RE-PRICING OF 12 MONTH MOORING PERMITS 2015 MOORING AREA REPORT FOR YORKSHIRE Introduction This report provides the rationale for mooring price decisions for 2015. VAT is payable at the rate set by the government for the date when the permit is purchased. Profiles of privately operated sites in the area are appended. We researched and compared their prices with the Canal & River Trust rates to inform our judgements, but because this data is commercially sensitive it has not been included. Local Market Overview Moorings are spread across the Yorkshire area between York to the North, Sheffield to the South, Goole to the East and to Leeds to the West. Main waterway access points to other areas are at; Keadby (River Trent to the East Midlands) Marsden (Huddersfield Narrow Canal, inclusive of the Standedge Tunnel to the North West) Leeds Basin (Leeds and Liverpool Canal to the North West) Sowerby Bridge (Rochdale Canal to the North West) Selby (River Ouse to North Yorkshire and Humber) Goole (Aire and Calder Main Line to the Humber) Sites within Yorkshire, that are along the Leeds and Liverpool Canal, are included in the Pennines market area report. Both the Huddersfield Broad and Narrow Canals, classed as Pennine but in the Yorkshire region, do not have any directly managed mooring sites. In addition to our own long term moorings, there are circa 2400 berths provided by private operators. Thus the total market comprises of around 2800 berths. No new berths have been added to the Yorkshire area since the last review. Yorks 2015.pdf5 11 page 1 of
Analysis of auction vacancies Total Auctions (inc. Relists) Since April 2012 Total Successful Auctions Total No. of Bidders Current Site Name Capacity Clarence Dock Leisure 20 48 17 17 Clarence Dock Residential 6 48 3 5 Knostrop Lock 4 1 0 0 Woodlesford Lit 11 9 8 11 Woodlesford Unlit 5 9 5 6 Castleford Cut 14 9 3 4 Whitley Lock 19 17 8 9 Pollington 20 10 7 13 Stanley Ferry, Zone A 9 5 4 12 Stanley Ferry, Zone B 14 4 3 5 Stanley Ferry, Zone C 30 34 17 23 Kings Road Offside 6 3 2 7 Kings Road Towpath 7 3 3 3 Foxholes 10 2 2 4 Salterhebble Basin 10 6 5 10 Brighouse Basin (over 10m) 14 14 6 9 Brighouse Basin (under 10m) 6 14 4 5 Horbury Basin 7 3 3 6 Broad Cut 19 20 7 8 Fall Ing 8 5 4 9 Fall Ing Non-Resi 1 5 1 1 Halifax Arm 8 4 1 1 Bramwith Lock Fenced 6 7 7 13 Bramwith Lock Offside 17 12 3 8 Bramwith Lock Towpath 10 12 6 9 Keadby Lock 5 9 1 2 Tinsley Marina 33 14 8 8 Melbourne Arm 11 8 2 2 Selby Lock 13 15 7 9 Eastwood Lock (Elec) 8 4 2 2 Eastwood Lock (non-elec) 2 4 2 2 Doncaster Wharf 12 13 4 5 Long Sandall Lock (<10m) 18 10 7 15 Long Sandall Lock (>10m) 17 10 7 7 Yorks 2015.pdf5 11 page 2 of
Private Operator Reference Sites We have identified the following privately operated mooring sites as being the most relevant to the CRT sites for price comparison purposes Stanley Ferry Private Marina Lemonroyd (BWML) Apperley Bridge Marina Tulleys Marina Stanilands Saville Town Basin Rodley Boat Centre Brief profiles these privately operated sites are summarised in an appended table. Challenges to Pricing Decisions We have made the pricing recommendations below based on a thorough review of auction results and local knowledge. It is our policy, set at Board level, to set prices which reflect market rates and to compete fairly with private operators. The Trust has neither powers nor duty to provide subsidised moorings. If you feel that the price decision made for your mooring site is unjustified having read this report, we ask that you write to the Head of Direct Managed Moorings explaining why you think it is the case. Please explain the reasoning for your challenge including evidence such as price and descriptions of nearby privately operated mooring sites. We will not amend the price without this evidence. We will consider your representation and respond in writing within two working weeks. If you are not satisfied with the response, you may request that the matter is dealt with through our formal complaints procedure. Yorks 2015.pdf5 11 page 3 of
Pricing Conclusions The table below summarises our site-by-site conclusions across the area. Prices include VAT @ 20%. Site Name Aire & Calder Navigation 2014 Price Price from April 2015 Notes on Pricing Decision Knostrop Lock 70.08 70.08 Woodlesford Lit 98.84 101.81 Woodlesford Unlit 94.09 96.91 Castleford Cut 74.76 76.63 Whitley Lock 97.70 97.70 Whitley Lock Island 84.95 84.95 Pollington 83.92 86.43 This site is set just off an industrial landscape to the South of Leeds. Current issues with dredging mean that a fourth space cannot be auctioned. No real comparatives in the area and no improvements made. This popular site is based South of Leeds and is in a rural environment. These moorings have lighting, With little movement, spaces generally go quickly here and perform well given the right size. Nearby competition offers a larger range of facilities, inclusive of fencing, and at a higher cost. This popular site is based South of Leeds and is in a rural environment. These moorings do not have lighting. With little movement, spaces generally go quickly here and perform well given the right size. Nearby competition offers a larger range of facilities, inclusive of fencing, and at a higher cost. Based close to Castleford town, popular site.. Some issues with depth has prevented the auctioning of a couple of berths. Site is quite rural, although M62 passes over the navigation nearby. Little turnover on site, but when vacancies arise they have struggled to sell at auction. There have been no improvements made at this site this year with local competition being a boating club. Moorings based upon staging on the lock island. All the same attributes as the main site but lower pricing to reflect loss of land based amenity and proximity to facilities, parking, etc. There have been no improvements made on this area of the site this year. Set in a rural area, this site hs very little churn and is popular at auction. The access road has been resurfaced over the last year at significant cost. This improvement has been greatly received, with further refurbishment of lighting, Yorks 2015.pdf5 page 4 of 11
Clarence Dock Leisure up to 18.3m Clarence Dock Leisure up to 15.3m Clarence Dock Leisure up to 12.2m Clarence Dock Residential Stanley Ferry, Zone A Stanley Ferry, Zone B Stanley Ferry, Zone C 1,850.00 1,850.00 1,547.00 1,547.00 1,234.00 1,234.00 2,550.00 2,550.00 120.39 126.42 118.01 123.91 99.49 101.98 Birkwood Lock 76.81 80.65 Kings Road Offside 78.53 82.45 Based in an inner city setting, pricing has continually been lowered at this site. Current pricing, and split on berth sizes offered, has yielded significant results over the last year with the site now being almost full. There is no comparative operator in this area and no improvements have been made. Based in an inner city setting, this category was created last year and has helped to increase site numbers to near capacity. There is no comparative operator in this area and no improvements have been made. Based in an inner city setting, this category was created last year and has helped to increase site numbers to near capacity. There is no comparative operator in this area and no improvements have been made. Based in an inner city setting, this category was created last year and has helped to increase site numbers to near capacity. There is no comparative operator in this area and no improvements have been made. Set in a semi-rural area, this is the smallest area of the Stanley Ferry site. There is very little churn on this part of the site and is extremely popular at auction. Reasonably close to the facilities which have seen improvements made this year. Set in a semi-rural area, this is the mid sized area of the Stanley Ferry site. There is little churn on this part of the moorings and vacancies are always popular at auction. Reasonably close to the facilities which have seen improvements this year, Set in a semi-rural area, this is the largest area of the Stanley Ferry site. Due to its size, there is a fairly large amount of churn with some form of space available on a regular basis. This site usually sells well at auction. There have been improvements made to the facilities block this year, This 3 berth site is based on the offside in a quiet rural area in between Kings Road and Stanley Ferry. There is no turnover at all at this site with the last space becoming available about 9 years ago, therefore, no auction data. There are no facilities at this site nor have there been any improvements. Local competitors don't really match the location, facilities or size. Site is set in a pretty rural location, approx. 1 mile from the village of Altofts. Little churn and spaces usually sell well at auction. Closest competitor charges more but offers a larger range of facilities. There have been no improvements made here by the Trust. However, a larger degree of autonomy has been passed to customers mooring here, some of whom are classed as volunteers. Yorks 2015.pdf5 page 5 of 11
Kings Road Towpath 75.31 77.19 Foxholes 76.81 78.73 Calder & Hebble Navigation Salterhebble Basin 105.20 107.83 Brookfoot Lock 56.57 58.27 Site is set in a pretty rural location, approx. 1 mile from the village of Altofts. Little churn and spaces usually sell well at auction. Closest competitor charges more but offers a larger range of facilities. There have been no improvements made at this site. Site is set in a pretty rural location, approx. 1 mile from the village of Altofts. Moorings are at the opposite side of the Kings Road sites. Little churn and spaces usually sell well at auction. Closest competitor charges more but offers a larger range of facilities. There have been no improvements made at this site. Based in a semi rural area, and off main roads nearby, the moorings have been extremely popular with little churn and spaces usually sell well at auction. There have been no improvements made at this site and the gatehouse awaits refurbishment. Closest competitor offers larger range of facilities for slightly lower pricing. Set in an old lock chamber, the moorings could be considered rural apart from some industry to one side. Consisting of one berth only, this rarely becomes available. Brighouse Basin, over 10 metres 102.17 104.72 Set in quiet area aside the town of Brighouse. A site which has benefitted from some of the customer base mooring here becoming volunteers. Larger berths are more popular here. Brighouse Basin, up to 10 metres Horbury Basin Residential 95.21 95.21 144.21 147.82 Broad Cut 93.55 95.89 Fall Ing Residential 111.87 120.27 Set in quiet area aside the town of Brighouse, this pricing regime applies to smaller boats only and up to 10 metres in length. These are not as popular as the larger berths and price is held. These residential berths are set in quiet semi-rural area, off the main road. There is usually very little movement with the larger berths on site. This is a unique setting (within an old lock/wharf area). The site benefits from residential status. Some fencing improvements made back in 2013 have improved the safety of the site. Continuation of berth holder only access to some facilities and most reactive jobs completed within 24 hours also. Mooring site is set in a rural back drop with some nearby housing and a public house. The site has seen improvement this year with re-installation of the access gate and a new lock. The moorings themselves are now at capacity. No real competitors nearby, those further afield offer more facilities for around the same costing. 8 residential berths set just outside the City of Wakefield. Has become popular. Localised improvements for some berths are currently being carried out, with larger ones such as the sanitary station and bin store, benefitting all residents during 2015. Recent completion of large scale veg works, continuation of berth holder only access to facilities/parking and Yorks 2015.pdf5 page 6 of 11
most reactive jobs completed within 24 hours also. Fall Ing Non Residential 103.20 103.20 Halifax Arm 56.96 58.39 Pocklington Canal Melbourne Arm 69.95 69.95 Selby Canal Selby Lock 106.92 109.59 Singular mooring set just off residential berths. This mooring comes without electric. No improvements made to the berth but will benefit from new bin store area currently being constructed. Based on the towpath on a dead end arm. One boat currently on site, with 2 auctions yielding results. Further auctions awaiting publication. Moorings are set in a very rural location and just off from the small village of Melbourne. There is little turnover of late and no nearby competitors that would be a suitable match. No major improvements over the last year, other than a flood light. Site is set on the outskirts of the market town of Selby and is a gateway onto the River Ouse. Local competitor charges significantly more but offers a larger range of facilities. There have been several safety improvements made this year, white lining noting fall from height, replacement of some rotten boarding on pontoon areas and some replacement of small areas of anti-slip. Sheffield & South Yorkshire Navigation Eastwood with Electric Eastwood without Electric 109.83 112.57 105.90 108.55 Set just off an industrial landscape, this area of the Eastwood site has electric hook-up and is a popular site with little churn. Set just off an industrial landscape, this area of the Eastwood site has no electric hook-up. Still popular with little churn. Doncaster 103.78 106.38 Moorings are based close to the town centre of Doncaster. The moorings can be quite popular given the right space. Latest vacancy exceeded the guide. Long Sandall, over 10 metres 106.61 106.61 Recent larger spaces have yielded low results from low demand. Smaller berths, and less than the 15.3 metre mark have had to be relisted. Comparable pricing for local competitor is significantly more, however, the services offered are far greater also. Long Sandall, up to 10 metres 95.44 95.44 Smaller boats, and up to 10 metres, Types of boats each vacancy attracts GRP day boats. Comparable pricing for local competitor is significantly more, however, the services offered Yorks 2015.pdf5 page 7 of 11
are far greater also. Sheffield & Tinsley Canal Tinsley Leisure 111.53 116.94 Based in the top 2 ponds of the Tinsley Flight, current vacancies are filling steadily at auction. Some improvements have been made on site this year. Tinsley - Residential 170.28 161.77 Based in the top pond of the Tinsley Flight, the Trust has residential permission for 12 berths. These have struggled to sell at auction and the guide price is being reduced to reflect this. Stainforth & Keadby Canal Bramwith Fenced 114.30 117.16 Bramwith Offside 111.75 114.55 Bramwith Towpath 110.82 113.59 Keadby 96.52 96.52 Set in a rural location, some 2 miles from Stainforth/Barnby Dun. Current spaces being auctioned. A local competitor charges more per metre but offers larger range of facilities. Set in a rural location, some 2 miles from Stainforth/Barnby Dun. Current spaces being auctioned on this area and upcoming improvements including a new access path from the lock (lowside only) will improve things for berth holders. Further plans with regards to veg management will finalise this years improvements here. A local competitor charges more per metre but offers larger range of facilities. Set in a rural location, some 2 miles from Stainforth/Barnby Dun. Larger spaces appear to be in demand on this area with smaller spaces taking time to be taken-up by the market. This area of the moorings benefitted from veg works towards the back end of the Summer. A local competitor charges more per metre but offers larger range of facilities. Site set aside Keadby village and on the Yorkshire networks gateway to the River Trent, the moorings are within an industrial backdrop. Upcoming improvements to road, drainage and rubbing strip will mean major investment in a relatively small site. Jenny Whitehall Head of Direct Managed Moorings Yorks 2015.pdf5 page 8 of 11
Yorkshire - Mooring Site Comparisons Site Setting Mooring Amenity Facilities Saville Town Basin Based quite nearby the town centre and within industrial area, site boasts chandlery and slipway. Boats also built and fitted - out in this location. Good access to local facilities and amenities, with public houses/restaurants nearby. Easy access to the site by car and foot. Moorings are based in Dewsbury which offers a great many shops and amenities. Services on site include boat repair, fit-out, Calder Valley Marines main office, public house, coffee shop. Off-Line. Water, Electric, Car Parking, Boat Sales/Repair, Cranage, Slipway, Chandlery. Stanley Ferry Private Marina Majority of craft at this site are moored off-line whilst others are on-line on the towpath. Area is quite busy around the moorings as there are other users who frequent the public house or perhaps come to see the boats. Site located directly opposite Stanley Ferry Zone A and within proximity of Zones B & C. Facilities are modest and comprise of diesel/gas, chandlery slipway and car park. Based in the shadow of public house/restaurant, on site facilities comprise of shower, toilets and electric. CRT facilities are also quite close. Easy Access by car. Short walk from car park to pontooned area where some of the main moorings are. Other craft are moored elsewhere around the site on towpath. Main amenities around the site include the Stanley Ferry public house and chandlery operated by the marina itself. It is believed that they offer Diesel, Boat Repair and other boat related items. Small general store is located a short drive away in Stanley itself. Off- Line - Marina Style/On-Line Towpath. There is electric and water available on site, however, CRT offers sanitary station a short walk or cruise from site. These facilities consist of Male and female toilet areas with shower, elsan, pump-out, water and rubbish disposal. It would not be surprising in the least that customers at this site, or a good fraction of them, use these facilities. There appears to be no security measures in place at the site, apart from the fact that they do have an onsite office and presence - this probably in working hours only Yorks 2015.pdf5 page 9 of 11
Apperley Bridge Marina Moorings are quite near to residential developments and there appears to be no conflict between each user. Site is adjacent busy towpath. Based in small off-line marina, this space is leased from CRT. Facilities on site comprise of water and electric on pontoon, rubbish disposal, pump-out and showers. Nearby amenities can be found in local village and comprise of public houses and general stores. Access to the site is onto hard standing car park. Access to boats is through gated entrance and on to pontooned area. Site offers an on-site chandlery and other boat repair/cranage at Saville Town Basin, Dewsbury. There are some nearby public houses, shops and takeaways a short walk or drive away. Off-Line - Marina Style. Water and car parking. There appears to be no evident security at the site, however, as the farm house is quite close this could offer some security. Gated entrance to car park. This is often open through the day but could be closed or even locked outside of normal daytime hours. Rodley Boat Centre The site is a working boat yard which is based in the majority off-line. Directly opposite well used tow path. Site is nearby to residential areas, although it is possible to access rural areas nearby. Moorings are based on the Leeds and Liverpool canal, approx. 6 miles west of Leeds. Nearby village of Rodley offer excellent amenities. Facilities on site comprise of water, diesel, pump-out and security. Access to the site is easy by car and foot. There are some local amenities a short walk or drive away consisting of shops and public houses. Off-Line - Off-Side. Water, Electric, Car Parking. No apparent security, however there is evidence that operators may live on site. Stanilands Site is considered as semi-rural and is on the outskirts of the small town of Thorne. Moorings are based on the South Yorkshire Navigation at Thorne. Good access to site by both car and foot. Site is based near the small town of Thorne which offers all imaginable amenities. Off-Side - Off-Line. Car Parking, Boat Repair, Club House, Electric, Water, Slipway, Dry Dock. Fencing and barrier are present. Tulleys Marina Moorings are situated near to industrial estate and in an urban location. It is purported that surrounding areas are a high crime area. Moorings are linear in style and are based on the South Yorkshire Navigation, commercial stretch of waterway. Facilities comprise of Elsan, water, security fencing, gas, diesel and non-secure car parking. Gated access to the moorings. Short walk to moored craft. Short walk or drive to local amenities which include shops and bar. On-Line - Off-Side. Elsan, Water, Security Fencing, Gas, Diesel, Storage and Car Parking. Security fencing is present on both the car parking and mooring areas. Yorks 2015.pdf5 page 10 of 11
Fairies Hill Moorings are based on old Fairies Cut, off the Aire & Calder Navigation Wakefield Arm. They are in a rural landscape, set just off an industrial one. Chandlery, coal, gas. Short walk to local amenities Elsan, Water, Parking, Security. Lemonroyd Marina (BWML) Moorings are in a green and pleasant area, although some noise would be created by the train line running adjacent. There is also an oil terminal nearby, fed by freight vessels. Pontoon style marina, based near Woodlesford, south of Leeds. Facilities include electric, car parking, lighting, fencing and rubbish disposal. CRT facility block nearby comprising of water, elsan and toilet. Site is easily accessible by car and foot from Woodlesford, although this would be a long walk. From the car parking area, customers walk along hard standing onto gated pontoon area or around bank side to gain access to moored craft. The nearby village of Woodlesford offers a huge range of shops and amenities. These include small supermarket, newsagents/general store, public houses, takeaways, small businesses - including auto care shop. Moorings are based Off-Line and are marina in style Facilities on site comprise of electric, water, elsan, toilet, lighting, car parking, Partial Security. Site has a security fence around those areas of the main moorings that are against land. The pontooned areas are accessible through a locked gate only. Car park has a gate. As this was once a former CRT site, we still own and lease the lock house properties. It is therefore determined that there would be some form of security from these occupants, however, this cannot be fully relied upon. Yorks 2015.pdf5 page 11 of 11