Planning Considerations

Proposal from Dunbar Fishermen's Association for a building incorporating a lobster hatchery at Dunbar - Response to from East Lothian Council as Planning Authority

The proposal is as described below by Iain Maddox, Dunbar Fishermen’s Association Administrator:

Scope

• 
  Following discussion about the long term viability of the industry and recognising growing consumer concern regarding sustainable sourcing and traceability, the DFA is keen to set-up AquaHive system lobster and langoustine hatcheries to re-populate our traditional fishing areas. This will sustain both stocks and the local fishing industry for the foreseeable future. Additionally, it will be a tourist attraction, an educational tour for school children and research centre for marine biologists. The hatcheries come from an Orkney based supplier as self-contained units measuring 20' by 10'.
  
• 
  To address a range of on-shore support issues as well as provide wider community benefit, we plan to build a new stores shed which will house a meeting, training and education room, a weighing and sorting facility, a cold store, a bait freezer, a live lobster storage tank, 10 store rooms and a net repair area. This will help improve safety at sea, fish quality and traceability plus protect price, reduce road miles and also be part of the visitor experience (i.e. static display with storyboards, inter-active skills demonstrations etc).
  

Planning Considerations

In general terms, the proposed uses are assumed to be entirely fishing related e.g. all stores are for fishing purposes and the operation would have an additional ancillary tourism function
Whilst commercial buildings are normally directed towards areas designated for business and industry such as Spott Road Industrial Estate, if it is fishing related business that has a locational requirement for a harbour location then that can be a material consideration in determining any future planning application.
However, there are few opportunities for the development of new buildings in the harbour area. I note that there are two buildings in use as fishing related stores – those at the row of stores adjacent to Dunbar Castle and within the recently restored McArthurs store building, which I understand also has office and meeting room space.
The DFA suggest three locations suggested for this possible development and I comment on their suitability as follows:

1. 
   Cromwell Quay by Cromwell Harbour (Cobbled area adjacent to the Fishermen’s Monument)
   

This site is open quayside cobbled and used as parking for both vehicles and boats. It is close to the Fishermen’s Monument. There are private houses around the area at Cromwell Quay, Cromwell Court and Old Harbour.

Cromwell harbour, including its quayside and the Fishermen’s monument are category B listed buildings. The houses at Old Harbour are a mix of category C(S) and B listed buildings. The area is part of Dunbar Conservation Area.
Planning policy would only permit a business use in this area if it was compatible with residential uses in the area and if any new development preserved or enhanced the special architectural character of the Conservation Area. I would suggest that it is unlikely that a new building could be designed and located in this area that would meet these requirements therefore I think this is not a suitable area to consider for such a development..

2. 
   Former site of the Victoria Ballroom to the north of the leisure pool and to the rear of the existing fishermen’s stores by Dunbar Castle
   

This is a site used as an informal car park that was temporarily used in 2008/9 for containers used by fishermen as temporary stores during the restoration of McArthur’s stores. It lies within Dunbar Conservation Area and within the Dunbar Castle Park scheduled monument.

It is designated in the East Lothian Local Plan 2008 under a site specific policy that refers to the underground vaults associated with Dunbar Castle that lie under part of the site. The vaults are of historic interest and Policy TOUR3 supports proposals for a commercial or tourist related development if it enables the underground vaults to be opened up to public view. Because the site also lies within the designated scheduled ancient monument area, scheduled monument consent would be required from Historic Scotland in addition to planning permission. This does not preclude development as Historic Scotland recently granted consent for an amenity building proposed by the Dunbar Harbour Trust nearby, within the same ancient monument area.
I think this site has some potential for a suitably designed building that takes account of the sensitivities of the area and can somehow also be linked with the castle vaults, and provided that Historic Scotland can give it scheduled monument consent.

3. 
   The Castle Moat area to the west of the existing fishermen’s stores by Dunbar Castle
   

This site lies to the west of the existing fishermen’s stores adjacent to Dunbar Castle. It lies within the Dunbar Conservation Area; Site of Special Scientific Interest (Firth of Forth); Area of Great Landscape Value; Special Protection Area (Firth of Forth) and depending on its boundaries may also lie with the scheduled monument (Castle Park). This a sensitive site given the number of designations. There is no site boundary supplied and it is unclear whether there is sufficient room for the proposed development. Further clarification is required before proper consideration can be given to this location.

Paul Zochowski

Principal Planner 25 April 2012