The Waterfront is being developed as a mixed-use site to provide leisure, enhanced parking, sea defences, a resurfaced pier and commercial opportunities. The commercial area will provide revenue to help maintain the community infrastructure of the Waterfront, and create opportunities for longer term business development.
The regeneration of the Waterfront is about supporting day-to-day life and longer term economic success for Helensburgh.
Here is information on how we have reached this stage for Helensburgh and what happens next.
UPDATED 18 SEPTEMBER 2024
Was a retail study required for the waterfront development?
A retail study was not required as the site is within the town centre. However, we took the additional step of instructing retail specialists Colliers to undertake an updated retail study in 2023. The study was based on the most up-to-date Experian GOAD Report for Helensburgh which was ratified via a site visit and cross referenced with local planning information. A GOAD report is a nationally recognised analysis that allows comparison with the UK average in terms of overall representation of the main town centre uses. For example, comparison and convenience retailing, service and leisure uses, and vacant premises. The study can be found here and concludes that commercial development of the Helensburgh Waterfront site will:
- Assist in ensuring the town becomes as self-sufficient as possible for retail provision;
- Encourage more people to shop locally instead of travelling to other retail areas, such as Dumbarton;
- Complement the existing retail offer in Helensburgh town centre through increased footfall;
- Support the wider range of existing services within the town centre;
- Promote a mixed-use redevelopment of the waterfront site to increase shared trips for shopping and leisure, anchoring further the waterfront site into the shopping and leisure fabric of the town centre to safeguard its current and future role as an important shopping and service centre;
- And, support Helensburgh as a public transport hub for rail and bus. Developing this site provides the required retail floor space in an accessible location well served by public transport to not only promote sustainable development but also ensure access is available to members of the community who do not own a car.
Has the council obtained an independent valuation of this site?
Yes. Avison Young carried out a valuation of the site. The conditional sale is valued at £1.2 million exclusive of any abnormal costs of development and VAT, subject to detailed planning consent being forthcoming. Area Committee councillors were informed about this on 24 June 2020.
Why was a proposed development of a retail site on the Waterfront not included on the agenda of the Helensburgh and Lomond Area Committee on 10 August?
The Policy and Resources Committee considered the latest update on the Waterfront at its meeting on 15 August and we published information on our website and social media platforms about this at the time. Council business is conducted across several committees and membership of these committees is made up of a cross-section of political and geographical groupings. The Policy and Resources Committee is principally concerned with the financial and asset planning of the council so dealing with Helensburgh Waterfront for key decision-making is in line with the constitution and normal activity.
Is the site still at risk of flooding?
The site is included within SEPA’s Flood Risk Maps alongside the new Leisure Centre and much of East and West Clyde Street. SEPA will be a statutory consultee as part of any future planning application and consideration will be given to their feedback.
Why have you not made all the details public?
Our aim is to work as openly as possible and to share progress as it is made. Reaching this stage has involved scrutiny and public involvement at various points.
As would be expected, we have acted professionally as circumstances have required. Unfortunately, to make developments like this possible, councils must sometimes, legitimately consider reports in private - when the council is dealing with competitive commercial transactions as we are here, there are certain details that cannot be shared publicly as this would prejudice the interests of the parties bidding for the property. In these situations, the council must be fair to all parties whether this is a local community group or a commercial business.
UPDATED 13 SEPTEMBER 2024
What will the benefits be of this part of the Waterfront development?
This site has been identified for mixed-use development for some time – in two local development plans (which match the use of land to different development needs), and the specific Waterfront Masterplan.
Part of making the Leisure Centre and additional Waterfront improvements possible and sustainable for Helensburgh is generating revenue from the West Clyde Street area for commercial use. Otherwise, this would result in additional financial pressures adding to the wider budget deficit that would impact other frontline services.
The council has obligations to achieve best value for the use of public assets and land. The sale of the site for supermarket and commercial development brings vital investment to Helensburgh, which will help maintain the popular leisure facilities already on the Waterfront, and so reduce budget risk to other vital council services that people and businesses in the town rely upon every day. It also creates opportunities to attract further private-sector investment to contribute to Helensburgh’s long-term success.
A commercial development has the potential to create much-needed jobs in the town centre that will contribute to boosting the local economy and help people find employment. It is national and local planning policy to create retail space within town centres and that is preferable to out-of-town retail as it keeps spending within the town and complements other retailers. We are keen to keep as much retail spend within Helensburgh town centre as possible and stem the outward flow from other retail areas like Dumbarton.
Helensburgh has several public open spaces such as Colquhoun Square, Helensburgh and Lomond Civic Centre, Kidston Park and Hermitage Park where events take place. Creating a mix of commercial and open space has the potential for a vibrant place.
Why have you not made all the details public?
Our aim is to work as openly as possible and to share progress as it is made. Reaching this stage has involved scrutiny and public involvement at various points.
As would be expected, we have acted professionally as circumstances have required. Unfortunately, to make developments like this possible, councils must sometimes, legitimately consider reports in private - when the council is dealing with competitive commercial transactions as we are here, there are certain details that cannot be shared publicly as this would prejudice the interests of the parties bidding for the property. In these situations, the council must be fair to all parties whether this is a local community group or a commercial business.
Have you carried out a traffic study about increased shopping traffic in the area?
Traffic surveys and junction analysis have been carried out during the development of the Waterfront Masterplan and Leisure Centre. Additional assessment work will be required as part of the planning application process when detail design and arrangements are under development. Police Scotland will have opportunity to consider and comment on the development once there is a detailed proposition.
Why are you planning to use this site for commercial purposes?
Over the past 10 years, the council has successfully invested £20m+ in the Waterfront’s new swimming pool, car park, sea defences, and public space including the resurfaced pier. The last part of that regeneration is the completion of the West Clyde Street section as an area for commercial opportunities. This has been set out in adopted Planning Policy and designation for over 10 years. We want Helensburgh to be a sustainable and economic success. This development is the final piece of the jigsaw in a mixed-use scheme that will create jobs and encourage more people to shop locally instead of travelling to outlying retail locations. We will welcome views when the planning application is submitted.
UPDATED AUGUST 2024
Why is the council working to bring this kind of development to Helensburgh?
It is part of our work to transform the Waterfront area of Helensburgh into a valuable source of support for the town’s day-to-day life, and its long-term future.
Over the past 10 years, the council has successfully invested over £20m+ in the Waterfront’s new swimming pool, car park, sea defences and public space including resurfaced pier. The last part of that regeneration is the completion of the West Clyde Street section as an area for commercial opportunities.
The council’s financial planning, to deliver and maintain the Leisure Centre and additional Waterfront improvements for Helensburgh, includes generating revenue from the West Clyde Street area for commercial use. Otherwise, this would result in additional financial pressures adding to the wider budget deficit that would impact other frontline services.
The sale of the site for supermarket and commercial development brings vital investment to Helensburgh, that will help maintain the popular leisure facilities already on the Waterfront, and so reduce budget risk to other vital council services that people and businesses in the town rely upon every day. It also creates opportunities to attract further private sector investment to contribute to Helensburgh’s long-term success.”
How did the council decide on this kind of development for that part of the town, and on this developer?
This kind of development meets the needs of the town that have been considered and agreed through different routes, for example, two local development plans (which match use of land to different development needs); and the specific Waterfront Masterplan.
We carried out community engagement exercises as part of the waterfront masterplan, local development plans and the process leading to the recent appointment of a preferred bidder. All of those exercises show there is no clear consensus on the final phase of the waterfront development. There are views both in favour of this kind of development as well as against.
These plans are considered and agreed by councillors at different points. The Local Plans are also agreed with the Scottish Government. To identify the right developer and proposal, the council followed a thorough marketing, bidding and assessment process.
Council officers drafted an appraisal process which was considered and approved by the Helensburgh and Lomond Area Committee in September 2023. Officers then put initial proposals through that approved process, and reported outcomes back to Councillors of the Committee, for shortlisting from 9 to 2.
To identify the right proposal and developer, the council put the shortlisted proposals through the same assessment process. The assessment was based on potential economic benefits, additional indirect benefits, planning and transportation, community feedback, and financial, legal and deliverability considerations.
We also brought in additional scrutiny, with external assessment by expert consultants. Officers and consultants reached the same recommendations. These recommendations went to councillors of the Policy and Resources Committee on 15 August, for consideration and a decision on the preferred developer.
How has public feedback helped progress this development?
With investment projects of this scale, we recognise that views can differ on what is best, so public engagement has been part of the process, for example, as mentioned above in developing the local plans, waterfront masterplan and zoning of the site.
And for the West Clyde Street Frontage, we carried out an engagement exercise that was additional to what we were required as a council to do, in response to feedback from Helensburgh Community Council. While views were split on whether this section should be for commercial or community use, public feedback on a commercial development was in favour of single story construction of a standard consistent with the leisure centre development.
There will be more opportunities for community feedback as the development progresses.
There have been a number of positive developments in Helensburgh in recent years such as Colquhoun Square, the Civic Centre, Hermitage Park, and the new Waterfront Leisure Centre. Many were met with mixed views, but have been generally accepted as positive investments for the town, leading to wider private sector investment which is in contrast to many similar towns across Scotland
Why was the report to the Policy and Resources Committee in private?
Our aim is to work as openly as possible and to share progress as it is made. Unfortunately, to make developments like this possible, councils must sometimes, legitimately consider reports in private - when the council is dealing with competitive commercial transactions as we are here, there are certain details that cannot be shared publicly as this would prejudice the interests of the parties bidding for the property. In these situations, the council must be fair to all parties whether this is a local community group or a commercial business.
Although a report about the preferred developer had to be considered privately by the council’s Policy and Resources Committee on 15 August 2024, the committee’s decision is public, made by councillors, and as mentioned above, has been reached with in-put from various sources.
Who is the preferred bidder?
A proposal by Forrest Developments part of the was agreed by councillors at the Policy and Resources Committee on 15 August 2024 as offering deliverable, long-term benefits for Helensburgh.
The proposal allows for single-story commercial units, one large enough for a supermarket, and additional smaller units; an area for a skate park*, and space for additional car parking.
What was the sale price and when will full details about the proposal be available?
We are in detailed negotiations with the preferred developer and the next stages will involve site investigations and utility assessments amongst other pre-development works. Updates will be reported to future Policy and Resources Committees. At this stage, we are estimating income in the region of £1 million subject to the above-noted investigations.
What about the skatepark?
* We have been working closely with Forrest Developments and there is an allocated area for a skatepark at the waterfront site. However, the Helensburgh and Lomond Area Committee (12 December 2023), agreed that officers should investigate further the option of developing a new, larger skatepark at Kidston Park and also consider Hermitage Park as a secondary alternative. These investigations are ongoing and the findings will inform any planning application.