Terry Smith, Forth Ports Forth Ports PLC: Granton Harbour

Forth Ports Granton Development

Granton Harbour Terry Smith's lengthy submission for The Edinburgh Echo regarding Forth Ports plans for Granton Harbour 14.09.1999; issued to this site by Anthony Macnaghten GRANTON HARBOUR Forth Ports have submitted an outline planning application to the Council, to allow for consultation and suggestions by local residents, and believe that there is a marvellous opportunity for the redevelopment of Granton Harbour to be a focus for the wider regeneration of the surrounding area. The Edinburgh Echo have asked the Property Director of Forth Ports PLC to outline the proposals for readers, to allow reasoned discussion based on facts, rather than rumours or speculation. Terry Smith of Forth Ports has responded with the following article:- "There is unanimous agreement that Granton Harbour is a marvellous asset, but certain areas are somewhat 'tired' and require attention or upgrading in a way that is sensitive to both the natural and the built environment. The harbour area is also abused by the minority with fly-tipping, abandoned cars and vandalism and the redevelopment is planned to reverse this trend and bring a pride of ownership that can be enjoyed by all. History There is no disputing that Granton is an historic harbour and has been at the hub of the industrial and commercial growth of the city for the last 160 years. There have been massive changes over that period. The shoreline to the Firth of Forth originally followed the line of West Harbour Road, and the complete harbour has been reclaimed from the estuary. The first part of the Middle Pier was opened by Lord John Scott on 28 June 1838, the date of Queen Victoria’s Coronation, and named the Victoria Jetty in her honour. The pier was extended and completed in 1844 and by 1863 the East and West Breakwaters were completed. In 1881 the first Ro-Ro train ferry service in the world came into operation from Granton to Burntisland, allowing a direct rail link from Edinburgh to Dundee, without leaving the train. Prior to this link, passengers travelled from Waverley Station to Granton by train, then by passenger ferry to Burntisland before joining a further train to Dundee. It was this very service on Sunday 28 December 1879 that was involved in the Tay Bridge disaster, with the loss of 75 passengers and crew. The Madelvic Motor Company was founded in 1898 by William Peck, who was Astronomer Royal for Scotland, and it is acknowledged that the Granton works was the first purpose designed car factory in Europe. Parts of the offices and factory still exist within the United Wire complex at Granton. In 1905 the Scottish Motor Engineering Company set up a factory at Granton Harbour to construct "Granton" trucks and chain-driven buses. 1909 saw the erection of storage tanks on the West Pier for the Anglo-Saxon Petroleum Company. In 1912 reclamation started along the shore between Middle and West Piers for standage for coal wagons from the Caledonian Railway Company. In 1921 an Ice Factory was built on the Middle Pier to serve the fishing industry. A massive coal conveyor was completed on Middle Pier in 1943. In 1961 further reclamation commenced in West Harbour for industrial and warehouse development and the harbour played its part in North Sea Oil fabrication and service industries. All of the major industries have now gone. Some like the Madelvic Car Factory lasted only two years, others for several decades. Fishing, oil, esparto grass, coal, small craft building and repair, have come and gone, and Granton Harbour has survived and adapted. The loss by fire, of the Peebles Factory in Pilton Road rendered the ageing heavy lift berth redundant, but thankfully Forth Ports were able to offer VA Tech Peebles an integrated site in Leith for manufacture and load-out, which will become operational in August 2000. The local jobs have been saved and the company are set to grow to meet new market opportunities from the state of the art premises in Leith. In its heyday, Granton Harbour was a bustling, noisy, hive of industry, with constant train arrivals, commercial vehicle deliveries, coastal shipping, tankers, trawlers, ferries and cranes. Lower Granton Road even managed to carry trams as well as buses and vehicular traffic alongside the railway embankment. In 1971 around 30,000 people lived in the Granton area. By 1991 the population had dropped to just over 18,000 people. "We believe that the history should be preserved and celebrated in the restoration of the harbour structures and buildings, on the breakwaters and public squares, and in the new public buildings that we have planned for the Middle Pier". Granton as a Yachting Harbour Just as sail gave way to steam, Granton Harbour has adapted to changing needs and has turned full circle back to sail, as a leisure harbour. Granton has enjoyed several royal landings over the years. Queen Victoria and Prince Albert landed at Granton Pier on 1 September 1842 from the sailing yacht Royal George, and the Duke of Edinburgh from Britannia in June 1955 for the "Edinburgh Cup" yacht race. The Royal Forth Yacht Club and the Forth Corinthian Yacht Clubs have grown over the years and the Royal Yacht Britannia now proudly flies the blue ensign of the Royal Forth Yacht Club. Leisure sailing at Granton suffered when Port Edgar marina opened, but the balance is now changing as the harbour is redeveloped and owners see the benefit of their vessels being located on the doorstep of the capital city, only 15 minutes from Princes Street. Despite some recent press comments from people on the "fringe" of the sailing community, who claim that the harbour is swamped by 40’0" high waves, the redevelopment is centred around providing better and affordable yachting facilities. Forth Ports have worked closely with both of the yacht clubs to attempt to improve facilities at the harbour, whilst keeping yachting affordable and accessible to all. Bids have been submitted on two separate occasions for Lottery and Sports Council funding, to improve facilities for the clubs and for visiting craft. To date, these have been unsuccessful, but lead to the first marina berth being constructed two years ago in the East Harbour. This was a three way effort by the clubs and Forth Ports, who dredged a box alongside the Middle Pier to make this possible. During these discussions, it became apparent that the West Harbour had numerous advantages over the East for sailing access, with minimal maintenance dredging required. The only problem on making this a permanent facility, was the access required by large barges and vessels to the heavy lift berth. This has now been resolved with the relocation of VA Tech Peebles to Leith. Forth Ports have always provided leased facilities to the clubs on very economic terms, allowing the clubs to provide either "fore and aft" moorings, swing moorings, or marina berths at the lowest possible cost to members. The clubs have told us that there is a desire over "a number of years" to provide better marina facilities, with pontoon access at all stages of the tide, and a gradual reduction in the tidal moorings. These facilities have all been designed in to the proposed layout and the clubs will still have the option of moorings or pontoon berths to their choice. We are keen to maintain the affordability of sailing from Granton and will work with the clubs to enhance the facilities over the coming years. There are presently 110 moorings in the harbour, plus room for 30 visitors on the pontoons, a total of 140 spaces. Currently around 100 yachts use the East Harbour. The application includes for a 360 berth marina in West Harbour, with overflow in the East Harbour for a further 140 vessels on fore & aft moorings and extension of the existing visitor pontoons, a total of 500 berths. The 200% increase in capacity allows for the anticipated growth in leisure sailing that the enhanced facilities will bring and the further expected increase in yachting that will result when the Millennium Canal Link is opened, linking the Forth with the Clyde, via the Union and Forth and Clyde Canals. Forth Ports are playing a key part in this millennium initiative, with provision of facilities at Grangemouth Docks to make the link possible. The Royal Forth Yacht Club has a membership of 501, and have written to the planning authority supporting the planning application. The Forth Corinthian Yacht Club have a membership of 138, of which many are also members of the R.F.Y.C. We understand from recent discussions with Council members of Forth Corinthian, that members are keen to retain around 25 fore and aft moorings in East Harbour. The plan allows for this provision and more, as outlined before. We understand that this confirmation, and agreement reached on interim winter storage areas, will be considered at the next Council meeting, and may satisfy concerns raised by the club. Granton as a Leisure Harbour Access is currently available for local residents and visitors to only part of the Middle Pier, and the Eastern Breakwater. The redevelopment will greatly enhance access, with safe well-lit routes the complete length of the Middle Pier, both East and West Breakwaters, the quaysides to the East and West Harbour and the foreshore loch. The application has been submitted in "outline" to allow consultation and suggestions to be considered in the detailed evolution of the redevelopment. We have proposed that the Middle Pier should be a major public space, with a village square, an hotel and restaurants, and perhaps some shops. We see the pier being used for events such as jazz festivals, antique fairs, book fairs, farmers markets and performances during the Edinburgh Festival. We have already supported the production of three films on the Pier, and would like to see this and other cultural events grow over the years. Yachting events have the potential to be major attractions for local people, if suitable support facilities such as seating and toilets are provided. Yacht races including the East Coast Sailing Week should be a major celebration each year, in addition to the ongoing interest of watching yacht repair and launches. The old transit shed could be converted to contain a yacht chandlery/ café/ restaurant/ shops/ theatre/ studios – would local residents like to see these uses at the harbour? "We believe that we should celebrate the difference of the harbour and this has been done very successfully around the world. We believe there should be quiet areas for walking and fishing and enjoying the bird life and sea life. We believe people should live at the harbour to provide safety and security, and we believe that the harbour can support leisure events that will provide a boost and a pride to the local area". Employment The redevelopment has been carefully planned to provide a number of employment opportunities. We have already identified an hotel company, who are interested in constructing a 120-bed hotel at the harbour. This may sound surprising, but consider Leith Docks, where there are now three hotels open and a further two at the planning stages. Who would have believed five years ago that Leith would have five new hotels! We have also identified a restaurant company interested in converting the old Gunpowder Store into a restaurant, and a boat building company into providing chandlery/ yacht sales/ yacht building and repair facilities. We believe that there could be a number of initiatives for local companies to start boat trips, boat hire e.g. rowing boats or canoes on the loch, sail training etc. Forth Ports are members of the Business Support Group, based at the NEAR/Pilton Partnership offices at West Pilton Crescent, with a particular interest in ensuring that future school leavers are informed of the emerging employment opportunities in the leisure and related industries, and that local unemployed people have access to any job opportunities. Forth Ports have, in partnership with LEEL and the Leith Job Centre Employment Service, designed a "Waterfront Recruitment Centre" that will open at Ocean Terminal later in the year. This will provide direct access for local people to the contractors on site, to the retailers who will be opening stores and leisure units in Ocean Terminal, and to future employers in the area. It is intended that the Waterfront Recruitment Centre will be moved or expanded to cover Granton when development commences. Transportation A transportation study has been completed in conjunction with the City of Edinburgh Council and LEEL to encompass all the proposed developments in the north of the city. A further phase has now been commissioned to consider in detail, the public transport improvements that will be required on a phased basis over the years, as development progresses. Forth Ports have designated all the port development areas at Leith, Newhaven and Granton as 20-mph zones, to ensure safety for pedestrians and cyclists, and to encourage residents and visitors to use public transport. The Port of Leith is currently served by numerous bus services, but suffers from infrequent services during the evening and at weekends. Forth Ports have negotiated with LRT and First Bus to provide five bus services to Ocean Terminal and to extend the services in to the evenings and at weekends. We believe that if people know that they can rely on good quality buses and they are there when they want to use them, then they will leave their cars and use public transport. "We are approaching the redevelopment of Granton in a similar way and believe that the provision of 20-mph speed limits, construction of walkways and cycleways and the enhancement of public transport is the way ahead". Housing Edinburgh, unlike many other cities, is expanding, and the Council document "Towards Sustainable Growth – a Review of the Pressures for Growth and Implications for Sustainable Development in the City of Edinburgh April 1999", highlights the requirement for up to 3,500 new houses per annum in Edinburgh in sustainable development. The extensive research carried out in the preparation of this document highlights the sustainability of the Waterfront development. The existing planning consent for construction of housing on infilled land at Granton East Harbour, is included in the housing land supply allocated for Edinburgh. The total number of houses proposed in our current application equates to less than 25% of one years supply required by Edinburgh. Council records show that in 1971, around 30,000 people lived in the Granton area. In 1991, numbers had reduced to around 18,000. If the complete development proposed by the Council/ LEEL/ Scottish Homes progresses in the surrounding area, together with the harbour proposals, the population will be restored to a projected 22,000 – 26,000, which is still below the 1971 levels. "Forth Ports believe that housing at the harbour is essential to provide safety and security, and will be designed to include a full range of house sizes and tenure, but with high quality architecture throughout. The housing is also a key component in funding infrastructure, dredging, quay edges, repairs to listed buildings and engineering structures, walkways, cycleways and public transport provision. We believe that the housing should not be semi-detached with gardens, but of a similar urban scale to developments in the Port of Leith". Environment Planning approval was granted by the Council in 1992 to develop the West Harbour for industrial uses and for infill of 19 acres in East Harbour for a marina village development of 275 flats and houses, together with a large feature building on the quayside for mixed hotel/ leisure/ office/ residential/ chandlery uses. The West Harbour approval included 23 acres of existing infilled land and further infill to provide a suitably shaped site. The consent included agreement from the Nature Conservancy Council (now replaced by Scottish Natural Heritage) to infilling over the existing foreshore that was part of a Site of Special Scientific Interest. Forth Ports applied to the Council for an extension of the time period, to advance the detailed design work under an Article 5 application. This was accepted and a scope of bird counts was agreed with S.N.H. and the Council over a two-year period, which are now almost complete. We consider that the original consent is still in place, but have submitted the current application "in parallel", as we believe it has numerous environmental benefits. The loch leaves the S.S.S.I. undisturbed and can either be developed as a place for people, bird life, or both. It could be used for boating, or as an area for bird roosting and breeding. The fossil beds will also be available for study at various stages of the tide, as at present. The area proposed for infill has been reduced, and the section of siltation to the outer edge in East Harbour can be left as intertidal feeding grounds, as at present. Pontoons can be left in place, or repositioned for use by seals and roosting birds. "We believe that we have produced a carefully considered plan that is sensitive to both the natural and the built environment, and hope that this outline of our plans will assist in a better understanding of what is proposed for the Harbour Village"." POSTSCRIPT: Mail - Sent: Friday, July 06, 2001 11:41 AM Subject: Granton Harbour and the Firth of Forth SSSI Dear Mr Macnaghten I apologise for not replying to your email query sooner. Until recently a small section of rock at Granton Harbour was notified as a SSSI for geological reasons, it was part of the Wardie Shore SSSI. In August 2000 SNH notified owners and occupiers of the Firth of Forth SSSI. This was a new site which amalgamated 17 existing coastal SSSIs along with some new sections of intertidal mudflats. This new larger SSSI was notified in order to support the proposed designation of most of the intertidal area of the Forth as a Special Protection Area under the EC's Wild Birds Directive of 1979. This European site was proposed in order to protect the large numbers of wintering waterfowl which use the Forth each winter. One of the new areas to be notified was the mudflat at east Granton Harbour. SSSI legislation only extends down to the low water mark so it is only the intertidal part of the harbour which is included (and any part of the original geological interest wich shows above the high tide). I can provide the SSSI and SPA citations and also maps to show the boundary if that would of use to you. Please contact me if you would like these or any other information. Yours sincerely Lachlan Lamont, Natura Project Officer, Forth & Borders Scottish Architecture: best Scottish Buildings of the last three decades Modern Houses Scottish Architects of the past Scottish Housing Edinburgh Restaurants Edinburgh : back to index