Proposed New Leisure Facilities for Brackenborough Lawn

Proposed New Leisure Facilities for Brackenborough Lawn, Louth
Second Edition February 2009

Proposed New Leisure Facilities for Brackenborough Lawn, Louth 1
CONTENTS
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
Introduction
The Vision
The Market Opportunity
The Location
The Proposals
Access Benefits
Economic Benefits
Environmental Benefits
Planning Policy
Contacts

2 Proposed New Leisure Facilities for Brackenborough Lawn, Louth
1 INTRODUCTION
Introduction
This Vision Statement has been prepared to provide a detailed
guide to development proposals put forward by Tanglewood
Leisure for a site just on the northern edge of Louth and on the
edge of the Lincolnshire Wolds.
Recent research has confirmed that there is a growing trend for
established (and therefore more peaceful) rural tourism
as Skegness, Mablethorpe and Cleethorpes
It is also our view that the traditional economy of the inner
Lincolnshire countryside has been based around agriculture,
whilst the coast has been more heavily dependent on the
tourism sector. Whilst there has been a recent growth in
inland tourism with sites such as Kenwick Park and Belton
Woods, the inner rural areas remain a relatively untapped
tourism resource.
In this context, one of the key tourism marketing campaigns
over the next few years is to market the Lincolnshire Wolds to
Tanglewood Leisure has therefore prepared proposals for a
new high quality woodland holiday park on the northern edge
of Louth, on the edge of the Lincolnshire Wolds Area of
Outstanding Natural Beauty (AONB).

Proposed New Leisure Facilities for Brackenborough Lawn, Louth 3
2 THE VISION
Leisure Facilities
Beauty Treatments
Jacuzi
Facials
The Vision
offering timber holiday lodges on the edge of Louth in order to
short or longer break in peaceful and attractive surroundings.
This site will also provide for those seeking a greater degree of
those more interested in the attractions of the Wolds and the
nearby market towns, as well as a wide range of rural
recreational pursuits. (For example, Louth appeals to food,
cultural and heritage visitors, Alford to craft enthusiasts and
Horncastle is particularly popular amongst antiques
enthusiasts.)
It is proposed to complement the accommodation with a leisure
club / day spa and bar / bistro to create a leisure holiday
destination of regional significance. The development will also
provide an attractive rural setting utilising existing and extensive
new tree planting along with the retention and enhancement of
an existing water feature to create a scenic and appealing
woodland backdrop to the proposed holiday centre.
River Bath
Sauna
Existing Site Feature
Pond and Woodland Setting

4 Proposed New Leisure Facilities for Brackenborough Lawn, Louth
Hubbards Hills
Local Tourist Attraction

Proposed new Leisure Facilities for Brackenborough Lawn, Louth 5
3
THE MARKET OPPORTUNITY
Lincolnshire Wolds Ramblers
St James Church
Walks around Louth (Tinklepenny Lock)
Louth Market
The Market Opportunity
The core catchment for holidays and short breaks in this area
is from South Yorkshire and the East Midlands in particular.
Within such a catchment there are a high proportion of older
residents (aged 35+) with no dependent children. There is also
a relatively strong degree of affluence. This is a similar profile
to those seeking to purchase/lease a holiday lodge in the UK
and indicates that there may be considerable demand and
need for such a scheme in this location.
Whilst the traditional two week domestic holiday has long been
in decline, there has been considerable growth in the market
for domestic short breaks over recent decades. Interest in the
Wolds appears to have grown, and recent research undertaken
on behalf of East Lindsey District Council suggests that there is
strong demand for the sale/rental of holiday homes in the area.
Cadwell Park
Market Rasen Races
appeals to primarily older and more affluent people. Thus the
lodge market has a strong synergy in this location on the
Northern edge of Louth and adjacent to the Wolds AONB,
with the core catchment population and would appear to
offer a greater market opportunity in what is a primarily
rural location.
Louth Theatre
Louth Golf Club

6 Proposed new Leisure Facilities for Brackenborough Lawn, Louth
Proposed Site
Proposed Site
Above - Location Plan of Site
Site Outline
Right - Map of Lincolnshire & Wolds
Left
- Aerial Site Photograph

35.1m
Brackenborough
Arms
Hotel
Holly
Manor
Existing Access to A16 to
be blocked off
82
Existing Access to A16
to be blocked off
Brackenborough Lawns Site Outline
For Leisure Use ( 22.9 Acres )
Blue Oultine indicates
adjacent land owned
Proposed
Tennis
Courts
(Tennis Academy)
Fairfield Industrial Estate
Land (Fulstow Railways)
CORDEAUX'S CORNER
The Site and its Location
The proposed development site is located at the property known
as Brackenborough Lawn which is just off the A16 heading north
out of Louth and is on the northern edge of the boundary of the
established and expanding Fairfield Industrial Estate.
Proposed new Leisure Facilities for Brackenborough Lawn, Louth 7
4
THE LOCATION
Location Plan
Existing House
Louth itself is located on the eastern edge but outside of the
Lincolnshire Wolds, an area designated in 1973 as an Area of
Outstanding Natural Beauty (AONB). Louth is a thriving market
town of around 15,000 people with a high quality conservation
area, shops, cinema, small museum, attractive parish church,
restaurants and pubs. It is also the home of East Lindsey
Lawns and Gardens
North East Field
The house at Brackenborough Lawn is located in the
north-western corner of the site and is a grand two-storey
property. The remainder of the site is currently either laid out
as gardens, grass paddocks or woodland. There is an existing
pond to the south east of the house. The site is well enclosed
and is also well screened by existing mature trees and
woodland. These mature trees and the woodland define the site
and therefore proposed new planting to provide enhanced
screening will not be out of character with the site.
The site is currently used as a private residence and the
attached paddocks are grazed by horses and cattle. The total
site area is some 35.5 acres gross. However, only 22.9 acres
(9.5 ha) will be developed for leisure/holiday purposes.
Woodland Area and Pond
Western Field
The site is ideally located, being on the edge of (but not within)
the AONB and at the edge of the settlement of Louth with its
amenities and services. In addition, there are good transport
links to other parts of Lincolnshire via the A16, as well as regular
bus services.
To the north of the site, there is an established small hotel and
restaurant. It is considered that this business would benefit from
the proposals through an increase in visitor numbers in the
immediate locality.

Store
UP
Lift
Rear
Lobby
Raised
Jacuzi
Pool
Staff
Staff
Foot Spa & Steam
Sauna
River Bath
Plant
Proposed new Leisure Facilities for Brackenborough Lawn, Louth 9
Proposals
The development proposals for the site seek to provide a high
quality holiday accommodation experience to meet the needs
and demands of holiday visitors to the inland areas of
Lincolnshire and in particular, the Lincolnshire Wolds AONB.
The proposals are to be of a high quality of design and comfort
level and it is proposed to support these with similarly styled
leisure facilities.
5
THE PROPOSALS
As illustrated by the plan on the preceding page, the proposals
currently comprise of the following key elements:
Proposed Core Facilities 3D View
Dining
Bistro/Bar
Dining
Reception
Existing House and Outbuildings
Unisex
w.c.
Unisex
w.c.
Meeting
Room
New Glazed Link Within Existing Pergola
Relaxation
Room / Library
Proposed Ground Floor Layout Plan
Main
Entrance
Main Reception
Proposed New Spa Facilities
Changing
Changing
Pool
Showers
Area 1
Existing Brackenborough Lawn to be converted to Meeting /
Conference Rooms / Library, Relaxation room, Treatment Room,
Bistro/Bar, facilities. With Glazed Link Reception to Core Facilities
Outbuildings to be converted to Offices and Shop / Store
Area 2
Core Facilities, new Leisure Complex Incorporating Day Spa, and
Pools, Jacuzi , Sauna, Steam rooms, River Bath,Changing Rooms,
external Gardens
Area 3
Letting Luxury Log Cabin Holiday Lodges (59) in new planted Parkland
Area 4
Short Term Leasehold Luxury Log Cabin Holiday Lodges (70) in
Parkland Area, with Existing and New Woodland Planting Scheme
Area 5
Long Term Leasehold Luxury Log Cabin Holiday Lodges (9) in
Woodland Area, Designed around Existing Mature Trees, with
Replanting Scheme Enhanced Wildlife Pond and woodland walks.
Proposed Core Facilities Layout
Bedroom
Bath'
Cbd
Living
Dining
Kitchen
In terms of new floorspace, the proposed leisure facilities comprise
of 1600m². The area of proposed new road/parking areas and
infrastructure is approximately 710m².
It is proposed to provide a cycle / foot path link through the site,
Fairfield Industrial Estate, along the old 'Grimsby Road' leading
into Louth itself.
Proposed Holiday Lodges
Proposed Holiday Lodge 'B' Internal Layout

Existing House
10 Proposed New Leisure Facilities for Brackenborough Lawn, Louth
Proposed New Spa Facilities
Existing Outbuildings
CORDEAUX'S CORNER
Red dashed line indicates
new cycle/foot path links

Proposed new Leisure Facilities for Brackenborough Lawn, Louth 11
6
ACCESS BENEFITS
Level Access to and into Buildings
Brackenborough
Disabled Access
Access Benefits
The site benefits from excellent transport links with the wider
Lincolnshire area via the A16 main road route. The site is
some 14.5 miles from Grimsby and 30 miles from Lincoln.
There is a regular bus service which runs along the A16
between Louth and Grimsby as well as further services towards
Skegness and Mablethorpe.
Vehicular Disabled Access
The closest rail station is Grimsby and this could be reached
by taxi or bus if required. The Lincolnshire area is also well served
by Humberside Airport which is some 25 miles north of Louth
and handles over half a million passengers a year.
Follow red route for
direct walk into Louth
town Centre
Town Centre
Pedestrian / Cycle Route to Town Centre
Louth - Grimsby Bus Timetable
It is also proposed to improve pedestrian and cycle links to and
through the site for both holiday makers and the local public from
Louth through the adjacent Fairfield Industrial Estate by the
addition of a cycle/footpath through the site. This will allow
access through the site, through the industrial estate into Louth
Town Centre. This gives local people the ability to walk through
to Brackenborough without having to walk on the A16. Additionally
it is also proposed to improve the main junction onto the A16.
Providing bus stops and an island refuge point to allow safe access
across the main road.
Given that this is a new site, there would be an opportunity to
art disabled access. The latter could include designated parking,
ramped or level access to lodges/facilities, specially designed
internal accommodation layouts and path finding initiatives.
New Pedestrian and Cycle Link over Dyke
Louth Bus Station

12 Proposed New Leisure Facilities for Brackenborough Lawn, Louth
Existing Lawn Pergola
Existing Lawn Pergola

Staffing to Core Facilities
Construction Jobs
Swimming Pool Attendants
Grounds maintenance
Increased Spending at Louth Market
Security Guard
Economic Benefits
The development of a small, high-quality holiday centre at
Brackenborough Lawn will make a significant contribution to
Louth and the surrounding local economic area.
The operation of the development will create a number of
employment opportunities, and these are all likely to be taken
by local residents. It is estimated that approximately 26 FTE
(full-time equivalent) jobs will be created in this way including
Management, Administration and Supervisory roles as well as
manual jobs. In addition, the scheme is expected to generate
an additional 65,000 visitors that would otherwise not have
visited the area, as well as direct visitor expenditure (both on
and off-site) of more than £11.6 million (per year) which will
benefit the local economy
Direct spending in the economy will also lead to further indirect
spending. Indirect expenditure and job creation will be added
to the local economy as the development will purchase linked
goods and services from other local businesses to support their
trade. It is estimated that more than 33 FTE jobs will be created
through indirect and induced expenditure arising from the
development of a holiday centre at Brackenborough Lawn.
In addition, a further £1.8 million (per year) will be generated
through indirect and induced expenditure arising from the scheme
and this benefit the local economy
Proposed new Leisure Facilities for Brackenborough Lawn, Louth 13
7
ECONOMIC BENEFITS
There may well be other impacts that arise from the
development, including a rise in the quality of the local
accommodation stock which may lead to further tourism-related
investment and an increase in subsequent visitor numbers in
years to come.
Increased Spending to Local Shops
Increased Spending to Pubs / Restaurants
In this way, the development proposals will support and
enhance the East Lindsey economy/regeneration, and help
to diversify the rural Lincolnshire economy.

14 Proposed New Leisure Facilities for Brackenborough Lawn, Louth
Proposed Enhanced Pond Area
Proposed Enhanced Pond Area

Void
Proposed new Leisure Facilities for Brackenborough Lawn, Louth 15
8
ENVIRONMENTAL BENEFITS
Illustrative Section looking North from Proposed Area 4 towards the Core Facilities
Environmental Benefits
The Brackenborough Lawn site is located on flat land on the
northern edge of Louth. Due to the topography of the area and
the existing mature tree planting on the site, the site is well
screened from external viewpoints. Notwithstanding it is
proposed to strengthen the existing screening with new
tree planting and to use landscaped bunds to protect
against traffic and other noise. For example, the western
boundary would consist of shrub planting in the existing gaps
and the southern boundary would require a new hedge with
trees where required.
Illustrative Section looking East from Proposed Area 3 towards the Core Facilities
In addition, it is proposed to lavish the site with new trees to
provide for a sylvan feel to the holiday accommodation
experience offered by the site. This will also provide new
wildlife habitats and increase the biodiversity value of the site.
The retention, enhanced and restocking (with native species)
of the existing pond will provide for nature conservation benefits
as well as providing a sustainable drainage store for excess
surface water. Each lodge will be fitted with a rainwater tank
built to store initial rainwater run-off. It is also proposed that
a Bio-mass boiler system be used for the site.
Enhanced Pond With New Reed Beds and Planting Integrated with New Log Cabins
Highly insulated log cabins
with underfloor heating and hot water fed
from main Biomass Boiler System located
near to the Core Facilities
NEW SHALLOW REED AREAS
BASE AND FOUNDATION CONSTRUCTION
The creation of new areas of shallow water at the edges of the pond Timber ring and floor beams fixed to 'ScrewFast' foundation piles at
will soften the transition from land to deep water and it will provide a approximately 2m centres, providing minimal soil disturbance and
new habitat. Shallow water will warm up quicker than deeper water maximum bearing capacity via the helical blade pile system (ScrewFast piles
and it will support a different suite of plants and animals to the rest
are fully re-usable/recyclable) for further information see (www.screwfast.com)
of the pond. A pond which has shallow margins as well as deeper areas
is more ecologically complete and functions better than one which lacks
either of these features
It is proposed that the holiday log cabins would be constructed
from highly environmentally sustainable materials and would be
sited on low impact foundations or bases in order to further
preserve the ecology of the site. These minimise soil disturbance
and therefore do not disrupt tree roots or the local ecosystems.
Hard surfacing would likely take the form of gravel roads as
demonstrated at the nearby Kenwick Park development.
Given that this is a brand new site, there would be opportunities
to implement best practice construction techniques in order to
promote sustainability.
Void
Log Cabin Sectional Detail

16 Proposed new Leisure Facilities for Brackenborough Lawn, Louth
9PLANNING POLICY
PROPOSED SITE
Local Plan Proposals Map
Planning Policy
The proposed site is allocated in The East Lindsey Local Plan
Alteration 1999 as being part of an Area of Great Landscape
Value (AGLV). It is also part of the countryside; being outside
of any defined settlement boundary.
September 2007 deadline and until such time as the relevant
LDF Development Control Policies Document is adopted.
Saved Policy C11 states that the Council will protect the
natural beauty of the Lincolnshire Wolds Area of Outstanding
Natural Beauty (AONB) and the distinctive character of the
Areas of Great Landscape Value (AGLV) by not permitting
certain development.
The Policy goes on to say that new development may be
acceptable where landscape features are retained, where the
site is alongside a settlement, where the proposal meets social
and economic needs and where it does not harm the quiet
enjoyment of the local area. Notwithstanding the fact that
Planning Policy Statement 7 (see over) plays down the
Saved Policy T14 deals with New Static Holiday Caravan Parks.
To summarise, the Policy states that the development of such
parks (of which we assume would include holiday lodges) will
be permitted alongside settlements where it can be shown that
(a) it is associated with an existing tourist attraction, (b) it is an
extension to an existing site, (c) it is outside the AGLV, (d) it
does not dominate the locality, (e) it does not harm the amenities
of adjacent residences, (f) a landscaping scheme is provided,
and (g) on larger sites, provision is also made for touring
caravans. The proposals generally accord with the thrust of
this criteria
Saved Policy T15 deals with touring caravan sites. Again this
policy allows for development provided that various parameters
are met. These are along the same lines as those for Policy
T14 and again this proposal conforms to these criteria.
Saved Policy T16 deals with holiday and seasonal occupancy.
It states that the typical holiday season for static caravans will
be from March 1st to January 5th. However, the policy goes on
to state that more permanent holiday development will be subject
to holiday occupancy planning conditions which would appear
to reflect those conditions recommended by the more recent
Good Practice Guide to Planning for Tourism.
The Local Development Plan also comprises of the Lincolnshire
County Structure Plan which has been saved until September
2009. These policies will be analysed in the Planning Application.
The May 2006 Good Practice Guide to Tourism (GPG) is the
main national policy context for tourism developments. Para 1.2
Local planning authorities in England
should have regard to the guidance in this document when
preparing development plans. The guidance may also be
The GPG emphasises the local value of tourism which can
bring many broader benefits that will contribute to the economic
and social well being of local communities as well as to
individuals. The GPG states that the revenue generated by
tourism can help to support and enhance local services/facilities,
secure the retention or upgrading of public services, support a
broader and more vibrant and active community, aid
diversification within the rural economy, and underpin the
quality of the local environment and facilitate further enjoyment
of it by residents and visitors.

Annex A of the GPG states with regard to Holiday, touring
caravan, and chalet parks, that
existing settlements and other services will generally be more
sustainable as some local services may be accessed by means
consider how the proposal will affect tourism in the area,
(Para 22.) This supports the Brackenborough Lawn site, which
is in a sustainable location on the edge of the settlement of Louth.
Planning Policy Statement 7 (PPS7) supports the re-use of
in the
countryside where this would meet the government's
. It states that re-use for economic
development purposes will usually be preferable (para 17).
PPS7 goes on to state that local planning authorities should
support sustainable rural tourism and leisure developments that
benefit rural businesses, communities and visitors and which
utilise and enrich, but do not harm, the character of the
countryside, its towns, villages, buildings and other features
that even in areas
designated for their landscape, nature conservation or historic
qualities, there will be scope for tourist related developments,
subject to appropriate control over their number, form and
location to ensure the particular qualities or features that
(para. 34/ii).
With specific regard to static caravan and chalet developments,
the PPS states at para. 39 (iii) that:
should ensure that new or expanded sites are not prominent in
the landscape and that any visual intrusion is minimised by high
The PPS also states that in more
popular holiday areas local planning authorities should set out
policies for
sites and chalet (paragraph 38/ii) Moreover, local
authorities are required to
accommodation in rural areas where this would accord with
(Paragraph 40).
Proposed new Leisure Facilities for Brackenborough Lawn, Louth 17
9
PLANNING POLICY
Para 24-25 of the PPS states that
designations (such as AGLV) should only be maintained, or
exceptionally extended where it can be clearly shown that
criteria based planning policies cannot provide the necessary
protection.
Development Documents, it is submitted that PPS7 limits the
weight that can be accorded to the AGLV designation.
Nevertheless, the existing local landscape will be improved by
the landscape measures proposed by this development.
It is submitted that both PPS7 and the GPG support the
principle of this development, given that the site is located
close to an existing settlement, will support and benefit the
local economy, will have minimal environmental impact, will
feature the use of sustainable approaches to development
and provide a strong landscaping scheme.
The location of the Brackenborough Lawn site is fully in
accordance with local and national planning policy. Louth is
within 2 hours drive of several major conurbations and adjacent
to the Lincolnshire Wolds AONB, an acknowledged tourist
destination. The selected site is on the northern edge of the
largest market town in the district with recognised tourism appeal
at the gateway to the Wolds and is close to a range of nearby
leisure activities. The site is a sustainable location which avoids
areas of significant planning constraint; is adjacent to a main trunk
route; has existing service connections; is in close proximity to a
network of countryside/urban walks; is accessible to the town
centre by car, bus and on foot/cycle; and is close to a range of
shops, pubs and restaurants. It is also an attractive site with
existing ambient features and screening; and contains an
existing attractive building which can be used in connection
with the scheme (and thus reduces the extent of new build).
A site location assessment will be included in the planning
submission.

18 Proposed new Leisure Facilities for Brackenborough Lawn, Louth
10 CONTACTS
Developer:
Tanglewood Leisure
2 Endeavour Park,Wyberton, Boston, Lincolnshire, PE21 7TQ
Architects:
Stephen Roberts Associates
First Floor, Brunel House, Deepdale Enterprise Park, Nettleham, Lincoln, LN2 2LL
Stephen Roberts / Phil Oliver
Tel: 01522 596939
E-mail: design@sra-architects.co.uk
Web: www.sra-architects.co.uk
Landscape Architects
Andrew Martin Associates
Croxton's Mill, Little Waltham, Chelmsford, Essex, CM3 3PJ
Nigel Cowlin
Tel: 01245 361611
E-mail: nigel.cowlin@amaplanning.com
Market & Planning Consultants:
HLL Humberts Leisure
Pavilion View, 19 New Road, Brighton, East Sussex, BN1 1UF.
Simon Davis
Tel: 01273 325911
E-mail simondavis@humberts-leisure.com
Martin Taylor
Tel: 01273 325911
E-mail: martin.taylor@humberts-leisure.com
Web: www.humberts-leisure.com
Planning Consultant:
Lincs Planning Consultancy Ltd
32 Eastgate, Louth, Lincolnshire, LN11 9NG
Steve Williamson
Tel: 01507 611155
E-mail: Steve@lincsplanningconsultancy.co.uk

Planning, Building & Land Consultant:
H.J.W. Developments Limited
14A Eastgate, Louth, Lincolnshire LN11 9NE
Jim Waumsley
Tel: 01507 609398
E-mail: hjwdevelopments@tiscali.co.uk
Proposed new Leisure Facilities for Brackenborough Lawn, Louth 19
10 CONTACTS
Consultant Transport Engineers
Morgan Tucker
Aura Commerce and Technology Centre, Manners Road,
Newark, Nottinghamshire NG24 1BS
Bill Smart
Tel: 01636 610766
E-mail: bsmart@morgantucker.co.uk
Web: www.morgantucker.co.uk
Ecological Consultant
Lapwings Consultants
Banovallum House, Manor House Street, Horncastle, Lincs, LN9 5HF
Tim Smith
Tel: 01507 526667
E-mail: tsmith@lincstrust.co.uk
Sound Consultant
R.P.S. Group
Aura Commerce and Technology Centre, Manners Road,
Newark, Nottinghamshire, NG24 1XG
Tony Charles
Tel: 0161 237 9858
E-mail charlest@rpsgroup.com
Lighting Consultant
RPS Gregory
Cathedral Buildings, Dean Street, Newcastle upon Tyne, NE1 1PJ
Robin Hugill
Tel: 0191 232 6306
E-mail rhugill@rwgregory.co.uk