Executive Summary - Argyll and Bute Council

ObanAction PlanbyIronsideFarrarwithEKOS Economics and RegenerationURS CorporationArch Henderson & Partners6692 / May 2006

Oban Action PlanEXECUTIVE SUMMARYDeveloping Oban as the Capital of the Western Highlands and IslandsAn t-Oban, tprìomh-bhaile na Gàidhealtachd an Iar is nan EileanOban forms the gateway to the Western Isles is a major growth centre within Argyll and Bute and has a key role to playin 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 MarineSciences (SAMS), the new Ferry Terminal and Linkspan, major retail developments and District General Hospital allsupport 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 tosupport growth and enhance the quality of place and sustainable performance of Oban as the regional capital of theWestern Highlands and the Islands.The Argyll & Bute Structure Plan predicts population growth of 1% per annum (979 persons) for Lorn & The Inner Islesby 2012 set against a Argyll and Bute decline of 1.5%. Urban growth has exacerbated land and infrastructure capacityissues with the town now suffering from utility capacity constraints, seasonal town centre traffic congestion, a shortageof affordable housing and constrained land supply.Action Plan to Support and Deliver GrowthIronsideFarrarThe 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 WestHighlands and the Islands.review the key infrastructural constraints in Oban (road access, water and drainage) and identify a programme andmechanisms for delivery of new and/or improved infrastructure to facilitate developmentidentify the opportunities and infrastructural constraints for early development in the Dunstaffnage-Connelcorridoridentify 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 Airportidentify the appropriate vehicle for the management of Oban HarbouriExecutive Summary

Oban Action PlanConsultationsThe study has been progressed in close consultation with a Client Steering Group formed by members and officers ofArgyll and Bute Council, Argyll and Isles Enterprise and Caledonian MacBrayne (Calmac) and including regular reportingand 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 ButeCouncil. A day and evening Consultation Forum was held in the Corran Halls to allow wider stakeholders theopportunity to participate and discuss individual interests and requirements.Key Issues, Opportunities and ChallengesThe strategic partnership comprises Argyll and Bute Council, Argyll and the Islands Enterprise together with keydevelopment 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 sustainabledevelopment both for Oban and associated hinterland in Lorn and The Isles.Executive Summarythe scale of potential projects and funding is very substantially beyond current capital programmes and eitheradditional new funding needs to be found or project priorities will need to be tightly definedthe 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 Butethe need to support the delivery of the Development Plan addressing the key constraints and opportunities forgrowth and urban developmentThe Development Plan and both Argyll and Bute Council and Argyll and the Islands Enterprise recognise opportunitiesand 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 VisionOur Vision:We will promote and secure a dynamic, economically sustainable role for Oban building on the quality of place andfulfilling its key function as the capital of the Western Highlands and Islands.iiIronsideFarrar

Oban Action PlanThe vision agreed with the Client Steering Group is best understood in terms of the following key themes:(1) Develop the EconomyTo build and strengthen the regional economy and create an attractive location which supports new jobs andincrease output(2) Extend Local OpportunityTo stimulate area regeneration and access to opportunity, jobs, investment and training and help secure accessto affordable housing(3) Facilitate Investment in Quality InfrastructureTo secure the infrastructure to sustain a ready supply of employment, housing land and associated community(4) Strengthen Quality of PlaceTo build on the quality of place and the assets offered by the Town Centre and Oban BayIronsideFarrarKEY RECOMMENDATIONS AND PRIORITY PROJECTSThe project priorities and recommendations arising from this study are to seek to maximise public and private sectorinvestment in Oban and to use public funding to address priorities that will unlock private sector investment andpartnership funding.Development RoadThe aspiration and potential value of the Development Road is clear and a consensus exists that the medium to longtermgrowth 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 aconstruction length of 3.5km and an estimated 2006 cost of £14.1m including allowances for contingencies and feesbut 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:Recommendation 2:Recommendation 3:Argyll and Bute Council progress a full STAG Appraisal for the Development Road preferredalignment at a cost of £60,000-£100,000.Argyll and Bute Council focus the Technical Assessment (STAG) on a Preferred Route that offersthe lowest cost, most fundable and deliverable scheme with the aim to secure fundingcommitments by 2008 and a project start subject to funding in 2010.Argyll and Bute Council promotes the scheme through Transport Scotland and HITRANS as thenumber one Argyll and Bute priority transportation scheme for 2010-2015.iiiExecutive Summary

Oban Action PlanOban Bay & HarbourThe 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 modestimprovements to create additional berthage are under current public funding arrangements not fundable. The wayforward is either ‘do-nothing’ or seek to link/consolidate as many interests as possible into a single multi-partneredproject 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’ areaoffering 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 toaddress differing seasonal needs.New pontoon mooring and tender access for cruise/ water-taxi and excursion boatsNew facilities/ shore access for visiting yachts on a limited and controlled basisPotential for a limited development offering an iconic waterfront development with mixed use activity includingcultural facilities, offices, leisure and café and town centre parking.Strengthening of the tourism/ leisure/ water and recreation node focussed on North Pier and the existingrestaurant and café facilities and tourism activity.Executive SummaryRecommendation 1: Argyll and Bute Council progress a detailed appraisal to consider options for the North Pier thatwould allow the provision of a protected mooring and extend berthage. Development optionsalso exist but may be constrained by planning.Recommendation 2: Argyll and Bute Council recognise that within the Action Plan period major investment will berequired to upgrade the Corran Halls, which with Council office re-organisation, creates anopportunity 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 addressthe formal harbour management of Oban Bay and commit to establishing a new Harbour bodywith joint control over piers and issues of berthing and marine safety.Recommendation 4: The potential opportunity associated with Oban Bay breakwaters should be recognised andsafeguarded with the caveat that committed external funding would be essential for this projectto progressed.ivIronsideFarrar

Oban Action PlanTown Centre Traffic Management and ParkingThe assessment of Oban Town Centre highlights a traffic network that is operating at high season close to peak hourcapacity with congestion and issues of traffic management particularly acute on the Soroba Road/ Lochavullinjunctions; George Street/ Argyll Square and the entrance to the town.Traffic Circulation Improvement Measures to facilitate improved traffic flows within the town and address thekey ‘pinch points’ that suffer the highest level of peak hour congestion and potential safety concerns including: Promoting Clear-Ways through the central corridor, George Street, Argyll Square and Soroba Road toensure free flow traffic conditions in morning AM and PM peak.Restrict right turn vehicle manoeuvres throughout Breadalbane Street and George Street to reducewaiting and stop-start trafficAdditional On-Street & Off-Parking CapacityParking has been identified as constrained and requiring further capacity especially in the town centre andharbour areas. Further additional capacity can be secured through a combination of measures includingenforcement, amended charging structures and identification of new spaces.IronsideFarrarRecommendation 1:Promoting a balance of transport planning measures that further reinforces the need to provideadequate short stay parking for shoppers, variable duration needs for day and short stay visitors and tomanage increased demand for all day town centre commuter parking.Develop a car park strategy aligned with the Council's objective of sustainable transport, which clearlylinks increased income from car park revenues with reinvestment in the modernisation of the Council'scar parks.Develop a level of parking charges set to manage supply and demand across differing zones includingtown centre car parks /peripheral /edge of centre parking and provides a pricing structure that places apremium on central/core area parking. Review current charging structures/ levels/ hierarchy.Argyll and Bute Council complete a detailed Traffic and Parking & Modelling Study within theTown Centre to allow a comprehensive review of parking and traffic management.Recommendation 2: Argyll and Bute Council progress measures to increase parking capacity by relocating theLochavulin Lorry and Coach Park, quickly advancing rationalisation of parking on the Railwaysidings and increasing On-Street Parking progressed in parallel with a review of the currentpricing structure to support short term town centre parking.Recommendation 3:Argyll and Bute Council prepare and issue a Commercial Development Brief for a Multi-StoreyCar Park on the Tweeddale Street Site to test the feasibility by inviting the private sector todesign, build, fund and operate a multi-storey car park on this site.vExecutive Summary

Oban Action PlanImprovements to Strategic UtilitiesUtility infrastructure that is services (water/drainage/energy/telecoms) are essential for development and where capacityis limited the costs of upgrading networks and supply provision can involve significant costs that frequently impact ondevelopment viability. Water supply and drainage is constrained across much of Scotland with energy (electricity, gas)and telecoms less critical in terms of constraint. ISDN/ ASDL broadband telecoms may be critical to certain employmentuses.Recommendation 1: Argyll and Bute Council establish with Scottish Water the strategic priorities for developmentsupport in Argyll and Bute and confirm commitments to development of Oban’s water supplyand waste water capacity. Water and drainage capacity are a potential constraint on Oban’sgrowth. Scottish Water’s are understood to made a commitment to upgrading by 2010. Earlyconfirmation required for inclusion in Development BriefsRecommendation 2:Recommendation 3:Argyll and Bute Council advance, in partnership with interested Developers, strategicDevelopment Impact Appraisals for the HALs/ PDAs within the Oban Development Road Corridorto secure a framework for development and clarify the scale of infrastructure needs and futurefunding.Argyll and Bute Council promote strategic housing land releases with the capacity to fund eitherupgraded WWTW/ /Water Supply and/or the Development Road infrastructure secured throughdevelopment agreements and seek to restrict all other strategic housing land allocations (PDAs).Executive SummaryStrategic Land SupplyThe key issues in terms of strategic land supply in Oban are securing an effective housing land supply that is capable ofproviding sustainable communities and affordable housing together with the supply of employment land.Recommendation 1: Argyll and Bute Council establish a Oban Expansion Group forming an inter-departmental officerWorking Group (Transport/ Utility/ Planning) to co-ordinate the planning for strategic landreleases with key public and private sector partners.It is critical that the residential demand (scale/ duration) associated with Oban’s growth isrecognised and that the demand is likely to be of the order of 1000 units.Recommendation 2: Argyll and Bute Council progress strategic Development Impact Appraisals for the HAL’s/ PDA’swithin the Development Road Corridor to secure a framework for dialogue with landowners andclarify the scale of infrastructure constraints and future funding.Recommendation 3: Argyll and Bute Council promote strategic housing land releases with the capacity to fund eitherupgraded WWTW/ Water Supply and/or the Development Road infrastructure secured throughdevelopment agreements and seek to restrict all other strategic housing land allocations (PDAs).viIronsideFarrar

Oban Action PlanTown Centre AFAsThe Local Plan identifies a number of areas within the centre of Oban as Areas for Action or AFA’s. These are potentialdevelopment areas for partnership or community action and may include a range of initiatives from land assembly andasset management programmes through to development and redevelopment proposals and environmentalenhancement.Recommendation 1: Argyll and Bute Council progress a Conservation Appraisal of the town centre to establish thevalue of defining the core central area of George Street and Alexandra Place a designatedConservation Area.Recommendation 2: Argyll and Bute Council need to work closely with other partners and local stakeholders indeveloping and promoting enhanced Town Centre management. A Town Centre Managementcompany is often recommended as a mechanisms to take these issues forward but we have notidentified a scale of need that would justify a discrete organisation or fully dedicated resources ofa TCMC in Oban.Developing a Deliverable Project PackageThe Development Plan and Action Plan identified a series of objectives to help prioritise investment and projectselection. These included:IronsideFarrarto support and facilitate the planned growth defined within the Argyll and Bute Structure Plan and the emergingArgyll and Bute Local Plan.to address constraints on growth and unlock opportunity for private and public sector partnering with particularreference to: Serviced Business/ Industrial Land & Employment Sites Utilities and Transport Infrastructure Community Infrastructureto facilitate active private sector investment and encourage new entrants/ developer interest with particularreference to: Strategic Level Housing Sites and Infrastructure Business/ Tourism/ Retail/ Leisure/ Other Developmentto identify the priorities for the phased programme of public sector investment and establish key support partnersand potential areas of fundingto review the investment needs and consider the mechanisms that could support public and private sectorinvestmentviiExecutive Summary

Oban Action PlanExecutive SummaryHigher Level Priorities: Development Road Oban WWTW / Water Supply Upgrade Dunbeg Phase Housing Release Development Road Corridor Housing Release Oban Approach Roads A85(T) Route Action Plan Town Centre Traffic ManagementCommitted:SAMS Research Campus Expansion and JunctionRailway Pier / Calmac LinkspanOban AirportMedium Level Priorities: Oban Integrated Transport Timetabling Enhanced Cultural Facilities North Pier Extension Oban Yachts & Dunstaffnage Marina Investments Tourism/ Resort Hotel Development Oban Bay Body Oban Public Realm Oban Visitor Signage Training & Business Development Marketing & Promotion Enhancing Public TransportLower Level Priorities: Development Road Phase 2 & 3 Town Centre Multi-Storey Parking Oban Flood Mitigation South Pier Extension Oban Park & Ride RNLI Relocation Oban Walkway Trail Museum/ McDougall Collection Town Centre Management McCaigs Tower Access/ Enhancement Gateway Signage Public Arts and Graphic Art Harbour BreakwaterEarly Actions that are in progress and can be advanced in parallel with the main report recommendations :A&BC Office RationalisationIntegrated Transport TimetableOban Bay Harbour BodyMarket testing options for the Car Park at Tweeddale StreetviiiIronsideFarrar

Oban Action PlanAssessment of Economic BenefitsThe economic assessment estimates that delivery of the Action Plan has the potential to deliver the following economicoutputs and impacts. These impacts are, however, based on completion and successful delivery of the full Action Plan.Elements of the Action Plan include options and development of a very extended time period with no certainty thateither private or public sectors can secure the funding to facilitate full development of the Action Plan proposals. supporting the creation of 407 gross jobs (permanent FTEs);generating £8.06m annual wages and salaries and a 10 year cumulative impact of £80.6m; generating £14.2m of new GVA per annum and a 10 year cumulative impact of £142m; generating 527 construction jobs (one-off Man Year equivalent posts);generating total construction employment GVA of £18.5m;creating 3,750 sq m of new business and leisure accommodation;generating an additional £1.2 million of new annual council tax at the completion of development and a 10 yearcumulative impact of £11.9m creating 825 new homes over 10-15 years; accommodating 1850 residents, equating to the total forecast uplift for Oban to 2012 plus additional allowancefor growth post 2012; and generating annual tourism spend of £3.6m.IronsideFarrarIt is easier to understand the impacts when they are set within the context of the existing socio-economic climate forthe town. Using our earlier Baseline Analysis we have identified that the Action Plan will:increase employment in the town over 15 years by 8.2% (based on gross FTEs); increase GVA in Argyll & Bute by 1.5%;support an increase in the town’s population by 24 %; and increase annual tourism expenditure within the town of 27%.Outcomes that will be achieved through the delivery of projects and programmes contained within the Action Plan willinclude: attracting more people into the town centre to spend more money;a growth in turnover and profits for local businesses;more disposable income for local people, that can be captured by the town centre businesses;improvements in the range and quality of town centre retailers, services, entertainment and leisure businesses;a more attractive product offering for tourists and day visitors, encouraging repeat visits and therefore theopportunity to capture future spend; anda diversified housing product offer in the town centre, increasing the local tax revenue through Council Taxpayments.ixExecutive Summary