Oban Action Plan by IronsideFarrar with EKOS Economics and Regeneration URS Corporation Arch Henderson & Partners 6692 / May 2006 Oban Action Plan EXECUTIVE SUMMARY Developing Oban as the Capital of the Western Highlands and Islands An tt---Oban,Oban, prìomh-prìomh--bhailebhaile na Gàidhealtachd an Iar is nan Eilean Oban forms the gateway to the Western Isles is a major growth centre within Argyll and Bute and has a key role to play in generating new economic activity in the Western Highlands and Islands. Oban has in recent years experienced significant growth. Developments such as the Scottish Association of Marine Sciences (SAMS), the new Ferry Terminal and Linkspan, major retail developments and District General Hospital all support Oban’s re-classification as an urban centre. The Action Plan for Oban sets a strategic framework complementary to the Argyll and Bute Development Plan to support growth and enhance the quality of place and sustainable performance of Oban as the regional capital of the Western Highlands and the Islands. The Argyll & Bute Structure Plan predicts population growth of 1% per annum (979 persons) for Lorn & The Inner Isles by 2012 set against a Argyll and Bute decline of 1.5%. Urban growth has exacerbated land and infrastructure capacity issues with the town now suffering from utility capacity constraints, seasonal town centre traffic congestion, a shortage of affordable housing and constrained land supply. Action Plan to Support and Deliver Growth The aim of the Oban Action Plan is to guide the delivery of proposals for Oban complimentary to the emerging Argyll & Bute Local Plan in a way that will: articulate the vision for the growth of Oban to allow it to fulfil its role as the regional centre for the West Highlands and the Islands. review the key infrastructural constraints in Oban (road access, water and drainage) and identify a programme and mechanisms for delivery of new and/or improved infrastructure to facilitate development identify the opportunities and infrastructural constraints for early development in the Dunstaffnage-Connel corridor identify and define a series of development projects for Oban’s five Areas for Action: South Pier/ Railway Pier; George Street/ North Pier; Esplanade; Oban Bay; and Oban Airport identify the appropriate vehicle for the management of Oban Harbour i IronsideFarrar Executive Summary Oban Action Plan Consultations The study has been progressed in close consultation with a Client Steering Group formed by members and officers of Argyll and Bute Council, Argyll and Isles Enterprise and Caledonian MacBrayne (Calmac) and including regular reporting and presentations to Lorn and the Isles Area Committee members. Consultations have included local interests covering business, civic and special interest groups along with the police, harbour/ pier authorities, Scottish Executive, and statutory agencies and various departments of Argyll and Bute Council. A day and evening Consultation Forum was held in the Corran Halls to allow wider stakeholders the opportunity to participate and discuss individual interests and requirements. Key Issues, Opportunities and Challenges The strategic partnership comprises Argyll and Bute Council, Argyll and the Islands Enterprise together with key development partners and stakeholders including CalMac/ Health Board/ Education Sector / Local Economic Forum/ Community Planning Forum/ Private Sector. Key issues for the Action Plan include: the need to focus on economic growth that can help add value and extend opportunity for sustainable development both for Oban and associated hinterland in Lorn and The Isles. the scale of potential projects and funding is very substantially beyond current capital programmes and either additional new funding needs to be found or project priorities will need to be tightly defined the scale of development pressures relative to Oban’s size (population/ services/ community infrastructure/ economy, etc) requires clear priorities if the Action Plan is to compete with other demands within Argyll and Bute the need to support the delivery of the Development Plan addressing the key constraints and opportunities for growth and urban development The Development Plan and both Argyll and Bute Council and Argyll and the Islands Enterprise recognise opportunities and constraints to growth. The scale of the required infrastructure (transport/ roads utilities/ harbour/ place building) requires substantial investment and choices are inevitable to determine priorities. Clarifying a Shared Vision Our Vision: We will promote and secure a dynamic, economically sustainable role for Oban building on the quality of place and fulfilling its key function as the capital of the Western Highlands and Islands. ii Executive Summary IronsideFarrar Oban Action Plan The vision agreed with the Client Steering Group is best understood in terms of the following key themes: (1) Develop the Economy To build and strengthen the regional economy and create an attractive location which supports new jobs and increase output (2) Extend Local Opportunity To stimulate area regeneration and access to opportunity, jobs, investment and training and help secure access to affordable housing (3) Facilitate Investment in Quality Infrastructure To secure the infrastructure to sustain a ready supply of employment, housing land and associated community (4) Strengthen Quality of Place To build on the quality of place and the assets offered by the Town Centre and Oban Bay KEY RECOMMENDATIONS AND PRIORITY PROJECTS The project priorities and recommendations arising from this study are to seek to maximise public and private sector investment in Oban and to use public funding to address priorities that will unlock private sector investment and partnership funding. Development Road The aspiration and potential value of the Development Road is clear and a consensus exists that the medium to long- term growth of Oban will require the Development Road. The Action Plan’s preferred route links the A85 and A816 (Draft Scheme Sections DRA3/5 and DRA5/7) and with a construction length of 3.5km and an estimated 2006 cost of £14.1m including allowances for contingencies and fees but excluding land acquisition. The Development Road will require major funding contributions from external partner agencies (Transport Scotland / HITRANS /A&BC and the Private Sector) and is programmed for delivery as funds allow between 2010 and 2012. Recommendation 1: Argyll and Bute Council progress a full STAG Appraisal for the Development Road preferred alignment at a cost of £60,000-£100,000. Recommendation 2: Argyll and Bute Council focus the Technical Assessment (STAG) on a Preferred Route that offers the lowest cost, most fundable and deliverable scheme with the aim to secure funding commitments by 2008 and a project start subject to funding in 2010. Recommendation 3: Argyll and Bute Council promotes the scheme through Transport Scotland and HITRANS as the number one Argyll and Bute priority transportation scheme for 2010-2015. iii IronsideFarrar Executive Summary Oban Action Plan Oban Bay & Harbour The assessment of Oban Bay and Harbour focussed on the lack of available berthage, appropriate management control, and the need for improvements to the pier facilities to meet user needs and address issues of management and safety. Discrete projects for fishing berthage, recreational yacht improvements, a cruise boat terminal and even modest improvements to create additional berthage are under current public funding arrangements not fundable. The way forward is either ‘do-nothing’ or seek to link/consolidate as many interests as possible into a single multi-partnered project initiative that would be capable of unlocking new funidng. Developing the North Pier to incorporate the Oban Times Slipway could provide a small protected ‘harbour’ area offering seasonal managed pontoon moorings and a land extension suitable for limited development and including: Additional seasonal berthage to serve commercial/ fishing/ recreational and other uses on the external sea wall (approx 140-160metres) Additional protected berthage capable of meeting a range of differing needs within the harbour area managed to address differing seasonal needs. New pontoon mooring and tender access for cruise/ water-taxi and excursion boats New facilities/ shore access for visiting yachts on a limited and controlled basis Potential for a limited development offering an iconic waterfront development with mixed use activity including cultural facilities, offices, leisure and café and town centre parking. Strengthening of the tourism/ leisure/ water and recreation node focussed on North Pier and the existing restaurant and café facilities and tourism activity. Recommendation 1: Argyll and Bute Council progress a detailed appraisal to consider options for the North Pier that would allow the provision of a protected mooring and extend berthage. Development options also exist but may be constrained by planning. Recommendation 2: Argyll and Bute Council recognise that within the Action Plan period major investment will be required to upgrade the Corran Halls, which with Council office re-organisation, creates an opportunity to address a wider Oban Bay and Town Centre Development initiative. Recommendation 3: Argyll and Bute Council with Caledonian MacBrayne Ltd and Northern Lighthouse Board address the formal harbour management of Oban Bay and commit to establishing a new Harbour body with joint control over piers and issues