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Leverburgh Water Front
Development Brief

INTRODUCTION

1.1. This brief provides guidance on the planning considerations and development opportunities at Leverburgh Pier and its surrounding area. Following public consultation, the guidance was approved for development control purposes by the Western Isles Council Development Services Committee at its meeting on 23 April 1997.

1.2. The advice is offered without prejudice to the formal consideration of planning applications. Produced to indicate how the area could be improved and promoted for development, it is an indication of the possibilities that exist at Leverburgh and not a prescription of what will happen. It draws on the following Council policies:

  1. Environmental Services Key Tasks (2) the improvement of entrances to towns and villages;
  2. Development Services Key Tasks indicating that Leverburgh is the next major fishery pier development;
  3. The Fisheries Plan (1989);
  4. Structure Plan policies PA5 - improvement of fishery pier facilities in accordance with priorities identified in the Fisheries Plan, PA10 - identification of sites with potential for industrial development in designated strategic settlements, and PA14 - encouraging tourism.

1.3 Recent initiatives affecting the area include the new Sound of Harris ferry service and terminal, the development of industrial units by Western Isles Enterprise (WIE), proposals to improve the fishery pier and the planning permission for a cafe/restaurant which will incorporate a ferry waiting room and public conveniences. These investments highlight the need for a Brief to:-

  1. co-ordinate development and ensure that land and resources are used to their full potential; and
  2. improve and promote the area in order to attract new development and improve the viability of existing users.

OBJECTIVES

2.1. The main objectives of this Brief are:-

  1. To demonstrate and promote the scope for development.
  2. To guide, promote and co-ordinate development in a manner that will maximise the potential for development and good design.
  3. To promote and guide improved facilities for existing uses.
  4. To demonstrate the potential of new and proposed landing facilities for development.
  5. To demonstrate how development opportunities for fishing and tourism related activities and other industries can be accommodated within the area.
  6. To demonstrate environmental works that would improve the overall appearance of the area.
  7. To indicate a new and improved access from the A859.

LOCATION

3.1. The Brief area is shown on the proposal plan and consists of land in the southern part of Leverburgh. The area is defined by: Ferry Road, which forms the boundary along its southern side; the Obbe, which forms the boundary along its northern side; to the east, it ends where Pier Road joins Ferry Road; and along the west it follows the coast line, from the Obbe southwards to Ferry Road.

EXISTING CHARACTERISTICS

4.1. The area identified covers approximately 17ha of mostly flat land. A large part of the land is undeveloped and privately owned open land used for grazing sheep. Any development in the pier area is subject to Health and Safety Executive consultation because of the explosives license in operation.

4.2. A small amount of development is situated in the southern area, where the fishing pier and ferry terminal are located. The Council owns some land in this area. One parcel of land belongs to the Highlands and Islands Enterprise (HIE) who developed a block of three industrial units.

4.3. There is a small block near the pier, containing public WCs and a small waiting room for ferry passengers. Fishing equipment such as creels are stored on a cleared space of open land close to the pier. There are two portable temporary buildings and a number of individually owned fuel tanks for fishing needs.

4.4. Council owned land north of the pier has been leased to an engineering company who have erected an engineering workshop opposite the approach road to the ferry terminal.

4.5. Council owned land immediately south of the new ferry terminal and slipway has recently been leased and planning permission has been granted on the site for a cafe/restaurant and a new ferry waiting room and public conveniences.

4.6. The area is accessible from the south end of Ferry Road which leads to the A859. Ferry Road is a narrow road, at places it is of single lane with passing places. Houses front directly onto the road along its southern edge. Where residential development predominates and the road is straightest, cars are parked on the road side and this can make vehicle movements difficult, especially for buses and other large vehicles.

OPPORTUNITIES

5.1. There are a number of issues and opportunities to improve the environment, existing facilities and potential for future development of the area. These are outlined below and illustrated as proposals on the Plan.

Road Access

5.2. The Council will seek to improve vehicular access through the construction of a road along the existing track known as Pier Road.

Reason:
Current access via Ferry Road is considered inadequate and the traffic causes a nuisance and hazard to residents along this road. Good access is essential for the Viability of new development.

Fishing Industry Facilities

5.3. The Council will favour development of an onshore area for parking and storage for the fishing industry, with lighting, electricity and fuel, in a location that is convenient for use of the pier. The storage area should be stock proof and accessible to vehicles. Its overall design must cater for the needs of the fishing industry in a manner that will not intrude or generate negative environmental effects (including noise and light pollution) on neighbouring development and uses.

Reason:
Existing land facilities for fishing equipment (creels, fuel tanks, etc.) is rudimentary, equipment is left on open space where it can easily be damaged or lost and it generates a poor, run-down environment. Facilities for the local fishing industry are vital to its long term viability and success and should be located close to the pier for convenience.

5.4. The Council will seek to improve facilities for the fishing industry and to enable expansion through the following works:

  1. The construction of a breakwater will create a safer harbour for existing vessels and the ferry, and it will enable its enlargement. The position of a breakwater will be determined after a formal study, its position on the plan is only indicative.
  2. Extend the pier some 60m with a dog leg at mid length.
  3. Improve landing facilities and provide slipways.

Visitor facilities

5.5. The Council will encourage and support the following, providing there is no conflict with existing development:

  1. The provision of visitor and ferry passenger facilities.
  2. Development or features that aid and strengthen the historical and cultural aspects of the site. It is considered relevant that there should be something based on Lord Leverhulme.
  3. Appropriate parking space, including bus/lorry and covered cycle spaces.
  4. Tourism information signage.
  5. Facilities for leisure crafts.
  6. Tourist and recreational development, including a serviced campsite.
    Reason:
    Leverburgh waterfront is the "southern gateway" to Harris and Lewis, forming an important link to the southern islands. Ferry services and the terminal have been improved and visitor numbers passing through this terminal have continually grown over recent years. Use of the new Sound of Harris ferry service, introduced in the summer of 1996, has surpassed figures estimated before the service was introduced by up to 65%.

    Tourism is a growing industry and Leverburgh has the opportunity to tap into this industry, as well as providing many visitors with their first impression of Harris and Lewis. There is scope to improve the image of this gateway and it is desirable to substantially improve general facilities for ferry passengers, leisure craft, tourists and visitors. Well designed and carefully located signs and information boards are appropriate to welcome visitors to Harris and provide details about local facilities, services (including ferry times), places of interest, etc. To encourage more leisure crafts to use the site, it would be beneficial to ensure the provision of facilities that enable them to get supplies, fuel and water, and see to their personal hygiene.

    The site lends itself to the development of a serviced campsite. It is located within a strategic settlement and there is no conflict with the environmental concerns of areas of special designation and it benefits from existing and close to hand services, infrastructure and facilities.

    The site has an interesting history and Lord Leverhulme has an important place in that history. This could be promoted through development and harnessed to stimulate interest and promote local culture and heritage.

Industrial Development

5.6 The Council will endeavour to provide serviced plots on land in Council ownership for lease and development, where an economic need has been identified that is appropriate to the area. Until a need is identified the area will be grassed and kept clear.

Reason:
There is further opportunity for industrial development in this area, especially if the road access is improved and more movement is generated in the area. However the Council owns only a small area of land that is not already committed to development. There have been times in the past when helicopters have landed here.

5.7. The Council will support development for business or industrial use on land immediately adjacent the existing WIE units, to the south-east side.

Reason:
This area is not owned by the Council, however it fronts onto the road and is immediately next to existing industrial units. There is more space for development than on the Council’s own land.

5.8. The Council will support the development of a large scale fish processing and/or packing outlet, subject to ensuring that there is no detriment to the environment, local amenities, infrastructure and nearby residents.

Reason:
The size, location and pier facilities are particularly suitable for such a development. This type of development would generate local employment.

Environmental improvement.

5.9. The Council will expect new development to be well designed, in a manner appropriate to its use.

5.10. The Council will promote a landscaping scheme in the area which uses trees and other vegetation to add visual diversity, to generate natural screening where appropriate, and to provide shelter on the site. Both soft and hard landscaping can help create a more attractive "gateway" and development location. Planting and landscaping should be designed to enhance the quality and attractive appearance of the area, masking unsightly development aspects and highlighting scenic qualities. Improvements should add to the existing positive aspects of the site and maintain a local distinctness. Trees should be planted to add natural landscaping variety, richness, screening and shelter.

Reason:
The existing environment has a bleak and neglected quality. Improving the quality of the environment is important to make the area attractive for inward investment and it would improve the quality of life for the present occupiers. Buildings, parking areas and landscaping (hard and soft), are important in establishing a quality environment.

CONCLUSION

6.1. It must be emphasised that the above brief does not make any commitment to development of the area. It is intended to form an initial guide to the potential development at Leverburgh, written to clarify the Council’s position and desire to promote improvements and positive, viable development within the area.

 

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