PORT CYPRIUM MARINA

Location:At the entrance to the village of Küçük Erenköy approximately 20 km east of Girne (Kyrenia).

Please review Marina Layout Plan Scaled to 1/1000 together with Scott Wilson’s design scoping notes based on the following facts and assumptions;

  

Photograph 1 - Aerial View Showing Outcrop from the West Cliff

Photograph 2 - Looking at the same Outcrop from the east of the bay

 The bay is north facing.

Prevailing winds are

80% of the year from the west,  northwest

20% of the year, mainly during winter and spring, from the north and east

 No development is allowed between the shore and coast road. Normally developments are restricted to 100 metres from the sea front.

The depth of the water inside the marina varies between 9.5 metres at the deep end and 2.5 metres close to shore (please see Sea Bottom Survey dated 15.07.2005). The sea bottom survey shows that no dredging is required – a huge saving in construction costs. The seabed is made up of sandstone, gravel and sand.

The area within the breakwater and shoreline is approximately 75,000 m² or 7.5 hectares.

The distance between the opposing cliffs is around 500 metres. The approximate length of the breakwater facing the northwest is 375 metres and the breakwater facing the northeast is approximately 175 metres with a marina entrance approximately 25 metres wide.

Design Factors:

The main part of the breakwaters could be constructed conventionally either with concrete caissons or armour rock fill and gabions, preferably quarried from the nearby quarries. Wave breaking precast concrete pods could be manufactured on site, as required by the designers.

On top of the breakwater both pedestrian and vehicular access will be provided. Solar powered navigation and other lighting would be incorporated.

On the NW breakwater, wind turbines could be installed or Osprey 2000 wave power plant units incorporated into caisson construction.

Quote from manufacturer: “The plant standard design relies on a concrete caisson structure that may be readily incorporated into caisson based breakwaters. By substituting Osprey units (each unit produces 2MW) for conventional breakwater caissons, breakwater schemes can become self financing”.

Photographs 1, 2 & 3 on pages 2 and 3 show an existing natural breakwater / outcrop from the west cliff, stretching out for about 80 metres towards the east cliff; the level of this natural breakwater as it naturally faces the NW prevailing winds - this could offer construction cost savings, to be investigated during site survey.

To facilitate mooring of larger boats and access from the shoreline, a sheet or pre-cast concrete piled wharf and concrete aprons would be constructed on both sides of the marina.

The proposed size for a marina is a minimum of 442 boats afloat plus room for an additional 100 ‘Boats on the hard’- concrete aprons.

Private boats of all sizes to be allowed marina membership.

Floating fibre plastic pontoons produced by Fibreline of Denmark, can be used as these are virtually   maintenance free.

From the plans provided, there is a small river estuary on the left hand side of the bay,-this could cause problems in the future – local investigations show that it is a flash flood stream, currently with no flowing water. Further investigations should be included in the site survey. Addendum to statement (13/04/05): further investigations already show that this is a dry riverbed which is now cut by the new road. 

The budget for the marina is £6 million - this is dependent upon the following:

Cost of purchasing land - the budget  includes this cost - most likely this will be in the region of £1.35 million

Improvement to the access road and piping of the water - courses where they affect the project

Availability of marine equipment from Egypt and Turkey

Findings of the hydrographical and site investigations

The amount of dredging required inside the marina. Addendum to statement - 15 July 2005 sea bottom survey shows no need for dredging.

Local availability of Armour and gabion rock fill. Addendum to statement (13/04/05); the government is granting the use of one of their rock quarries with rock quality proven to be fit for the purpose and without causing undue environmental degradation. 

 As there is no pre-cast / ready mix concrete plant close to the site, the project may have to set up its own? The plant’s set up costs (a residual value for this plant could be considered as it can be sold to a local producer and/or used for future developments).
Local/international heavy civil engineering costs at the time of tendering – it is more than likely that Turkish contractors will be the most competitive.

 Marina Budget – Please refer to the accompanying East-Med Feasibility study which consists of;

Annual & Winter Mooring Price List

Mooring & Hard standing Capacities and corresponding Revenues

Lifting, Maintenance & Miscellaneous Service Revenues

Staff Salaries

Operational Expenses

Building & Rental Premises

Investment and Depreciation Costs

Chain Calculations

Cost Analysis of Marine Construction

Capital Expenditure Schedule

Profit & Loss

Construction Schedule and Corresponding Cash Flow Projections (to be revised due to technical delays)

was prepared by a Turkish Marine consultants East-Med based in southern Turkey specifically for the construction of Port Cyprium Marina.

Income Generators:

The list that follows represents possible income generators;

Leisure Facilities:

Safe swimming for children – man made beach improvements using dredged sand, to the existing shoreline

Guest house

Sports club membership

Shops

Restaurant and bar

Chandler and dive centre

Sailing courses

Pleasure trips by boats – including scuba training PADI/BSAC certified courses (7 nights live aboard dive packages costs $900.00/person which includes full board – excluding bar – accommodation plus flights).

 Marina Financials:

These are based on market research information from Kemer and other Marinas in Turkey. Reference can be obtained from their respective websites at www.kemermarina.com etc. as observed in the attached feasibility report.

 Conclusion:

This is the first professional marina to be built in Northern Cyprus as it opens up for commercial development following 4 decades of unjust and unfair isolation from the international community.

Indications from such sailing clubs as the Cruising Association and most other reputable European clubs are that there aren’t sufficient safe havens offering full facilities to the discerning sailor in the Eastern Mediterranean. Furthermore, in the last two years Turkish Cypriots have become fairly affluent and according to estimates up to 150 boats may be purchased annually should there be mooring facilities.

All 22 marinas on the coast of Turkey are full. The strategic position of Port Cyprium  Marina is a first in this geographic location which also benefits from there being no competition.

We are convinced that Port Cyprium Marina will rent all its available berths upon announcement of its construction which will serve to provide much needed upfront start-up capital. The sailing fraternity is the best judge of this assumption.

Thus, it is our firm belief that return on capital investment will be nearer 3 years than the 6 years which is based on 40% occupancy as outlined in the feasibility study.  

 Project investment:

• The direct investment required to develop the infrastructure and landscaping under stage one is estimated at $?