Document No: 1742

STAFFIN COMMUNITY TRUST

STAFFIN HARBOUR DEVELOPMENT

REPORT ON FEASIBILITY STUDY

(Final Version)

Staffin Community Trust

Church of Scotland Annex

Staffin

Isle of Skye

IV51 9JX

Tel: 01470 562464

Wallace Stone

Royal Bank Buildings

Dingwall

Ross-shire

IV15 9HA

Tel: 01349 866775

Fax: 01349 863197

April 2015

Project No: 1742

This Report was part-financed by the Scottish Government, the Highland European Fisheries

Fund Programme and the Highland Council

STAFFIN COMMUNITY TRUST

STAFFIN HARBOUR DEVELOPMENT

FEASIBILITY STUDY

Contents

1. Introduction 1

2. Background 2

3. Study Method 4

4. Proposed Layout 6

5. Dredging, Breakwaters & Reclamation 9

6. Rock Armour & Core materials 10

7. Road Access 12

8. Additional Studies 14

9. Services 16

10. Environmental Issues and Consents 18

11. Harbour Authority 20

12. Estimate of Cost 21

13. Conclusions 25

Appendix A: Detailed Assessment of Earthworks Quantities

Appendix B: Drawings

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Project No: 1742

STAFFIN COMMUNITY TRUST

STAFFIN HARBOUR DEVELOPMENT

FEASIBILITY STUDY

1. Introduction

Staffin Community Trust, in association with Skye Sea Harvest, have proposed a major,

transformational project at and around Staffin Slipway, to create a fish processing unit with

dedicated pier for well boats, to improve the slipway facilities for local cruise boats and

fishing boats, and to provide a pontoon facility for local boats and visiting yachts. In

addition, it is proposed that support facilities and buildings for local businesses are built on

shore at the site to provide for the needs of visitors, staff and fishermen.

There are currently a number of constraints to the project. There is insufficient water depth

to allow well boats to gain access to the area or to berth once inshore. The proposed area

for marine facilities is too exposed for unattended berthing. The access road to the slipway

from the A855 is narrow and fragile, has few passing places, and is restricted by tight bends

at the bridge over the river Stenscholl. There is no water or electricity at the site.

Wallace Stone were appointed to consider all the issues around the implementation of the

proposals, to consult widely with statutory bodies, agencies and local interests, and to

produce an appraisal of the options available, with detailed estimates of cost, in providing

facilities to satisfy all the needs of Skye Sea Harvest, local fishermen and cruise boat

operators, visiting yachts, and the Staffin Community.

This report presents the findings of the appraisal.

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2. Background

The slipway at Staffin was constructed in stone blocks in the early 1900s, and was built as a

raised slipway, allowing vessels drawing 1 metre or less to berth alongside for short

periods, while loading and unloading. In 2000, in response to calls for improvements to

berthing and shelter, the slipway was heightened and extended, and a sheltering rock

breakwater built to the east and north.

At that time funding restrictions dictated that the preferred option could not be achieved

within the timescale of the ERDF offer, and the improvements only went some way to

providing adequately for local vessels. Use of the upgraded facility has exposed limitations

in the number and type of vessels that can use the slipway, and restrictions on access at low

spring tides.

There are no services or amenities at the slipway. Extensive consultations were carried out

including environmental impact and otter displacement, allowing the project to proceed to a

successful planning application which included extraction of rock armour from the

surrounding foreshore.

Local users, including fishermen, cruise boat operators and leisure vessel owners have been

making increasingly strong representation for safe berths in sheltered water for their

vessels, and for visiting yachts over the summer months.

A study of the potential options, commissioned by the Staffin Trust, issued in 2013,

recommended a preferred layout with good berthing for up to 20 vessels, sheltered from all

directions by an extended breakwater. The proposals were seen to have the potential to

attract some small businesses to the area. However the high cost of the project was

considered likely to deter potential funders unless more substantial economic benefit could

be generated in the onshore activities.

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Project No: 1742

Skye Sea Harvest, who were looking for a suitable location to build a new innovative fish

processing unit, have joined Staffin Trust as partners in the venture, providing the potential

for a substantial number of jobs and, as a transformational project, a strong incentive to

funders with a remit to support economic development.

The sheltered berthing and manoeuvring area required for the well boats generates

additional sheltered space for a large pontoon development and an extension to the existing

slipway.

The purpose of this study is to examine the feasibility of the proposals, to develop a suitable

layout, to consult widely with statutory bodies, council authorities, potential users, utility

providers and consenting authorities, to estimate the cost of the project, including

upgrading of the existing access road, and to report with findings and recommendations.

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3. Study Method

The method proposed, and accepted, for the study was as follows: -

Meeting with Staffin Trust and Skye Sea Harvest and other potential users of the

harbour, to establish full details of the proposed development, vessel movements,

manoeuvring spaces, onshore requirements, power, water, phone and IT needs;

consider merits of retention of or improvements to existing structures.

Meeting with water, power and phone companies locally to assess the factors and

costs associated with provision of services.

Meeting with THC TEC Services Engineer on site to consider the improvements to

road alignment and (if necessary) bridge alignment to allow access for heavy

commercial vehicles; to consider any strengthening needed to support construction

traffic; and to discuss Staffin to Portree road and any improvements considered

necessary to ensure suitability for the intended traffic.

Assess rock sources for infill and armouring for new breakwater structures.

Consult with local landowners, Marine Scotland, Planning, and Crown Estate to

identify issues that will require assessment to facilitate consents (investigation and

study of these issues would not be part of the study).

Consider the conceptual drawing and vessel details provided with the tender

inquiry, amend as necessary to provide for the vessels listed, develop suitable layout

and consider issues of depth and access to the berths.

Consider the feasibility of dredging to improve access and to provide the proposed

water depth at the berths.

Consider size, location and orientation of onshore buildings, parking areas, storage

areas, services provision and drainage; consider improvements to access road and

A855 to Portree.

Consider environmental, aesthetic and archaeological issues raised by the scale of

the development and propose a range of potential mitigations.

Prepare layout or options for layout and consult with Staffin Trust, Skye Sea

Harvest, local boat users and THC TEC Services on proposals; amend as necessary.

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Once an agreed layout is confirmed, estimate the cost of implementation and

consider likely maintenance costs.

Prepare and issue a draft report on the conclusions of the study, the estimated costs

of the project, and the next stages in moving towards funding and implementation.

Meet with Staffin Trust, Skye Sea Harvest and the local community to present the

draft proposals and invite comment and discussion.

Amend report and issue.

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4. Proposed Layout

After consultations with the Client group, potential users and residents, a preferred layout

has been developed, which includes all the elements required by the remit (see drawing no.

1742/101C in the Appendices).

A large, sheltered harbour area is generated by two extensive rock armoured breakwaters.

The following are proposed in the Harbour: -

Pier to Accommodate Well Boats

The access to the harbour and a large area inside the harbour require to be

dredged to a suitable depth for the well boats that will serve the processing

unit. The well boats will berth at a substantial piled pier of sufficient length

and water depth. The pier is aligned towards the entrance, and has a large

adjacent manoeuvring area. Well boats generally draw 5 to 6 metres when

loaded and the resulting, preferred channel and harbour depth of 7 metres

below Chart Datum results in a very large quantity of dredged material.

For reasons of economy, it is proposed to limit the dredge depth in the

entrance channel and manoeuvring area to 6m below CD (see section 5).

Reclamation

It is assumed that some or all of the dredged material might be used in the

core of the breakwaters and to form a large reclaimed area at the south end of

the harbour, adjacent to the end of the existing access road. The proposed

fish processing unit and its associated office, parking area and welfare

facilities would be sited on the reclamation.

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Project No: 1742

Fishing Boat Berths

The pier will have sufficient water depth at the east side of the shoreward

end to accommodate a number of fishing boats drawing up to 3 metres.

Slipway

The rock armoured breakwater protecting the existing slipway will be

demolished and the materials used in the new breakwaters. The existing

slipway will be widened, extended and raised in level, to allow fishing boats

to land fish straight to buyers’ vehicles at any state of the tide, and to allow

local cruise vessels to load and unload passengers at any time. The slipway

will also be suitable for landing craft transporting materials, stores etc., and

for launching and recovering trailer-transported vessels.

Pontoons

Between the new pier and the slipway, there is sufficient space for a pontoon

facility providing 30 berths for local vessels and visiting yachts. The berths

will accommodate yachts up to 15m in length, and vessels with draft up to

3.5 metres. The pontoons will have a separate access adjacent to the pier,

and past the fish processing area.

The pontoons will be provided with electricity and water bollards, and users

will have access to local wifi. The facility will be supported by a building on

the reclaimed area containing toilets, showers, laundry and a sauna.

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Local Businesses

The reclamation will provide sufficient space for a number of local

businesses serving the pontoons and pier. These enterprises might include

café and food outlets, chandlers, bike hire, craft shop etc., There might be

demand for a water sports centre providing training and small boat hire, an

interpretation centre for local geological features, and, further round the bay

perhaps, an otter and bird hide.

Car Parking

It is expected that parking will be required for up to 80 vehicles, should the

above businesses and facilities all be implemented. There is sufficient space

on the reclamation area for this number of vehicles.

Effluent

The effluent from the fish processing plant, and from toilets supporting up to

200 people in the summer months, will require screening and treatment

before discharging along an outfall to deep water. The treatment plant will

be sited on a remote corner of the reclamation.

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5. Dredging, Breakwaters and Reclamation

The dredge depth required by the remit for this study, throughout the approaches,

manoeuvring areas and berths, (7 metres below lowest astronomical tide (LAT)), was found

to generate a dredge volume of 130,000m³. When this material is removed from the seabed

and reused, it ‘bulks up’ by around 30% to a figure of around 175,000m³. Most of the

dredged material (some blasted, some dug without treatment) would be suitable for

incorporation in the works, with some, but not all, of the armour stone requirement coming

potentially from this source.

However, with a total rock requirement, for the breakwaters and reclamation detailed in the

study remit, of 131,000m³ (after incorporation of rock material from the existing

breakwater), it is clear that a substantial amount of the dredged material would require to be

dumped at sea at high cost. The nearest licenced disposal site is 50km away at Armadale,

and licencing a new site is a very protracted and expensive business (Marine Scotland

estimate a 2 year period to obtain approval).

The cost of dredging the material not required for reuse, and disposing of it at sea, is

estimated at £4.4m. This cost can be avoided by balancing the dredge volume to match the

reclamation requirement. The proposed layout assumes a dredge level of 6 metres below

LAT, which generates sufficient material to provide for the breakwaters and reclamation,

leaving an import requirement from quarry sources of 26,000m³ of the largest sizes of

primary armour. These large stones are not expected to be available from the dredged

material. Details of the assessment of dredge and import quantities are presented in

Appendix A.

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Project No: 1742

6. Rock Armour and Core Material

The balance of the rock armour and core that will not be recovered from the existing

breakwater and dredged material will require to be imported from quarry sources. A

number of quarries are capable of providing some or all of the armour required. Sconser

and Kingsburgh quarries on Skye are likely to be suitable, but either would result in over

1,000 truckloads travelling through Portree, or, in the case of Kingsburgh, around the north

end of Skye. It is unlikely that this prospect would be accepted by the authorities without

serious challenge.

Lealt quarry, a few miles to the south of Staffin, and disused for 15 years, is ideally placed,

but is partly in a site of Special Scientific Interest (SSSI) and would require substantial

consultation and mitigation measures to gain consent for re-opening. The exposed faces

show weathered rock with close joints and fracture planes, and some investigation would be

necessary to confirm that the quarry would yield good quality armour stone of sufficient

size.

The most dependable and practical means of supply of the imported armour stone and core

material is by barge from an established west coast quarry or quarries, known to provide

good quality armour stone, with a marine loading facility; or by vessel from coastal quarry

sources in Scandinavia. In any of these cases, a temporary unloading pier would require to

be constructed at the site, to allow a barge or coaster to berth alongside while the armour

stone was unloaded.

While this method would be achievable without undue difficulty, it would result in

substantially higher cost than the use of Lealt quarry, which is only a few miles from

Staffin.

An assessment of the import quantities is included in Appendix A, and the relative costs of

the two methods are presented in the estimates of cost.

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Project No: 1742

There would clearly be significant benefit in pursuing the re-opening of Lealt quarry, using

all necessary mitigations to satisfy environmental concerns; and in establishing whether the

quarry can provide the larger armour stone sizes.

In reality, the decision on sources and supply methods for imported armour stones would be

made by contractors pricing the works, with the decision affected by availability of suitable

plant, rock sources, market conditions, weather and risk.

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Project No: 1742

7. Road Access

The existing road access from the A855 to Staffin slipway is a narrow, single-track road

with several sharp corners, and with infrequent passing places. The road construction is

fragile, and in many locations has failed at the edges. Loadings during construction from

heavy plant, delivery lorries and low-loaders cannot be sustained by the road in its current

condition. A programme of strengthening and improvement at damaged and vulnerable

areas will be required, to allow the construction to proceed. Once upgraded, the road would

be suitable as an access road to the fish processing unit, and for other harbour, business,

tourist and leisure traffic.

A survey has been undertaken with a Principal Engineer from The Highland Council TEC

Services, to identify what improvement works would be necessary. The works identified

include: -

The first 300m or so of the road (its condition and maintenance) will be subject to a

section 96 agreement, which requires the developer to repair damage caused to the

road during construction;

The rest of the route will require upgrading/strengthening to deal with loadings from

construction traffic, and it will then be subject to a section 96 agreement following

its construction;

In a few areas drainage will require upgrading on the high side of the road. This may

take the form of cleaning out ditches, installing new culverts in low points, replacing

old stone culverts and constructing filter drainage;

There are a few tight bends that will require widening. In one case, there is a large

shoulder of rock which will cause a hazard at construction time. A safety barrier will

also be required here on the low side over a 30m length;

Provision of inter-visible passing places. Two new passing places will require to be

constructed;

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Project No: 1742

The bridge on the route has the capacity for standard HA loading (up to 44t gross

vehicle weight) and may require to be upgraded;

Once the road is upgraded, formal condition surveys will be required before, during

and after construction works;

Passing place (and other) signs will be required;

Construction works will require to be undertaken outwith the tourist season;

It should be noted that The Highland Council have indicated that their resources are limited

in relation to these improvements.

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Project No: 1742

8. Additional Studies

8.1 Wave Study

The breakwaters have been arranged so as to provide sheltered water in the harbour.

However, a certain amount of wave energy will penetrate the basin, either directly

from the north westerly exposure, or from north easterly and easterly waves

refracted around the east breakwater.

Incident waves from the northwest are generated over the short fetch inside Staffin

Island and through the narrows at An Corran, and will be reduced by diffraction as

the wave-energy dissipates on expanding into the harbour.

The west breakwater is shaped to reflect wave energy away from the beach at An

Corran and prevent erosion effects in north westerly winds.

Incident waves from the northeast and east could be substantial in height, and they

will pass largely unmodified along the deepened entrance channel. However, in

refracting around the east breakwater and dissipating into the harbour, these waves

are also expected to attenuate to a level that will not disturb vessels at the pier or

pontoon berths.

These expectations require to be confirmed, to ensure that the berths, particularly at

the pontoons, will be sufficiently sheltered, to allow amendments to the layout, if

required, to optimise the shelter provided, and to minimise any impacts on the beach

at An Corran.

It will also be necessary, through the wave study, to assess the extent of overtopping

of the east breakwater in easterly storms, and to allow the design of a sheltering

wave wall.

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Project No: 1742

8.2 Sedimentation Study

The proposed basin, with a level bed, is likely to accumulate silt which, in time, will

reduce the navigable depth. The extent and rate of siltation are difficult to predict

and a computational study, after sampling and analysis of the local sand, will be

necessary to assess the likely severity of siltation.

The study will also allow an assessment of the frequency of maintenance dredging

that will be required to maintain the design depths.

These studies would be undertaken at detailed design stage.

8.3 Geotechnical Study of Lealt Quarry

The estimated cost for the project assumes that 26,000m³ of primary armour can be

supplied by Lealt Quarry, a relatively short distance from the site at Staffin. In the

event that the quarry cannot produce armour stones of sufficient size in sufficient

quantity, the armour would require to be imported from more distant quarry sources,

most likely by barge. This operation would require the construction of a temporary

pier to allow unloading of barges. The overall additional cost of importing armour

stone in this manner is estimated at up to £1.4m, if all has to be imported (see

section 12 : Estimate of Cost).

In order to provide more certainty of cost, it is recommended that a feasibility study

is undertaken by geotechnical experts, at an early stage, to establish whether the

quarry is capable of providing the necessary armour stone.

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Project No: 1742

9. Services

There are currently no services at the slipway, and the nearest water and power lines are

2km away by road to the A855, or 1km over the ridge to Garafad.

Estimated requirements, from discussions with Skye Sea Harvest, and an assessment of the

other needs at pontoons, lighting, small businesses etc. are: -

Electricity – 1200kVA

Water – 200m³ per day

Scottish Water currently do not provide any information on cost without a breakdown of

demand and a likely supply date. It is, therefore, not possible to obtain an estimated cost

for connection to the water supply. However, from recent projects of similar scale, and

with similar distance from supply lines, it is possible to estimate the likely cost.

The cost of the water supply will include pipework along the roadside or by the Cath

Riadhach, and connection charges. It will be necessary to obtain confirmation from

Scottish Water that they can meet the demand. If their supply is incapable of providing

sufficient water, some form of collection and storage would be required near to the site.

SSE have provided an estimate of cost for supplying the required level of electrical power

to the site. The power supply will require a small sub-station at the site and 1km to 2km of

cabling.

The effluent from toilets, staff canteen etc. will require treatment prior to discharge to a sea

outfall, and suitable licensing from SEPA will be necessary. The effluent from the

processing plant will be larger in volume and is likely to require screening prior to

treatment. The outfall will be sized to allow for all likely future expansion.

The treatment plant and outfall will be sited at the north-east corner of the reclamation.

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Project No: 1742

Installation of telephone lines and ISDN lines for broadband will be essential, and it is now

generally expected that pontoon berths will provide wifi access to the internet. Proposals

for the roll out of Superfast Broadband throughout the Highlands do not include the Staffin

area but it is vital that this issue be addressed, as efficient and dependable broadband will

be essential for the success of the project.

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Project No: 1742

10. Environmental Issues and Consents

This is a major project requiring large amounts of blasting, dredging, reclamation, piling

and concrete works. Environmental impact will be substantial, and an Environmental

Impact Assessment (EIA) will be required.

Studies of the existing seabed habitats and species, cetacean population, and otters and sea

birds will be specified by statutory authorities, and geological and archaeological features

local to the area will require assessing and protecting.

Mitigation measures will be expected for piling, blasting, dredging, reclamation, concrete

works, invasive alien species, noise and dust, and restrictions on the timing of certain

operations are likely.

In the event that Lealt quarry requires to be reopened, assessments of the sensitivities and

mitigations will be necessary to establish the conditions under which the use of the quarry

would be permitted.

Mitigation measures might include limitation to certain areas of the quarry, limiting the use

of explosives; and dedicated access routes.

The EIA will require extensive consultation and discussion, and will require sufficient time

to allow proper consideration of the many issues involved. At an early stage, a screening

request should be lodged with the lead agency, which will either be Marine Scotland or

Highland Council Planning. Scoping discussions will follow to ensure the Assessment

covers all areas of potential impact.

During the process, once sufficient details are established, a pre-application consultation

event will require to be held at a suitable local venue, with all statutory bodies, local

residents and other stakeholders invited. An Environmental Statement (ES) document will

be available at the event, detailing the findings of the studies, the impacts the project will

generate, and the mitigation measures proposed to minimise those impacts.

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Project No: 1742

After all issues raised at the pre-application stage have been satisfactorily resolved, formal

applications can be made for Planning Consent, Discharge Consent for the outfall, a Marine

Construction Licence for the marine works, and a Disposal at Sea Licence for any surplus

dredged material requiring disposal at a licenced disposal site. A licence will also be

required for reuse of Lealt quarry, in addition to consent from the owners.

Consent will also be required from The Highland Council, who currently own and operate

Staffin Slipway, and also are the Harbour Authority (see Section 10 below). A rental

agreement will also require to be negotiated with Crown Estate, who own the sea bed.

It is essential that The Staffin Trust are given support, as a project management consultant

with adequate experience and skills will be needed to ensure a successful project, with good

control of costs and supervision of all conditions of planning including environmental

conditions.

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11. Harbour Authority

As noted in Section 9, the slipway at Staffin is currently owned and operated by The

Highland Council, who are the Harbour Authority. There is no Harbour Order in place.

Some discussion would be required with The Highland Council to establish suitable

arrangements around the use of material from the existing breakwater and improvements to

the existing slipway.

The new harbour created by this project will require a formal Harbour Authority to operate

and maintain the facilities, to direct the movement and berthing of vessels and to raise

harbour dues. It is considered likely that a new Harbour Trust might be established,

constituted to act as the Harbour Authority and to administer the operation and regulation

of the harbour activities.

Given the scale of the new harbour works, it is likely that a Harbour Empowerment Order

will be required.

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12. Estimate of Cost

The estimated costs of the project are detailed below. All marine works, road access,

services to the site, effluent disposal and lighting are included. No allowance is made for

any buildings, equipment or internal services.

Costs for the dredging operations are estimated making realistic assumptions on availability

of plant and likely mobilisation cost. The actual costs will be dictated by these factors at

the time of tendering.

Costs for import of rock materials are estimated on the assumption that Lealt quarry will be

the source. Additional costs are indicated for the unavailability of Lealt quarry, and the

consequent requirement to import by sea from Kishorn or Bonawe quarries.

12.1 Preliminary Costs

Site investigation boreholes 350,000

Wave Study 20,000

Sedimentation Study 20,000

Environmental Impact Assessment 130,000

Consents and Planning 50,000

Engineering Fees 400,000

CDM Coordination 15,000

Harbour Empowerment Order 100,000

£1,085,000

12.2 Construction Costs

Mobilise dredging plant 900,000

Rock dredging requiring blasting 4,295,000

Dredging of other materials 1,274,000

Sea disposal of unsuitable material 325,000

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Mobilise earthworks plant 20,000

Rock core (from dredge and existing) 1,079,000

Secondary armour (from dredge and existing breakwater) 273,000

Primary armour (from dredge and existing breakwater) 514,800

Primary armour (imported) 1,183,000

Mobilise piling plant 200,000

Steel tubular piles 1,250,000

Toe anchors 300,000

Concrete deck 910,000

Fendering & support steelwork 470,000

Coping, bollards, ladders 90,000

Services, drainage, lighting 80,000

Demolish existing slipway berth & walkway 10,000

Improvements to slipway 350,000

Pontoons 230,000

Moorings to pontoons 90,000

Access to pontoons 75,000

Pontoons services 40,000

Sheltering wave wall at east breakwater 120,000

Upgrading works to road 400,000

Power supply and sub-station 350,000

Water supply 180,000

Effluent treatment 350,000

Sea outfall 90,000

Navigation aids 100,000

£15,549,600

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12.3 Contract Management Costs

Contract Management 90,000

Site supervision 240,000

£330,000

12.4 Summary

Preliminary Costs 1,085,000

Construction Costs 15,549,600

Management & Supervision 330,000

16,964,600

Contingency (10%) 1,696,460

Estimated Total Project Cost £18,661,060

The estimated costs do not include buildings, services, bituminous surfacing,

effluent treatment works or outfall.

The additional cost to the project should Lealt quarry prove to be unavailable is

estimated at £1,428,500.

The additional cost of dredging the whole harbour and approach areas to 7m below

CD is estimated at £4,400,000.

The above figures include all contractors mobilisation, welfare, management,

insurance and supervision costs, but do not include VAT, land acquisition costs or

lawyers’ fees.

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12.5 Potential Saving in Cost

If the harbour office, business units and car parking are relocated to the south side of

the access road, opposite the slipway, a saving can be made in the reclamation

material of 20,000m³. However, an additional 1,500m³ of armour would be required

to protect the west side of the approach road to the processing compound. In

addition, there would be a surplus of dredged material of 18,500m³.

If this material requires to be disposed of at sea, any financial advantage is

outweighed by the additional costs. If, however, a use can be found for the surplus

on land at low cost, a saving of around £300,000 could be made to the overall

project cost. Any such use would require to satisfy the requirements of planning,

and, potentially, of the project funders.

The potential alternative layout is detailed on drawing no. 1742-110 in the

Appendices.

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13. Conclusions

The Staffin area has long been recognised as one of the areas in Scotland most

disadvantaged by its location, and it suffers particularly from lack of employment

opportunities and the resultant depopulation.

This ‘transformational’ project has the ability to reverse the decline, with the potential for

up to 40 jobs in the fish processing plant, up to 20 further jobs in the other marine and

tourism sections of the project, and a substantial number of additional jobs in the region. If

sufficient momentum can be developed, the water sports opportunities, wildlife and

geological interpretation centres, and high grade facilities and retail outlets for visiting

yachts, could turn Staffin into a principal destination on Skye for tourism, recreation and

training. The consequences for future generations would be of enormous significance,

securing the prosperity of the area for decades to come.

Funding a project of this size will always be a challenge, but the anticipated benefits to the

Staffin community, and to Skye in general, require an enthusiastic and determined effort

from all involved, in turning the vision into reality.

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Appendix A

Detailed Assessment of Earthworks Quantities

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Appendix A

From calculations on proposed layout drawing no 1742-101C, with dredge in approach and

manoeuvring areas limited to 6 metres below lowest astronomical tide (LAT), the principal

rock quantities are: -

West breakwater 25,000m³

East breakwater 55,000m³ Total quantity 145,000m³

Reclamation 65,000m³

The total quantity is split as follows: -

Core material 83,000m³

Secondary armour 14,000m³

Primary armour 48,000m³

The material available from the existing breakwater is: -

Core material 4,000m³

Secondary armour 3,000m³

Primary armour 7,000m³

Total additional requirements are: -

Core material 79,000m³

Secondary armour 11,000m³ total rock materials

requirement - 131,000m³

Primary armour 41,000m³

From the seismic survey, which shows generally 1.5m of sand and gravel overlying rock,

dredging volumes are: -

Rock requiring blasting 44,000m³ total dredge volume

93,000m³

Sand and gravel 49,000m³

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Appendix A

On digging, the rock will ‘bulk up’ by around 50% to 66,000m³, leading to a total dredge

yield of 115,000m³.

Assuming 10,000m³ of dredged material is unsuitable and requires sea disposal, material

available from the dredge is 105,000m³.

Thus earthworks quantities for are: -

Rock dredge 44,000m³ (bulks to 66,000m³)

Sand and gravel dredge 39,000m³

Unsuitable for disposal 10,000m³

Rock core from dredge and existing 83,000m³

Secondary armour (dredge and existing) 14,000m³

Primary armour (dredge and existing) 22,000m³

Primary armour (imported from Lealt) 26,000m³

29

Project No: 1742

Appendix B

Drawings