environmental quality with a number of environmental designations and is an important economic resource with major fi shing and tourism activities. Torquay It also provides facilities for the local community and for Harbour recreation. Site of Special Tor Bay is part of the Lyme Bay and Tor Bay candidate SAC Scientifi c Interest (Special Area of Conservation), contains a geological SSSI (Site of Special Scientifi c Interest) and is in a potential MCZ (Marine Conservation Zone) proposed by Defra. These recognise the high environmental quality of Tor Bay. It has Paignton shallow coastal sites for seagrass which provide shelter for Harbour marine fl ora and fauna including seahorses. The rocks and Existing anchorage rocky coastline provide roosts for cormorants and shags and for Cruise ships some areas have seasonal protection for nesting seabirds. The coastline is mainly limestone and sandstone and this geology provides a home for many diverse species of marine Marine Seagrass life.

Tor Bay Harbour Authority is objecting to the establishment of an MCZ within the Tor Bay Harbour limits on the grounds that the socio-economic impacts are unquantiﬁ able.

Air quality Brixham Air quality in Tor Bay is generally good but road transport, agriculture and shipping all produce pollutants. These © Reproduced from the Ordnance Harbour include particulates from diesel engines, nitrogen oxides Survey Map with the permission of the Controller of Her Majesty‘s (NOx) and sulphur oxides (SOx). There are a number of Stationary Ofﬁ ce. Regulations based on EU Directives and IMO Conventions Crown Copy-Right reserved. that are aimed at reducing air pollutants from shipping. Any harbour or marine developments are likely to require Tor Bay Harbour 43

an Environmental Impact Assessment which will assess the and brittle stars, whilst the cleaner sands closer inshore heart urchins, and gastropod molluscs, and as a nursery effect on air quality. hold dense populations of the razor shell, heart urchins ground for juvenile fi sh. and eel grass (Zostera marina). A variety of anemones, Water quality worms, molluscs and small fi shes are found within the In the intertidal zone, sponges in particular are abundant The Environment Agency monitor the water quality at eelgrass beds. The most notable animal is the short snouted and many of the rocky shores hold over a dozen species. beaches in Tor Bay and these are generally within the seahorse Hippocampus hippocampus found at Hope’s Cove One of the most important inter-tidal sites is found on guideline standard (BW1) in the Bathing Water Directive and the spiny seahorse (Hippocampus guttulatus). These the limestone wall of Princess Pier, which has the richest (1976). This Directive has been revised (2006) and are also found in Babbacombe Bay but a survey at Brixham aggregation of sublittoral species found in the Bay. assessments are in a transition period up to 2015 and Harbour in 2008 found no seahorses. Burrowing anemones beaches will then fall into the categories good (equivalent are common, and large colonies of rafting brittle stars are Hollicombe holds one of the densest populations of the to the guideline standard) or excellent (approximately twice known to wander the sediments of outer Torbay forming green sea urchin Psammechinus miliaris on the south west the guideline standard). The beaches in Torbay have won dense carpets of tens of thousands per square metre. coast of Britain. many awards including fi ve beaches with Blue Flag awards, and many beaches with Keep Britain Tidy Quality Coast The most striking sublittoral communities found in Tor Bay This huge diversity of marine life attracts animals from awards and Marine Conservation Society Good Beach Guide are those on limestone, particularly from Sharkham Point to further up the food chain including occasional dolphins, recommendations. Assessments made under the Water Churston Cove and Princess Pier to Petit Tor Point. The rock porpoises and seals, gannets, scoters, divers and grebes. Framework Directive (WFD) indicate that coastal waters in supports abundant piddocks and is covered in sea squirts, Eelgrass beds and rocky seabed zones are particularly and adjacent to the candidate SAC boundary in Tor Bay are anemones and sponges. The many outcrops in the Bay are attractive to these groups. The Bay is also visited by basking of good quality. covered in mussels and many mussels and carpet anemones sharks in the summer months and the coast between Tor cover the sea bed off the Ore Stone together with the locally Bay and Plymouth is of international importance for this There are threats to the water quality in Tor Bay; mainly rare sea slug, Okenia elegans. species. marine pollution including oil discharges, discarded plastic and cans; and increased turbidity due to anchoring. The highest density of marine caves in the Great West Bay Any developments must not signifi cantly impact on any Discharges from contaminated run-off from roadways occurs between Sharkham Point and Babbacombe Bay. protected species and management of the Bay should and hardstandings and from sewage outfalls particularly These caves provide shelter for tube-worms, barnacles, protect such species. For example seagrass beds can be around Hope’s Nose will also impact on water quality in Tor sponges, anemones and sea squirts. Many animals such as damaged by boats anchoring or by trawling for scallops. Bay and might particularly affect the existing mussel farm the Devonshire cup coral and plumose anemone manage to and any future aquaculture. survive above low water in the damp and shady conditions Soils and geology of the caves. Tor Bay may well contain one of the largest Tor Bay contains a number of geologically important sites Flora, fauna and biodiversity areas of eelgrass beds in England. and these are included in the area covered by the English The majority of the Bay consists of soft muddy sands. Riviera Geopark which was endorsed by UNESCO in 2007. The muddier areas hold moderately rich communities of These beds are an important habitat for a large number of Several geological sites in the English Riviera Geopark marine fl ora and fauna characterised by the heart urchin species including hydroids, crustaceans, polychaete worms, are representative of aspects identifi ed in the Geological Tor Bay Harbour Authority 44 Port Masterplan

Conservation Review (GCR) carried out by the British the classical wave-eroded sea caves are found at all the These activities require land based facilities and amenities Institution for Geological Conservation (BIGC). Within the sites and occur in several different rock types, and at levels to support them and there are currently insuffi cient boat English Riviera Geopark a number GCR sites are recognised from above the high water mark of spring tides down to launching facilities and storage areas. The beaches are also including the SSSIs at Oddicombe, Babbacombe Cliffs, Black permanently fl ooded caves. Many of the caves have a rich used for walking and beach sports. The South West Coast Head to Anstey’s Cove, Hope’s Nose and Thatcher Rock, fauna, which varies considerably between caves. A number Path provides for walkers and also links the three enclosed Daddyhole, Dyers Quarry, Roundham Head, Saltern Cove, of nationally signifi cant species have been found within harbours and other features along the coastline of the Bay. Shoalstone and Berry Head to Sharkham Point, The Lyme these caves. Bay and Torbay candidate SAC site features reefs and sea caves. It has been identifi ed by Natural England as one of Climate change and fl ooding the best examples of the range and diversity of bedrock The Torbay Strategic Partnership has signed the Nottingham reef, stony reef, and sea caves in the UK for protection under Declaration on Climate Change and Torbay Council is the Habitats Directive and is estimated to contribute 0.9 a member of this partnership. Torbay Council has also percent of the UK’s total reef resource to the Natura 2000 produced the Climate Change Strategy for Torbay 2008- network. 2013.

The reef features surrounding Berry Head principally The effect of climate change on Tor Bay Harbour is likely to comprise limestone ridges, boulders and pinnacles. The be a sea level rise of 0.4m over the next 70 years, increased complex reef features, including ridges, vertical drop-offs, storminess with a consequential increase in wave heights pinnacles and deep gullies, support a rich variety of species. and fl uvial fl ooding, increased rainfall intensity and Within Torbay, the reefs comprise discrete areas associated frequency leading to a greater risk of pluvial fl ooding and with the many headlands and coves (and include from increased summer temperatures. Over time this may lead south to north: Brixham to Ivy Cove reefs, Churston Point, to more frequent sea-front closures and beach closures and Armchair Rock, Roundham Head and Hollicombe rocks to a signifi cant economic impact. Livermead sands). The reefs in Torbay have a more diverse composition with limestone outcrops recorded in the Any developments should provide protection against future southern half of the Bay, and sandstone in the northern wave overtopping and contribute to fl ood protection. half. Hope’s Nose reef (including Thatcher Rock and the Ore Stone) are large areas of limestone reef extending around the northern headland of Tor Bay. Recreation, leisure and tourism Tor Bay itself provides a large area for water sports recreation A large number of sea caves have been identifi ed within and leisure use including swimming, sailing, water skiing, Tor Bay and the surrounding coastline from Mackerel Cove diving, motor boating, sea angling, kayaking, kite surfi ng, in the north to Sharkham Point in the south. Examples of paddle boarding, rowing and driving personal watercraft. Tor Bay Harbour chapter 6 Proposals for Tor Bay Harbour Tor Bay Harbour Authority 46 Port Masterplan

Figure on the left Proposals for Tor Bay Tor Bay Harbour Candidate SAC Limit of Tor Bay Harbour boundary

Sea angling at Installing artiﬁ cial reef Babbacombe Pier possibly using sunken ship Torquay Harbour Existing Livermead Sands water ski lane

Paignton Harbour Existing anchorage for Cruise ships Intermodal transfer

Dinghy and boat park with slipway and maritime centre at Broad Sands

© Reproduced from the Ordnance Brixham Survey Map with the permission Harbour of the Controller of Her Majesty‘s Stationary Ofﬁ ce. Crown Copy-Right reserved. Proposals Tor Bay Harbours 47 chapter 6_ Proposals for Tor Bay Harbour

Tor Bay Harbour Authority is discovering sustainable suffers from some loss of beach material, this idea was Station for rail transfer has been outlined in the Torbay Local challenges for future development based on their newly discarded. The breakwater would also require some changes Plan. created strategy. to leisure boating activities in the area off the Sands. Broadsands Maritime Centre The development of the Berry Head Quarry area was The proposed development of a maritime centre with Tor Bay Harbour considered but TBHA do not own the land (which is leased dinghy, boat park and slipway at Broadsands has the A large number of ideas were collected at the Consultation to the Torbay Coast & Countryside Trust). Access to the potential to lead to an increase in traffi c and demand for Meeting held on 11th October 2012 and these have been old quay is restricted and it is adjacent to a conservation parking in the local area. Whilst this increase is likely to be investigated by the consultants’ team and discussed with area for bats. The development of the Shoalstone Pool at minor on a day to day basis, special events (such as regattas) Tor Bay Harbour Authority at several meetings. The following Brixham was also considered but again TBHA do not own will increase demand and require careful planning. proposals were highlighted as being achievable, viable and it (it is owned by Torbay Council) and access is from Berry making a positive contribution to tourism, businesses and Head Road via the SW Coast Park. Broadsands has signifi cant car park capacity and future to facilities for residents in Torbay: proposals should consider if there is a need to maintain this • The identifi cation and support of sea angling locations Goodrington Station level of parking or if the area can be better utilised for other within the statutory harbour limits including at The masterplan process has identifi ed as an option the purposes. The promotion of more sustainable forms of Babbacombe Pier potential to develop Goodrington Station for intermodal rail transport including enhancements to the pedestrian routes • The sinking of an old ship to form an artifi cial reef in Tor freight transfer. The proposed development of this station from the bus stops on the A379 and the extension of the Bay to provide opportunities for leisure divers has the potential to reduce overall road millage within the cycle route from Paignton to Brixham via Broadsands, will • The development of the Council owned land at wider area freeing up road capacity and offering signifi cant assist in managing future traffi c demand. Broadsands to provide a maritime centre with dinghy environmental benefi ts. and boat park and launching facilities • The development of the Council owned car park However, the railhead will not directly link to Brixham or adjacent to sidings near Goodrington station for Torquay Harbours which are approximately 4.6 and 4.1 intermodal transfer miles away respectively. There is therefore, the potential • The support to any eco-tourism in the Bay and for an increase in local (although not overall) traffi c opportunities presented by the Geopark movements between the railhead and harbours that will need to be considered. It is however considered that there A submerged breakwater offshore from Paignton Sands is the opportunity to introduce smaller cleaner vehicles to to increase the wave protection to this low lying coastal undertake this function. area was considered. However the construction of such a breakwater would result in the creation of a ‘tombola’ and The creation of rail freight transfer facilities aligned to the this would draw beach material from the north and south potential to exploit short sea shipping is supported at all ends of the beach. Since the north end of the beach already policy tiers, and the specifi c development of Goodrington Tor Bay Harbour Authority 48 Port Masterplan

Figure on the left Proposals for Brixham Harbour Brixham Harbour

1 Brixham Harbour 2 A number of ideas for tourism related, marina facilities and maritime business developments were collected at the Consultation Event and these have been investigated by the consultants’ team. Some ideas for the Outer Harbour depend on the construction of a new Northern Arm breakwater, particularly for expansion of the marina style facilities. However although the Arm would not have a 1 signifi cant environmental impact it is costly and needs Marina suffi cient income generating developments to support Marina this cost. The following options were selected as being 3 achievable, viable and making a positive contribution to 4 Fairway 11 tourism, recreational sailing and businesses in Brixham. 7 For some options grant funding will need to be secured to 8 enable a viable business case to be produced. The fi rst four 5 options could be developed without the Northern Arm. 9 • A half tide cill and cill gates with a pedestrian lifting or 6 swing bridge as an extension from the Middle Pier to 10 the quay below King Street. This location would retain some of the drying grids for maintaining small boats. • Redevelopment of the Coastguard Building for harbour 1_ Northern Arm Breakwater related use after it is vacated in 2014 (currently outside 2_ Fuel station the ownership of TBHA) 3_ New marina and building 4_ Marine retail • Development of a small reclaimed area adjacent to 5_ Boat lift & repair 12 Strand Quay to support maritime events 6_ Boat building • Possible development of a Maritime Museum for 7_ Boat storage 14 the heritage fi shing vessels and contribute to the 8_ Slipway 3 9_ Ship maintenance facility 1 improvement of facilities for the town 10_Pelagic fi shing vessel berth • Return of South Quay to marine related use 11_Extension to marina 15 12_Half tide cill and lift bridge • A new Northern Arm breakwater consisting of a main 13_Maritime museum breakwater running north east from a point clear 14_Coastguard building (south) of AstraZeneca’s inlets and outlets to their 15_South Quay Environmental Laboratory and a small stub extension Proposals Tor Bay Harbours 49

to the existing Victoria Breakwater running south west to the existing fi sh market will be a more industrial area coach parking from this area. This will have a number of providing a slight overlap with the outer end of the including, boat repair & building etc. and to the north there benefi ts including reducing the impact of large vehicles main breakwater will be a new marina including boat storage and retail units. utilising the narrow roads to access Oxen Cove and freeing • Redevelopment of the old derelict tanker berth to up more space for other harbour uses. It is proposed that provide a bulk fuel station for fi shing vessels and/ It has been highlighted through the Port Masterplan coaches continue to drop off at Brixham Harbour but that or a Tall Ship berth. Other commercial bunkering to processes that there is a desire to create a new link road parking is relocated away from the centre of Brixham to a coasters sheltering in the Bay could also be provided. to the Fish Quays and Oxen Cove to alleviate traffi c borne more suitable location. A pipeline to the root of the Victoria Breakwater could impacts on Blackball Lane and Overgang Road. However, it provide a loading point for road tankers serving other is considered that a new route from Overgang Road to Oxen The proposed increase in marina space, redevelopment parts of the harbour and other harbours Cove would require a signifi cant investment due to the of Oxen Cove and development of the heritage fi shing • A new reclaimed area along the south western side of engineering solutions required to overcome the steep cliffs museum has the potential to signifi cantly increase peak the Outer Harbour running from the Fish Market Quay and change in elevation. Furthermore, any solution is likely traffi c volumes. Without mitigation the increased traffi c to the root of the Northern Arm to provide: to have an adverse environmental impact upon the area. demand will impact upon an already congested network - A berth for Pelagic fi shing vessels further hindering daily commerce and reducing the - Facilities for a lobster/scallop hatchery and shellfi sh A more acceptable option would be to manage the attractiveness and viability of the harbour. storage and depuration interaction between HGVs, cars and pedestrians at Oxen - A ship maintenance facility consisting of either a Cove by segregating the various users. Cars will continue It is therefore proposed that whilst the redevelopment of slipway with rail mounted cradles or a shiplift for to access via Blackball Lane, whilst it is proposed that HGVs Oxen Cove has the potential to increase the parking supply ships up to 30m long will utilise the existing access from The Quay to service the this would detract from valuable development space, is - A recreational slipway for boats (to replace the requirements of an expanded Oxen Cove. The creation of unlikely to meet future demand, and will encourage vehicle Oxen Cove slipway) the proposed marina at Oxen Cove will increase the footfall trips into the town centre adding to congestion. Therefore, it - Locations for boat repair businesses, boat building along the South West Coastal Path, it is important to protect is proposed that an area wide parking strategy is developed & marine related retail premises this route and ensure that the route is enhanced and opened in conjunction with the local highway authority that seeks - Additional car parking and boat storage up making it an integral part of the marina, in contrast to the to manage parking spaces for essential users. - A Facilities Building for a new marina industrial part of the harbour where segregation is entirely - Improved access to Oxen Cove appropriate. This will have the benefi t of increasing footfall This could be achieved through the use of parking permits • Additional marina pontoon berths on the west side of through the marina and associated retail units creating a for essential harbour and town centre users and a pricing the Outer Harbour directly to the south of the Arm pleasant public realm. strategy for visitor parking. This would also be aligned to • An extension to the marina adjacent to the existing the promotion of alternative modes of transport, especially Victoria Breakwater The proposed development of the marina area at Oxen Cove Park and Ride (as set out in the Local Transport Plan) and The proposed reclamation at the west side the harbour in will necessitate the remodelling of the existing parking would have the benefi t of freeing up land for other harbour front of Oxen Cove and Freshwater Quarry will essentially area, as discussed it is proposed cars will continue to access uses, whilst reducing traffi c congestion and enhancing the create two distinct and separate areas. To the south adjacent via Blackball Lane, it is however advantageous to remove attractiveness of the Bay. Tor Bay Harbour Authority 50 Port Masterplan

Figure on the left Proposals for Paignton Harbour Paignton Harbour

1_ Potential for redevelopment of the existing Harbour Light restaurant 2_ Redevelopment and refurbishment of South Quay 3_ Retain listed buildings 4_ Relocation of crab processing factory 5_ Raising of East Quay wall 6_ New slipway to seaward 7_ Extension to East Quay 7 8_ Strengthen the harbour entrance 1

8 6

5 3 8 4

2 Proposals Tor Bay Harbours 51

Paignton Harbour tides with access through an opening in the existing and cost of parking in this facility are likely to have a The Consultation Event identifi ed a number of developments wall and protected by a fl ood gate (this is outside the signifi cant infl uence upon the viability and attractiveness to enhance recreational sailing activities and these have existing harbour boundary) of the harbour and could be promoted through the use of been investigated by the consultants’ team. The harbour • Extension to East Quay to improve passenger boat interactive message signs. area is relatively small and this limits the viability of any facilities and better protect the harbour from surge potential development. For example consultees suggested waves (this is outside the existing harbour boundary). The proposed relocation of the crab processing facilities and extending the East Quay to form a longer breakwater with This extension would be very expensive and is unlikely change of focus to lighter marine use is unlikely to lead to an extended storage area to provide greater protection. to support a viable business case without signifi cant signifi cant increases in traffi c and may reduce the numbers grant funding. of HGVs needing access the harbour. However, access to the The consultation for the Paignton Neighbourhood Plan harbour for large vehicles remains key and the masterplan identifi ed the need to safeguard the ‘quaintness’ of The reclamation of a small area along the west side of the seeks to protect this. the harbour, attract more tourists to the harbour area, harbour was considered to provide a promenade between encourage more water sport use of harbour and support a the north and south sides of the harbour and to enhance heritage theme for the harbour. access. However comments were received that this would reduce the area of the harbour and hence reduce the space The following options are highlighted as being achievable, for moorings. viable and making a positive contribution to tourism, recreational sailing and businesses in Paignton. For some It has been identifi ed through the masterplan process options grant funding will need to be secured to enable a that the key transport issues for Paignton are to make the viable business case to be produced. harbour more conspicuous and accessible from the wider • Redevelopment and refurbishment of South Quay for highway network and town centre to encourage visitors to light industrial marine related businesses, marine retail come to Paignton. and water sports clubs/youth groups • Relocation of crab processing factory and store to To achieve this it is proposed to enhance the signing of inland site the harbour and parking provision from the main ‘A’ roads • Retain listed buildings and consider redevelopment or and to provide a comprehensive suite of pedestrian signs refurbish between the harbour, town centre, train station, bus station • Potential for redevelopment of the existing Harbour and nearby beaches. Light restaurant • Raising of East Quay wall with a shaped wave wall to There is an existing multi storey car park at Paignton that limit overtopping is generally underutilised and the masterplan is proposing • A new slipway on the seaward side of the East Quay for to refurbish this car park. The availability, attractiveness recreational dinghies and boats to be launched at most Tor Bay Harbour Authority 52 Port Masterplan

Figure on the left Proposals for Torquay Harbour Torquay Harbour

Torquay Harbour A number of ideas for tourism related developments, marina facilities, commercial usage and maritime business developments were highlighted at the Consultation Event 1 and these have been investigated by the consultants’ team. The harbour is already well developed and therefore some 6 ideas were based on possible extensions to Haldon Pier and Princess Pier to provide additional berths in deeper water. Marina 5 2 However the extensions would need suffi cient income generating developments to support their cost. The 3 following options were selected as being achievable, viable and making a positive contribution to commercial use, 9 4 tourism, leisure sailing and marine related businesses in 7 Torquay. • Widen the Strand Quay by 10 metres to create a promenade, an area for events and to preserve the 11 listed cobbled slipway by burying it in fi lling 12 • Provide 173 pontoon berths in the Inner Harbour (already planned for 2014) 10 • Maintain access for heavy good vehicles to Beacon 8 Quay and Haldon Pier along Victoria Parade • Modify landscaping in Victoria Parade to provide drop- 13 off bays for harbour users adjacent to the Inner Harbour • Acquire fuel station and refurbish or relocate to Haldon Pier • Provide landmark ‘gateway’ to harbour at Beacon Hill 1_ Promenade on widened Strand 8_ Pontoons for 2_ Pontoon Marina visiting yachts entrance 3_ Loading bays and maintain vehicle access 9_ Upgraded ferry • Improve facilities for passenger pleasure boats at the 4_ Landmark gateway landing stage Fish Quay 5_ Pleasure boat facilities 10_Slipway 6_ Pontoons for fi shermen 11_Pontoons for boats • Install pontoons for fi shermen adjacent to the west 7_ Beacon Quay widening for boat storage and 12_Berthing Dolphins for Tall Ships etc. end of Princess Gardens relocate new pontoon 13 _Berth for Cruise ships and ferries • Extend Beacon Quay over top of listed D-Day slipways Proposals Tor Bay Harbours 53

(or remove under existing Harbour Revision Order) to Pavilion. As part of this redevelopment the promenade on ships and other commercial vessels with shallow drafts, the provide wider area for boat park, promenade and coach the west side of the Inner Harbour will be improved and range of ship sizes that would be able to visit Torquay will marshalling and provide information boards vehicular access to the Fish Quay will be maintained. The be increased. The ships that are likely to be attracted are • Relocate and improve the passenger ferry pontoon and redevelopment will incorporate the Pavilion which will form projected to carry between 100 and 1,200 passengers. brow at Beacon Quay part of the hotel. • Provide improved pontoons and access brow for Developing a Travel Plan with cruise ship operators to ensure visiting yachts and cruise ship passengers on inside of It has been identifi ed through the Port Masterplan process traffi c demand from passenger transfer is managed through Haldon Pier that there is a requirement for loading and unloading providing coaches or promoting public transport and • Refurbish and upgrade old ferry landing stage on west facilities alongside the inner harbour and to maintain and walking routes in and around Torquay by clear pedestrian side of Princess Pier to provide safe all tide access to where possible enhance access for coaches and HGVs along route signs to local amenities from the disembarkation ferries Victoria Parade. To provide for loading and unloading it is point is key to the long term viability of the cruise ship • Improve provision for sea angling off Princess Pier proposed that the existing landscaped area and footway industry in Torquay. • Provide slipway and boat park on south side of Haldon along Victoria Parade are remodelled. It is proposed that Pier adjacent to Living Coasts with fl ood gate to prevent improvements would be designed in a manner similar to The impact of 1,300 passengers transferring to coaches fl ooding those undertaken on the eastern side of Victoria Parade would only increase traffi c demand by (10 – 30 coaches) • Provide pontoons for visitors and passenger boats whereby the loading bays are incorporated into the overall depending upon ship and coach size. The proposed jetty inside Princess Pier footway. This will provide a shared dual use public realm enhancements will include the provision for an area to turn • Provide berthing dolphins on seaward side of outer feature that is an attractive pedestrian area but does not a coach and service vehicles and to allow (approximately arm of Princess Pier for events such as Tall Ships impinge on the operation of the harbour. 10) coaches to wait to pick up passengers, this capacity will • Extend Haldon Pier westwards by 200 metres from need to be carefully managed through the co-ordination of end of existing and provide mooring dolphin with There are proposals within the Torbay Local Plan to enhance passenger disembarkation. access walkway some 30 metres further west. Widen the pedestrian environment along Cary Parade, The Strand extension to 30 metres to provide multi-purpose berth and Victoria Parade and whilst the Port Masterplan supports The requirement to provide for coach parking and a turning for vessels up to 5.5m draught. these aspirations it is important that the any proposed area will have an impact upon available space for boat • Install mobile or fi xed crane on Haldon Pier to lift out changes recognise that Torquay Harbour is a commercial storage along the jetty; however this could be offset by the boats entity and that future proposals protect and where possible proposed Beacon Quay widening. • Integrate masterplan with proposed hotel development enhance access to the harbour and support the viability of on North Quay the harbour as a commercial entity. • Transfer Living Coasts site into the Harbour Estate • Review fl ood protection There are also proposals to attract more cruise ships and There is a proposal to build a hotel and private apartments other commercial passenger vessels to Torquay Harbour. on top of part of the marina car park adjacent to the By providing improved berthing facilities for smaller cruise Tor Bay Harbour Authority 54 Port Masterplan

chapter 7 Socio Economic Considerations Considerations 55 chapter 7_ Socio Economic Considerations

Tor Bay Harbour provides a large area of water (16 increased by enhancements to the harbour areas and square miles) and 22 miles of attractive coastline for the potential attractions of the marine environment leisure and recreational use. and the English Riviera Global Geopark. Tourism is also supported by cruise ships arriving in Torquay Tor Bay Harbour and the three enclosed harbours Harbour. provide employment mainly within the Torbay area. Employment is provided by commercial harbour The Port Masterplan has as one of its objectives activities including the fi shing vessels, fi sh market (Section 3) the development of partnerships to attract and fi sh processing at Brixham Harbour, support commercial port businesses to contribute to job services, marine supplies and towage services, creation. Many of the proposals (Section 6) are aimed pleasure boat and cross-bay ferries, mussel farms, at fulfi lling this objective. However the development boat repair and servicing in Tor Bay Harbour generally of new marine infrastructure is expensive and needs and limited numbers of retail businesses in all the to provide a fi nancial return based on an increase enclosed harbours. The marinas at Brixham Harbour in employment as well as lease or sale value to and Torquay Harbour also provide employment. The businesses. Developing business cases that are viable harbours also support recreational sailing, wind for some of the schemes set out in this plan will not surfi ng, sail boarding, water skiing, sea angling and be possible; however where projects offer benefi ts to diving. the wider economy by improving the amenities of the harbours grant funding will be sought. Torbay has the highest number of tourism related employment of any local authority in the UK, with 1 For example the fi shing industry is vital to Brixham in 6 people working in the sector and provides about and this could be enhanced by the provision of fi shing one quarter of all employment in the area. The three vessel repair facilities and improved fi sh processing enclosed harbours, beaches and attractive coastline businesses. Also the enclosed harbours and the are some of the main reasons why many tourists visit natural environment of the Bay are essential to the area. marine tourism and leisure activities and many of the proposals contribute to enhancing facilities for boats, The tourism offer for Torbay is branded as the English sea angling, diving and maritime events. The plan Riviera and although there has been a decline in the should also support the maintenance of services to number of visitors in 2011 the area still attracted ships anchoring in the Bay, to cross-Bay ferry operators approximately 1.1 million staying visitors and 2.9 and facilities to attract more cruise ships. million day visitors. Total visitor spend in 2011 was approximately £382 million. In future tourism can be Tor Bay Harbour Authority 56 Port Masterplan

chapter 8 Implementation and Delivery Implementation & Delivery 57 chapter 8_Implementation and Delivery

The proposals in Section 6 are comprehensive but they The following implementation and delivery timeline is cannot all be implemented and delivered at once. All the proposed. proposals have to be planned and designed and then any appropriate environmental assessment must be carried out Timeline Harbour Proposal Implementation constraints together with identifi ed fi eld studies and investigations and Short term Tor Bay Identify and support sea angling locations within Compliance with DDA for access and assess various consents obtained. Where required for land based 0 to 5 years the statutory harbour limits environmental impact developments planning consent has to be sought. As set Facilities for eco-tourism in the Bay and the Clarifi cation of requirements out above many of the proposals will require funding from a English Riviera Geopark number of sources which could include Flood Defence Grant Brixham Return of South Quay to marine related use Alternative car parking in Aid (Environment Agency and Defra), the Regional Growth Redevelopment of the Coastguard Building for Currently outside the ownership of TBHA Fund (Department of Business, Innovation and Skills), the harbour related use after it is vacated in 2014

Coastal Communities Fund (Department of Communities Paignton Relocation of crab processing factory and store to Alternative site and Local Government) and the Growing Places Fund (Heart inland site of the South West Local Enterprise Partnership). Funding Retain listed buildings and consider Review leases will also be required from any developer partners and they redevelopment or refurbish of South Quay may be able to access fi nance through the SW Regional Explore possibility to redevelop the existing Plans of current tenants Infrastructure Fund and Tax Increment fi nancing. Other Harbour Light restaurant sources of funding include either land sales (but TBHA do Torquay Provide 173 pontoon berths marina in the Inner Implementation planned for 2014 not wish to sell Harbour Estate land) or lease of areas for Harbour development. Maintain access for heavy good vehicles to Beacon Review of Local Plan policies Quay and Haldon Pier along Victoria Parade There are also charges that will be applied in relation to the Modify landscaping in Victoria Parade to provide loading and delivery bays for harbour users development. These are contributions under Section 106 of the Town and Country Planning Act 1990, but these will Integrate masterplan with proposed hotel Clarifi cation of plan for hotel development on North Quay be restricted where charges are liable from the Community Infrastructure Levy when this comes into force. However, Improve facilities for passenger boats at Beacon Quay these charges are available to contribute to the relevant development as this money is available for Torbay Council Install pontoons for fi shermen adjacent to the and the Neighbourhoods to spend. west end of Princess Gardens Provide improved pontoons and access brow for visiting yachts and cruise ship passengers on Some of the proposals are for developments where some of inside of Haldon Pier these implementation stages have already been completed Transfer Living Coasts site in to the Harbour Estate Review of lease and internal transfer within or are currently in progress. Torbay Council Tor Bay Harbour Authority 58 Port Masterplan

Timeline Harbour Proposal Implementation constraints

Short term Torquay Provide slipway on south side of Haldon Pier adjacent Outline plan and environmental assessment 0 to 5 years to Living Coasts required. May not be useable in waves from westerly sector

Review ﬂ ood protection Results of current EA studies

Medium term Tor Bay Artiﬁ cial reef in about 20 metres of water off Anstey’s Environmental impact assessment. Identify 5 to 15 years Cove suitable ship/hulk Maritime centre at Broadsands with dinghy and boat Outline plan needed. Planning consent and park and launching facilities environmental impact assessment required

Brixham Development of a small reclaimed area adjacent to Outline plan needed Strand Quay to support maritime events and for a possible Maritime Museum for the heritage ﬁ shing vessels Improved access to Oxen Cove and Freshwater Quarry Review status of regeneration development via Overgang Road and Blackball Lane planned for Oxen Cove (2008) Northern Arm breakwater Has permitted development rights under Local Plan. Concept design completed (2011). Environmental Scoping completed (2011). Business Case prepared (2013)

Extension to the marina adjacent to the existing Discuss with MDL Victoria Breakwater

Paignton Redevelopment and refurbishment of South Quay for Outline plan needed. Planning consent required light industrial marine related businesses, marine and sailing retail and water sports clubs/youth groups Raising of East Quay wall with a shaped wave wall to limit overtopping Consult with EA and Defra Widen the Strand Quay by 10 metres to create Torquay promenade and area for events and preserve listed Listed slipway built in 1867 cobbled slipway in inﬁ ll

Acquire fuel station and refurbish or relocate to Haldon Pier

Provide landmark ‘gateway’ to Harbour at Beacon Quay entrance Extend Beacon Quay over top of listed D-Day slipways Proposal Existing Harbour Revision Order provides for removal Implementation & Delivery 59

Timeline Harbour Improve provision for sea angling off Princess Pier Implementation constraints Many of the proposals while improving the harbour areas, Provide pontoons for visitors and passenger boats cannot demonstrate a positive return on investment and Medium term Torquay inside Princess Pier Identify demand and environmental assessment 5 to 15 years Install mobile or fi xed crane on Haldon Pier required therefore require capital grants or enabling compensatory Tor Bay Extend Haldon Pier westwards by 250 metres Operator to be identifi ed developments. Brixham from end of existing and provide mooring dolphin Not fi nancially viable unless part of major Intermodal transfer area adjacent to sidings near redevelopment of Inner Harbour Goodrington station In order to implement most of these proposals the following Half tide cill and cill gates with a pedestrian lift or Outline plan required. Environmental impact steps are required. swing bridge as an extension from the Middle Pier assessment required • Preparation of Business Case including identifi cation of to the quay below King Street Identify demand Reinstatement of the old derelict tanker berth to Identify demand demand Long term provide a bulk fuel station for fi shing vessels Outline plan required • Outline plan of requirements 15 to 30 years Reclaimed area along the south western side of • Environmental scoping study where required the Outer Harbour Identify demand Berth for Pelagic fi shing vessels • Environmental investigations including hydraulic Paignton Facilities for a lobster/scallop hatchery and Identify developer modelling where required shellfi sh storage and depuration • Geotechnical investigations where required Torquay Ship maintenance facility consisting of either a Outline plan and environmental assessment slipway with rail mounted cradles or a shiplift for required • Planning Application where required ships up to 30m long Outline plan and environmental assessment • Marine Management Organisation, Marine License Recreational slipway for boats required when required Boat repair businesses, boat building & marine Outline plan required for all-tide boarding bridge related retail premises Identify demand • Environmental Impact Statement where required Additional car parking and boat storage Identify demand • Identifi cation of development partners and sources of Additional marina pontoon berths on the west funding side of the Outer Harbour Facilities Building for a new marina • Procurement of construction New slipway on the seaward side of the East Quay. Exposed to easterly waves and not usable The Tor Bay Harbour Authority – Port Masterplan is a all the time Extension to East Quay to improve passenger strategic document for the future development of Tor Bay boat facilities and better protect the harbour from Harbour and the three enclosed harbours. This document surge waves contains a number of proposals for development and Refurbish and upgrade old ferry landing stage on west side of Princess Pier these may be implemented over the 30 year period of the Provide berthing dolphins on seaward side of Port Masterplan. However circumstances and demands outer arm of Princess Pier can change and the Port Masterplan provides a strategic Widen extension to 30 metres to provide multi- purpose berth framework that needs to be fl exible and will require review periodically. Tor Bay Harbour Authority 24 Port Masterplan

Appendices