RE-PRICING OF 12 MONTH MOORING PERMITS 2015 MOORINGS AREA REPORT FOR GLOUCESTERSHIRE & WORCESTERSHIRE 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 This area comprises the River Severn as far as Stourport and the Gloucester & Sharpness Canal from Gloucester southwards to Sharpness where the canal locks out onto the River Severn estuary to the Bristol Channel. Coastal and wider boats can be accommodated along this stretch of the network. The area also includes the Worcester & Birmingham Canal, as far as Hopwood Tunnel and the Droitwich Canal and Stourport Basins on the Staffordshire & Worcester Canal, offering a variance of interesting and pretty cruising rings. Never far from the M5, these navigations offer a convenient and attractive option for boat owners living throughout the South West as well as the Midlands. CRT do not have any directly managed moorings on the River Severn. There are approximately 2000 online and offline linear, basin and marina mooring berths in this market area. Droitwich Spa Marina opened in spring 2012, supplying 238 new berths on the Droitwich Canal. The CRT mooring sites have a good level of churn, with vacancies often becoming available and we are generally seeing steady results from auctioned vacancies. At some sites where we have struggled to fill berths, we have reduced the reserve price in an effort to attract customers. Droitwich Spa Marina is not yet full to capacity. Other mooring operators on the Canals and River Severn area included in this report said that they had some vacancies available at the time of our research. Analysis of auctioned vacancies Total Auctions (inc. Relists) Since April 2012 Total Successful Auctions Total No. of Bidders Current Site Name Capacity Netherwich Basin 10 60 6 6 Purton South 9 17 8 9 Patch Bridge South 16 34 9 13 Splatt Bridge 20 27 17 27 Fretherne South 6 5 4 4 Page 1 of 8
Fretherne North 13 21 10 13 Saul Junction 18 32 10 13 Parkend Bridge 11 20 6 7 Sellars Bridge 6 27 7 7 Monk Meadow 40 112 28 37 Llanthony Pontoons 5 18 6 8 Stourport Basin 32 40 7 8 Stourport Basin - Lower Pontoons 12 39 4 4 Stourport Lower Basin WB 12 20 3 3 Tibberton Towpath 10 27 3 3 Dunhampstead 3 9 0 0 Tardebigge South 1 15 4 4 Bittell (Electric) 10 1 1 1 Bittell (non-elec) 10 1 7 7 Private operator reference sites We have identified the following privately operated mooring sites as being the most relevant to the Trust sites for price comparison purposes: Sharpness Marine Saul Junction Marina Saul Junction Boat Owners Association Victoria Basin (BWML) Slimbridge Boat Station Tewkesbury Marina Bredon Marina Lower Lode Hotel Upton Marina Stourport Marina Stourport Yacht Club Droitwich Spa Marina Alvechurch Marina (ABC leisure) Worcester Marina (ABC leisure) Diglis Basin (BWML) A comparison of key characters of the CRT and reference sites is shown in the appendix. 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. Page 2 of 8
Pricing conclusions The table below summarises our site-by-site conclusions across the area. Prices include VAT @ 20%. Site Name 2014 Price Price from April 2015 Notes on pricing decision Alexandra Quay 143.83 147.43 This site was set up specifically to accommodate two hotel boats. Therefore, there have been no auctioned mooring berths marketed at all for this site. The berths have access to water & electricity Llanthony Pontoons 128.88 128.88 Monk Meadow (per berth) These pontoon moorings are just outside of Gloucester Docks, near to the vibrant Gloucester Quayside development of shops, cafes & restaurants. There has been quite a high turnover of berths at this site. We have sold 6 berths over the last 3 year period, with 1 berth selling slightly above the guide price. The site shares facilities on the pontoons with passing boats. There are a few visitor mooring berths at the southern end of the site, so the site access is not exclusive for mooring permit holders. 8m 797.78 598.34 18.5m 1,804.94 1,353.71 There has been a high turnover at this site. The reserve price was lowered to 25% off the guide price in 2013 to encourage sales. We have applied a permanent price reduction on the guide price to retain our existing customer base. 20m 1,958.11 1,468.58 Sellars Bridge 113.93 113.93 This towpath site is set on the outskirts of Gloucester City, near to Quedgeley & Hardwicke. The site itself offers a basic unsecured towpath mooring. Empty berths have been slow to sell on auction. This site offers little in the way of facilities and there is no scope for site improvements. Page 3 of 8
Parkend Bridge 113.93 113.93 This towpath site is set in a rural part of the Gloucestershire countryside, on the outskirts of Gloucester City. The site offers a basic unsecured towpath mooring in a quiet location. Empty berths have been slow to sell on auction. This site offers little in the way of facilities and there is no scope for site improvements. Saul Junction 124.88 124.88 This is a basic off-side mooring on the outskirts of Saul, a rural village setting, with nearby boatyards & a marina. There have been 8 mooring vacancies sold at auction in the last 3 year period, which have sold either at reserve, or just a little above the reserve. The only 3rd party mooring data available for comparison was Saul Marina at 137.10, although the marina offers much more in the way of amenities and facilities. The current price for this site is set quite competitively. Fretherne North 116.89 116.89 This is a basic towpath mooring on the outskirts of Frampton on Severn, a pretty village setting with many nearby amenities and good transport links to nearby towns and villages. This is a popular site with some churn. The only 3rd party mooring data available for comparison was Saul Marina at 137.10, although the marina offers much more in the way of amenities and facilities. Fretherne South 119.22 119.22 This is a small off-side mooring site on the outskirts of Frampton on Severn, a pretty village setting, with many nearby amenities and good transport links to nearby towns and villages. The site has benefitted from recent works to increase the number of mooring rings available on site, as well as having a new metal plate pile capping installed all along the moorings. The only 3rd party mooring data available for comparison was Saul Marina at 137.10, although the marina offers much more in the way of amenities and facilities. The current price for this site is set quite competitively. Splatt Bridge 135.84 135.84 This site is set in a rural part of the South Gloucestershire countryside and offers a basic unsecured offside mooring in a quiet village location. We have had a quite a high turnover of moorings over the last 3 years and 20 berths have been sold at auction in that 3 year period with 3 of these selling in excess of the guide price. The site has benefitted from a new pedestrian access gate, which was installed to deter walkers from accessing the site. Patch Bridge 119.22 119.22 This site is set in a rural part of the South Gloucestershire countryside. The site itself offers a basic unsecured offside mooring in a quiet location. There has been a lot of churn at this site but vacancies have sold. There are no facilities available and no scope for site improvements. Page 4 of 8
Purton South 135.84 139.24 This is a popular tranquil mooring site, near to the end of the G&S Canal. The moorings are on the edge of a pretty village, with views across the Severn Estuary to the Forest of Dean. There has been quite a high turnover of moorings at this site and we have sold 9 berths at auction over the last 3 year period. Only one berth sold above the guide price and the rest (in the main) have sold at, or near to the reserve price. The average price attained has been 123 per metre. With berths selling well at auction. There have been improvements to repair the broken concrete along the mooring access path in recent times, as well as some spot remedial iron work repairs to the pile capping. Tibberton 97.78 88.01 This site is not a popular site on auctions, as there's no real demand for towpath moorings in this area. The site is not at full capacity. The nearest private site for price comparison is Worcester marina, who charge 200 per metre, but the marina offers a wide range of facilities and is close to Worcester City Centre Dunhampstead 97.78 88.01 This site is quite remote, with poor road access, so it's not popular on auctions. There's no real demand for towpath moorings in this area. We haven't sold any vacancies at auction at this site in the last 3 years. There is 1 vacancy at the moment. Bittell (non elec) 115.76 115.76 Vacancies at this site have been difficult to sell on auction. There have been several instances of anti-social behaviour at this site, which might explain why there's been a relatively high turn-over of berths. There are also some depth issues all along these moorings, which means that boats cannot always moor up against the edge. Alvechurch Marina is the closest private mooring site and they charge 200 per metre for a fully serviced mooring berth. Bittell (elec) 127.26 130.44 There has been no turnover of vacancies at this site in recent times. The only berth that was sold went at the reserve price. The nearest private mooring for comparison is Alvechurch Marina, who charge 200 per metre. The current price for this site is set quite competitively. Tardebigge South 134.14 134.14 Part of these moorings were closed down in Spring 2014. The nearest private site for comparison would be Alvechurch Marina, who charge 200 per metre - but this is a fully serviced site, with a wide range of facilities to their customers. There has been some churn but vacancies have sold well at auction Page 5 of 8
Tardebigge Basin 134.14 137.49 This area of Tardebigge Basin services just 1 boat. Tardebigge (elec) 146.82 150.49 There has been no turnover of vacancies at this site. The nearest private site for comparison would be Alvechurch Marina, who charge 200 per metre - but this is a fully serviced site, with a wide range of facilities to their customers. Netherwich Basin 106.33 90.38 This is a relatively new mooring site, with 10 pontoon mooring berth, set within a pretty park in Droitwich Spa. The moorings have a secured access gate, but unfortunately there are no onsite facilities available and very few facilities at all on the whole of the Droitwich Canal. The site has struggled to sell and the reserve was lowered to 75% of guide. A permanent reduction has been applied to the site. Droitwich Spa Marina opened in 2012 and their mooring price (for a fully serviced site) is 159 per metre. Stourport Upper Pontoons 135.40 113.97 Vacancies at this site have been advertised several times before being sold. We have reduced reserve price to 25% off guide price in effort to sell berths here. The lighting on the pontoon bollards has recently been upgraded to LED lighting, but there has been no other investment in these moorings that would make the site more appealing. A permanent reduction has been applied to the site. Stourport Upper Basin 135.40 142.17 These moorings are against the basin wall, off Mart Lane and can accommodate 2 boats. The pricing for mooring here is significantly cheaper than comparable 3rd party marina moorings in Stourport (Stourport Marina costs 267 per metre). Stourport Lower Wide-Beam Basin Stourport Lower Pontoons 124.03 105.43 121.77 103.50 Berths are difficult to sell on this site and we've reduced the reserve price to 25% off the guide price in an effort to sell berths here. A permanent reduction has been applied to the site. We have sold 3 berths at this site in the last 3 years, all at the reserve price - attracting an average of 91.20 per metre. Mooring site waterway wall improvements works taking place here between Oct-14 and Feb-15 and the pontoons are due to be fixed to the new wall. However, there has been little demand for berths on this site. A permanent reduction has been applied to the site. Jenny Whitehall Head of Direct Managed Moorings Page 6 of 8
Appendix Gloucester & Sharpness Canal private moorings Site name Mooring style Approx number leisure moorings Site setting Site amenity Current vacancies? Victoria Basin Layby/basin 58 Basin within the Docks Marina with pontoons Yes No Sharpness Marine Offline 195 Old Arm at the end of the G&S Canal Marina with pontoons Yes Yes Saul Junction Marina Layby/basin 169 Opened May 2008 280 berth marina with fully serviced facilities on site. Yes Yes Saul Junction Boat Owners Assoc. Slimbridge Boat Station Offline 19 Offline moorings on the Stroud Arm Shared water points No Yes online offside 38 In a small village close to the Wildlife & Wetlands Trust off-side linear moorings (some with electric) No Waiting list? Yes River Severn private moorings Site Name Setting Mooring amenity Facilities Tewkesbury Marina Bredon Marina Lower Lode Hotel Upton Marina Stourport Marina Located in a rural location on the River Avon near Tewkesbury, close to the junction with the River Severn via Avon Lock. Set in a rural location on the River Avon, on the Worcestershire & Gloucestershire border, close to the M5 & M50 motorways. Rural location near Forthampton, looking across the River Severn to Tewkesbury. Located off the River Severn close to Upton upon Severn, south of Worcester and north of Tewkesbury. Located off the River Severn in rural Worcestershire, close to the M5 & M42 motorways. 400 berth marina with serviced pontoons 80 riverside & sheltered creek moorings. Area prone to flooding, when access is not permitted for safety reasons. Riverside small linear pontoon, with access across ramp from Lower Lode Inn car park 280 berth marina with serviced floating pontoons 130 berth marina with serviced floating pontoon Parking, drinking water, refuse disposal, pumpout, elsan, toilets, and showers. Parking, drinking water, refuse disposal, pumpout, elsan, toilets, showers, diesel Parking, refuse disposal, elsan, toilets, showers. Parking, drinking water, refuse disposal, pumpout, elsan, toilets, showers, electricity, diesel, gas & crane. Parking, drinking water, refuse disposal, pumpout, toilets, showers, electricity & diesel Page 7 of 8
Droitwich Canal private moorings Site name Mooring style Approx. number leisure moorings Site setting Droitwich Spa Marina Marina 238 Rural offline marina Site amenity Marina with fully serviced pontoons and facilities on site. Current vacancies? Yes Waiting list? No Worcester & Birmingham Canal private moorings Site name Alvechurch Marina (ABC leisure) Mooring style Approx. number leisure moorings Marina 90 Site setting Rural setting on the outskirts of Alvechurch village Site amenity Current vacancies? Marina with pontoons Yes n/a Waiting list? Worcester Marina (ABC leisure) Marina 105 Close to Worcester City Centre, with links to River Severn and W&B Canal Marina with pontoons No n/a Page 8 of 8