Morning Iain

Jacqui Leslie forwarded this e-mail onto me in relation to my work with the DFA and DHT.

I note that you have said that the East Lothian council would fund the capital sum – did a bit of research and I couldn’t find it noted on any budget for this financial year. Has this been confirmed  and is there any supporting paperwork, evidence or correspondence?

In relation to the land – you mentioned that you have an agreement with Enjoy Leisure to sell the land to DFA  “Enjoy Leisure have agreed to lease/sell this site to us and have recently requested an architect’s drawing of our proposed buildings so they can finalise the price they want for their land.”- your e-mail of  7th June.

As above is this confirmed and is there any supporting paperwork, evidence or correspondence as I would have assumed that the land as best practice and value for money would have been put on the open market.

I think it is essential from the DFA’s point of view and before any other work is undertaken/commissioned that the above points are clarified

Look forward to hearing from you

Regards

Richard  

From: Iain Maddox [mailto:[email address]]
Sent: 08 June 2012 13:01
To: Leslie, Jacqueline
Cc: Peter Johnstone Email; McLennan, Paul; Hampshire, Norman; Veitch, Michael (Councillor)
Subject: Re: Enquiry Dev46019 Proposed lobster hatchery and building at Dunbar

Hi Jacqui,

Please see attached financial model for our project. I have been conservative on the income and rounded-up on costs to provide a realistic model.

 

We were assured that if we could show sufficient income to cover our operational costs then the capital sum would be funded by ELC. As you can see, we have nearly £20k per annum headroom to cover whatever the lease will cost and we are advised it won't be close to that sum.

 

CapEx for the stores is estimated at between £250k to £350k. Each hatchery (one each for lobsters and langoustines) costs £80k fully installed with staff training included, £160k total. Our approach is cost effective with good ROI and we hope ELC will concur that it is worthy of investment as we seen this project as critical for our future.

 

Our Chairman and I would be pleased to visit and answer any questions you may have, please advise.

Kind regards

Iain Maddox

DFA Secretary

On 8 June 2012 08:58, <[email address]> wrote:

Hi Jacqui,
We talked with them already and decided against partnering.
I will also send you our financials spreadsheet when I get home.
Thanks
Iain

Sent using BlackBerry® from Orange


From: "Leslie, Jacqueline" <[email address]>

Date: Fri, 8 Jun 2012 08:31:39 +0100

To: [email address]<[email address]>

Subject: RE: Enquiry Dev46019 Proposed lobster hatchery and building at Dunbar

Hi Iain,

 

I was passed the email below with the project proposals for DFA.

 

I am unsure if you are aware of a very similar project in North Berwick? The Firth of Forth Lobster Hatchery has progressed their proposal and is currently seeking funding. I know this project is keen to work in partnership. The current funding landscape is highly competitive (especially when seeking large funds) and I would suggest that you make contact with the lead Jane McMinn to discuss their/your ideas with the aim of partnership working. Jane can be contacted on [email address]

 

Please let me know what your views are on this.

 

Kind Regards

Jacqui

 

 

From: Iain Maddox [mailto:[email address]]
Sent: 07 June 2012 12:04
To: Baty, Richard
Subject: Fwd: Enquiry Dev46019 Proposed lobster hatchery and building at Dunbar

 

Hi Richard,

You may be interested to know where we are with our Sustainable Fishing project and it may help matters if you would forward this information to Jacqui Leslie for her consideration.

 

I also attach the original proposal document for background.

 

Thanks

Iain Maddox

DFA Secretary

---------- Forwarded message ----------
From: Iain Maddox <[email address]>
Date: 7 June 2012 10:06
Subject: Re: Enquiry Dev46019 Proposed lobster hatchery and building at Dunbar
To: "Greaves, Stephanie" <[email address]>
Cc: Peter Johnstone Email <[email address]>, "Zochowski, Paul" <[email address]>, Councillor Norman Hampshire <[email address]>, Councillor Paul McLennan <[email address]>, Councillor Michael Veitch <[email address]>

Dear Stephanie,

Please see attached earlier feedback from your colleague Paul Zochowski. I thought I'd sent his report earlier so please accept my apologies for any unnecessary duplicated effort.

 

The former ballroom site which is now a carpark, is our preferred site. Enjoy Leisure have agreed to lease/sell this site to us and have recently requested an architects drawing of our proposed buildings so they can finalise the price they want for their land.

 

We are currently trying to find £4,500 plus VAT to pay for a full Feasibility Study which will produce said architects drawings compliant with any conditions you or Historic Scotland will require.

 

Dunbar councillors have been giving us support and advice on this matter, hence why they are cc'd.

 

From your feedback we will need to investigate who owns the vaults as the entrance is on Dunbar Harbour Trust land but the vaults are directly underneath Enjoy Leisure's land. Any advice on this?

 

In any event we will want to gain DHT support for our project, which we will present to them on 4th July.


Have I covered everything to your satisfaction at this stage and will the Feasibility Study be what you require too? Please advise.

 

Thanks

Iain Maddox

DFA Secretary

07854 066067

On 7 June 2012 08:59, Greaves, Stephanie <[email address]> wrote:

Dear Iain Maddox,

 

I refer to your email to my colleague Janet Placido received 27th April 2012 regarding proposals for the erection of a lobster hatchery and a building to house meeting, training and education rooms, a weighing and sorting facility, a cold store, a bait freezer, a live lobster storage tank, 10 store rooms and a net repair area in Dunbar.

 

Your email suggests three different locations within Dunbar for the proposed lobster hatchery and building:

 

1. An area of land to the south and southeast of the existing fisherman’s stores at Victoria Harbour which is currently used as a car park.

2. An area of land adjacent to the Fishermans Monument and the Old Harbour Quays and Piers.

3. An area of land to the west of the existing fisherman’s stores at Victoria Harbour, Castlegate, Dunbar.

 

On the basis of the information submitted I offer the following comments.

 

I advise that planning permission would be required for the siting of the lobster hatchery and the erection of the building on any of the three sites listed above.

 

I have not been provided with a plan(s) that clearly show(s) the areas of land that are the subject of your enquiry.  I have been able to identify the general areas to which Sites 1 and 2 refer but I am not clear on exactly which area of land you are referring to for Site 3.  Without knowing the exact areas of land to which you refer my comments can only be general in nature are this time.

 

Site 1 is to the south and southeast of the existing fisherman’s stores at Victoria Harbour and is part of an area of land that is currently used as an informal car park.  It is within the Dunbar Conservation Area.  Part of the area of land to the south and southeast of the existing fisherman’s stores is within a mixed use area that is part of the defined town centre of Dunbar and as such is defined by Policy ENV2 (Town and Village Centres, Other Retail or Mixed Use Areas) of the adopted East Lothian Local Plan 2008, and part of it is within the designated scheduled monument of Dunbar Castle Park.  If the site lies within the designated scheduled monument, scheduled monument consent would be required from Historic Scotland in addition to the requirement for planning permission.  I suggest that you discuss your proposals for this area with Historic Scotland at your earliest opportunity to ascertain whether scheduled monument consent would be likely to be granted.

 

Policies TOUR3 (Dunbar Castle Vaults), ENV4 (Development within Conservation Areas), ENV7 (Scheduled Monuments and Archaeological Sites), DP2 (Design), DP22 (Private Parking) and T2 (General Transport Impact) would be relevant to the determination of an application for planning permission.  Depending on the exact positioning of the lobster hatchery and proposed building Policy TOUR3 or ENV2 may apply or possibly both of these policies.

 

Policy TOUR3 states that the Council will support proposals for a commercial or tourist related development on the south side of Victoria Quay if it enables the underground vaults to be opened up to public view.  Policy ENV2 requires that within town and village centres and other established retail or mixed use areas, uses appropriate to such areas, including retailing, business and office use, restaurants, leisure and entertainment will be acceptable in principle.

 

If the proposed building were to be in the Policy ENV2 area then the principle of the uses of the lobster hatchery and the proposed building may be acceptable in this location.  Policy TOUR3 would not support the proposals unless it included proposals to open the underground vaults to the public.

 

Given the location of this site it is likely that an archaeological investigation would be required, and the Council’s Archaeology Officer would advise of this during the assessment of a planning application.

 

If consistent with Policies ENV2 and/or TOUR3, any proposals would have to demonstrate that the lobster hatchery and the proposed building would not be harmful to the amenity of any neighbouring residential property through noise or odour nuisance, overlooking or overshadowing, and that they could be safely accessed and provided with a sufficient standard of parking provision.  The buildings would have to be designed so as to be appropriate to their location in term of their size, positioning, form, scale, massing, and palate of materials and finishes.  The buildings would also have to be located and designed so as to preserve or enhance the special architectural or historic character of the Conservation Area and not be harmful to the scheduled monument. Any new development in this area should take reference from the other buildings in the locality for its architectural style, in particular the relative size and positioning of buildings, and the commonly used materials.  The existing buildings in the area display a variety of finishes, including natural stone and painted wet dash render on their external walls and natural slate and clay pantiles on their roofs.

 

With regard to its height I am of the opinion that the building should be single storey in height as are the existing fisherman’s stores and the building that was approved by the grant of planning permission 10/00559/P to be sited to the southeast of the informal car park.  Subject to all other policy considerations being met, it may be possible for a building to be designed for this location that would be set back into the grass banking that surrounds the informal car park to the west, south and southeast sides.

 

 

Site 2 is adjacent to the Fishermans Monument and the Old Harbour Quays and Piers and is an open cobbled quayside area that is used as parking for vehicles and boats.  It is adjacent to the Fishermans Monument, which is listed as being of special architectural or historic interest, Category B.  It is also adjacent to the Category B listed building of the Old Harbour Quays and Piers and the houses of Old Harbour further to the south are also Category B and C(S) listed.  It is also within the Dunbar Conservation Area.

 

This area of land is part of a larger area of land that is defined by Policy BUS3 of the adopted East Lothian Local Plan 2008.  Policy BUS3 states that within the harbour areas the Council will give preference to uses that are related to the fishing industry and will consider tourist or visitor related uses provided that they do not conflict with fishing interests.

 

Policies ENV3 (Listed Buildings), ENV4 (Development within Conservation Areas), DP2 (Design), DP22 (Private Parking) and T2 (General Transport Impact) would be relevant to the determination of an application for planning permission.

 

Given the location of this site it is likely that an archaeological investigation would be required, and the Council’s Archaeology Officer would advise of this during the assessment of a planning application.

 

Although the proposed use appears in principle to be consistent with Policy BUS3 I would have concerns that the proposed business use may have a harmful impact on the amenity of the neighbouring residential properties that are to the northwest and southwest of this site are residential properties.  No details of the lobster hatchery or the proposed building have been submitted, and I have concerns that it may be unlikely that a new building could be designed and located in this area so as to preserve or enhance the special architectural character of the Conservation Area and did not detract from the settings of the adjacent listed buildings.

 

 

Site 3 is described as being to the west of the existing fisherman’s stores at Victoria Harbour, Castlegate, Dunbar, however, I am not clear on exactly which area of land you are referring to.  The land to the west of the existing fisherman’s stores is defined as being undeveloped coast by Policy DC1 (Development in the Countryside or Undeveloped Coast) of the adopted East Lothian Local Plan 2008.  It is also within the Dunbar Conservation Area, the Firth of Forth Site of Special Scientific Interest, the Firth of Forth Special Protection Area and the North Berwick – Dunbar Area of Great Landscape Value.  Depending on the exact area of land this site may also be within a flood risk area of the Indicative River and Coastal Flood Map (Scotland) as defined by the Scottish Environmental Protection Agency (SEPA) and the scheduled monument of Dunbar Castle and Fort.

 

Given the location of this site it is likely that an archaeological investigation would be required, and the Council’s Archaeology Officer would advise of this during the assessment of a planning application.

 

This is a sensitive site given the number of designations and consultations would be required with SEPA and Scottish Natural Heritage, and also possibly Historic Scotland.  It is unclear whether there is sufficient space in this location for the proposed development.

 

 

In any of the locations provided it would have to demonstrate that the lobster hatchery and the proposed building would not be harmful to the amenity of any neighbouring residential property through noise or odour nuisance, overlooking or overshadowing, and that they could be safely accessed and provided with a sufficient standard of parking provision.  The buildings would have to be designed so as to be appropriate to their location in term of their size, positioning, form, scale, massing, and palate of materials and finishes, and be located and designed so as to preserve or enhance the special architectural or historic character of the Conservation Area. Any new development should take reference from the other buildings in the locality for its architectural style, in particular the relative size and positioning of buildings, and the commonly used materials.  In addition, depending on their design and finish, the hatchery buildings as self-contained units may not be considered to be of an appropriate architectural style and finish for their location within the Dunbar Conservation Area, and if this is the case planning permission may only be granted for a temporary period of time (e.g. 3 or 5 years).

 

If you would like to submit further details that clarify the sites involved and provide details of the size and design of the proposed hatchery building and the proposed building for the meeting, training and education rooms, weighing and sorting facility, cold store, bait freezer, live lobster storage tank, store rooms and net repair I would be happy to provide a response based on that additional detailed information.

 

I trust that this is of assistance to you however if you require any further information or assistance please do not hesitate to contact me on the telephone number below.

 

You will appreciate that the content of this email is an expression of officer opinion only which is given without prejudice to any decision taken by the Council in respect of any forthcoming application for planning permission.

 

Yours sincerely,

 

Stephanie Greaves

 

Stephanie Greaves
Planner
Dept of Housing and Environment
East Lothian Council
John Muir House
Haddington
EH41 3HA

Tel: 01620 827210
Fax: 01620 827723

 


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Kind Regards

Iain

 




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Iain



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