Hi Alan,the pipe is, from what I have found it, is a very hitty/missy sort of place, I fish there week in week out,I know it sounds daft, but if the fish are there you will catch them as Bob said if thers a swell on forget itthe best advice I can give is dond fish it if the low tide is above a 1.7 cos youll only get on, iff lucky for an hour or so between the tide, if its a good springer tide get on as soon as poss, If you walk from the lower prom ,,, just below the Rex hotel you will see what i mean down onto the begining of the pipe and walk along,,the bist times I have found are just as can get on for the first hour then it coes dead ,, then as the tide turns things start to liven up a bit,,, watch your backand the endof the pipe, you\'ll know when to get off. it almost tells you, loads of pout atnight time at about 20yds, Its almost sand all the way upto about 100yds I find the middle of the pipe is most productive the end is a little snaggy, agood retrieve speed is handy to get you through the kelp if your fishing the end, and above all if you are fishing in my place and i get there SHIFT ,, only messing.. first there first cast enjoy I do.. soz parking is no prob stick the car in the pubs car park the one thats shut down,, I have seen cars parked on the prom just behind the pipe but its a very steep and thin incline