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DumbartonWaterfrontPath
Planning Guidance
February 2017
1
Dumbarton Waterfront PathPlanning Guidance
1.0 Introduction
The purpose of this guidance is to enable the delivery of a waterfront path along DumbartonWaterfront from Dumbarton Town Centre to Dumbarton Castle.
The delivery of the waterfront path is a requirement associated with the development of varioussites along Dumbarton waterfront. To support this, West Dunbartonshire Council has allocatedresources to support the early delivery of the path. This guidance sets out the arrangementsand mechanisms through which the Council will work with site owners to achieve this.
2.0 Background
The Council has a longstanding ambition for the creation of a waterfront path from Dumbartontown centre to Dumbarton Rock and Castle. This has been expressed most recently in thefollowing documents:
West Dunbartonshire Local Development Plan (Proposed Plan 2016)
Within the Local Development Plan, a key component of the Dumbarton Town Centre andWaterfront Changing Place strategy is the provision of a continual waterfront path and improve-ment of harbour walls in all waterfront development sites. The Plan identifies Castle Street(south), Castle Road and Dumbarton Football Club as sites on which there is a requirement fora waterfront path to be provided as part of the development of the respective sites.
Dumbarton Rock & Castle Charrette Report (2015)
The Dumbarton Rock and Castle Charrette Report was approved by the Council’s Infrastruc-ture Regeneration Economic Development (IRED) Committee in September 2015. The creationof a new waterfront path is identified as a priority project in the report. The partners identifiedare the Council, landowners, Historic Environment Scotland, Sustrans, Scottish Natural Heritageand the Dumbarton Castle Society.
Dumbarton Town Centre & Waterfront – Revised Urban Strategy (2014)
The Dumbarton Town Centre and Waterfront – Revised Urban Strategy was approved by theCouncil’s IRED Committee in November 2014. A waterfront park/walkway is identified as one ofthe Strategy’s ‘Large Projects’ providing the following benefits: access to the river; recreationalfacilities, reuse of vacant and derelict land, public safety, opportunities for community involve-ment, major positive image change. Delivery is assigned to the Council, other public sector andthe private sector.
2
3.0 Engineering Consultants Study
The Council commissioned engineering consultants (Aecom) to design and cost the DumbartonWaterfront Path. The study sets out the Council’s requirements for the route of the path and thematerials to be used in the path’s construction and the surrounding public realm. The path runsfrom Dumbarton Castle and follows the River Leven north and north-west to the town centre,passing through land currently understood to be in the ownership of Dumbarton Football Cluband Turnberry Homes. It then turns west through land currently understood to be owned by Lidland Cullross to connect with Riverside Lane. The path includes a spur that could link into theMorrison’s superstore car park. The route of the path is contained in Appendix A.
The study estimates the total cost of the path (at September 2016) at approximately£1,226,980. This specification of path involves a wide walk and cycle way and high specification materials. The path would also include guard rails and wave walls where required, lighting columns and allowances for earthworks, site investigations and drainage works. It should be noted that these costs exclude any repairs to quay wall, remedial works to the river’s edge, and suitable street furniture.
The study recommends the following estimated costs per site and an estimated cost per sitebased upon a 70% cost for the developer and a 30% contribution from the Council. This ratio isbeing recommended as an appropriate share of the costs between developers and the Councilin relation to what will be required from the developer and what the community aspire to as partof the Charrette process for a higher specification pathway. The total cost of the path and theestimated developer costs per site is based on the cost per linear metre as per the specificationdetailed in Appendix B.
Table 1: Total path cost per site and approximate Developer and WDC contributions
*Estimated costs will be updated in line with any rises in inflation
3
4.0 Delivery & Developer Contributions
The Council is keen to have the waterfront path delivered as soon as possible to the specifica-tion set out in the study report. The Council’s preference is to deliver the path itself to ensureearly delivery and consistence of specification and quality. The Council will enter a legal agree-ment with site owners to obtain access to the required land. The Council will pay for the deliveryof the path with a legal agreement setting out the contribution towards the cost required fromthe developer. These costs will be in line with the estimated costs in Table 1. The developer/landowner will make their contribution in full following any subsequent planning applicationbeing granted for the site. A standard security clawback registered against the title will be put inplace to cover off any potential uplift and to burden any future owners.
However, as discussions with site owners have progressed over the past 6 months regardingdevelopment proposals for the sites, some site owners have indicated a preference to deliverthe path as part of their development proposals due to the sequence of their works and contrac-tual arrangements for their site development. Whilst this is not the preference of the Councilthis may be appropriate for certain sites. The developer will require to demonstrate that this isthe best way of delivering the path overall.
In these circumstances, the path will be to the specification set out in the study, and deliveredno later than the end of December 2019. This will be a requirement of any planning permissiongranted. Details of the specification of the path are contained within Appendix B of this docu-ment. The Council will monitor the works to ensure that the specification, finish, levels and thetransition points to adjacent sites are the same as sections of the path delivered by the Council.The Council will make a contribution to the section of path based on the estimated costs set outin Table 1. This contribution will be made at certain stages within the process subject to theCouncil being satisfied with the works. The phasing of payments will be included within the legalagreement entered into between the Council and landowner/developer, up to the maximumagreed percentage amount.
The Council will seek to ensure that necessary bonds are in place as part of any legal agree-ment to facilitate the completion of any section of path along the waterfront should its deliverybe unduly delayed or threatened by unforeseen circumstances. The Council will also meet thecosts of any necessary river edge enhancements which would improve the overall experience ofthe pathway.
5.0 Adoption & Maintenance
The Council will seek to adopt the pathway. The path will be developed to adoptable standardand thereafter maintained by the Council along with immediately adjoining public realm areas,determined by the Council in consultation with the respective landowners/developers.
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BH
BH
MP
MP
IC
IC
Bin
KO
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Moor
Moor
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Moor
Moor
Moor
Moor
Moor
Moor
Moor
MoorMoor
TL
TL
TL
Erod
2
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Representative Levels Only
End of Wall
Inaccessible
End of Wall
Inaccessible
Dense Vegetation
Inaccessible
Rubble
Rubble
Spoil
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Dilapidated
Brick Walls 0.4m
Pipes
Bollards
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Tarmac
No Access
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Overgrown
Vegetation
Limited Access
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Grass
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Gravel
Overgrown
Vegetation
Rock
Outcrop
T
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Grass
G
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PROPOSED LINK TO EXISTING
WATERSIDE WALKWAY (PATH WIDTH
WILL REQUIRE TO BE REDUCED FOR A
SECTION DUE TO EXISTING BUILT FORM
CONSTRAINTS
PROPOSED LOCATIONS FOR LANDSCAPE
NODE SEATING AREA
PROPOSED LINK TO MARITIME MUSEUM
AND MORRISONS
POTENTIAL STEP ACCESS AND SEATING STEPS
TO EXISTING PIERS
PROPOSED 3.25M WIDE WATERSIDE WALKWAY
WITH 0.75M BUFFER TO WATERSIDE AND 0.5M
BUFFER TO DEVELOPMENT SIDE
ROUTE ACCESS; POTENTIAL TO
HAVE GATEWAY FEATURE/ SIGNAGE
ETC.
PROPOSED WAVE WALL TO WATERSIDE
POSSIBLE SECTION OF WALKWAY TO
ACCOMMODATE SERVICE AND EMERGENCY
VEHICULAR ACCESS
PROPOSED WAVE WALL TO WATERSIDE
A
6753|005
D
6753|005
D
6753|005
B
6753|005
B
6753|005
TURNBERRY HOMES
LIDL
LIDL
CULLROSS
TURNBERRY HOMES
DUMBARTON FC
D
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B
A
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F
C
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T
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C
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L
A
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D
CULLROSS
0m 10m 25m 50m 75m 100m
GREEN BUFFER TO WALKWAY
PROPOSED GREEN BUFFER TO WALKWAY
TO DEVELOPMENT SIDE
DUMBARTON FOOTBALL CLUB
C
6753|005
LEGEND
INDICATIVE AREA
ADJACENT GREENSPACE BELONGING TO
OTHERS
LAND OWNERSHIP BOUNDARY EXTENTS
PROPOSED LOCATION OF WAVE WALL
PROPOSED WALKWAY ROUTE (3.25M
WIDE)
PROPOSED WALKWAY PAVED BUFFER
TO WATERSIDE (0.75M WIDE) AND
PROPOSED LANDSCAPE NODE AREAS TO
INCLUDE SEATING, INTERPRETATION,
TREE PLANTING ETC.
PROPOSED BALUSTRADE TO
WATERSIDE (1.4M HEIGHT); EXTENTS
OF BALUSTRADE TO BE CONFIRMED
FOLLOWING RISK ASSESSMENT
EXTENT OF WALKWAY GREEN
CORRIDOR; AREAS TO BE AMENITY
GRASS/ WILDFLOWER MEADOW
(Including 0.5m wide adoptable buffer)
POSSIBLE VEHICULAR ACCESS ROUTE
PROPOSED FIXED BOLLARDS TO
PREVENT VEHICULAR ACCESS
CONSULT DRAWING AND LANDSCAPE
DETAIL AS NUMBERED FOR FURTHER
INFORMATION
C
6753|005
NOTE: Path alignment is indicative as of 22.02.17 and
subject to design development in liaison with key
stakeholders.
B10.01.17
Amended to Developer's preferred optionSJ DM MT
Notes:
1. Do not scale from this drawing.
2. All dimensions must be checked on site and any discrepancies
verified with landscape architect.
3. All dimensions are drawn in m.
4. Landscape drawing only.
5. All materials/items used to be as specified or alternatives to
be approved by landscape architect.
A04.08.16 First Issue LW DM MT
Scale
Glasgow, G12 8JJ
Status
T: 0141 334 9595
37 Otago Street
F: 0141 334 7789
Do not scale from this drawing
© Drawing & Design Copyright of LUC
Job No.Issue
Title
Client
Project
Drawing No.
www.landuse.co.uk
Iss Date Issue Notes
Drawn
By
Checked
By
Approved
By
Dumbarton Riverside Walkway
West Dunbartonshire Council
Dumbarton Waterfront Planning Guidance
Indicative Area (22.02.2017)
1:1000 @ A1 PLANNING
6753 LUC_6753_001_PLN C
SJ DM MT
C21.02.17
Cullross indicative boundary amendment
LW DM MT
N
Appendix A
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SID
E W
IT
H 900m
m H
IG
H S
TE
EL
BA
LU
ST
RA
DE
(R
EQ
UIR
EM
EN
T F
OR
,
EX
TE
NT
A
ND
H
EIG
HT
O
F R
AILIN
G
DE
PE
ND
EN
T O
N R
IS
K A
SS
ES
SM
EN
T)
450m
m H
IG
H 500m
m W
ID
E IN
DIC
AT
IV
E
SA
ND
ST
ON
E C
LA
D S
EA
TIN
G W
ALL
200m
m G
RA
NIT
E P
AV
IN
G, R
AN
DO
M LE
NG
TH
S
BE
TW
EE
N 300 A
ND
600m
m. T
OT
AL W
ID
TH
VA
RIE
S A
T S
PE
CIF
IC
LO
CA
TIO
NS
A
PL
AN
S
HO
WIN
G W
AL
KW
AY
N
OD
AL
T
RE
AT
ME
NT
R
ES
PO
ND
IN
G T
O R
IV
ER
SID
E Q
UA
Y
WA
LL
(C
UL
LR
OS
S S
IT
E)
BPL
AN
S
HO
WIN
G W
AL
KW
AY
N
OD
AL
T
RE
AT
ME
NT
R
ES
PO
ND
IN
G T
O R
IV
ER
SID
E Q
UA
Y
WA
LL
C
PL
AN
S
HO
WIN
G W
AL
KW
AY
N
OD
AL
P
OIN
T O
N L
AN
D S
ID
E
DPL
AN
S
HO
WIN
G W
AL
KW
AY
N
OD
AL
P
OIN
T O
N R
IV
ER
SID
E W
IT
H S
EA
TIN
G W
AL
L
C
B
A
D
Typica
l w
alkw
ay se
ctio
nL
ig
htin
g co
lu
mn
s (a
s p
er E
ng
in
ee
rs' D
esig
n)
50
0m
m h
ig
h w
ave
w
all w
ith
90
0m
m h
ig
h ste
el ra
ilin
g
(re
qu
ire
me
nt fo
r, e
xte
nt a
nd
he
ig
ht o
f ra
ilin
g d
ep
en
de
nt o
n
risk a
sse
ssm
en
t)
3.2
5m
w
id
e g
re
y o
r b
uff a
sp
ha
lt p
ath
su
rfa
ce
fo
r
pe
de
stria
ns a
nd
cyclists
75
0m
m N
atu
ra
l sto
ne
o
r co
ncre
te
cu
be
p
avin
g to
fo
rm
b
uffe
r b
etw
ee
n m
ain
p
ath
a
nd
w
all
50
mm
so
ft la
nd
sca
pe
g
ra
ss/ w
ild
flo
we
r b
uffe
r
LA
ND
SC
AP
E O
UT
LIN
E S
PE
CIF
IC
AT
IO
N
HA
RD
S
UR
FA
CIN
G
KE
RB
S/ E
DG
IN
GS
/ C
HA
NN
EL
S/ P
AV
IN
G
AC
CE
SS
OR
IE
S
1150m
m W
ID
E, 200m
m D
EE
P, R
AN
DO
M
LE
NG
TH
B
ET
WE
EN
400 - 900m
m, F
LA
T
TO
P W
HIT
E G
RA
NIT
E K
ER
B
ED
GIN
G, F
IN
E P
IC
KE
D, F
LU
SH
W
IT
H
AD
JA
CE
NT
S
UR
FA
CE
S, S
ET
O
N C
LA
SS
ON
E M
OR
TA
R B
ED
W
IT
H C
ON
CR
ET
E
FO
UN
DA
TIO
N A
ND
H
AU
NC
HIN
G
250m
m W
ID
E, 150m
m D
EE
P, R
AN
DO
M
LE
NG
TH
B
ET
WE
EN
400 - 900m
m, F
LA
T
TO
P W
HIT
E G
RA
NIT
E K
ER
B
ED
GIN
G, F
IN
E P
IC
KE
D, F
LU
SH
W
IT
H
AD
JA
CE
NT
S
UR
FA
CE
S, S
ET
O
N C
LA
SS
ON
E M
OR
TA
R B
ED
W
IT
H C
ON
CR
ET
E
FO
UN
DA
TIO
N A
ND
H
AU
NC
HIN
G
PA
VIN
G M
AT
ER
IA
LS
13.25M
W
ID
E W
ALK
WA
Y S
HA
LL B
E
LIG
HT
G
RE
Y A
SP
HA
LT
; B
AS
E
CO
NS
TR
UC
TIO
N A
S P
ER
E
NG
IN
EE
RS
DE
SIG
N A
ND
S
PE
CIF
IC
AT
IO
N
2150 x 150 x 80m
m G
RA
NIT
E C
UB
ES
IN
SILV
ER
-G
RE
Y / G
RE
Y T
ON
AL M
IX
, S
TA
CK
BO
ND
P
AT
TE
RN
, B
AS
E C
ON
ST
RU
CT
IO
N
AS
P
ER
E
NG
IN
EE
RS
D
ES
IG
N A
ND
SP
EC
IF
IC
AT
IO
N
3200m
m W
ID
E, 80m
m T
HIC
K, R
AN
DO
M
LE
NG
TH
S B
ET
WE
EN
300-600m
m G
RA
NIT
E
LIN
EA
R S
LA
B P
AV
IN
G, F
LA
ME
T
EX
TU
RE
D,
GR
EY
A
ND
S
ILV
ER
- G
RE
Y T
ON
AL M
IX
,
ST
AG
GE
RE
D B
ON
D P
AT
TE
RN
B
AS
E
CO
NS
TR
UC
TIO
N A
S P
ER
E
NG
IN
EE
RS
DE
SIG
N A
ND
S
PE
CIF
IC
AT
IO
N
WA
LL
IN
G
1500 x 500m
m (T
BC
) W
ID
E R
EIN
FO
RC
ED
PR
EC
AS
T C
ON
CR
ET
E W
ALL W
IT
H
800m
m H
IG
H R
AILIN
GS
(T
BC
); W
ALL T
O
EN
GIN
EE
RS
S
PE
CIF
IC
AT
IO
N;
(R
EQ
UIR
EM
EN
T F
OR
, E
XT
EN
T A
ND
HE
IG
HT
O
F R
AILIN
G D
EP
EN
DE
NT
O
N R
IS
K
AS
SE
SS
ME
NT
)
SO
FT
L
AN
DS
CA
PE
GR
AS
S/ W
IL
DF
LO
WE
RA
ND
P
LA
NT
IN
G
1G
RA
SS
V
ER
GE
B
UF
FE
R Z
ON
E T
O B
E
HA
RD
W
EA
RIN
G S
ALT
T
OLE
RA
NT
AM
EN
IT
Y S
EE
D M
IX
; G
ER
MIN
AL S
EE
DS
A21 S
ALIN
E C
OA
ST
AL A
ND
R
OA
D V
ER
GE
MIX
2W
ILD
FLO
WE
R M
EA
DO
W S
EE
DIN
G T
O B
E
SA
LT
T
OLE
RA
NT
M
IX
; S
CO
TIA
S
EE
DS
CO
AS
TA
L M
IX
O
R S
IM
ILA
R A
PP
RO
VE
D
3T
RE
E P
LA
NT
IN
G T
O LA
ND
SC
AP
E N
OD
ES
TO
B
E E
XT
RA
H
EA
VY
S
TA
ND
AR
D; N
AT
IV
E
SA
LT
T
OLE
RA
NT
S
PE
CIE
S O
F LO
CA
L
PR
OV
EN
AN
CE
ST
RE
ET
F
UR
NIT
UR
E
1V
OS
S C
S20 C
YC
LE
S
TA
ND
S O
R
ST
RE
ET
LIF
E C
OR
-T
EN
B
IC
YC
LE
R
AC
K
2E
SC
OF
ET
T
RA
ME
T B
EN
CH
ES
IN
F
SC
TIM
BE
R A
ND
S
TE
EL O
R S
IM
ILA
R
AP
PR
OV
ED
3B
ES
PO
KE
C
OR
-T
EN
A
RT
WO
RK
A
ND
IN
TE
RP
RE
TA
TIO
N B
OA
RD
S T
O
LA
ND
SC
AP
E N
OD
E A
RE
A
LIG
HT
IN
G
CO
LU
MN
1A
S P
ER
LIG
HT
IN
G E
NG
IN
EE
RS
D
ES
IG
N
AN
D S
PE
CIF
IC
AT
IO
N
GR
OU
ND
2A
S P
ER
LIG
HT
IN
G E
NG
IN
EE
RS
D
ES
IG
N
AN
D S
PE
CIF
IC
AT
IO
N
No
tes:
1.
Do not scale from
this draw
ing.
2.
All dim
ensions m
ust be checked on site and any discrepancies
verified w
ith landscape architect.
3.
All dim
ensions are draw
n in m
m.
4.
Landscape draw
ing only.
5.
All m
aterials/item
s used to be as specified or alternatives to
be approved by landscape architect.
A2
7.0
5.1
6F
irst Issu
eG
WD
MM
T
N
Scale
Glasgow
, G
12 8JJ
Status
T: 0141 334 9595
37 O
tago Street
glasgow
@landuse.co.uk
F: 0141 334 7789
Do not scale from
this draw
ing
© D
raw
ing &
D
esign Copyright of LU
C
Job N
o.
Issue
Title
Client
Project
Draw
ing N
o.
ww
w.landuse.co.uk
Iss
Date
Issue N
otes
Draw
n
By
Checked
By
Approved
By
Du
mb
arto
n R
ive
rside
W
alkw
ay
We
st D
un
ba
rto
nsh
ire
C
oun
cil
La
nd
scap
e D
eta
ils
1:1
00
@
A
1PLAN
NING
67
53
LU
C_
67
53
_0
05
_D
ET
C
B1
0.0
2.17
Am
en
de
d to re
flect co
st p
la
nS
JD
MM
T
C2
8.02
.1
7F
urthe
r am
en
de
d to re
fle
ct co
st p
la
n
LW
DM
MT
Appendix B