What you will find here are all questions which have been raised by members of the public over the years - during the exhibition and consultation stages - and in recent weeks. They are in no particular order.
If you require a more detailed response have a query not covered by this list, please use the Contact page.
We will answer directly and also put the question & response here.
Or you can contact us on Facebook - @mumblespierproject
What is the link between the pier and the development?
The scale of foreshore development is based on the sum needed to restore the pier. The pier owners are not developers; they are a family firm who want to invest in the future of the area. Their aim is to recycle the proceeds from land-sales into funding the restoration project. It is the estimated amount needed to do this work, less site preparation and planning costs, which will determine the eventual size & scale of the development scheme.
If the project is limited in size to a single storey then there would not be sufficient cash generated to restore the ageing pier. This was specifically recognised by Swansea Council in planning guidelines published in 2009.
A key condition of the outline consent granted in 2011 (as aSection 106 legal requirement) is for pier restoration work to be undertaken within the first phase of foreshore development.
Has the pier been properly maintained?
The pier is subject to year-round maintenance and repair activity. It has cost close to £30,000 a year to do this work. However, since the ban on the use of lead-based paints and other strict environmental controls, it has been increasingly difficult to stop the creeping effect of salt-water corrosion. Many sections are now beyond repair and total replacement of the superstructure and decking is now required.
How much will it cost to restore the pier?
The latest estimates from independent assessors is that it will cost just over £3 million to restore the stem section of the Grade II listed structure. This will require using modern, anti-corrosive materials to a rigorous specification which retains as many original features as possible. Engineering consultants have recommend a full replacement of the steel superstructure and decking.
The RNLI have financed the reconstruction of the pier head to accommodate a new multi-million pound lifeboat house. Their involvement has helped reduce the overall cost from a higher sum but a substantial amount still needs to be found.
Why not get a grant?
When the restoration project was originally proposed, privately-owned piers were not eligible for grant aid from sources such as the Heritage Lottery Fund or Welsh Assembly Government. Even now it is virtually impossible. The owners, who are a local family firm, therefore needed to find a commercial solution given that some £800,000 has already been spent on working up the proposals.
This not-for-profit method of recycling development proceeds into pier restoration work remains the most robust and sustainable option.
Won’t a multi-storey hotel change the Mumbles headland?
Whilst the hotel development will be sited at the headland, the design is required to fit into existing landscape contours. An assessment package which accompanies the planning application includes visualisations that show the level of impact from onshore locations. Samples of these are shown in the Before and After section.
For the avoidance of any doubt, there are no plans to blast into the Headland. Besides causing significant safety problems and possible site destabilisation, it would not be acceptable on environmental grounds. There is no reference to blasting in any documentation or statements provided by AMECO Ltd and it is wilfully misleading for anyone to suggest otherwise.
Update: The proposed headland development has been reduced to five stories with a footprint no larger that the existing former nightclub.
Will the development obstruct views of the Mumbles Lighthouse
There is no evidence to support this claim but you can decide for yourself from approved images in the Before and After section of this website.
Example shown below is a view from Oystermouth Square after development. (magnified view)
Does the scheme meet local planning policies?
The principle of development on the foreshore was introduced in 2006 by the Swansea Bay Regeneration Action Strategy which is an independently produced study jointly commissioned by Swansea Council and the Welsh Government.
Swansea Council subsequently adopted a published Development Framework in 2009 based on the strategy which led to statutory Supplementary Planning Guidance. Each step was subject to consultation.
This statutory guidance must be taken into consideration by a planning applicant, along with current planning policies. In the case of Mumbles Pier and Foreshore, the planning guidance document agrees the overall principle of development but states what type is acceptable in various parts of the site - and what is not. This has been done by dividing the site into areas (Coastal Strip, Headland and Pier) and specifying the kind of development would be allowed in each area, e.g. residential, hotel, restaurant, etc. The guidance also spells out obligations towards environmental safeguards and other responsibilities.
Note: Planning consents for the pier reconstruction and lifeboat house were approved in April 2011. Outline consent for the foreshore development was granted in June 2011 (finalised in December 2011). The application was acknowledged as a 'departure' from the existing Unitary Development Plan (UDP). The Welsh Government however declined to exercise its powers to intervene. Planning permission for foreshore development was renewed in 2016.
For the further avoidance of doubt, the development site lies outside the boundaries of the Mumbles Conservation Area - both existing (yellow) and proposed (pink). See below.
What about the lifeboat?
The RNLI introduced a new larger Tamar-class lifeboat at Mumbles by 2015. This is housed in a brand new modern lifeboat house at the end of the pier. The decking and railings accompanying the new building are the same as will be used to restore the main pier.
The old lifeboat house has been retained for future use. One possible option is as a landing platform for visiting pleasure craft. We hope to give more information on this aspect as work progresses.
What about the local ecology?
An extensive range of ecological surveys has been carried out by independent assessors who have looked at the potential effect on wildlife habitats and protected species within the site and its surroundings. Little adverse impact is anticipated other than during the construction period. New nesting perches have been provided in areas unaffected by construction work. These are already well used..
Proposals, which will be fully reviewed by the local planning authority, include appropriate mitigation measures and an Ecological Management Plan to safeguard existing habitats and look at enhancing local biodiversity once the site is fully operational.
Is there a danger of flooding?
The planning consent from 2011 recognises the potential for a "1-in-100 year wave event". As such, the requirement for all habitable areas within the residential development to me set above a minimum level of 8.8 metres above sea level. Minimum levels along the road and car park areas should not be less than 7.4 metres and all buildings must be designed to incorporate flood resilience measures.
Much of the existing site is already at the required levels. The ground floor of the apartment block will accommodate undercroft car-parking.
Do we need another hotel?
The project includes a new hotel on the headland. Our own commissioned market research tells of a net loss of over 400 bed spaces in Mumbles and Gower. The inclusion of a resort hotel and/or holiday apartments within the development is intended to enhance the area and help restore Mumbles as a regional tourist & visitor destination. This aspect has been widely welcomed by businesses in the locality.
What guarantee is there that the pier will be re-built?
There is a legal commitment (Section 106) attached to the outline planing consent that the pier will be restored (in part of whole) prior to the commencement of foreshore development. AMECO will use private borrowing to finance this commitment and repay loans using proceeds from selling foreshore land holdings for development.
Update: Reconstruction work commenced 1st June 2018
Is this going to be a green design development?
Most definitely. Whilst the final designs will have to meet rigorous sustainability requirements. The development will make extensive use of glass and reflective materials, given that the development is north-facing. The aim is to achieve exceptional energy ratings as well as feature as an example of good practice in environmental design.
What kind of consultation has been carried out?
A pre-application exhibition was held at the pier in June 2010. This received a good response. Visitors were invited to give their postcodes and we recorded that some 62% of those who viewed the proposals live within a 2.5 mile radius of the development site. This information is included in the planning application.
The exhibition was publicised in the South Wales Evening Post & Western Mail and also in BBC Wales & ITV Wales news bulletins.
The proposals have also been the subject of two successive consultation exercises in 2009 by Swansea Council. These dealt with the contents of a Development Framework which set outs land uses for the site. The pier owners gave a presentation to the Mumbles Development Trust and have attended several other public meetings.
Since planning consent was granted, pier owners AMECO Ltd have also ensured that the local community has been kept informed on progress through various press articles and publications - such as this website and targeted social media.
How are sports and activities affected?
It has been a policy to maintain and promote leisure and sport activities associated with the pier and foreshore. The new pier head has new bespoke platforms for sea-anglers. In addition, the owners have made sure to enable a commercial sales and supplies outlet for bait & tackle. On-going talks have been happening with the local rowing club to find alternative anon-site location when the lease on their existing building lapses in 2019. This will include boat storage, changing facilities plus shower and toilets.
There have also been informal discussions with third parties for a heritage/visitor centre to be incorporated into the completed development.
Isn’t the development inside the Gower’s AONB?
The site is actually on the fringes of the Gower Area of Outstanding Natural Beauty (AONB). This was recognised in 2009 when the principle of development and potential land uses were approved by Swansea Council.
The Council consulted widely with environmental & statutory bodies prior to adopting a Development Framework as Supplementary Planning Guidance.
Will access to the foreshore become restricted?
Not at all. The plans actually increase the amount of public space with a new boardwalk and pavilion frontage creating a net 30% increase in 'public realm'. The ambition is for future development phases to link the boardwalk from the pier to the Knab Rock car park frontage allowing unrestricted (and safe) pedestrian movement.
You can see the extent of public areas shown in the current planning application. Click this link - it may take a little time to load
Clearly there will need to be adequate security for apartment residents but this is only in relation to the rear (cliff face).
What about rights of way?
There are established rights of way across the site. These will be safeguarded by the development. As stated, improved access and an expanded public realm are very much a part of the overall scheme.
The pier site now includes a section of the Wales Coastal Path.
Will common land be affected?
The original scheme previously included a small proportion of common land needed for additional car-parking (at the Big Apple location). This is no longer required for the hotel development option.
Won’t the hotel development cast a shadow?
Not at all, the site faces north-west and the design of the hotel building will ensure that the entire site, along with the south beach, continues to enjoy day-long sunshine.