Happisburgh Pathfinder Project
Cliff top enhancement and replacement of lost and
threatened infrastructure
Background
The impacts of coastal erosion in Happisburgh are obvious. It has
experienced actual physical impacts such as property loss and dereliction
(due to their proximity to the cliff); the demolition of the public lavatories (due
to the loss of sewerage); lack of investment in the car park; and a general
running down of the environment (evidenced by debris and poor surfacing).
Soon the access to certain parts of the cliff top will be lost. At a community
workshop held in September 2007, addressing these issues was identified as
a key priority.
Project Objectives
This element of the Pathfinder programme aims to manage the immediate
and most obvious impacts of coastal change to bring about wider benefits to
the whole community now and into the future. Its objectives are:
•
To create a buffer of open land along the cliff top
•
To relocate the cliff top car park to a suitable location
•
To provide new public conveniences at the new car park
•
To create a new pedestrian beach access slope
•
To enable the establishment of cliff top paths, where appropriate
Expected outcomes
This project is a critical part of the management of the long-term impacts of
coastal change on the village of Happisburgh. Investment in improvements to
the village infrastructure and the coastal environment are vital to restoring
what the village has lost through the impacts of coastal change and to
securing a positive future for Happisburgh. It is hoped that this project will
provide valuable lessons about the practical options for managing a dynamic
cliff-top environment and the impact this can have on restoring community
confidence and vitality.
Community Involvement
Following the establishment of the Pathfinder programme a series of meetings
were held to establish the scope and develop the details of this project. It was
clear that this project would have a big impact on the village and that there
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were many possible options for achieving its aims; it was therefore a key
element of the community planning event (Happisburgh open-day, held on 24
April 2010).
At that event a number of questions were posed about the way in which this
project should be undertaken and the possible options. The feedback is given
below. The level of support provides a clear mandate for the project to
continue in accordance with the stated objectives and leaves a good deal of
flexibility as far as options are concerned.
Open-day Feedback
Cliff top enhancement
There was a lot of discussion and enthusiasm about this project and some
interesting ideas put forward. The key area of concern was about the land on
the cliff top adjacent to Happisburgh car park, which is being used for
dismantling scrap cars. Many people complained that this was unsightly and
created the impression that the area is uncared for, suggesting that this must
be removed before any further progress can be made.
The following additional feedback was gathered.
•
•
•
•
•
Make benches out of old sea defences
Provide an information board re: local wildlife, wildflowers, fossils
etc.
Provide play facilities for young children
Get Happisburgh School and local youth groups involved in
planning the area
Move ‘Road Ahead Closed’ sign to Beach Road junction, to stop
vehicles driving halfway then reversing back
Re-provision of the car park and public conveniences
This project attracted a lot of attention and some very useful feedback,
however, in response to the question about whether the car park and WC
should be temporary (and closer to the beach) or permanent (and further
back) very few responses were received. Although the majority favoured a
permanent site, it was pointed out that the toilets need to be easily accessible
for beach users.
Concern was expressed about the suitability of Beach Road to accommodate
more traffic. Although the current car park is accessed from this road, and any
new car park is likely to have to be approximately an equivalent size, it is
probable (indeed hoped) that the area will become more attractive to visitors,
which would lead to more traffic generation. On the other hand, a reduction in
vehicular movements would result from the demolition of houses on Beach
Road. These issues would be a key consideration in the determination of a
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planning application and local residents would be consulted through that
process.
Provision of a new beach access ramp
There was a lot of enthusiasm for the provision of a beach access ramp and
the issues raised were to do with how convenient it would be for caravan site
occupants and its proximity to the car park and WCs. One query was raised
about whether the existing beach steps would be maintained – it is expected
that they will be moved back as the cliff recedes. There was some discussion
about whether the access ramp should be parallel to the cliff or perpendicular
to it. The key consideration will be the sustainability of the ramp in the face of
erosion.
HM Coastguard, Happisburgh
HM Coastguard has operated from Happisburgh for over a hundred years. It
is considered to be a critical part of the local community and essential to the
safety of coastal users. The property from which the coast guard operates is
imminently at risk from coastal erosion and due to the condition of the road
will soon become inaccessible to vehicles.
Scope
The project has two main focuses: making physical improvements to the
coastal environment; and providing replacement facilities. It also needs to
establish a mechanism for their ongoing management and maintenance in the
long-term.
Identifying alternative sites for the car park and toilets will be linked to the
development of the new pedestrian beach access. The enhancement of the
cliff top environment is closely linked to the removal of the houses and other
uses that straggle along the cliff edge. It needs to consider the future (albeit
temporary) use of the sites of the demolished houses. This project will also
have links with the relocation of Manor Farm Caravan Park, which may
provide opportunities for environmental enhancement and open space uses.
Opportunities to address other issues within this project should also be
sought, such as the possibility of identifying a site for the Happisburgh Coast
Guard and Coastwatch.
Options
A wide variety of choices are available for the possible siting of the car park
and public lavatories. Choices over the design of these facilities depend upon
their degree of permanence, which in turn will be closely linked to the chosen
location. There are limited options for the restoration/ use of the cliff top area
and for the location of a new beach access ramp; however there will be a
variety of options for the future ownership and management of the new
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facilities and public spaces that this project will develop. The key options are
appraised below.
Car Park replacement
The existing car park can accommodate between 40 – 50 cars. The road
network to it is not suited to access by coaches. It is poorly maintained, has
an uneven surface and the pay-and-display machine has been removed due
to repeated vandalism. The toilet was also removed some years ago.
Car Parking revenue
It is difficult to gain an accurate picture of the potential income from the new
car park for various reasons.
•
Records of past revenue from Happisburgh Beach Road Car Park are
patchy, because at various times the pay-and-display machine was stolen
and vandalised, leading ultimately to its removal in 2007/8.
•
It could be argued that visitor numbers were low, compared with other
coastal villages, because of the poor state of the local environment and the
relatively poor access to the beach.
•
Hopefully the environmental improvements and the new beach access,
planned from the Pathfinder programme, will make the village more
attractive to visitors, increasing the car park usage and the duration of
people’s stay.
Estimates of the potential revenue from the car park can, however, be
informed by information gathered from extrapolating past revenue in line with
that of car parks elsewhere. The following table provides an indication of
seasonal revenue at the beach car parks at Overstrand, Weybourne and
Happisburgh.
Car park
Summer
revenue
09/10
Winter
revenue
09/10
Annual
revenue
09/10
% increase
06/07 to
09/10
Overstrand
21,898.63
3,990.42
25,889.05
43%
Weybourne
12,890.31
4,951.81
17,842.12
28%
4,192.24
1,599.77
5,792.01
-
Happisburgh
(estimated from
06/07 plus 35%)
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Highways issues
Informal (officer level) advice from NCC Highways Development Control
Officer is as follows:
“As you are aware the levels of lateral visibility at the junction of Beach
Road and Whimpwell Street are severely restricted. Approval of this
proposal would therefore be dependent on there being no increase in
vehicular movements at this junction.”
“I would therefore not offer an objection to this proposal subject to there
being no increase in the size of the car park and there being no
inclusion of additional facilities. Irrespective of the removal of existing
facilities i.e. the coast guard station and lifeboat house, given the
severely restricted levels of junction visibility, I would not wish to see
the car park substantially increased in size.”
Detailed comments in relation to the suitability of individual site options are
given in the options appraisal below.
Plan showing the car park location and beach access options considered
New Public Conveniences
It is most likely that the WC would be located with the car park, however, it is
entirely possible that it could be on an alternative site if this brings other
advantages and proves to be equally convenient for users of the facility.
Given that the likely locations for the car park are vulnerable to coastal
erosion in the fairly short term, it is probable that a re-locatable facility will be
the most appropriate, rather than one which is permanent.
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Beach Access Ramp
A new path and beach access ramp will connect the car park to the beach.
The most sustainable location for the ramp is likely to be to the south of
Beach Road. The options for the path will therefore depend upon the location
of the car park and the availability (and cost of acquiring) the land; however
the three key choices are identified on the above plan.
Conclusion
Car Park and toilets
It is considered that the car park and toilets should be reasonably close to the
beach and therefore of a temporary nature and capable of being ‘rolled-back’
as the coast recedes. Site B is the preferred site for the Car Park and it would
be preferable for the toilets also to be sited here. A kiosk of some kind could
also be located on the car park, which may help to raise revenue and improve
security. Happisburgh Coast Watch has expressed an interest in locating their
lookout facility to this site, which would provide a presence 365 day of the
year. Informal feedback suggests that development of this site for these uses
would be acceptable in principle. Negotiations for the purchase of this site
should commence as soon as possible.
A key decision will be the arrangement for the future ownership, management
and maintenance of these facilities. It is hoped that there will be sufficient
revenue generation from the car park to fund the ongoing costs; however,
further work needs to be done in order to develop a business case for this.
Once the business case has been completed, various options can be
evaluated; including developing the Capacity of Happisburgh Parish Council
to manage the facility and/or attracting interest a third party voluntary or
commercial organisation as an alternative to NNDC managing it.
Beach Access
The three principal options for connecting the car park to the proposed beach
access location are equally suitable, and the final decision might be
determined by the cost and availability of the land (or rights of access over it).
The pedestrian ramp would be designed so as to be able to ‘roll back’ as the
coast recedes. Planning permission would be required for the ramp and
therefore the design work should commence as soon as possible along with
negotiations to purchase, or secure rights over the land, in order to determine
its precise location.
Cliff top environment
The management of the restored cliff top environment may depend upon the
resultant ownership arrangements; however, the preferred use would be
public open space. Investigations will be undertaken into how the Pathfinder
fund can meet the on-going management of this area, perhaps by payment of
commuted sums from a specific fund.
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Key options for the siting of the car park and toilets
Ref
Access to
beach
Expected
life (yrs)
Benefits
Detrimental
Impacts
Mitigation
Vehicular
access
Issues
Outcome
A
good
10 – 12
NNDC owns access
Adjacent dwellings
(antisocial behaviour)
Attention to
boundaries
suitable
Flexible site area
Suitable
Adj.
existing
car park
Utilise plot of demolished
property
Part of site known to be in multiple
ownership (related to adjacent
dwellings)
Could be ‘rolling’ extension
to existing
Limited benefit over existing site
Sewerage for WC
B
good
Adj. to Mar
Di Gra
12 – 30
(Access lost at
12 – 15)
Some informal parking
uses at present
Adjacent dwellings
(antisocial behaviour)
Attention to
boundaries
suitable
Two separate owners
Preferred
Could potentially ‘roll back’ if/when
further threatened properties are
demolished.
Flexible site area
Sewerage for WC
C
good
Rear of
Beach Rd
D
good
40 – 100
Flexible site area
(Access lost at
12 – 15)
Sewerage for WC
> 100
Flexible site area
Rear of
Beach Rd
E
Adjacent dwellings
(antisocial behaviour)
Adjacent dwellings
(antisocial behaviour)
Sewerage for WC
good
80 – 110
Flexible site area
Field adj.
St Mary’s
House
Setting of Listed
Building and
Character and
appearance of
Conservation Area
Attention to
boundaries/
landscaping
Suitable (via site
B)
Attention to
boundaries/
landscaping
Unsuitable
(without
substantial
alterations)
Could be more permanent construction
and more substantial landscaping.
Unsuitable
(without
substantial
felling of mature
trees)
No known sewerage
Substantial planting
and bunding etc.
Third party owns access
Could potentially ‘roll back’ if/when
further threatened properties are
demolished.
Toilets need not be located on car park
site
Could be more permanent construction
and more substantial landscaping
Toilets need not be located on car park
site
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Unsuitable
without
substantial
improvements
Unsuitable
without
substantial
improvements
Unsuitable
Key options for the layout and use of the cliff top area
Area
Issues
Options
alternative
impacts/ issues
Benefits
Existing car park
with areas of hardstanding,
gravel and grassy banks
Level, grub-up surface, lay topsoil and seed
with grass or wildflower mix
Do minimum
Ongoing
maintenance
Environmental
improvement
Land occupied
by Mr Cutting
Unsightly, potholed, rough
surface, scrap vehicles,
residential caravan
Level, grub-up surface, lay topsoil and seed
with grass or wildflower mix
Do minimum
Ongoing
maintenance
Public open space
Environmental
improvement
Land owned by
the Hayward
family
Land where
houses will have
been
demolished
Land to South of
Beach Rd
Beach Road
Boundaries to this land are
likely to be affected by
demolition of houses and
relocation of car park
Foundations and debris
Loss of boundaries
Caravans sited (without
planning permission)
Road may become
redundant once houses are
removed
Continue to manage as part of wider area of
open land
Mowing, grazing
Level, remove debris, & foundations, lay
topsoil and seed with grass or wildflower mix
Part of land may be used to accommodate car
park and footpath
Level verges and manage as part of wider
area of open land
Potential to retain for occasional vehicular
access to beach (for works)
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Do nothing
Ownership
Ongoing
maintenance
Do minimum
ownership
Ongoing
maintenance
Environmental
improvement
Leave foundations
in place to ‘tell
story’
ownership
Public open space
ownership
Part of wider area of
coastal landscape/
open space
Part of wider area of
coastal landscape/
open space
Utilise as temp car
park
Do nothing
Easements only
Do nothing
20/07/2010
Ongoing
maintenance
ownership
Public open space
Part of wider area of
coastal landscape/
open space
Likely
cost
Next Steps
Action
Who
Notes
Investigate land ownership of likely
options
RY
Underway, first contacts made
Estimate capital cost of new car park,
WCs and beach access ramp
BF
Initial estimates received
Evaluate ownership and management
issues and options
NNDC
Meeting held with key NNDC officers
Investigate/ appraise options for third
party involvement (e.g. Coast Watch,
Coast Guard, RNLI, commercial
concession (e.g. ice cream kiosk))
BF/RY/
other
NNDC
Explore issues relating to planning
and other consents needed
RY
Develop business case for preferred
option, including a project continuity
plan for long-term maintenance of the
facilities created
RY?
Investigations into options of long-term funding (e.g.
commuted sums)
Community development support
RY/
NRCC
NRCC undertake work with HPC (and/or other
community group) to explore opportunities and risks
associated with ongoing ownership & maintenance
and build capacity as appropriate.
Negotiate terms for purchase of sites
and easements as necessary
BK/ IC
Design schemes for car park, ramp,
paths and open space etc.
BF/RY
Submit applications for planning
permission (and other consents)
RY/BF
Brief/ tender for contracts to
implement the scheme
BF/RY
Secure property purchase/ contracts/
easements etc
IC
Appoint contractors and complete the
project
BF/RY
No fundamental planning constraints
Benefit will derive from property demolition
Consultant to do design work
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