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Contents
Stage 2 Report - Executive Summary .......................................................... 3 1. Introduction .............................................................................................. 5 2. N-RIP Industry Collaborative Approach ............................................. 6 3. Market Interest in Port Clusters/Groups .............................................. 7 4. First Phase Site Investment Cases ......................................................... 8 5. Planning Processes ............................................................................... 11 6. N-RIP Funding Approach ....................................................................... 13 7. N-RIP Total Site Capacity Potential Economic Impact .................... 17 8. Wave and Tidal - Port Infrastructure Needs ....................................... 19 9. Conclusions and Recommendations .................................................... 24 Appendices .................................................................................................... 26
Executive Summary
The purpose of the National Renewables Infrastructure Plan (N-RIP) is to support the development of a globally competitive offshore renewables industry based in Scotland. Scotland has a unique opportunity to become the home to much of this industry, from design through manufacturing, to pioneering new approaches to installation and operations and maintenance. Scotlands key strengths are:
Scottish based companies with expertise and skills in subsea engineering and installation borne out of years of experience of working in the North sea and globally; A vibrant innovation support system that is driving industry research and component development and device testing; A skills development infrastructure that can quickly grow the skilled workforce needed to serve this industry as it develops; and Existing port and harbour infrastructure that could be used and a port industry keen to engage with the renewables sector. The Scottish Governments Renewables Action Plan, published in June 2009, instigated the development of an investment plan to support appropriate infrastructure for the emerging offshore wind, wave and tidal energy industries. The Energy Advisory Board, co-chaired by the First Minister, has also tasked the Scottish Government, through the N-RIP project, to take an active leadership role in building a coherent Scotland-wide proposal. The Scottish Government and its economic development agencies are resolute in their commitment to capitalising on these opportunities. Offshore renewables is a significant business opportunity for a range of organisations including project developers, utilities, supply chain firms and port and harbour asset owners. Private sector bodies will have a key role to play in developing detailed investment proposals for site developments. Scotlands public sector economic development bodies are already taking a pro-active approach to working with the private sector to make things happen and accelerate progress. The challenge goes beyond specific site development it is about creating clusters of economic activity throughout the supply chains around our key locations. This process will require significant public sector investment and in the current fiscal climate, it will be critical to ensure that existing funding mechanisms are well targeted and all efforts are made to utilise other funding sources including United Kingdom wide and European Union programmes. Public sector support has already enabled vital infrastructure development for offshore renewables as highlighted in the case studies outlined in the report consideration of future investment proposals will be treated as high priority activity. Offshore Wind - this report sets out the investment that port owners estimate they would need to make to fully develop the eleven first phase sites identified in the Stage 1 N-RIP Report for use for Offshore Wind manufacturing. This excludes the provision of buildings where these would be required. These total infrastructure costs can be approached in phases at each site. Total investment for all sites of 223m would create a set of clustered port sites which could support an offshore wind sector manufacturing 750 complete offshore wind units a year. For Scotlands economy the direct economic impact of this manufacturing site potential alone would support in the region of 5180 jobs and create an annual economic impact of 294.5m year on year. This N-RIP report forms a key element of the Route Map that the Offshore Wind Industry Group is developing, which identifies the broad range of key steps needed to support the growth of this industry in Scotland. It is based on joint analysis by industry and government bodies of the infrastructure required to make Scotland the home for offshore renewables.
The Report: Outlines the emerging market view of groupings of port locations acting as complementary clusters with an emphasis on early opportunities on the East Coast. Sets out the planning and consenting processes that will be progressed in tandem with an assessment of investment approaches. Indicates the next steps that will be taken in considering public funding support.
The strategic importance of the development of the sites for economic growth should be recognised in the next review of the National Planning Framework. Any support by the public sector will have to be prioritised and the assessment of priorities for support, if a case is shown, will be based on the impact any development would have on supporting the growth of the offshore wind industry in Scotland. Stage 3 of N-RIP will consist of these discussions with individual site owners. Key to Government decision making, on any support to
different stages in project developments, initially vessels undertaking environmental assessment work, and to support small scale demonstration deployments. The delivery of the Pentland Firth and Orkney Waters commercial scale leasing programme from 2016 will require development of port infrastructure proposals alongside development of the technology and deployment techniques. The Crown Estate will shortly commission work to detail the Build Out story of the Pentland Firth and Orkney Waters leasing programme by November 2010 in partnership with Scottish Government, HIE (Highlands and Islands Enterprise) and Local Authorities. This will be used to help further collective understanding of opportunities and to help construct business cases for investment.
Four key conclusions have been reached by the Delivery Group: As this industry develops there is a stock of sites in Scotland that could potentially meet industry needs for a broad range of uses. Decisions to invest will be led by the port owners. Based on market interest, catalytic public sector support through part funding initial investment with the private sector may be needed to make ready some sites in the right timescale for them to be used by the industry. That based on offshore project developer feedback and Scottish Development Internationals enquiry stream most interest is being shown in sites in the Forth/Tay cluster and Moray Firth cluster at present. The sites where the interest is strongest should be the focus for initial investment.
port owners, is recognition that to secure industry use sites will need to be ready by 2013/14 and earlier for some users. 2014/15 is currently seen to be the key year in which installation will begin for Round 3 and Scottish Territorial Waters (STW) sites. Funding decisions by Government triggered by site owners business cases will recognise the importance of ensuring investment is made early enough to secure users.
1. Introduction
The purpose of the National Renewables Infrastructure Plan (N-RIP) is to support the development of a globally competitive offshore renewables industry based in Scotland. Scotland has a unique opportunity to become the home to much of this industry, from design through manufacturing, to pioneering approaches to installation and operations and maintenance. Scotlands key strengths are:
Scottish based companies with expertise and skills in subsea engineering and installation borne out of years of experience of working in the North sea and globally; A vibrant innovation support system that is driving industry research and component development and device testing; A skills development infrastructure that can quickly grow the skilled workforce needed to serve this industry as it develops; and Existing port and harbour infrastructure that could be used and a port industry keen to engage with the renewables sector. This report details progress on the actions set out in the N-RIP Stage 1 report in relation to the provision of sites at port locations for offshore wind industry use and further analysis of the need for additional locations to be developed to support the wave and tidal sector, primarily the delivery of the Pentland Firth and Orkney Waters commercial scale leasing round. This report is the result of collaborative analysis by industry and government bodies of the infrastructure required to make Scotland the home for offshore renewables. As part of this analysis, there is recognition that the market views the sites identified in the Stage 1 report as potential regional groups or clusters. These can support complementary manufacturing and construction/installation uses, with potential operations and maintenance uses either at the same locations or other nearby locations. For Offshore Wind industry development this report sets out: An estimate of infrastructure investment required at each of the identified first phase sites to make them fit to support a range of assumed uses. Key planning and consenting processes that will need to be completed to enable sites to be developed in a manner consistent with sustainable development. The scale of offshore wind supply chain manufacturing that could be supported from the development of all the first phase sites and impact of that to Scotlands economy. A proposed approach for the public sector to adopt in assessing the need for public sector pump-priming investment alongside funding from the asset owner. Some triggered investment will stimulate activity, other investment will be driven by occupier location decisions. For Wave and Tidal industry development this report sets out: Early assessment of infrastructure needs to support wave and tidal energy projects, with a focus on the Pentland Firth and Orkney Waters commercial scale leasing round.
National Renewables Infrastructure Plan Stage 2 Report | N-RIP Industry Collaborative Approach
National Renewables Infrastructure Plan Stage 2 Report | Market Interest in Port Clusters/Groups
National Renewables Infrastructure Plan Stage 2 Report | First Phase Site Investment Cases
For sites identified as having the scale required for integrated manufacturing in N-RIP Stage 1 a combination of these facilities could be accommodated. For those sites identified for distributed manufacturing at least one of these uses could be housed in the location. In addition cable manufacturing facilities will be required and will have a different layout to those listed above. There is also potential for Scotland to host substation platform fabrication and monopile production at these sites. Based on knowledge of existing buildings and costed designs of particular types of facility, a generic benchmark cost for these types of facilities is set out. This is indicative and a guide to the order of building costs envisaged. The costing relates to a shell building only. In addition, there will be a range of internal fit out costs and external site costs driven by the particular users needs. Table 1 below sets out these benchmark costs. Table 1 - Estimated building costs.
Manufacturing Building Type Jacket production facility Nacelle production facility Blade production facility Tower manufacture facility Indicative Cost (shell building) 10m 10m 25m 10m
A range of options are available for the procurement of these new facilities user procured, asset owner procured and third party developer procured. Each of these instances leads to different beneficiaries from the revenue streams arising from the manufacturing use. Bespoke Equipment/Facility Requirements - The third element of infrastructure investment is to support particular users requirements. This relates to craneage/ lifting equipment, load out quayside configuration and bespoke plant and equipment required by the particular manufacturing process for example steel casting, gear box testing plant. It is difficult to predict these elements at this stage as they are directly related to the user and their requirements. A range of approaches to financing these elements are available and these would be considered with any user by the asset provider.
National Renewables Infrastructure Plan Stage 2 Report | First Phase Site Investment Cases
Table 2 shows the estimated infrastructure cost for each site excluding building costs. Depending on market interest, the investment in infrastructure at each site can progress on a phased basis. Sites are grouped by the clusters set out in Section 3 that relate to offshore wind.
Table 2 Estimated Site Investment Cost Excluding Buildings (Phasing Not Shown)
Port Cluster Forth/Tay Forth/Tay Forth/Tay Moray Firth Moray Firth Subsea Subsea West Coast West Coast West Coast West Coast Site Leith Dundee Fife Energy Park Nigg Ardersier Aberdeen Peterhead Hunterston Arnish Machrihanish / Campbeltown Kishorn Owner Forth Ports plc Forth Ports plc SE own site/JV agreement with Fife Council KBR Ltd/ Wakelyn Trust Whiteness Property Company Ltd (WPC) Aberdeen Harbour Board Peterhead Port Authority / ASCO Clydeport Ltd Stronoway Trust own land/ HIE lease Argyll & Bute Council/ HIE lease The Crown Estate / Applecross Estate Trust / Kishorn Port Ltd Estimated Investment Costs (excl. Building) m 35 5 8 22 15 24 27.3 65 13 5.5 2.75 222.55 Scale of potential Manufacturing Use Integrated Distributed Distributed Integrated Integrated Distributed Distributed Integrated Distributed Distributed Distributed
National Renewables Infrastructure Plan Stage 2 Report | First Phase Site Investment Cases
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5. Planning Processes
A key element of making sites ready for industry use is securing planning consents so that sites can be developed for occupiers to meet the timescales for supplying the industry. During Stage 2 of N-RIP development there has been ongoing engagement with planning authorities about the potential uses on the 11 sites. Asset owners have also considered the other consents that would be required and the extent to which their existing consents and permitted development rights will support the potential uses.
Planning approvals will be key milestones that will further build confidence amongst potential users. Scotlands planning system was recently modernised to make it best able to support the sustainable development of Scotlands economy in a manner that respects responsibility to the environment. A key element, prior to approval that gives potential occupiers confidence is an agreed timetable of milestones leading to a planning consent decision. The N-RIP supports an ongoing strategic dialogue between the site owners and the public sector at national and local level to progress planning and consenting processes for sites. This will ensure that decisions about the suitability of development of the sites for offshore manufacturing and associated uses can be made in a timescale that meets industry needs. For each site this timeline of planning/consenting milestones is being developed and site owners are taking forward their discussions with planning and consenting bodies to progress the necessary steps. The Delivery Group view the sites identified as being of strategic importance to the development of Scotlands economy and conclude that this should be recognised in the next review of the National Planning Framework. The SEA has assumed that quays will require strengthening, which will entail piling. This can affect biodiversity interests, for example, noise disturbance to birds; noise and vibration disturbance to cetaceans (whales, dolphins, porpoises) and migratory fish. Effects on the latter can include acoustic barriers to movement and displacement from habitat. Piling is also likely to disturb residential neighbours, where present. The SEA has identified key issues relating to port improvement, renewable manufacture/assembly, and operations and maintenance activities. A number of the sites at ports and harbours, particularly on the east coast, are adjacent to or in the environs of sites designated for their nature conservation value. These include European sites (Special Protection Area and/or Special Area of Conservation) and nationally important sites (Sites of Special Scientific Interest). In areas where these sites are present, port improvements have the potential to affect their interests. Examples include; land reclamation and/or land clearance resulting in habitat loss as a result of land take; and construction activity and noise which could result in disturbance of species. A strategic environmental assessment (SEA) has been undertaken of the N-RIP, in accordance with the Environmental Assessment (Scotland) Act 2005. The purpose of the SEA is to identify significant environmental effects arising from the N-RIP and to consider means of mitigating such effects. An integral part of the SEA has been consultation with SNH, SEPA and Historic Scotland. The SEA has focused on the immediate and medium-term sites identified in the N-RIP Stage 1 report. The results, set out in the Environmental Report for this Stage 2 report, identify key issues which can be addressed by the N-RIP as well as providing early identification of environmental issues (and solutions) which could arise during project planning and consenting processes.
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Dredging will need to be considered at those ports and harbours which cannot currently accommodate vessels of the required draft. Dredging is likely to result in increased turbidity, with consequent effects on fish, light penetration and smothering of sediments. Sedimentation patterns along the coast could be affected which could affect bird feeding areas. Increased vessel movements could also affect sedimentation patterns. Mitigation has been considered using the mitigation hierarchy of avoid, reduce, remedy and/or offset. Measures include: avoid land reclamation that would encroach on biodiversity interests; use alternative extant land where habitat losses may result from reclamation and/ or land clearance; undertake construction work (particularly piling) at times of the year appropriate for the species in question. Measures for the mitigation of these adverse effects will need to be integrated into port and harbour planning and design. Consultation with organisations with responsibility for the environment at an early stage of project development is key to successful mitigation of adverse effects. These issues will be addressed through the N-RIP, as required or by the site owner as they progress their approach.
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Port owners to explore potential short, medium and long term site uses and identify the scope and indicative costs of any associated works required to enable development
t SE/HIE/SDI engagement t Market engagement t Feasibility update t Market interest t Detailed Business Plan t Business Plan Review t Establish support need
Yes No
Establish and agree with port/asset owner the structure, level, timing and source of public sector support (if any) Public Sector review of the Business Plan to assess robustness of the proposed commercial structure and financial arrangements Based on this interest/proposition, port/asset owner to develop a detailed Business Plan that clearly articulates the business proposition and investment requirements Establish clear and specific market interest (be it manufacturing, installation or O&M) and an understanding of the scale, nature and timing of the proposed infrastructure development Update feasibility assessment to reflect market discussions and establish indicative investment requirements Initial exploratory discussions with potential port users (including manufacturers and developers) to better understand the commercial options/opportunities, potentially facilitated by SE/HIE/SDI Initial engagement between port owner and SE/HIE to establish potential development, and identify any support that may be required from SE/HIE/SDI for engagement with the market
Private investment
Port/Asset owner to submit formal business plan/application for support to the appropriate public sector approver/provider
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Investment Options - It is expected that finance for port infrastructure development would be raised principally by private companies either on a corporate or project basis. However as identified in the Approach to Funding route map outlined above, it is also anticipated that there may in some instances be a case for financial support from the public sector. Some of the financial delivery structures that could be envisaged for support of this kind are outlined below. Appendix 4 identifies some of the potential sources of funding and financing that could be called upon to support the projects. Potential delivery structures - Support from the public sector can be channelled in a number of ways. Depending on the nature of the investment required, any funding gap identified and there being sufficient market interest, SE and HIE would consider a range of approaches to supporting investment. In addition partnership with Local Authorities could bring other potential approaches forward.
In general terms the approaches would include: Joint Venture this could either be for a specific site or building, or a more broadly structured joint approach where there is a sharing of risk and return agreed. Public Financed Loan provision of finance as a repayable loan on agreed commercial terms. Equity Investment the public sector may become an equity investor on a commercial basis in an asset owner enabling investment to take place. Direct Investment in some instances there might be value in a direct public sector investment that would require ownership of the asset in question. The public sector would then manage the asset in a manner that complies with state aid requirements. Regional Selective Assistance this is available in certain locations and may support the investment required.
The appropriate approach will vary for different types of asset investment and will need to be suitable for the existing asset ownership structure. Risk and uncertainty in relation to revenues ensuing from the investment will also be a key factor in determining the best approach. Where any public sector support is considered it will need to comply with state aid regulations and support sustainable economic growth objectives. Two case studies showing how Scottish Government, its economic development agencies and the wider public sector have supported the development of infrastructure and facilities that assist the development of the offshore renewables industry are set out on the following page:
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Case Studies
Support to Jacket Manufacturer BiFab
In spring 2010 BiFab was offered 2m of Regional Selective Assistance by Scottish Government and a 4m commercial loan from Scottish Enterprise to help finance a new Jacket production facility at Energy Park Fife, Methil. At the same time Scottish and Southern Energy Plc (SSE) purchased a 15% stake in BiFab for a total consideration of 11m to further enhance the companys competitiveness. In addition, SSE secured an agreement with BiFab for the supply of a minimum of 50 jacket substructures per annum commencing around 2014 for a period of 10 to 12 years. BiFab currently has around 350 employees at their Methil facilities producing 40 structures per year. It is anticipated that the company will more than treble its annual production to 130 structures a year helped by the Scottish Enterprise and SSE investment. BiFabs jacket production facility is located at Energy Park Fife. This location has already attracted 23m of public sector investment from Scottish Enterprise, Fife Council and the European Union to develop infrastructure on the site and support company growth. BiFab also operates a facility at Arnish, currently employing 70 people and fabricating components and sub assemblies for the renewables sector. HIE has invested 15million in the Arnish facility over the last 10 years creating a multi-user site with a strong renewables focus.
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National Renewables Infrastructure Plan Stage 2 Report | N-RIP Total Site Capacity Potential Economic Impact
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Table 4 Annual Gross Direct Jobs and Gross Value Added (GVA) associated with indicative facilities
Gross Direct Employment (Single Facility) Estimated Capacity of First Phase (N-RIP Sites) Potential Total Gross Direct Employment
5 5 5 5
Notes - Gross Direct employment estimated from market information/employment density for industrial/manufacturing plant use. GVA based on 1 year only presented in 2010 prices. Annual estimates based on the first full year of full operation. 30% optimism bias factor included in line with the principles of best practice Green Book guidance for risk and uncertainty.
N-RIP shows that, if the market were to grow to this extent, Scotland could be able to provide facilities that would support a large proportion of the offshore wind supply chain. If the output of a typical facility is 150 units a year, this suggests that if these uses were based in Scotland then output would be in the order of 750 units a year. UK Round 3 and STW leases would require c 7000 wind turbines over the next decade. In addition construction continues on Round 2 and newly leased Round 2 Extensions. Outwith UK waters, there are growing demand pipelines through seabed leasing off France, Netherlands, Belgium, Germany, Denmark, collectively offering a potential European market in excess of 80GW. There is therefore a significant economic opportunity for Scotland to become the home of the offshore wind industry both in terms of providing the critical infrastructure to ensure timely, economic delivery of offshore projects, and a commitment by industry and public sector partners to support the development of this new industry for the economic benefit of Scotland.
National Renewables Infrastructure Plan Stage 2 Report | N-RIP Total Site Capacity Potential Economic Impact
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National Renewables Infrastructure Plan Stage 2 Report | Wave and Tidal - Port Infrastructure Needs
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Figure 1: Map of development sites under the Pentland Firth and Orkney Waters Leasing Round
National Renewables Infrastructure Plan Stage 2 Report | Wave and Tidal - Port Infrastructure Needs
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For the purposes of this report the time periods have been divided into three periods: 2010-2015 immediate needs being for deployment of devices at EMEC and other testing facilities, before moving on to the deployment of small scale arrays, both at sites identified under the Pentland Firth and Orkney Waters leasing round, as well as any other future leasing rounds, and at other locations identified by developers themselves. Up to 50MW is planned for deployment on known sites, including those in the Pentland Firth and Orkney Waters leasing area in this initial five years period, the bulk of this likely in 2015. 2016-2020 assuming the continuing progression of technology development and subject to the necessary grid infrastructure being in place, the industry should be moving towards deployment of arrays of over ten devices using established installation techniques. 1,150MW (plus the Inner Sound, anticipated to be 200MW to 500MW) is planned on known sites during this period, primarily in the Pentland Firth and Orkney Waters leasing area. Further the Saltire Prize is aimed to incentivise at least two years commercial production of electricity from wave and tidal technologies by June 2017. 2020 onwards operations and maintenance of installed devices.
Figure 2 below illustrates the aggregate installation proposed under lease agreements for the Pentland Firth and Orkney Waters leasing round. These dates for capacity installation are the deadlines under lease agreements and so deployment will potentially anticipate this schedule. Figure 2 Wave and Tidal Build Out Timescales
National Renewables Infrastructure Plan Stage 2 Report | Wave and Tidal - Port Infrastructure Needs
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From developer discussions consideration has been given to the infrastructure needs at these stages:
Installation of small arrays Cable laying activities will continue to be serviced out of existing facilities at this small volume. Devices: there are three methods of installation used, influenced to some extent by the port facilities available as well as by the type of device. The Pontoon and small quay model - where the device is towed from the fabrication site to a deployment site with wet storage and then using pontoons for final adjustments. Quayside and cranes model - devices are delivered on a vessel to a quayside for assembly and adjustments, and deployed from the quay. Deployment direct from the fabrication site onto a vessel. To ensure that port infrastructure is not a constraint on the development of this industry during its test and demonstration phase dialogue will continue with lease holders as they develop their technology and deployment methods.
National Renewables Infrastructure Plan Stage 2 Report | Wave and Tidal - Port Infrastructure Needs
National Renewables Infrastructure Plan Stage 2 Report | Wave and Tidal - Port Infrastructure Needs
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Appendices
Appendix 1............................................N-RIP Delivery Group Membership Appendix 2 .................................................................Port Cluster Mapping Appendix 3..........................................N-RIP First Phase Sites Information Appendix 4..................................................................... Sources of Finance Appendix 5.................................. Wave and Tidal Stage 2 Consultation List Appendix 6 ............................................Wave and Tidal potential locations
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Dundee
Site Characteristics: The Port of Dundee currently offers 60 acres of development land for the renewables sector, all in the ownership of Forth Ports. If there was a need there may be potential to extend this through the reclamation of additional land at the east end of the existing Port boundary (c 20 acres). Outwith the port estate, two principal sites have been identified to support Renewables development in the city Claverhouse and Linlathen, both owned by Dundee City Council and within 3 miles of the port, offer 140 and 240 acres available for immediate development. There is also a number of private sector owned sites within the area. Waterside Access - The port offers around 1800m of quayside in a sheltered riverside location with access to the North Sea unrestricted by either air draft or vessel width. The water depth along the quay is up to 9.5m, with a range of quayside load capacities up to 7 Te/m. The port also offers a full range of commercial port services including cargo handling and quayside craneage. Landside Access - Improvements are underway with the construction of a road bridge and reconfigured road layout at Stannergate providing direct abnormal load access to Scotlands trunk road network in 2011. There is also the potential for a rail freight terminal within the port estate.
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Existing Buildings - There are a number of existing industrial buildings within the port available for use, along with a range of warehouse, office and open storage areas. Planning - Port facility carries permitted development powers for certain port related uses. A supportive approach from local planners exists. The feasibility of the future potential land reclamation extension of the port is under consideration. Potential Offshore Renewables Infrastructure Role: There is potential for a major turbine manufacturing facility and a tower manufacturing facility to co-locate on the site, with capacity for a number of supply chain operations within the existing site. A detailed developer requirement for an Operation and Maintenance facility has been incorporated into the planning of the site. Market Use and Interest: The Port of Dundee is a strong regional port handling a wide range of bulk agricultural and forest products and providing servicing and supply to the oil and gas industry. The port currently hosts a refinery and various fabrication and engineering uses, with a proposed Biomass generation facility currently progressing consent with a potential operational date of 2014. An extensive range of interests from the renewables sector have been received for the port including turbine manufacture, tower manufacture and operations and maintenance.
Infrastructure Development Requirement: As the port enjoys the benefits of being a fully commercially operating facility, the principal infrastructure requirements are specific to the particular requirements of occupiers. While the detail varies to a degree, the requirements principally relates to large scale bespoke industrial buildings with associated load out areas and appropriate land storage. The potential expansion of the port estate through land reclamation is a further potential future phase dependent on demand. Delivery Approach: Indicative costings for large end user buildings and load out areas have been formulated and can be adapted depending on the specifics of the operation. The co-location of two such facilities on the port has been identified as technically and commercially feasible. Supply chain opportunities could potentially utilise existing buildings on the port. Costs for the land reclamation have not yet been finalised, and will be dependent on opportunity cost of available, suitable fill material and consenting processes. Development on the existing port estate is not likely to be subject to any abnormal milestones. The specific requirement for planning consent or utilisation of permitted development powers will be determined based on the specifics of proposed development. The
design and construction of any facility is not considered overly complex, and the implementation is deliverable within twelve months of a decision, subject to lead times remaining broadly as current.
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Waterside Access - Energy Park - Quayside 1: -9.0m OD (planned), Quayside 2: -9.0m OD (planned). Some weather/tidal restrictions on quayside use during winter. Landside Access - common user access to quayside. Existing Buildings - On site there is existing 32,000 sqft building (owned by DSNL) of which c9,000 sqft is let. BiFab currently occupies 290,000 sqft of accommodation on site made up of three fabrication buildings, a paint/blast shed and storage buildings. Quayside Length/Weight Bearing - Quay 1 length 180 m, Quay 2 length 160 m. 200kN/sqm or patch loads of up to 600 kN/sqm can be accommodated. Planning - Currently classed under MET 16 of the Draft Mid-Fife Local Plan which states that it is to be used for renewable energy assembly, fabrication and research & development. Potential Offshore Renewables Infrastructure Role: BiFab are a major player in the manufacturing of jackets for offshore wind turbines. It is anticipated that the remaining site(s) will go to companies in the supply chain. Market Use and Interest: Interest to date from the remaining site(s) has come predominantly for supply chain companies that would have a complementary use to existing BiFab use. For some interests looking for manufacturing sites the remaining space has to date been deemed too small.
Infrastructure Development Requirement: Scottish Enterprise with Fife Council support is currently progressing quayside repairs/upgrades, new mooring facilities to accommodate multiple users and development of the site to support BiFab expansion. Delivery Approach: Scottish Enterprise is progressing investment in the site at present and dependent on market interest there is the potential to extend the developable site area through creating a new level area by removal of the bing at the west side of the site. Within the wider Methil area there is the potential to develop other sites and Scottish Enterprise with Fife Council and Forth Ports are developing a strategic approach to the growth of a Fife Energy Zone focussed at Methil.
The majority of the site is owned by KBR Ltd, with the dock and load-out area leased to KBR until 2031 by the Wakelyn Trust. Adjacent is the undeveloped Cromarty Petroleum site, some 240 Ha. DSM has recently purchased this land from Dow Chemicals. Quayside totals 725 m, water depths from 4.5 to 9.5 metres LAT, up to 13.7 metres MHWS. Load out pad can take up to 1,000 tonnes. Waterside Access - Access to dry dock via slipway Existing Buildings - Buildings currently on site comprise:- Fabrication - 17,000 m; Assembly 17,000 m; Warehousing 22,000 m. Planning Status - current planning status allows use as a fabrication yard. The Development Masterplan adopted by The Highland Council in November 2009 as supplementary planning guidance envisages use as a multi-user site for fabrication, renewable energy device manufacture and petrochemical structure decommissioning. Included in the Development Masterplan is the adjacent Cromarty Petroleum site. Potential Renewables Infrastructure Role: The Nigg site is suitable for integrated manufacturing on a large scale, particularly if the proximal site is brought into use. Invergordon, approximately 10 miles away by road, 5 miles by sea, has a comprehensive and wellestablished engineering supply chain, developed to service the offshore petrochemicals industry.
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This includes fabrication facilities, towage, stevedoring, craneage, haulage, etc, centred around excellent port facilities supporting a substantial oil rig IRM business. Market Use & Interest: The Nigg Yard is mainly on a care and maintenance basis at present. A limited amount of fabrication work, mostly subsea structures, is being undertaken. The turbines for the Beatrice offshore wind project were assembled and loaded out from Nigg. Extensive interest has been expressed in using the Nigg Yard for renewables manufacture, and a proposal by the yards current owners KBR to use it for monopile and jacket manufacture was being developed for evaluation by the parent company, but they have now decided not to go ahead with this. The Development Masterplan envisages the yard being developed as a multi-user site, with a variety of engineering activities to support a spread of industries, including renewables. Infrastructure Development Requirement: Servicing requirements will be dictated by the industry or industries to be accommodated. If the multi-user option is pursued, roads and services would need to be installed to facilitate this. The existing buildings are largely in good structural condition, but some recladding may be required. The largest fabrication sheds are in excellent repair, indeed the current owner has recently undertaken substantial repair work on them. The quay and dry dock are kept in operable
condition and no substantial work has been identified as immediately necessary. Delivery Approach: The facilities at Nigg are currently well developed and the next stage of the investment plan will be for the owner to identify those requirements specific to any proposed use and user.
site area of some 270 acres has now been remediated leaving a hard core level yard ready for immediate development. The sheet piled harbour wall is some 1000 metres long and the harbour/marina area is protected by a natural sand spit. Recent surveys show that the inner channel depths have not changed since the last of the jackets were loaded out onto ocean going barges. Waterside Access - The quayside has various strong points along the length capable of supporting thousands of tonnes next to the wall (structures of up to 25,000 tonnes have been loaded for oil and gas purposes). Dredging of sand would be required for the outer channel and WPC are currently seeking an updated Dredging Licence. WPC have obtained a Harbour Order. Landside Access - The Whiteness site is strategically placed between Inverness and Aberdeen on the A96 trunk road. The site is 4 miles from Inverness Airport. Existing Buildings - The site has three remaining sheds. The established strategic industrial site at Whiteness amounting to some 270 acres is supplemented by an additional 70 acres or thereby which are capable of additional use.
Ardersier
Site Characteristics: The Whiteness site is owned by Whiteness Property Company Limited (WPC) a private Company represented by a Board which is principally local. Two of the Board Members have had an involvement with Whiteness since original land reclamation works were undertaken in 1973. The area owned by WPC extends in all to c.714 acres which includes the approximate following areas: 270 acres plus of prepared site 70 acres of additional developable area Harbour area Sand Dunes Coastal area The site was originally reclaimed for oil and gas fabrication and construction purposes in the early 1970s. Oil and gas platforms and jackets were constructed and floated off by barge. The principal
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Planning Status - The existing Planning Consent for Whiteness is for oil and gas fabrication purposes. However WPC have applied for and obtained in 2007 Outline Planning Consent for an initial 1950 houses and are currently in negotiation with Highland Council for up to 4,000 houses. WPC have been in positive dialogue with Highland Council over maintaining a dual planning registration status whereby the land could be used for immediate renewables purposes, and assuming that any such use would be conducted under sustainable and environmentally friendly bases then the Outline Planning Consent for 1950 houses (which WPC hope will be augmented to up to 4,000 houses, a hotel and general resort purposes) will be maintained with a view to being implemented for residential purposes after marine renewables activities have lessened. Potential Offshore Renewables Infrastructure Role: The Whiteness site with direct access to the Moray Firth and North Sea lends itself to large scale integrated manufacturing, fabrication and construction. Market Use and Interest: Acquired by WPC in late 2004, the Company has spent 5 years not only remediating the ground to a standard which is now classified by Highland Council as fit for human habitation, but has also installed major utility connections, so that the site has mains electricity (existing sub station capable of 12mw), water and sewage connected, and mains gas
connection due for completion imminently. Mains water and sewage have been supplied via Scottish Water and mains gas and electricity. Infrastructure Development Requirement: Now that remediation has been completed and infrastructure installed, Whiteness is looking at the dual possibilities of developing: For renewables purposes with ultimate residual residential use; or For immediate residential use The facility would therefore be available for large scale integrated renewables manufacturing, fabrication and construction, with assembly lay down and floatation facilities for ocean going facilities. Delivery Approach: The preferred option of WPC is to sell the site in its entirety but the WPC Board would be prepared to consider Lease arrangements, either on an agreed bespoke investment basis by the Owners and/or development by the Lessees, but with ultimate housing development in mind.
areas that could be used for manufacturing. Annually it currently it handles around 5 million tonnes of cargo, valued at approximately 1.5 billion, for a wide range of industries. It is also the centre of activity for the offshore oil and gas industrys marine support operations in North West Europe. Aberdeen Harbour Board has awarded a 14 million contract for the first phase of the Torry Quay redevelopment. The initial stage, of a three-phase project worth 30 million which will take 18 months to complete, will include the demolition of the existing wharves at Torry Quay and replacing them with 300 metres of realigned, deep drafted quays constructed from steel piles and reinforced concrete. These new quays are designed to be more suitable for modern, deep drafted ships and heavy cargoes. Completion the project, which is part of Aberdeen Harbour Boards 65 million development strategy, will result in over 500 meters of new deep water berths and more than seven hectares of back up land on the south side of the River Dee. The port is owned by Aberdeen Harbour Board. The
Telford Dock area is 18,580 square metres (plus buildings). The redeveloped Torry Quays will have an area of 74,000 square metres. The Telford Dock has 520m of berthing with 9.6m of water at MLWS and 13.3m at MHWS.
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Waterside Access - For some wide beam vessels the width of the entrance channel may be a restriction. Landside Access - City centre location. Existing Buildings - Telford Dock has two approx 2,600 sqm modern Transit Sheds/Workshops. Quayside Length/ Weight Bearing - 520m with 1000 tonne heavy lift area. Planning Status - Port facility carries permitted development powers for certain port related uses. Potential Offshore Renewables Infrastructure Role: Potential for distributed manufacturing and service and maintenance. Expertise in offshore industries which could be diversified. Market Use and Interest: A range of approaches to date from companies looking at potential sites. Strong existing use in offshore and subsea sectors. Infrastructure Development Requirement: Potential to widen entrance channel to accommodate large vessels required for offshore wind projects. Redevelopment and engineering work required to ensure the delivery of appropriate sites. For the Torry Quays project the first phase, 14m, is already approved by the Harbour Board. Delivery Approach: Telford Dock available for use immediately. Entrance Channel could be completed by end of 2012 subject to consents and decision on investment and Torry Quay redevelopment to be completed by end of 2014.
Peterhead
Site Characteristics: Peterhead is an existing service and maintenance supply port for the oil and gas industry in the North Sea. Peterhead Port Authority is currently building a new deepwater quayside linked to a 19.5 acre development site aimed at the renewables industry. The ASCO facility at South Base offers a ready-made home for operation and maintenance activities for the offshore renewables industry. A 55 acre off-port development site at Upperton offers the potential for a satellite manufacturing operation - 1.5km from the new deepwater quayside at Smith Embankment. The potential areas are owned by Peterhead Port Authority and ASCO (South Base). There are 5 acres adjacent to quayside at ASCO South Base (with other users) 3.5 acres soon to be ready at Smith Embankment. Water depth at quayside is 7-14 metres. Feasibility of a further 16 acres at Smith Embankment is being assessed. Waterside Access - Accessible. Landside Access - Road links to North Harbour. Requirement for improved access to Smith Embankment. Quayside Length/ Weight Bearing - 2100m with 1320m deepwater. 500T load bearing with 2500T at Smith Embankment.
Planning Status Port facility carries permitted development powers for certain port related uses. Potential Offshore Renewables Infrastructure Role: Existing service and maintenance supply chain for oil and gas industry. Potential for distributed manufacturing utilising Upperton, South Base and / or future development sites within port. Market Use and Interest: Currently the port is a mix of fishing, oil and gas service & maintenance, diving support and cargo. Interest has been expressed by ASCO to diversify their business to support the offshore renewables industry. Interest also indicated by others in relation to distributed manufacturing utilising Upperton and sites within the port. Infrastructure Development Requirement: Port sites study identifying development options has been completed and options are being considered. Site servicing and planning permission for Upperton required. Initial most likely options include further extension to Smith Embankment creating significant additional space and upgrading of areas of ASCO South Base to make fit for offshore uses. Delivery Approach: Consideration of development options based on the recent feasibility study is underway.
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which is owned by Scottish Enterprise and includes a 200 acre (gross) Single User site which is fully development ready. The water depth at the existing quay is 4.2m MLWS. The proposed quay will offer 9m MLWS. Greater depth of water can be provided if required. Waterside Access - No access issues given coastal location, 40m depth in main channel. Landside Access - Site located 1.75km off via A78 trunk road. The renewables site is served by a 7.5m wide industrial access road. The site has full main line rail access available via existing sidings. Existing Buildings - There are no buildings on the site. Quayside Length/ Weight Bearing - Existing quay wall: 67m, proposed quay wall: 300m, loading to be specified to meet user requirements with current design based on up to 200kN/m2. Planning Status - Hunterston is designated as a National Development within the National Planning Framework for Scotland for (amongst other uses) maritime construction and downstream industrial processes. The site is designated in the North Ayrshire Local Plan for industrial use. There is an existing detailed consent for construction of marine related structures.
Potential Offshore Renewables Infrastructure Role: Hunterston lends itself to large scale manufacturing, assembly and fabrication operations. The site lies 125km (by sea) from the Kintyre release and 280km from the Argyll Array. The Irish Sea Round 3 release is approximately 230km from Hunterston. Infrastructure Development Requirement: The site currently comprises: A deep water jetty for handing bulk cargo (predominately coal); coal storage area (93 acres), rail sidings and a convey-belt loading facility; and 91 acre marine construction yard including a large dry dock (230mx150m) Clydeport has developed a masterplan for the port which includes: Marine/renewables manufacturing site of 132 acres served by a new 300m long quayside; Container Transhipment Hub (85 acres); retention of the existing coal operation; retention of the Marine Construction Yard with potential to upgrade the dry dock; coal fired power station incorporating clean coal/ carbon capture technology. The formation of the marine/renewables site will involve construction of a new deep water quay with backfill to create a building platform. The building platform will be capable of supporting large scale industrial structures developed on a bespoke basis. The potential delivery programme is to work to secure detailed planning 18 months followed by infrastructure construction 18-24 months.
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Delivery Approach: Clydeport will progress their thinking on the approach to developing the site based on market interest. Clydeport also own a riverside site at Inchgreen at Inverclyde and are developing proposals on the potential use of this site alongside Riverside Inverclyde URC and other industry partners.
brownfield of approximately 11 hectares of platformed and serviced land, which forms part of the Development Plan for the site. The balance of the subjects (approximately 27 hectares) is more challenging to develop. Stornoway Trust has indicated a willingness to provide further areas of land if required. Creed Enterprise Park lies approximately 4km to the south east of the site and currently provides approximately 3 hectares of additional platformed and serviced land suited to smaller scale, supply chain activities. The existing quay provides 6.5m of depth across all tidal states. HIE are currently assessing requirements going forward, with the intention of constructing a quay to accommodate larger cargo. The depth would be in the order of 8.5 9.0m. Waterside Access - The quay enjoys a sheltered location within Stornoway Harbour and access to the Minch is approximately 1km. There are no navigation or other issues which would preclude access for normal loads. Landside Access - Extensive topographical survey work has been undertaken on the existing single track access road from the A859 and has determined that some horizontal and vertical re-alignment is required in order to accommodate the larger loads anticipated. In addition, the road should ideally be upgraded to double track and to adoptable standards.
Quayside Length/ Weight Bearing - The existing quay is 100m in length and can accommodate loadings of 80 tonnes / m2 in the heavy lift area with reduced capacity in general areas. Planning Status - Arnish is identified within the existing Local Plan as a location for Strategic industrial and business developments. Potential Offshore Renewables Infrastructure Role: The site can be used for installation and further supply chain manufacturing uses. It is expected that the site will host further renewables related activities as well as offering potential for laydown, assembly and O&M in this sector as well as Onshore, Wave and Tidal sectors. Market Use and Interest: Arnish is currently involved in the supply chain for offshore wind manufacturing through BiFab and this role is expected to be grown over the next few years. Infrastructure Development Requirement: In order to accommodate expanded activity, Arnish needs to be improved in terms of quay access and service provision and the available land noted platformed and serviced. In addition, the roads infrastructure has been identified as being in need of improvement. Delivery Approach: There is an existing costed development plan. Within this elements are capable of being accelerated dependent on market interest.
Arnish
Site Characteristics: Arnish Point is based on the East Coast of the Isle of Lewis and part of the Outer Hebrides, off the North West Coast of Scotland. Arnish Point is located next to the main town of Stornoway. The Arnish facility developed by HIE as a multi-user site is currently utilised by BiFab for the fabrication of subcomponents for jacket substructures for offshore wind. Due to its location and extensive wind, wave and tidal resources, the site can host further renewables related activities as well as offering potential for laydown, assembly and O&M for both the onshore and offshore renewables sector. The land is under the ownership of the Stornoway Trust from whom HIE lease the subjects. The lease is currently due to expire at end December 2034 but HIE is currently in positive discussion with the Landowner on the matter of extending the lease period by around thirty years. The lease subjects extend to 48 hectares of which phase 1 works returned approximately 10 hectares from in use but contaminated, to developed status. Phases 2 and 3 are intended to develop a further area from
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Campbeltown / Machrihanish
Site Characteristics: The Machrihanish site, in conjunction with the nearby Campbeltown Harbour, is suitable for large scale manufacturing, fabrication and construction in the renewable energy sector. Machrihanish is a former MOD airbase, and part of the site is currently occupied by Skykon Towers which produces towers for both on and off shore wind turbines. Machrihanish is only 6km from Campbeltown Harbour, where offshore devices can be transported to West Coast of Scotland, the Irish Sea and beyond. The Campbeltown Harbour site is undergoing improvements, including the construction of a new deep water quay/new open piled pier, and increasing the dredge level from 5m to 9m with committed completion by December 2011. Campbeltown Harbour could also be used for both assembly and operations and maintenance. Campbeltown Harbour is owned by the local authority, the Argyll & Bute Council. The Machrihanish Site is owned by the Defence Estates (MOD), who is currently in the process of disposing of it. HIE agreed a 50 year ground lease from the MOD from 2001. Skykon are in the process of extending the wind tower manufacturing base at Machrihanish and lease a 25.6 hectare site from HIE. Part of the Machrihanish site was previously occupied by Vestas who manufactured wind towers and nacelles. Vestas announced the closure of the plant in
August 2008 and the plant was taken over by Skykon in March 2009. The Machrihanish site area is 1,025 acres (409 hectares) site and is recognised in the Argyll & Bute Council Plan as having the potential for mixed use redevelopment including renewables. Given the scale of the MOD site there is ample scope to increase the land available for renewables activity. There is potential for a 5 acre site near Campbeltown Harbour as a laydown area in connection with possible future O & M activities. Water Depth At Quayside - Existing quay side at Campbeltown provides 5m, which is about to be dredged to 9m. Waterside Access - No access issues on completion of works at Campbeltown Harbour. Landside Access - Both Campbeltown Harbour and Machrihanish Site are located off the A83 trunk road. Existing Buildings - The Machrihanish site previously used by Vestas has an administration building and 3 manufacturing workshops. The new Skykon development, which is presently being built, will provide an additional 14,000m2 of large fabrication and finishing buildings. Planning Status - There are no planning issues involved in either the current Campbeltown Harbour works or Skykon developments.
Potential Offshore Renewables Infrastructure Role: Machrihanish potentially lends itself to large scale manufacturing, fabrication and construction. Campbeltown Harbour could be used for both assembly and operations and maintenance. Campbeltown needs to be considered in association with the nearby airbase at Machrihanish which has the facilities to be a base for future helicopter operations, the Skykon factory with potential for related supply chain activities and plenty of cheap land for secure storage. Market Use and Interest: In the last 8 months the facility at Campbeltown has had enquiries from a number of developers and utility companies. Skykon will use the Machrihanish site to produce both on and offshore wind towers for up to 10MW machines with an increase in annual capacity from 16000 tonnes to 55000 tonnes. Infrastructure Development Requirement: The Machrihanish site currently comprises: 1,025 acre site, 3rd longest runway in Europe and aircraft related facilities, range of buildings including hangars, accommodation and sport facilities.
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Skykons plans for the Machrihanish site include: Increase the production capacity and the manufacturing capability of the plant from 16,000 tonnes to 55,000 tonnes. The development will comprise approx of 14,000m of large fabrication and finishing buildings, 4.5 hectares of granular laydown areas. Skykon will use the Machrihanish site to produce both on and offshore wind towers for up to 10MW machines. Longer term plans include establishing an R&D centre at the site. The Campbeltown Harbour site involves construction of a new deep water quay/ new open piled pier, and to increase the dredge level from 5m to 9m. A need for suitable craneage at Campbeltown Harbour has also been identified. Because of the weight of the larger tower sections to be manufactured at the Skykon plant, 2 Liebherr 400 crawler cranes are required to work in tandem at the Harbour. Delivery Approach: Further funding may be required at Campbeltown Harbour and or Machrihanish should further infrastructure be required/ identified as needed to support the development of renewables. The Campbeltown harbour work is expected to take around a year and is committed for completion by December 2011. It is anticipated that the Skykon project will be completed in year 2010/ 11.
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Kishorn
Site Characteristics: Kishorn Port could be used for offshore wind manufacturing, assembly and fabrication, operations and maintenance and decommissioning. The site would also lend itself for the emerging tidal and wave industries. Kishorn has the advantage of very deep water with a depth of 80m in the main channel, making it capable of handling extremely large structures. The site also has the added feature of a concrete casting facility on site. The site was previously used as a fabrication yard for oil and gas platforms in the 1970s-80s. At its height in the late 1970s the yard produced the largest movable man-made structure in the world - the 600,000 tonne Ninian Oil Platform. It is located on a sea loch on the northern West Coast of Scotland. Kishorn Port lies 67 miles by road from Inverness. The site is owned by The Crown Estate, Applecross Estate Trust and Kishorn Port Ltd. Part of the Kishorn site is leased to Ferguson Transport (Spean Bridge) Ltd and Leiths who operate the site under KPL (Kishorn Port Ltd). The current site area is 45 hectares and is currently recognised in the Highland Structure Plan as having potential for oil and gas related development for the Atlantic Frontier. Quay 1 is 120m long. Quay top is 10m above the seabed and can be occupied by vessels up to 100m long. Present mooring bollard arrangement allows for a vessel of up to 100m in length and
approximately 3,500 DWT. Dry Dock is approximately 150 m in diameter with the gates 150m wide and 12m of water at high tide and quarrying and concrete casting facility on site. Quays 2 and 3 are 80 metres long and have 10 metres water at high tide. Existing quay 1 provides minimum water at 3.5 metres at low tide plus an additional 4 metres approx at high tide. Existing quays 2 and 3 provides minimum water up to 6 metres at low tide and 10 metres approx at high tide. Existing dry-dock provides minimum 8 metres at low tide and 12 metres approx at high tide.
Existing quay 1 provides minimum water at 3.5 metres at low tide plus an additional 4 metres approx at high tide. Existing quays 2 and 3 provides minimum water up to 6 metres at low tide and 10 metres approx at high tide. Existing dry-dock provides minimum 8 metres at low tide and 12 metres approx at high tide. Waterside Access - No access issues, 80m depth in main channel. Landside Access - Site located off the A896 road. Existing Buildings - 2 warehouses that can accommodate 4000 pallets and mechanical engineering shed. Also adjacent to site is a fabrication and welding company with workshop facilities.
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Quayside Length/ Weight Bearing - Cargo handling capability over 130m single straight edge quay that can accommodate up to 3500 DWT vessels and 1 x 150 metres straight edge and 2 x 80 metres straight edge. Planning Status - This site is currently recognised in the Highland Structure Plan as having potential for oil and gas related development for the Atlantic Frontier and appears on the Wester Ross Local Plan, which was adopted 2006. Potential Offshore Renewables Infrastructure Role: Kishorn lends itself to offshore wind manufacturing, assembly and fabrication, operations and maintenance and decommissioning. It also has the added feature of concrete casting facility on site, if concrete gravity base structures or concrete casings are required. Market Use and Interest: In the last 8 months the facility at Kishorn has had interest from 4 developers. It has also been put forward for consideration for Offshore Wind, Wave and Tidal Energy uses. Infrastructure Development Requirement: The site currently comprises: A slipway and dry dock deep approximately 150m in diameter. Large pre-casting yard and 26 hectares of hard standing and lay down areas.
Four deepwater quays. On site concrete batching facility with 1.5million tonnes of concrete. Craneage and dock handling facilities. Warehousing 4000 pallet dockside warehouses. Sea freight services to the fish feed, forestry and oil related industries. On site quarry for supply of concrete aggregates. Welding & fabrication workshops adjacent to site. Kishorn Port Limited is in the process of developing a masterplan for the port which includes costings for: Strengthening the existing quays and lay down areas. Opening up the dry dock and slipway. Erecting of sheds for manufacture, and operations and maintenance. Deepening of the water channel and improving the on-site support services. Further quay facilities achieving deeper water i.e. possibly up to 20 metres. Delivery Approach: The anticipated delivery programme is being considered by the owners with key next steps being progressing detailed planning processes and site development investment phasing.
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Infrastructure Funds
There are many types of infrastructure fund ranging from the relatively small, c100million of invested capital, to the very large, with 1billion or more invested. Generally they tend to hold diverse portfolios (diversity in both asset type and asset location). Some funds also have diversification across the active/passive investor spectrum, while others will specialise as initiators or as pure investors. The more active the fund the greater risk and the greater the potential return. The more passive the fund the returns, while more predictable, will tend to be lower. Most infrastructure investment funds have a fairly standard structure consisting of two parts: the fund itself which attracts institutional, private and sovereign wealth investors, and the fund manager which charges a fee, normally with incentives for managing the fund.
development framework and thereby enabling all parts of the region to contribute to achieving the Lisbon Agenda goals.
the project must meet the specific criteria listed under LUPS ERDF Priority 3 relating to urban regeneration. the use of JESSICA funding as an investment must
JESSICA
JESSICA is a financial engineering initiative developed by the European Commission and the European Investment Bank, in collaboration with the Council of Europe Development Bank. JESSICA provides Member States with the opportunity to use ERDF as an investment to support projects for sustainable urban development. The return on investment may then be used for other regeneration and development projects, providing a revolving fund. The investment may be provided by way of loans, equity or guarantees. JESSICA requires the same national match funding levels as the existing ERDF Structural Fund in Scotland this is 60%. It may be used as a repayable investment into eligible projects where they are part of an integrated urban development plan through Urban Development Funds. To be eligible, projects must meet certain criteria which include: the date by which eligible expenditure must be incurred is the end of 2015. the project into which the investment is made must be part of an integrated plan for sustainable urban development.
be eligible and the project capable of providing a return. the necessary documentation must be in place between the parties. Match funding must be provided. The current priority axis national contribution rate is 60%. A JESSICA fund covering the LUPS area of Scotland was announced in early July 2010. Projects in some of the first phase locations may be able to receive investment from this fund.
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aversion and uncertainty in forecasting project outcomes prevents property development. Using various instruments, the implementing bodies will at their discretion provide an amount of aid that is the minimum necessary for selected property development projects to go ahead, with the maximum aid intensities as determined by the relevant State Aid regulations. Maximum aid intensities and the general conditions which must be met before any project is undertaken or receives assistance under the scheme can be found under the following link: http://www.scottish-enterprise.com/sedotcom_home/ about-us/how-we-operate/project-approvals/stateaid-notification.htm
The scheme provides for two types of aid instruments: Dereliction Aid Grants and Relocation Aid Grants. Dereliction Aid Grants will be available for the remediation of contaminated land, brownfield land and derelict land. This grant will be directed towards an identified and approved remediation programme in order to make the land suitable for new use. Relocation Aid Grants are complementary to the Dereliction Aid Grants. They will support the relocation of businesses established in an urban area or in a Natura 2000 designated area which lawfully carry out an activity that creates major pollution and must move from their actual place of establishment to a more suitable area. The Relocation Aid Grant will free up the vacated land for new uses better suited to environmental, economic and social regeneration aims. Neither the Property Support Scheme nor the Land Remediation Scheme have allocated funding. They are state aid compliant ways that support can be given.
would raise finance for such enabling projects by pledging to meet debt repayments from such future incremental revenues and other income created by resultant development by the public and private sectors. TIF has been widely used in the US to enable and deliver regeneration and economic growth over the last 30 years, with nearly every state enacting TIF legislation. Whilst there are clear differences between the public sector in the US and Scotland, TIF in the US has provided a means to deliver infrastructure and economic growth by paying for growth, with growth. The US model resides primarily in the private sector, with it financing, delivering, managing risk, and ultimately capturing the benefits of growth associated with the TIF, through increased public sector revenues such as property taxes, to repay the upfront enabling finance and provide returns. The use of TIF is predicated on a but-for test, meaning that the identified enabling infrastructure can only be delivered through the creation of the TIF mechanism, and cannot be wholly funded by finance from the private sector and / or alternative sources of public sector funding. Another key tenet of TIF is that it must demonstrate that the enabling infrastructure will unlock regeneration and sustainable economic growth that in turn will generate the required incremental public sector revenues that are capable of repaying, over an agreed timescale, the financing requirements of the
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TIF scheme. The incremental point is an important one any TIF scheme will only capture the incremental revenues associated with any new development (i.e. new revenues over above what is happening at present), so that the model does not result in the displacement of economic activity from within Scotland, but rather that it delivers net additional growth for the nation.
with its forfaiting model, and France with its cession de crances approach, the public sector (Government) effectively guarantees a proportion of the senior debt following successful completion of construction of a project.
Prudential Borrowing
Prudential Borrowing is the administrative framework applying to Local Authorities that allows them to borrow in accordance with the Code. The objective of the Code is to help ensure for individual Authorities that: Capital expenditure plans are affordable; All external borrowing and other long term liabilities are within prudent and sustainable levels; and Treasury management decisions are taken in accordance with professional good practice. Such borrowings are usually in the form of a loan from the Public Works Loan Board (PWLB), at rates of interest marginally above those at which the Government itself can borrow from the gilts market; although other forms of borrowing, including commercial bank loans and bond issues, are permitted.
Debt Guarantees
This would require Government to provide financial guarantees to a private sector entity to enable it to raise finance, with lenders able to rely on the sovereign credit rating of the Government (rather than that of the private sector borrower). This would be likely to enable a greater amount of finance to be raised at lower nominal cost than if left to the private sector. Government would be required to recognise such guarantees as a contingent liability in its accounts, rather than on the balance sheet (unless there is a likelihood of the guarantee being called) and if structured appropriately the commitment could be off-balance sheet. The government would need to manage its exposure under these guarantees, which could be done, for example, by ranking ahead of private sector finance such as equity, and by putting appropriate governance in place. In a number of European jurisdictions, notably Germany
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Scottish Enterprise Atrium Court 50 Waterloo Street Glasgow, G2 6HQ Helpline: 0845 607 8787 www.scottish-enterprise.com
National Renewables Infrastructure Plan