INTERREG IV(A) CHANNEL PROGRAMME
FOSTERING LONG TERM INITIATIVES IN PORTS
(FLIP)
TOR BAY HARBOUR AUTHORITY
Engineering and Technical study for Tor Bay
Harbour quays & corrosion resistance.
Sharing knowledge and best practice with
FLIP partners.
Study 1- Cost estimates and valuation
EU Interreg IVa Channel Programme FLIP project no.5675
Torbay Council:- ACTION (2.2.9) Engineering and Technical studies for Torquay, Paignton & Brixham
quays and corrosion resistance.
Study 1. Cost estimates and valuation survey of Tor Bay Harbours and Quays
Introduction
The study is intended to establish the reinstatement value of all quays, piers and jetties under their
ownership, in order to address future maritime infrastructure investment required with a view, in the short
term, of producing cost estimates for remedial works. This study forms one of three inter-related studies
commissioned by Torbay Council to examine the need to protect the infrastructure of the Tor Bay harbours
and assessing their value.
The studies are part funded under the EU Interreg IVa Channel Programme, FLIP (Fostering Long Term
Initiatives in Ports) project no.5675.The results from the studies provide an opportunity to share knowledge
with other FLIP port partners, to learn of common problems and identify technical solutions.. The FLIP project
also disseminates the study results to small and medium sized ports and harbours in the Channel area via
the project website: http://www.flip-ports.eu/
_________________________________________________________________________________
FLIP Project .The Conseil General de Seine Maritime (SMCC), based in Rouen, France, is the lead partner of an
Interreg IVa Channel programme project bid called FLIP (Fostering Long Term Initiatives in Ports). The project
aims to promote a sustainable cooperation between small & medium sized ports in the Channel area. The
project brings together 9 partners from the UK and France
TOR BAY HARBOUR AUTHORITY
HARBOUR VALUATIONS REPORT
Tor Bay Harbour Authority
Beacon Quay
Torquay
Devon
TQ1 2BG
Wallace Stone LLP
Royal Bank Buildings
High Street
Dingwall
Ross-shire
IV15 9HA
Tel: 01803 853321
Tel: 01349 866775
April 2015
Doc Ref – 1800/D/001 Rev0
This document was prepared as follows:-
Prepared By
Checked By
Approved By
Name
E. Carrick
T. Rea
T.Rea
Signature
and revised as follows:
REVISION STATUS INDICATOR
Page No
Date
Revision
Description of Change
Initial
TOR BAY HARBOUR AUTHORITY
HARBOUR VALUATIONS REPORT
CONTENTS
Page
1.
INTRODUCTION
1
2.
BRIXHAM HARBOUR
4
3.
TORQUAY HARBOUR
17
4.
PAIGNTON HARBOUR
31
5.
BABBACOMBE PIER
36
APPENDICES
Appendix A - Brixham Harbour Layout Plan
Appendix B - Brixham Harbour Photographs
Appendix C - Brixham Harbour Reconstruction Cost Estimate
Appendix D - Torquay Harbour Layout Plan
Appendix E - Torquay Harbour Photographs
Appendix F - Torquay Harbour Reconstruction Cost Estimate
Appendix G - Paignton Harbour Layout Plan
Appendix H - Paignton Harbour Photographs
Appendix I - Paignton Harbour Reconstruction Cost Estimate
Appendix J - Babbacombe Pier Layout Plan
Appendix K - Babbacombe Pier Photographs
Appendix L - Babbacombe Pier Reconstruction Cost Estimate
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1. INTRODUCTION
1.1 Background and Project Brief
As a pre-requisite to obtaining insurance cover for their marine assets, Tor Bay
Harbour Authority require to establish the reinstatement value of all quays, piers
and jetties under their ownership. To this end, they have instructed Marine
Consulting Civil Engineers Wallace Stone LLP to undertake brief inspections and
prepare valuation reports for the principal marine structures at Brixham, Torquay
and Paignton Harbours, and at Babbacombe Pier.
The brief for this Consultancy Service included requirements for:
Provision of a reinstatement value for all of the quays, wharfs and jetties
within the Harbour Authorities ownership, on the basis of the same method
of construction as the original structure;

Provision of brief comment upon the nature / type of construction of each
quay, wharf and jetty;

Provision of a very brief commentary on the condition of each of the
structures as inspected including any visible corrosion;

Provision of valuation calculations for each quay, wharf and jetty;

Provision of photographs to support the report comments as made.
The valuation report findings are to be provided as:-
1. Spread sheets detailing wharf / quay / jetty identities, total length of the
facility in question and total valuation.
2. A separate document providing the report findings and the other supporting
information and photographs, referencing the FLIP project and including EU
logos.
1
This document presents the report findings and supporting information as
required under Item 2 above.
This project is funded under the EU Interreg IVa Channel Programme, FLIP project
no.5675.
1.2 Methodology
Site visits to the Harbours at Brixham, Torquay and Paignton, and to Babbacombe
Pier, were carried out by a senior Chartered Civil Engineer between 03 and 05
March 2015, accompanied in each case by a member of Tor Bay Harbour staff.
Brief inspections of harbour structures were undertaken sufficient to determine
typical condition and construction details. Information gathered included notes
on structural details and condition, check dimensions, photographs and anecdotal
information, and such drawing information as was available at the Harbour Office
at each site. Further drawing information as available was obtained after the site
visits, from Tor Bay Council archives.
Following site visits and collation of information, cost estimates were prepared for
reconstruction of each structure in a form considered to match current
construction standards and techniques, assuming reconstruction either in a form
to exactly match the existing (e.g.: for mass concrete pier walls), or where deemed
more appropriate, to provide a structure of matching appearance to the original
construction (e.g.: stone quay walls replaced by mass concrete walls faced with
stone walling). Estimates prepared also allow in their pricing for recovery and reuse of a proportion of existing materials such as stone blockwork, rock-fill and rock
armouring, wherever this is deemed practicable and appropriate.
The structures inspected and valued include all quays, jetties, wharfs and slipways
at the four harbour sites. Valuations exclude floating structures such as pontoons,
their restraints and access
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bridges; buildings
or other structures located on quays or jetties, such as the Brixham Fishmarket or
the Torquay Harbour Bridge; and mechanical structures such as the Torquay Inner
Harbour cill gates.
3
2. BRIXHAM HARBOUR
2.1 General
An annotated layout plan for Brixham Harbour is provided in Appendix A,
showing the location of each structure referred to in this report. Photographs
showing typical details and condition of Brixham Harbour structures are
presented in Appendix B. Reference should be made to Appendix C for a
more detailed breakdown of the reconstruction cost estimate for each
structure.
The total cost of reconstruction of Brixham Harbour piers, quays and slipways
is estimated at £75,172,000 ex VAT.
2.2 Freshwater Walkway Quay Wall & Slipway
2.2.1 Description
Freshwater Walkway quay wall is a concrete quay wall supporting a concrete
surfaced public walkway behind. Steps between the Walkway and the car
parking area above it are also maintained by the Harbour Authority. The
grassed embankment between the Walkway and car park, and the car park
itself, are maintained by others.
Steel railings are provided on the Quay edge at steps locations, but no edge
protection is provided otherwise. The quay is accessible to the public over its
full length, and is used as a public footpath/promenade route.
The
unprotected Quay edge is marked with a white line and "Mind The Edge"
painted at regular intervals.
At the outer end of the Walkway, a concrete slipway runs at a slight angle to
the shore, with a sloping concrete faced revetment to its seaward edge. This
slipway
is
4
permanently
closed and no longer maintained by the Harbour Authority. For replacement
valuation, the slipway structure has been assumed as shore defence
structure, rather than as a working slipway structure.
A set of concrete boat access steps is provided from the Quay to Low Water
mark, near the junction with Oxen Cove Walkway. The quay and boat steps
are is fully accessible by the public. The approximate overall length of the
quay, measured along its edge is 130 metres.
2.2.2 Condition
The Freshwater Walkway concrete quay wall appears in satisfactory
condition. The Walkway surfacing, the stairs to roadway/parking above, and
the steel handrails provided on and adjacent to the stairs all appear in
satisfactory condition.
The Freshwater Slipway surface in poor condition, unsuitable in its current
condition for use as a public slipway, and is chained off to prevent access and
signed as closed to the public.
The Freshwater Boat Access Steps appear in satisfactory condition above
mid-tide level, becoming more worn, although still serviceable, towards low
water mark.
2.2.3 Valuation
The reconstruction cost of the Freshwater Walkway Quay is estimated at
£741,000.
2.3 Oxen Cove Walkway Revetment & Slipway
5
2.3.1 Description
Oxen Cove Walkway, a tarmac surfaced public pedestrian route running
between Freshwater Walkway and the inshore edge of the New Fish Quay, is
protected on its seaward edge by a rock armoured revetment. The area
inshore of the walkway comprises a car park and boat laydown areas. The
armoured revetment terminates close to the New Fish Quay extension, with
a slipway owned by Brixham Yacht Club forming seaward boundary at this
point. A public slipway is formed against the side of the Oxen Cove Walkway
revetment, half way along its length, with an upper section surfaced with a
concrete slab, and a lower section surfaced with precast concrete pavior
blocks. A raised concrete walkway is provided along the inshore edge of the
slipway, with a timber fender strip on its face, to aid boarding of small boats
after launching. The walkway and slipway are both fully accessible by the
public. The approximate overall length of the revetment and walkway is 255
metres.
2.3.2 Condition
The armoured revetment appears in satisfactory condition, and harbour staff
advise that no damage has been reported in the last 40 years. The slipway
surface of concrete and concrete block and the concrete boarding walkway
all appear of relatively recent construction and in good condition.
2.3.3 Valuation
The reconstruction cost for Oxen Cove Revetment and Slipway is estimated
at £882,000 ex VAT.
2.4 New Fish Quay & Extension
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2.4.1 Description
New Fish Quay, including the extension section completed in 2009, forms the
north and west sides of the MFV Harbour Basin, and comprises a variety of
quay structures formed either by sheet piled walls, circular piled cofferdams
or concrete deck on steel bearing piles. The most recent construction (2009
extension) comprises a structure of anchored sheet pile walls, with a concrete
deck supported on fill and on driven concrete precast piles (beneath
buildings). Adjoining (older) parts of the structure include a section of cellular
straight web sheet piled cofferdam construction, with a concrete deck
supported on fill within the cells, and a section of suspended concrete deck
slab supported on steel “rendhex” bearing piles. All the structures are
furnished with fendering, ladders and bollards. These quays support a
number of buildings including the Fishmarket, the Ice Plant and the Harbour
Offices. Note that buildings are not included in the valuation of any of the
quay structures in this report.
Public access to the New Fish Quay is restricted, controlled by fencing and a
security check-point. The approximate overall length of the quay faces is 400
metres.
2.4.2 Condition
The most recent (2009) construction appears in good condition.
It is
understood from discussion with Harbour Authority staff that the sheet pile
walls of this section are protected from low water/bacterial corrosion by a
cathodic protection system, and that this system is subjected to regular
inspection, testing and maintenance as required to maintain its efficiency.
Below water corrosion of this piling is therefore not considered to be a
problem. Above water (presumed lower stressed) sections of the extension
sheet piling are still protected by a largely intact paint coating system.
7
The older sections of quay wall/pile construction appear in satisfactory
condition. It is understood from discussion with Harbour Authority staff that
the straight web sheet pile cofferdams and the steel bearing piles in this
section of the structure are also protected from low water/bacterial
corrosion by a cathodic protection system, and that this system is subjected
to regular inspection, testing and maintenance as required to maintain its
efficiency. Below water corrosion of this piling is therefore not considered to
be a problem.
Above water sections of the cofferdam and bearing piles appear uncoated
and show signs of splash zone corrosion commensurate with their age.
Corrosion at this level is generally slower and more predictable in its rate of
progress than low water corrosion, and it is assumed that remaining design
life in these piles may be reliably estimated by reference to date of
construction, original coatings and original section thickness, and design
loading, with verification of estimated ongoing corrosion rates by sample
steel thickness measurements at next structural inspection. The age of the
cofferdam and bearing piles (over 30 years) is such that check steel thickness
measurement would be advisable as a matter of caution in the unprotected
above water zone if this has not been undertaken within the last 10 years.
Concrete decks, fenders, bollards and ladders in all areas appear in good or
satisfactory condition.
2.4.3 Valuation
The reconstruction cost for the New Fish Quay and its extension is estimated
at £12,494,000 ex VAT.
2.5 New Pier & East Quay
8
2.5.1 Description
New Pier forms the south side of the MFV Harbour Basin, and comprises an
old stone walled pier, surfaced with concrete and tarmac along its southern
edge, widened along the full length of its north (MFV Basin) face by addition
of a tied sheet pile wall with concrete capping beam, and surfaced with
concrete block paviors over granular fill. A stone dividing wall (former wave
wall) runs the length of the middle of the pier, between the original and the
newer construction. The south face of the pier is furnished with bollards,
vertical timber fender/rubbing strips and two sets of boat access concrete
steps. The north (MFV Basin) face is furnished with vertical timber
fender/rubbing strips with low friction facings. Public access is permitted on
the south side of the pier only. Underground fuel tanks are provided in the
newer north section of the Pier, at its junction with East Quay, but these are
understood to belong to others.
East Quay forms the east side of the MFV Basin, and is a tied sheet piled pier,
with a concrete capping beam around its edges, and a block pavior surface.
Fuelling hoses are provided on this pier, and slot drainage in the pier surface
runs to oil interceptors before discharge. The quay is furnished with fenders,
bollards and ladders. Public access is prevented on the north side of the New
Pier and the East Quay, by the security system in place for the New Fish Quay.
The south side of New Pier is fully accessible to the public. The approximate
overall length of the quay faces is 390 metres.
2.5.2 Condition
The New Pier original stone wall face appears in reasonable condition for its
age. Concrete surfacing on the south edge of New Pier appears worn (near
end of life condition) but still generally serviceable. Tarmac surfacing and the
stone dividing wall both appear in serviceable condition. The newer pier
sheet piled extension on the north face, its block paving, fendering and
bollards, all appear in satisfactory condition. East Quay sheet piled walls,
9
furnishings and surfacings all appear in satisfactory condition.
It is
understood from discussion with Harbour Authority staff that the sheet pile
walls of the New Pier and East Quay are protected from low water/bacterial
corrosion by a cathodic protection system, and that this system is subjected
to regular inspection, testing and maintenance as required to maintain its
efficiency. Below water corrosion of this piling is therefore not considered to
be a problem.
Above water sections of the cofferdam and bearing piles appear uncoated
and show signs of splash zone corrosion commensurate with their age, but to
cursory inspection this corrosion does not appear excessive. It is anticipated
that stress in the tied sheet pile walls at this level is likely to be significantly
lower than in the below water zone, with a corresponding reduction in the
significance of any loss of steel thickness through corrosion. Corrosion in the
above water zone is generally slower and more predictable in its rate of
progress than bacterial/low water corrosion, and it is assumed that, if
required, remaining design life in these piles may be reliably estimated by
reference to date of construction, original coatings and original section
thickness, and design loading, with verification of estimated ongoing
corrosion rates by sample steel thickness measurements at next structural
inspection.
2.5.3 Valuation
The reconstruction cost for the New Pier and East Quay is estimated at
£8,102,000 ex VAT.
2.6 Eastern (Crane) Pier
10
2.6.1 Description
The Eastern or Crane Pier is a stone walled pier with a concrete surface slab.
The pier is furnished with vertical timber fenders, steel ladders, and bollards,
and is concrete surfaced. A set of boat access steps is provided at the inner
end of the north (offshore) face. The pier is fully accessible to the public. The
approximate overall length of the two faces of the quay is 150 metres.
2.6.2 Condition
The stone side walls generally appear in serviceable condition for their age.
The inner end of pier shows signs of grouted repairs to its side walls, to
remediate displacement caused by reverse hydraulic pressure on a falling tide
following overtopping by an extreme tidal surge event. The pier’s concrete
surface slab, steps and furnishings all appear in serviceable condition. Refer
to photos in Appendix B for typical details and condition of structures.
2.6.3 Valuation
The reconstruction cost for the Eastern (Crane) Pier is estimated at
£1,756,000 ex VAT.
2.7 Old Fishmarket Quay
2.7.1 Description
Old Fishmarket Quay is a stone quay wall running between New Pier and
Strand Quay, capped with concrete or stone (depending on location), and
steel hand railings, with concrete and block pavior paving (public pavement)
and a public roadway behind. Concrete boat access steps are provided at 3
locations along the quay. The quay is fully accessible to the public. The Old
Fishmarket structure (canopy roof) is located on a concrete surfaced area
behind this quay, on the section between Crane Pier and Strand Quay. The
Old Fishmarket structure itself is classed as a building and is not therefore
11
included in the valuation of the quay. The approximate overall length of the
quay face is 140 metres.
2.7.2 Condition
The quay walls and steps appear in satisfactory condition for their age. Hand
railings and pavement surfacing all appear in satisfactory condition.
2.7.3 Valuation
The reconstruction cost for the Old Fishmarket Quay is estimated at
£1,521,000 ex VAT.
2.8 Strand Quay & Slipway
2.8.1 Description
Strand Quay is a stone quay wall, topped with modern coping stones and
decorative steel hand railings, with a concrete block pavior pavement and
public road behind. Concrete steps to shore level are provided at the junction
with Old Fishmarket Quay. Strand Slipway is formed against Strand Quay,
with an outer stone wall and a surface of stone setts. The quay and slipway
are fully accessible to the public. The approximate overall length of the quay
face is 90 metres.
2.8.2 Condition
The quay wall and steps appear in satisfactory condition. Hand railings and
paving appear in good condition. The slipway appears in satisfactory
condition.
2.8.3 Valuation
The reconstruction cost for the Strand Quay & Slipway is estimated at
£993,000 ex VAT.
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2.9 Southern Quay
2.9.1 Description
Southern Quay is a stone quay wall topped with concrete capping, with a
tarmac surfaced pedestrian walkway and vehicle access/parking area behind.
Drying out berths for vessel maintenance are provided at three locations
along the quay, comprising level concrete beams or slabs on the harbour bed,
and with vertical fender posts attached to the quay wall. Steel post and chain
rails are provided along most of the length of the quay edges. The quay is
fully accessible to the public. The approximate overall length of the quay
faces is 110 metres.
2.9.2 Condition
The quay wall, drying out berths and fenders all appear in satisfactory
condition. Tarmac surfacing appears in satisfactory to worn but serviceable
condition. Post and chain rails appear generally in satisfactory condition, with
some sections worn but serviceable.
2.9.3 Valuation
The reconstruction cost for the Southern Quay is estimated at £1,202,000 ex
VAT.
2.10 King’s Quay
2.10.1 Description
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King’s Quay comprises a length of precast concrete block quay wall, with an
older protruding section of stone walled pier, all finished with tarmac
surfacing. A pedestrian walking route and vehicle access route run inshore of
the quay edges. Steel post and chain rails are provided at the quay edges.
Concrete surfaced boat access steps are provided at the junction with
Southern Quay. The quay is fully accessible to the public. The approximate
overall length of the quay faces is 90 metres.
2.10.2 Condition
The quay walls and steps appear in good condition. Tarmac surfacing appears
in satisfactory condition. Post and chain rails appear generally in satisfactory
condition, locally worn but serviceable. The steel davit crane on the pier is in
poor condition and is understood to be scheduled for removal.
2.10.3 Valuation
The reconstruction cost for King’s Quay is estimated at £1,044,000 ex VAT.
2.11 Prince William Quay & Grenville Slipway
2.11.1 Description
Prince William Quay, also known in part as the Marina Walkway, is a quay
wall of precast concrete block construction, generally topped with a low
concrete wall (locally with steel railings at pontoon access bridges), and with
a concrete block pavior surfaced public walkway behind. Grenville Slipway is
a public slipway formed against the side of Prince William Quay, with a
concrete slab surface and an outer side wall of precast concrete block
construction. The quay and slipway are fully accessible to the public. The
approximate overall length of this structure, measured along the quay edges,
is 430 metres.
14
2.11.2 Condition
The quay wall, the upstand edge wall, the railings and block paving all appear
in good condition. The slipway surface and its side wall both appear in good
condition.
2.11.3 Valuation
The reconstruction cost for the Prince William Quay and Grenville Slipway is
estimated at £7,553,000 ex VAT.
2.12 RNLI Slipway, Breakwater Hard Slipway & Jetty
2.12.1 Description
The RNLI Slipway is a concrete slipway, lying between the Prince William Quay
and Breakwater Hard, with a rock armoured revetment to either side
connecting to the end of Prince William Quay and to The Hard slipways.
The Hard Slipways are wide concrete slipways overlying earlier listed WW2
slipway structures. A central 5m wide section of slipway extends fully to
seabed, below extreme low tide level. Otherwise, the sections of slipway to
each side extend to approx. Mean Low Water Springs level. There is a
concrete surfaced area for small boat storage and vehicle parking landward
of the slipways.
Breakwater Hard Jetty is a stone and concrete quay, with a concrete surface,
lying alongside the inshore end (inner face) of the Victoria Breakwater.
All structures are accessible to the public. The approximate overall length of
these structures, measured along their harbour-side faces, is 165 metres.
2.12.2 Condition
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The RNLI Slipway appears in satisfactory condition. The armoured revetment
appears in satisfactory condition. The Hard Slipways appear in satisfactory
condition. The Hard Jetty appears in worn but serviceable condition.
2.12.3 Valuation
The reconstruction cost for the RNLI Slipway, Revetment, Hard Slipways and
Hard Jetty is estimated at £1,232,000 ex VAT.
2.13 Victoria Breakwater
2.13.1 Description
Victoria Breakwater is a rubble mound breakwater, topped by a concrete or
stone and concrete wave wall on its outer face, and with a concrete crest slab
inboard of the wave wall, for vehicle and pedestrian access, running its full
length. Much of the stone or armour above low tide level on the outer face
of the breakwater appears to have been grouted or concreted into place. The
outer end of the breakwater inner face is formed by a steeply sloping
concrete surface laid over armour. There is a small light house located at the
end of the breakwater. The structure is accessible to the public over its entire
length. The approximate overall length of this structure, measured along its
centreline, is 900 metres.
2.13.2 Condition
The breakwater generally appears in worn but serviceable condition. The
wave wall appears in worn but serviceable condition. Localised loss of a few
top inner face armour stones was noted, presumed to arise from storm wave
overtopping, exposing fill below edge of concrete surface slab, but without
any significant undermining of the concrete surfacing at this time. A number
of local defects (potential tripping hazards) in the concrete access slab
surface were noted to have been marked with paint for repair. The outer
16
face of the breakwater is understood to be inspected by divers on a regular
basis, with any identified defects in facing or armouring being scheduled for
repair thereafter. The breakwater is understood to have relatively recently
required more significant repairs to its outer and inner ends following
damage from extreme storm events.
2.13.3 Valuation
The reconstruction cost for the Victoria Breakwater is estimated at
£37,652,000 ex VAT.
2.14 Breakwater Jetty
2.14.1 Description
The Breakwater Jetty is a disused fuel jetty, situated towards the outer end
of the Victoria Breakwater, apparently of reinforced concrete piled and
braced construction, with concrete deck. The structure is closed to access
and use, and may be scheduled for demolition in the future.
2.14.2 Condition
The jetty appears to be in a severely dilapidated condition.
2.14.3 Valuation
The structure is out of use, and has not been assigned a reconstruction value.
3. TORQUAY HARBOUR
3.1 General
An annotated layout plan for Torquay Harbour is provided in Appendix D,
showing the location of each structure referred to in this report. Photographs
showing typical details and condition of Torquay Harbour structures are
17
presented in Appendix E. Reference should be made to Appendix F for a more
detailed breakdown of the reconstruction cost estimate for each structure
within the harbour.
The total cost of reconstruction of Torquay Harbour piers, quays and slipways
is estimated at £64,219,000 ex VAT.
3.2 Haldon Pier
3.2.1 Description
Haldon Pier is a breakwater pier, with an outer (cranked) end which is
understood to be of later construction, possibly formed by a rock-filled
reinforced concrete caisson on a concrete foundation, incorporating a
reinforced concrete wave/crest wall and stepped concrete face on its
seaward side. The breakwater structure inshore of the presumed caisson
comprises an outer face of grouted rock armour and rock armour revetment,
topped by a concrete or concrete and stone recurved crest/wave wall, with
an inner face stone quay wall on a concrete base, filled between with rockfill or armour, and generally topped by a concrete deck slab, or with stone
surfacing in localised areas. The Pier is provided with two sets of concrete
surfaced boat access steps on its inner face. The inner face of pier is provided
with greenheart vertical fender/rubbing strips. The structure is accessible to
the public over its full length.
The approximate overall length of this
structure, measured along the inner pier edge, is 260 metres.
3.2.2 Condition
The presumed caisson section deck and its inshore appear in sound condition.
The stepped outer end/outer face concrete shows local areas of cracking of
arises and spalling of surfaces typical of reinforced concrete suffering from
chloride penetration to reinforcement depth. The concrete wave wall on the
rest of pier has been recently repaired by application of sprayed concrete. It
18
is presumed that this repair work was undertaken in response to chloride
induced reinforcement corrosion. Some hair-line cracking of the sprayed
concrete coating was noted, which may be drying shrinkage, but this should
be monitored in ongoing structural inspections to ensure there is no
underlying issue with the effectiveness of the repair work undertaken to
date.
The seaward face rock armour appears in sound condition, and it is
understood that this was re-constructed recently, with the import of a
significant quantity of new rock armour. The concrete deck slab is generally
in serviceable condition, but has cracked and settled in some areas, causing
localised areas of ponding of water on its surface in wet weather. A section
of the pier infill material and slab, toward the outer end of the pier, is
understood to have been grouted to support crane pad loadings. The pier is
understood to otherwise be restricted to a 20 tonne gross vehicle weight
limit.
3.2.3 Valuation
The reconstruction cost for Haldon Pier is estimated at £18,493,000 ex VAT.
3.3 Beacon Quay & Slipway
3.3.1 Description
Beacon Quay is a recent structure (c.2003), understood to be of precast
concrete box construction over a mass or reinforced concrete base. The quay
length includes two World War II slipways, and the older concrete
Yachtsmen's Steps which lie adjacent to South Pier. The quay face is fitted
19
with vertical hardwood fender/rubbing strips. Beacon Quay is surfaced with
timber decking, forming a public walkway and seating area, from the
Yachtsmen's Steps to the start of the dinghy storage area which lies next to
Beacon Slipway. The dinghy storage area is concrete surfaced. Curved metal
railings are provided along the full length of the quay edge. The Harbour
access road runs behind the Beacon Quay walkway. A public slipway of
recent construction (c.2003) is provided at the junction with Haldon Pier. This
slipway is formed with one face against the inner end of Haldon Pier whilst
the exposed wall on the other side is of precast concrete box construction
matching that of Beacon Quay. The slipway deck is formed of large precast
concrete slab sections. Details of the WW II slipways are provided separately
in the section below. The approximate overall length of this structure,
measured along quay edges, is 166 metres.
3.3.2 Condition
Quay walls, timber decking, roadway, railings and walkway furnishings all
appear in good condition. The older "Yachtsmen's Steps" and the concrete
wall behind appear in satisfactory condition. The side wall of the slipway
appears generally in good condition. The slipway slab appears generally in
good condition. At the bottom of the slipway, a step in the joint between
precast slipway slabs, and a slight misalignment on the side wall suggest that
there may have been some displacement or settlement of the slipway toe or
its foundation after construction.
3.3.3 Valuation
The reconstruction cost for the Beacon Quay and Slipway is estimated at
£5,793,000 ex VAT.
3.4 World War II Slipways
3.4.1 Description
20
These Grade 2 listed structures, which lie in front of the middle of Beacon
Quay, comprise two half-tide slipways from World War II, with sloping
suspended concrete decks supported on concrete beams and concrete piles
or columns. No access or use is currently permitted due to their poor
condition.
3.4.2 Condition
The structures appear in poor condition, with no access permitted to the
public or to harbour staff. It is understood that these structures are not used
or maintained in any way. The age of these structures is such that they are
likely to be suffering from chloride penetration induced corrosion of
reinforcement. Their appearance when viewed from a distance suggests
cracking and spalling of concrete soffits and arises as associated with chloride
penetration to reinforcement depth.
3.4.3 Valuation
It has been assumed that in the event of loss there would be no obligation to
reconstruct, and the structures have therefore been assigned no
reconstruction value.
3.5 South Pier
3.5.1 Description
The South Pier is formed by stone side walls and a concrete deck, extended
along its southern face by a reinforced concrete deck supported on steel
“Rendhex” box piles.
Each pile is fitted with a vertical hardwood
fender/rubbing strip. Steel boat access steps are provided at the inshore end
21
of the south side of the quay, set into the suspended concrete deck, and
supported on the harbour bed by a concrete landing pad. The outer end of
the pier is formed by a semi-circular stone walled roundhead, forming the
south side of the entrance to the Inner Harbour.
A stone built historic furnace for rendering bark to produce preservative for
nets is located at the outer end of the pier. A set of stone steps is also
provided at the outer end of the pier, on the face adjacent to the Inner
Harbour entrance. An area leased by Torquay Fuels, and fenced off from
public access, is situated on the suspended slab section of the pier. The
approximate overall length of this structure, measured along its centre line,
is 96 metres.
3.5.2 Condition
The stone pier walls appear in serviceable condition. The suspended concrete
deck appears in serviceable condition. The supporting steel box piles appear
corroded but serviceable. There are signs of bacterial/low water corrosion
on the piles at the low water mark. It is noted that these piles are not fitted
with a cathodic protection system as necessary to prevent such corrosion.
Corrosion is also apparent in the above water section of these piles.
Measurement of steel thicknesses at next structural inspection, and
comparison with design loading would be required to estimate remaining
above water design life, and installation of cathodic protection would be
necessary to eliminate the risk of the unpredictable corrosion rates which
occur with bacterial/low water corrosion.
The steel railings around pier appear in serviceable condition. The pier
concrete surfacing is worn but in serviceable condition. Timber fendering
appears in serviceable to good condition, depending on location. The steel
steps appear in serviceable condition, but also appear to lack the protection
of a cathodic protection system.
22
3.5.3 Valuation
The reconstruction cost for the South Pier is estimated at £4,032,000 ex VAT.
3.6 Old Fish Quay
3.6.1 Description
Old Fish Quay is a stone quay walled pier which originally formed the north
side of Inner Harbour entrance, which appears to have been extended by two
tied sheet piled walls on its west face, supplemented by concrete walls at tieins, to create a triangular shaped quay. The quay has a concrete deck. A set
of concrete boat access steps is provided on the west face of the quay. A
steel davit crane is provided on the south face of the quay. The approximate
overall length of this structure, measured along its quay faces, is 64 metres.
3.6.2 Condition
The stone and concrete portions of the quay walls appear in worn but
serviceable condition. The sheet pile faces show signs of bacterial/low water
corrosion around the low tide mark, with a possible corrosion hole just below
the access steps, although this may be the enlargement of a pre-existing
construction opening by corrosion. Nevertheless, low water corrosion is
present, and it is noted that these piles are not fitted with a cathodic
protection system as necessary to prevent such corrosion. Corrosion of
sheet piles is also apparent in the above water zone, but this is likely to be
less critical than low water corrosion for a tied sheet pile wall. If residual life
of above water pile sections is required this should be assessed at next
structural inspection by comparison of remaining pile section with design
loadings. Residual life for below water piles can only be ensured by the
installation of a cathodic protection system.
23
The pier deck is worn but serviceable. It is understood from discussion with
Harbour staff that the davit crane is inspected and certified at intervals as
required by regulations for this type of lifting equipment.
3.6.3 Valuation
The reconstruction cost for the Old Fish Quay is estimated at £1,597,000 ex
VAT.
3.7 North Quay & Vaughan Parade
3.7.1 Description
North Quay and Vaughan Parade are stone quay walls topped by metal
railings, forming the north-west face of the Inner Harbour, with a public
pavement/walkway area behind. The quay faces are provided with vertical
hardwood rubbing strips at regular intervals. One set of concrete surface
boat access steps, with low level landing, is provided at the junction between
North Quay and Old Fish Quay. The approximate overall length of this
structure, measured along the quay face, is 200 metres
3.7.2 Condition
The stone quay walls and metal railings appear in serviceable condition.
Timber fenders appear recent, and in good condition. The concrete steps and
platform appear in serviceable condition. The pavement/walkway surfacing
behind the quay walls appears in good condition.
3.7.3 Valuation
The reconstruction cost for the North Quay and Vaughan Parade is estimated
at £3,356,000 ex VAT.
3.8 Victoria Parade Quay
3.8.1 Description
24
Victoria Parade Quay is a stone quay wall topped by metal railings, forming
the south-east face of the Inner Harbour, with a public pavement and road
behind. The quay is provided with vertical hardwood rubbing strips at regular
intervals along its face. Two sets of concrete surface boat access steps, with
low level landing, are provided along this length of quay. The new Inner Dock
Pontoons are accessed from this Quay, via a hinged bridge with security gate.
The quay is accessible to the public over its full length. The approximate
overall length of this structure, measured along the quay face, is 210 metres
3.8.2 Condition
The stone wall and metal railings appear in serviceable condition. Timber
fenders appear recent, and in good condition. The concrete steps appear in
serviceable condition.
3.8.3 Valuation
The reconstruction cost for the Victoria Parade Quay is estimated at
£3,747,000 ex VAT.
3.9 The Strand Quay & Slipway
3.9.1 Description
The Strand Quay is a stone quay wall, topped by steel railings, forming the
north-east side of the Inner Harbour Basin, with pavement, public seating and
flowerbeds behind. A stone sett surfaced slipway is provided at the junction
of Vaughan Parade and The Strand, running parallel to The Strand, with its
other side formed by a stone wall. The quay structure is accessible to the
25
public over its full length. Use of the slipway is restricted by a barrier. The
approximate overall length of this structure, measured along the quay face,
is 110 metres.
3.9.2 Condition
The stone quay and slipway walls, railings, pavement and furnishings all
appear in good condition. The slipway surfacing appears in satisfactory
condition, except for a few missing setts at the toe of the ramp. It is
understood that this slipway is now seldom used.
3.9.3 Valuation
The reconstruction cost for the The Strand Quay and its Slipway is estimated
at £2,158,000 ex VAT.
3.10 Princess Parade
3.10.1 Description
Princess Parade is a concrete suspended deck structure supported concrete
beams, on concrete columns with piled foundations. A high relief concrete
surfaced revetment (wave spending slope), is provided below the deck. The
deck carries a public walkway/harbour-side pedestrian area. Buried sheet
piling is provided at the bottom of the revetment, apparently as anti-scour
protection.
The Parade walkway comprises two straight sections of
pavement and flowerbeds, with a semi-circular section at lower level
between, extending out into the Harbour. The harbour-side edge of the
Parade is provided with steel railings. The Parade is paved with concrete
slabs and pavior blocks.
Steel lamp standards are provided along the
harbourside edge of the Parade.
26
The structure is accessible to the public over its full length. The approximate
overall length of this structure, measured along its harbour-side face, is 340
metres.
3.10.2 Condition
The concrete deck and beams appear in competent condition.
These
elements have been repaired/refaced and fitted with an impressed current
Cathodic Protection system, presumably following corrosion of reinforcing
steel and associated damage to cover concrete caused by long term salt
(chloride) penetration. The supporting concrete columns and concrete wave
spending revetment below the deck appear in serviceable condition. Surface
slabs and paviors, flowerbeds, railings and lamp standards all appear in good
condition.
3.10.3 Valuation
The reconstruction cost for the Princess Parade is estimated at £5,440,000 ex
VAT.
3.11 Princess Pier (Inner Section)
3.11.1 Description
Princess Pier (inner section) is a 19th century mass concrete breakwater pier
which supports a slightly later structure of steel lattice girders with timber
deck, forming a public boardwalk. The steel girders are supported on steel
columns which are founded on the top of the breakwater, and overhang the
outer face of the breakwater, supported on a single line of octagonal steel
bearing piles to seabed. Handrails are provided on either side of the walkway,
with built-in lighting columns and benches. The outer end of the boardwalk
structure widens to a platform which previously supported an entertainment
building (now demolished). This platform is again supported on steel lattice
girders, but these overhang both the inner and outer faces of the Breakwater,
27
supported on reinforced concrete struts on the inner face, and on reinforced
concrete struts and steel piles on the outer face. The approximate overall
length of this structure, measured along its centreline, is 250 metres.
3.11.2 Condition
The Breakwater pier concrete walls are in worn and weathered condition
commensurate with their age, but they appear to remain structurally sound.
The steel structure which supports the timber deck was not visible at close
enough quarters to inspect, but it is understood that inspection and
maintenance work has been undertaken on the structure in recent years. The
timber deck is in good condition where it has been recently replaced (inshore
end), otherwise its condition varies from worn but serviceable to poor and in
need of replacement. There are clear signs of recent local repairs to replace
or cover (with plywood) some failed or rotten sections of decking
It is
understood from discussion with Harbour staff that a Contract to replace
some or all of the poor condition decking is to be let this season. The decking
on the widened outer end of this inner pier section, (at each side close to the
Old Timber Pier structure) is fenced off to prevent access and to provide a
reduced width safe access over the width of the concrete breakwater
structure only. The timber boarding on either side of this access way appears
to be rotten, and the concrete struts which support the deck girders on each
side of the breakwater at this area appear to be in poor and potentially
unsound condition. The steel piles which support the outer side of the
Princess Pier deck support steelwork were observed to be corroded, although
low water corrosion was not specifically noted.
These piles are not
understood to be fitted with a cathodic protection system to prevent low
water corrosion, so the presence of such corrosion somewhere on the piles
should be expected.
Measurement of steel thickness and assessment of
loading would be required to determine residual capacity after corrosion
losses, and installation of a cathodic protection system will be necessary if
ongoing structural capacity is to be assured thereafter. Investigation of
28
above water corrosion (above the zone that can be protected by cathodic
protection) will also be necessary if ongoing structural life is to be confirmed.
3.11.3 Valuation
The reconstruction cost for the Princess Pier (Inner Section) is estimated at
£11,000,000 ex VAT.
3.12 Princess Pier (Old Timber Pier)
3.12.1 Description
The Old Timber Pier is a dilapidated timber and steel structure located on the
seaward face at the junction between the inner and outer sections of the
Princess Pier.
3.12.2 Condition
The Old Timber Pier appears in very poor structural condition. Access to the
structure is not permitted due to its condition, and it is understood that it is
to be scheduled for demolition in the near future, when budget allows.
3.12.3 Valuation
It has been assumed that this structure would not require to be re-built in the
event of loss, and it has therefore not been assigned a reconstruction value.
3.13 Princess Pier (Outer Section)
3.13.1 Description
Princess Pier (outer section) is a mass concrete breakwater pier. Three sets
of boat access steps are provided on its inner face.
Metal railings are
provided along the full length of the outer face, and at steps recesses on the
inner face. Occasional galvanised steel ladders are provided on the inner
face; with vertical hardwood fender/rubbing strips either side. The pier is
furnished with modern lighting columns, and older bollards. The pier is
29
accessible to the public over its full length. The approximate overall length
of this structure, measured along the inner pier edge, is 200 metres.
3.13.2 Condition
Breakwater pier walls are worn and weathered commensurate with age, but
appear to remain structurally sound. Some erosion of construction joints and
faces is apparent in local areas of the inter-tidal zone, but no major defects
were apparent on cursory inspection. The concrete deck slab is worn and
cracked in places, but still appears structurally sound. Some localised repairs
to the surface required to eliminate potential tripping hazards. Concrete boat
access steps on the inner pier face appear in sound condition.
Steps
previously present on outer face have been recently in-filled with concrete.
Railings generally appear in competent condition, but one broken fence
standard (fenced off) was noted on the seaward pier face.
3.13.3 Valuation
The reconstruction cost for the Princess Pier (Outer Section) is estimated at
£8,603.000 ex VAT.
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4. PAIGNTON HARBOUR
4.1 General
An annotated layout plan for Paignton Harbour is provided in Appendix G,
showing the location of each structure referred to in this report. Photographs
showing typical details and condition of Paignton Harbour structures are
presented in Appendix H. Reference should be made to Appendix I for a more
detailed breakdown of the reconstruction cost estimate for each structure
within the harbour.
The total cost of reconstruction of Paignton Harbour piers, quays, walls and
slipways is estimated at £11,956,000 ex VAT.
4.2 East Quay & Slipway
4.2.1 Description
East Quay is a breakwater pier with stone side walls, a concrete wave wall on
its seaward face, and concrete surfacing. The outer end of the pier has a low
level concrete landing platform, with timber fendering, extending around to
its seaward face, accessed by concrete steps on the inner face. This platform
appears to be supported on steel sheet piling. Galvanised steel railings are
provided around the end of the pier, and along the full length of the inner
face, with access gates to the quay edge where necessary. Concrete boat
access steps are provided on inner quay face adjacent to slipway toe. The
quay inner face is provided with mooring bollards and steel ladders.
A public slipway with concrete surface, and with an outer face formed by a
stone side wall, is built against the inshore end of the inner face of East Quay.
The quay and slipway are accessible to the public over their full length. The
approximate overall
31
length
of
this
structure, measured along both inshore and seaward quay faces, is 245
metres.
4.2.2 Condition
The stone quay walls on the inshore and seaward sides of the pier appear to
be in sound condition. The seaward wall has a more recent concrete toe
beam cast along part of its outer end. The concrete wave wall appears in
serviceable condition.
The concrete surfacing to the quay appears in
serviceable condition. The concrete end platform appears in fair condition.
The steel piling beneath the concrete platform shows an apparent corrosion
hole on its seaward face. There is no sign of any cathodic protection to this
piling to prevent low water corrosion. The slipway concrete surface in good
condition, and the slipway side wall appears sound, and in competent
condition.
4.2.3 Valuation
The reconstruction cost for East Quay and its Slipway is estimated at
£4,442,000 ex VAT.
4.3 South Quay
4.3.1 Description
South Quay is a stone quay wall, topped with a concrete capping, abutting
the access road to East Quay. A set of concrete steps from the area adjacent
to the East Quay slipway connects to a low level concrete boat access
platform running along the toe of the South Quay wall. Galvanised steel
railings are provided along top of wall, at the side of the tarmac surfaced
public pavement. The quay is accessible to the public over its full length. The
approximate overall length of this structure, measured the quay face, is 55
metres.
4.3.2 Condition
32
The wall stonework and the lower concrete platform appear in sound
condition. Localised areas of the platform surface were noted to be smooth
and slippy, presenting an increased slip/fall risk. Steel railings appear in
sound condition.
4.3.3 Valuation
The reconstruction cost for South Quay is estimated at £1,011,000 ex VAT.
4.4 Roundham Road Harbour Walls
4.4.1 Description
Two sections of stone retaining wall, either side of a rock outcrop, and
running between the South and West Quays, form the boundary between the
Harbour and Roundham Road. The walls have stone cap stones supporting
steel railings. These railings continue along the top of the rock outcrop,
supported on concrete capping. The walls are accessible to the public over
their full length. The approximate overall length of this structure, measured
the quay face, is 105 metres.
4.4.2 Condition
The stone walls appear sound, with no obvious defects, although the section
adjacent to the South Quay has some grass/undergrowth present on its face,
between joints.
4.4.3 Valuation
The reconstruction cost for Roundham Road Harbour Walls is estimated at
£1,722,000 ex VAT.
4.5 West Quay & Slipway
33
4.5.1 Description
West Quay is a stone quay wall with one set of concrete steps to shore level,
and a tarmac surfaced road/dinghy storage area behind. A dog-legged
slipway with a concrete surface and stone/concrete side wall, is attached to
the south end of the West Quay wall. The quay and slipway are accessible to
the public. The approximate overall length of the quay face is 33 metres.
4.5.2 Condition
The tarmac surface appears in good condition. The stone quay wall and the
slipway side wall appear in sound condition. The slipway concrete surface
appears in worn but serviceable condition.
4.5.3 Valuation
The reconstruction cost for West Quay and its Slipway is estimated at
£588,000 ex VAT.
4.6 North Quay
4.6.1 Description
North Quay is a breakwater pier, with stone side walls, a concrete deck
surface, and a stone wave wall along its seaward face. The inner face is
provided with steel ladders, mooring bollards and greenheart timber rubbing
strips/fendering. Two sets of concrete boat access steps are provided at the
outer end of the quay, on its inner face. Steel public benches are provided on
the deck at the outer end of quay. Steel fencing is provided to the quay edge
from the boat access steps to the end of quay. Boat storage is provided along
most of the length of the quay, against the wave wall and separated from the
public by Heras type fencing. The quay is otherwise accessible to the public
34
over its full length. The approximate total overall length of the inshore and
seaward quay faces is 264 metres.
4.6.2 Condition
The inner and seaward stone quay walls and the stone wave wall appear in
sound condition.
The concrete deck surfacing appears in serviceable
condition. Ladders and bollards appear in fair condition. Timber fendering
appears recent and in good condition. Fencing and furniture appear in fair
condition. Toe beam concrete appears in good condition. Boat Access Steps
appear in fair condition down to landing platforms. The older steps below,
from the low level landing platforms to the toe beam level, remain sound but
are worn/eroded to unusable/unsafe condition.
4.6.3 Valuation
The reconstruction cost for North Quay is estimated at £4,193,000 ex VAT.
35
5. BABBACOMBE PIER
5.1 General
An annotated layout plan for Babbacombe Pier is provided in Appendix J,
showing the location of each structure referred to in this report. Photographs
showing typical details and condition of Babbacombe Pier structures are
presented in Appendix K. Reference should be made to Appendix L for a more
detailed breakdown of the reconstruction cost estimate for the Pier and
Approach structures.
The total cost of reconstruction of Babbacombe Pier and Approach is
estimated at £951,000 ex VAT.
5.2 Babbacombe Pier & Approach Structure
5.2.1 Description
Babbacombe Pier is a concrete pier with concrete surfaced deck, and a
concrete wave wall on its seaward face. Concrete boat access steps are
provided at seaward end of the inner face of the pier, with galvanised steel
handrail. The concrete surfaced approach structure to the pier is formed with
a stone wall along its inshore face, with rock outcrops forming the opposite
(seaward) face. Galvanised steel railings are provided along the inshore
(waterside) edge of approach structure.
The Pier and Approach are
accessible to the public over their full length. The approximate overall length
of the Pier and Approach, measured on their centre line, is 75 metres.
5.2.2 Condition
The pier and approach structures are in worn condition in all their elements,
with cracking of wall faces and slab surfaces, and areas of erosion on edges
and arises apparent, but the structures overall still appear competent. Some
minor repairs to concrete surfacing are required to reduce potential trip
hazard
risks
for
36
public users.
5.2.3 Valuation
The reconstruction cost of Babbacombe Pier and its approach structure is
estimated at £951,000 ex VAT.
37
Appendix A - Brixham Harbour Layout Plan