Hayle North Quay
Forbes Massie

Hayle North Quay

FCB Studios (Feilden Clegg Bradley Studios) as Architects

FCBStudios third and largest phase of work for historic harbour granted detailed planning permission

Cornish 20 acre mixed use regeneration project to go ahead as plans for Hayle North Quay unanimously approved at Strategic Planning Committee.


Located within the UNESCO World Heritage Site, this mixed use scheme embraces the industrial heritage of the port to create a contemporary harbourside for Cornwall. The proposals to revitalise Hayle harbour were originally given outline approval in 2010. The current owners of Hayle Harbour commissioned FCBStudios to greatly enhance the outline scheme, in order to respond to the sensitivities presented by the World Heritage Site, creating a vibrant and coherent vision for the coastal site.


The first phase of the project includes approximately 140 dwellings, high-quality public realm, improved facilities for the fishing fleet, a new public square, 600m2 of office space and around 2,000m2 of waterside commercial units all within the World Heritage Site. In addition to the detailed permission, outline consent was given for the wider masterplan – which includes around 300 dwellings, a boutique hotel, watersports hub and works to a Grade 2 Listed stable block. The scheme has been developed in full collaboration with the local community, Cornwall Council and heritage bodies, working with David Lock Associates, Stephen Levrant Heritage Architecture, Churchman Thornhill Finch Landscape Architects, EDP, Vectos and WSP. 


This is the third phase of work that the practice has undertaken at Hayle Harbour.  In 2014 FCBStudios completed the multi-award-winning food store and the repair and restoration of the Grade 2 Listed South Quay, which was opened to the public for the first time in its history, providing a significant new amenity for residents and visitors. A mixed-use residential scheme at South Quay was approved for planning in April 2018. The scheme draws inspiration from Cornish harboursides, the coal wharf heritage of the site and uses the distinctive natural landscape. Located immediately adjacent to the quayside will be a mix of wharf houses and apartment buildings with active commercial ground floors.


The prominent position will benefit from the expansive views across the estuarine setting. The narrow wharf lanes evoke the historic railway routes that weaved their way through structures and buildings, creating spaces sheltered from the prevailing south-westerly wind. Matt Williams, Associate at FCBStudios said: “Developing a scheme for Hayle that works with the operational needs of the historic harbour, the economic and residential requirements of the town and the setting of the site – Conservation Area, World Heritage Site, adjacent to a SSSI – was challenging, but has resulted in a place that will complement and enhance the historic town. Following an exemplar planning process we now have support from the local community, Town Council, Cornwall Council , Historic England, and ICOMOS.’’ A new public square for Hayle will create a strong destination for North Quay.


The buildings located here will have a prominent, simple architectural language which takes its design cues from the now-demolished coal-fired power station. The generous, public realm surrounding them will host a range of ground floor uses. North Quay Square will provide a generous public space which establishes a clear visual and physical link between the development and the wider context. Located on the Hilltop area above North Quay will be a low-density residential development of detached and semi-detached villa type dwellings. These dwellings are embedded in the existing dune landscape, with light and airy living accommodation within. Meandering routes will connect the spine of the North Quay Road with key points within the Wharf area and onto the harbourside proper. Intimate in scale, ground floor uses of small kiosks and entrances for the residences animate the spaces.


Simon Wright of Sennybridge said: "We are pleased that detailed planning has been granted for Hayle North Quay. The heart of the vision was to ensure that Hayle's outstanding natural beauty and industrial history were at the forefront of our plans. We are extremely proud of the scheme that has been developed by FCBStudios and look forward to making this an exciting place to live, work and visit.’’ Against the cliff face flanking the hilltop is an industrial yard which has been reimagined to create a sheltered subtropical garden.


The design draws from the heritage and existing landscape to develop a residential area with a distinct character. The soft vegetation of the hilltop will flow down over the dramatic south-facing escarpment to form a lush sheltered environment which acts as a backdrop to the terraced dwellings that bound it. The Wharf at North Quay will create an attractive destination, featuring a wide range of boutique retail, restaurants, cafes and bars which complement the harbourside location. The majority of the commercial space, along the upper quayside, will enjoy the southerly aspect across the estuary to Lelant and St. Ives Bay. The first phase of the project is due to commence in early 2020.

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