Broadlands Marina: Marsh Road: Oulton Broad... · the east are the boat moorings and jetties of Broadlands Marina, to which the proposed new floating pontoon moorings will be attached.

Broadlands Marina: Marsh Road: Oulton Broad

Additional Pontoon Moorings, Removal of Existing Moorings and Re-

instatement of Reedbed

Planning Statement

March 2018

Broadlands Marina: Marsh Road: Oulton Broad Planning Statement

March 2018

1

Issue Sheet

Additional Pontoon Moorings, Removal of

Existing Moorings and

Re-instatement of Reedbed

at

Broadlands Marina:

Marsh Road: Oulton Broad

for

Tingdene Holiday Parks Ltd

Planning Statement

Prepared by:

Signature: MShelley

Name: Margaret Shelley B.A.(Hons) MRTPI

Title: Senior Planner

Date: March 2018

Approved by:

Signature: PAtkinson

Name: Philip Atkinson

Title: Director

Date: March 2018


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CONTENTS

1.0 Introduction…………………………………………………………………………………3

2.0 The Site and the Development……………………………………………………5

2.1 Site and Surroundings………………………………………………………………….5

2.2 Planning History…………………………………………………………………………. 5

2.3 Pre-Application Advice………………………………………………………………….7

3.0 Planning Policy Context………………………………………………………………8

3.1 National Planning Policy………………………………………………………………. 8

3.2 The Development Plan………………………………………………………………… 8

3.3 Development Management Policies DPD 2011 – 2021……………………. 9

3.4 Emerging Local Plan…………………………………………………………………… 10

3.5 Designations………………………………………………………………………………. 15

4.0 Proposal……………………………………………………………………………………….16

5.0 Planning Assessment…………………………………………………………………. 18

5.1 Principle……………………………………………………………………………………. 18

5.2 Ecological Elements of the Proposal……………………………………………… 18

5.3 Landscape and Visual Elements of the Proposal…………………………….. 20

5.4 Method Statement and Specification…………………………………………….. 21

6.0 Conclusions………………………………………………………………………………….23

Appendices

Appendix 1 Broads Authority Pre- Application Response…………………………………...24


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1.0 Introduction

1.1 This Planning Report accompanies an application for planning permission for:

“The construction of an additional 40 new private and 15 new visitor floating pontoon

mooring berths as an extension to the existing Marina at Broadlands Marina; the removal of

30 existing moorings within the reedbed and adjacent to timber jetties and quay heading; the

removal of a section of existing mooring jetty; creation of additional reedbed habitat and the

reinstatement of slipway and pump out facilities.”

1.2 A Pre-application submission was made to the Broads Authority in August 2017 to discuss the

provision of additional pontoon moorings through the expansion of the established Marina at

Broadlands Holiday Village, together with the decommissioning and relocation of existing

moorings located within a part of the reedbed on the southern bank of Oulton Broad to the

north of Broad View Caravan Park and Broadlands Holiday Village.

1.3 The Broads Authority set out its response to the pre – application submissions in an email

dated 3rd November 2017, Appendix 1.

1.4 Following receipt of the Broads Authority response additional assessments have been

undertaken to address the issues raised by the Broads Authority. This Planning Statement

should be read alongside the application documentation and submitted drawings which

comprise:

• Documents to Inform a Habitat Regulations Assessment containing at Appendix 3 -

Ecological Method Statement - Establishment of Reedbed West of Broadlands Marina

(March 2018)

• Preliminary Ecological Appraisal (June 2017)

• Ecological Mitigations, Enhancement and Management Plan (April 2018)

• Landscape and Visual Appraisal (March 2018)

• Broadlands Marina Method Statement and Specification

• Plans

Dwg Nos 0658

o 00-005 Site Location Plan

o 00-004 Site Plan Southern Portion

o 00-003 Site Plan Northern Section

o 60-001 Aerial Photograph 1999

o 60-002 Aerial Photograph 2018

o Power Boat Racing Exclusion Area

1.5 This planning statement addresses the following:

• Section 2 provides a description of the site and its surroundings by way of

background to the proposals, the planning history of the Broadlands and Broad View

sites and the pre-application advice received from the Broads Authority Planning.

• Section 3 sets out national planning policy and those Broads Authority current and

emerging local planning policies of relevance in considering this application;

• Section 4 provides the details of the development proposal;


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• Section 5 assesses the principles, ecological, landscape and visual impacts and the

methods of construction of the additional moorings to be provided on the site;

• Section 6 presents the summary and conclusions.


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2.0 The Site and the Development

2.1 Site and Surroundings

2.1.1 Broad View Caravan Park and Broadlands Holiday Village and Marina are located at Marsh

Road, Oulton Broad on the southern side of The Broad and within the southern rivers of the

Broads Authority Area, which is a part of the National Parks family. Oulton Broad is a key

centre for the provision of tourism and facilities within the Broads. The proposal comprises

the provision of additional private and visitor pontoon moorings and the removal of existing

moorings within a small area of open water on the southern side of the Broad, to the west of

established Broadlands Marina and Holiday Village and to the north of Broad View Caravan

Park. Both the Broadlands Holiday Village and Broad View Caravan Park are owned and

operated by Tingdene Holiday Parks Limited, with the Marina at Broadlands operated by

Tingdene Marinas Limited. Access to the site is gained from the existing Marina and

Broadlands Holiday Village via Marsh Road and by boat from the Broad. The site forms part of

an established holiday area within Oulton Broad.

2.1.2 The existing brick-built holiday chalets within the main part of the Broadlands Holiday Village

were constructed in the 1960’s. These chalets and restaurant facilities are undergoing

considerable financial investment to upgrade the accommodation and visitor facilities to

improve the quality of tourist accommodation offered on the site and within this part of

Oulton Broad on the southern rivers. Planning permission, ref 2016/013, was granted on 12th

May 2016 for the replacement of 22 existing, poor quality, caravans on the western part of

Broadlands Holiday Village with 22 new chalets. The chalets have been brought to site and

provide high quality modern tourism accommodation.

2.1.3 In addition to the existing holiday chalet accommodation offered at the Broadlands Holiday

Village, upgraded plots for 52 holiday caravans have been provided on Broad View Caravan

Park to the west of the holiday village.

2.1.4 To the north of the Broadlands Holiday Village is the existing Broadlands Marina which

provides private mooring berths for 65 boats. There are moorings adjacent to existing timber

jetties and quay headings and within the reedbed area of the Broad View Caravan Park.

There were slipway and pump out facilities available at the marina which had been allowed to

fall into disrepair prior to acquisition of the site by the Applicant.

2.1.5 The Oulton Broad frontage of the Broad View Caravan Park has established moorings

adjacent to the jetties and quay heading located within the reedbed. These existing moorings

are located on the southern edge of Oulton Broad and are proposed, as an integral part of

this application to be relocated to the new pontoon moorings and for the jetties and

quayheading to be decommissioned and the vacated area to be used for the creation of

additional areas of reedbed. The shoreline comprises tall fen and reedbed, together with

small areas of rough grassland and scrub and is bound by Landspring Drain to the south. To

the east are the boat moorings and jetties of Broadlands Marina, to which the proposed new

floating pontoon moorings will be attached. To the west is the Broads SAC and the Broadland

SPA and Ramsar. The aerial image of the site in 1999, Dwg No. 0658-00-002, identifies that

there are 30 existing moorings within the reedbed area, which will be relocated. There are a

total of 95 existing private moorings within the existing Broadlands Marina and the reedbed

and jetty moorings.


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2.1.6 There is a footpath running along the flood protection bank on the southern side of Oulton

Broad which links the site to Nicholas Everitt Park and the main centre of Oulton Broad to the

east with Carlton and Oulton Marshes Nature Reserve to the west. The Angles Way long-

distance footpath from Great Yarmouth to Thetford passes through Broadlands Holiday

Village and Broad View Caravan Park.

2.1.7 There are a range of facilities at Broadlands Holiday Village, including a restaurant, toilet

facilities, leisure centre and swimming pool. The site has good connectivity to a wide range of

facilities for visitors in Oulton Broad, with direct pedestrian footpath links through Nicholas

Everitt Park to shops and services in Oulton Broad and also by footpath links to the west to

the Nature Reserve at Carlton and Oulton Marshes.

2.1.8 Oulton Broad is also a main centre for power boat racing within the Broads Authority’s

executive area and the extent of the power boat racing area is shown on the proposed

mooring layout plan. The proposed mooring pontoons will be outside of the Power Boat

Racing exclusion area and will not cause any interference with power boat racing. Oulton

Broad also provides a range of marine service facilities for boat owners; is the main entrance

to the Broads network for sea going visitors; and provides winter mooring facilities for a

range of sea going private boats. Oulton Broad is therefore of significant importance to the

Broads Marine Industry.

2.1.9 A Preliminary Ecological Assessment, Documents to inform a Habitat Regulations Assessment

including an Ecological Method Statement for the establishment of Reedbed, and an

Ecological Mitigation, Enhancements and Management Plan have been undertaken as the

proposal will include the removal of the existing moorings within the reedbed, adjacent to

quay heading, timber jetties and the re-instatement of the areas to reedbed and the creation

of new reedbed habitat. The Ecological Method Statement details how the reedbed

reinstatement works will be undertaken.

2.1.10 A Landscape and Visual Appraisal has been undertaken to assess the visual impacts of the

proposed development on the surrounding landscape.

2.1.11 A Method Statement and Specification details for the construction of the new pontoon

moorings has been prepared and details the process which will be followed for the

construction of the new pontoon moorings.

2.2 Planning history

2.2.1 The existing marina moorings at Broadlands Holiday Village provide private moorings for 65

boats, with 30 existing moorings within the reedbed area of Broad View Caravan Park. There

are a total of 95 existing private mooring berths on the two sites.

2.2.2 The Broad View Caravan Park benefitted from an extant full planning permission W11659/1

granted on 23rd August 1983, (following a twenty-year period of temporary planning

permissions) for the standing of 55 static caravans for holiday purposes able to be occupied

between 1st April and 30th October and for use by the individual owners at weekends and any

other time. The caravans on the site are able to be used on a year-round basis both as

holiday accommodation and by the owners of the caravans. The Broad View Caravan Park


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has now been laid out with 41 caravan bases in accordance with this extant planning

permission on land to the north and the south of the Angles Way long-distance footpath. Car

parking spaces are provided adjacent to the caravans.

2.2.3 Planning permission was granted on 18th August 2017, ref 2017/0185/FUL, for a further 11

caravan bases and parking spaces on a small strip of land further to the west of Broad View

Caravan Park. A total of 52 caravans are now accommodated within the existing Broad View

Caravan Park and the adjoining land to the west, 3 caravans less than originally permitted

under planning permission W11659/1.

2.2.4 An area to the north of Broad View Caravan Park fronting the south bank of Oulton Broad

benefits from a Certificate of Lawful Existing Use or Development, reference W1159/7BA

granted on 24th February 1994, for the standing of 10 touring caravans and 4 tents. There is

an existing car parking area, which served the existing moorings at Broad View Caravan Park

which can accommodate 20 cars, this parking area is included within the red line of this

planning application. And will continue to be used in conjunction with the proposed moorings.

2.2.5 The existing chalets at Broadlands are used on a year-round basis as holiday accommodation

and are currently undergoing an extensive programme of upgrading. There are restaurant

and leisure facilities within the Broadlands Holiday Village.

2.2.6 Planning permission reference 2016/0135 was approved on 12 May 2016 for the replacement

of 22 existing static caravans with 22 chalets and associated car parking spaces on part of the

Broadlands Holiday Village.

2.3 Pre – Application Advice

2.3.1 A pre-application submission was made to the Broads Authority in August 2017 setting out

the details of the proposed expansion of the pontoon moorings at Broadlands Marina,

removal of existing moorings within the reedbed and the creation of addition areas of

reedbed within the areas vacated by the existing moorings. The pre-application advice

reference BA/2016/0227/PREAPP received dated 3 November 2017 considered that:

“the proposed development of the moorings in this location would be in general accordance

with this Policy (DP 16 Moorings), including number and percentage of visitor moorings to be

provided, subject to the various matters identified following being satisfactorily addressed.”

2.3.2 The Broads Authority’s email response is included in full at Appendix 1 and the application

submissions address the specific detailed issues raised by the Authority.


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3.0 Planning Policy Context

3.1 National Planning Policy

3.1.1 Under Section 38 of The Planning and Compulsory Purchase Act 2004 (‘The 2004 Act’), the

determination of planning applications must be in accordance with the approved development

plan unless material considerations indicate otherwise. This chapter identifies those local

planning policies that provide the policy framework within which this application has been

made.

3.1.2 The Broads represents a unique landscape of international natural and cultural importance.

Due to the distinctiveness and special character of the area, the Broads was granted status

equivalent to a National Park under the Norfolk and Suffolk Broads Act 1988 (as amended).

The Authority adopted its Core Strategy in 2007 and its Development Management DPD in

November 2011.

3.1.3 National planning policy is set out in the National Planning Policy Framework (‘the

Framework’) which was published in March 2012. This provides a framework within which

regional and local policy is set. The publication of the Planning Practice Guidance (PPG) in

March 2014 gives further guidance.

Paragraph 115 states:

“Great weight should be given to conserving landscape and scenic beauty in National Parks,

the Broads and Areas of Outstanding Natural Beauty, which have the highest status of

protection in relation to landscape and scenic beauty. The conservation of wildlife and cultural

heritage are important considerations in all these areas and should be given great weight in

National Parks and the Broads.”

3.2 The Development Plan

3.2.1 The Broads Authority Local Plan consists of the Core Strategy adopted in 2007 and the

Development Management Policies 2011 – 2021 DPD adopted in November 2011. The Broads

Authority is in the process of preparing a new Local Plan with submission for Public

Examination in March 2018. The proposals are also considered against these emerging Local

Plan policies.

Core Strategy

One of the Authority’s core responsibilities is to enable people to enjoy the Broads. The Core

Strategy also recognises that the economic viability of the Broads’ tourism industry relies on a

healthy and attractive environment and opportunities to engage in a range of appropriate

recreational activities with Water-borne tourism considered to be the largest contributor to

the Broads‟ economy.

3.2.2 Oulton Broad is an important ‘Gateway’ entrance to The Broads for seagoing vessels and a

principal centre on the southern rivers. The Yacht Station at Oulton Broad is exceptionally

busy during peak season periods with a high demand for visitors’ moorings as well as over

winter moorings for seagoing vessels in addition to those already provided within Lake

Lothing to the east of Mutford Lock. The Broads Authority has recognised that the Southern


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Rivers are currently an under-utilised part of the Broads navigable waterways where demand

for moorings exceeds supply and where additional private and visitor moorings are required.

3.2.3 The number of public/visitor short and long-term moorings across the Broads has been in

decline for a number of years. Lack of moorings impacts on tourism by limiting the places

that can be visited and concentrate visitor numbers where mooring is most plentiful.

Policies CS10 and CS14 specifically address these issues recognising the range of facilities and

attractions on offer to visitors at ‘Gateway’ locations if they can moor:

Policy CS10

“Gateways and entrances between the Broads and settlements will be created and those

already existing will be enhanced.”

Policy CS14

“The provision of a range of additional short and long-term visitor moorings will be

encouraged in order to ensure that visitor moorings are available in appropriate locations and

where they are most needed, where they contribute to the management of a safe and

attractive waterway, and in settlements where services and facilities are available.”

3.3 Development Management Policies DPD (2011 – 2021)

3.3.1 The Authority’s policies for development proposals affecting the water are addressed in

greater detail in Section 4 – The Use and Enjoyment of Water and Land

Paragraphs 4.27 – 4.29 state that:

“4.27 The provision of a network of moorings throughout the Broads system is essential for

both local communities and visitors to the Broads. A lack of moorings can restrict the

use and enjoyment of the water, impede the local economy and, by resulting in the

concentration of visitors where mooring is most plentiful, have an adverse effect on

tranquillity and the quiet enjoyment of the Broads. The Authority will therefore protect

existing moorings and encourage the provision of new moorings across the system.”

4.28 It is however important to ensure that mooring basins and marinas are only provided in

appropriate locations. New moorings support the local economy by protecting the

economic viability of marinas and boatyards, thereby protecting ancillary services and

facilities which might otherwise be lost. Riverside mooring can constrict the navigable

waterways and can lead to congestion and overcrowding on the rivers. New moorings

will therefore only be permitted where they would not have a negative impact on

navigation, for example in an off-river basin or within a boat yard.

4.29 The mooring gap analysis undertaken for the Authority’s Mooring Strategy (2009)

highlighted that the demand for visitor moorings exceeds supply. However, due to the

conversion of boatyards to alternative uses and engineering works associated with

flood defence works, the quantity of available visitor moorings across the Broads has

been in decline for a number of years. Consequently, to encourage the use and

enjoyment of the waterways and to support the valuable contribution made by tourism

to the local economy, the Authority will ensure that development proposals for


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commercial basins and marinas do not result in the further loss of moorings available

for visitor use. Proposals for new commercial basins and marinas will also be expected

to make an appropriate provision for new visitor moorings.”

3.3.2 Policy DP16 – Moorings specifically considers the policy issues relating to of the provision

of moorings within the Broads, it states:

..”new moorings will be permitted where they contribute to the network of facilities

around the Broads system in terms of their location and quality.

Proposals for new moorings, including mooring basins, marinas or reconfigured

mooring basins will be permitted where:

(a) They would be located where they would not have a negative impact on navigation

(for example in an off-river basin or within a boat yard);

(b) The proposed development would not have an adverse effect on landscape character

or protected habitats or species and would meet the requirements of the Water

Framework Directive;

(c) There is provision for an adequate and appropriate range of services and ancillary

facilities, or adequate access to local facilities in the vicinity;

(d) The proposed development would not prejudice the current or future use of adjoining

land or buildings; and

(e) The proposed development would not adversely affect the amenity of adjoining

residents.

In addition, proposals for development at or within commercial basins or marinas should:

(f) Not result in the loss of moorings available for visitor/short stay use;

(g) Not have an adverse effect on European habitats or species and meet the

requirements of the Water Framework Directive;

(h) Provide new visitor (short stay) moorings at not less than 10% of total new moorings

provided with a minimum provision of two;

(i) Make adequate provision for car parking, waste and sewage disposal and the

prevention of pollution;

(j) Provide for the installation of pump-out facilities (where on mains sewer) unless there

are adequate alternative facilities in the vicinity; and

(k) Provide an appropriate range of services and ancillary features, unless there is access

to local facilities within walking distance.”

3.4 Emerging Local Plan

3.4.1 The Broads Authority is currently preparing its new Local Plan, which was the subject of

Consultation between November 2017 and January 2018, this has now been submitted to The

Planning Inspectorate for Examination on the 19th March 2018 for Examination. Whilst, the

Core Strategy and Development Management policies remain the Authority’s adopted policies

against which development proposals are to be determined the emerging environmental,

mooring and tourism policies relevant to this development proposal are also considered.

Policy PUBSP13: Navigable water space

“The water space will be managed in a strategic, integrated way and navigation and

conservation interests will be maintained and enhanced. Opportunities for the extension or


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creation of navigable/recreational water space will be promoted, subject to compliance with

other policies in this plan. Navigable water space will be protected and enhanced through:

i) The careful design of flood alleviation/protection projects; and

ii) Avoiding development and changes in land management which are detrimental to its

use.

Adequate water depths will be maintained for safe navigation, and the disposal of dredged

and cut material will be carried out in ways that avoid adverse impacts on the environment

with appropriate mitigation measures implemented as required. Beneficial re-use of dredged

materials will be expected where practicable. Opportunities for the disposal of dredged

materials to enable the management of the navigation will be sought and promoted.

Measures to control sediment input from surrounding land, highways and river banks will be

considered in development proposals.”

Policy PUBDM30: Access to the water

“Developments that support and encourage the use of waterways, including the provision of

supporting infrastructure for navigation such as the construction of moorings, jetties and

walkways and the provision of electric hook up points, will be permitted provided that they:

a) Would not adversely impact navigation;

b) Would not result in hazardous boat movements;

c) Would not compromise opportunities for access to, and along, the waterside, access

to and use of staithes, or for waterway restoration;

d) Are consistent with the objectives of protecting and conserving the Broads landscape

and ecology, including the objectives of the Water Framework Directive;

e) Are consistent with the light pollution policy; and

f) Would not prejudice the current or future use of adjoining land or buildings.

Proposals incorporating staithes or slipways will be permitted where:

g) The use of the slipway and any associated uses or facilities, including car parking,

would not have an adverse effect on either the waterway or the adjacent riverside,

including ecological, biodiversity or flood risk effects and significance and character of

the historic environment; and

h) Access and other highway requirements for cars and trailers would be adequately

provided for (in line with transport policies).

Development proposals for new freight wharves and for the provision of freight interchange

on brownfield sites adjacent to the navigation will be permitted where these are in

accordance with the other policies of the Local Plan.”

Reasoned Justification associated with this policy states:

The Broads is one of the most extensive and varied inland waterway systems in the UK. The

Government has stated that it expects the Authority to continue to encourage a greater range

of people to take up sailing, canoeing and fishing and other water related activities.

Accordingly, development proposals that support and encourage the use of waterways will be

permitted where they would not have a detrimental impact on public safety on land or water

or an unacceptable impact on other people’s enjoyment of the Broads. Proposals should also

be consistent with the objectives of the Water Framework Directive and with protecting and

conserving the Broads’ landscape and wildlife. In particular, if a proposal is considered likely

to have an effect on internationally designated sites, it will need to be considered in

accordance with the Conservation of Habitats and Species Regulations 2010 (The Habitats


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Directive) and a project level Appropriate Assessment undertaken. Development that could

affect the integrity of a European site would not be in accordance with Policy PUBDM12 of the

Local Plan.

Policy PUBSP14: Mooring provision

“The provision of a range of additional short term visitor moorings will be encouraged to

ensure that visitor moorings are available in appropriate locations, and where they are most

needed, and where they contribute to the management of a safe and attractive waterway.

Existing short term visitor moorings will be protected. The Authority will also encourage the

provision of residential moorings in appropriate locations.”

Policy PUBDM32: Moorings, mooring basins and marinas

In accordance with the Broads Integrated Access Strategy, new moorings will be permitted

where they contribute to the network of facilities around the Broads system in terms of their

location and quality.

Proposals for new moorings, mooring basins and marinas, including changes to existing

provision, will be permitted where it can be demonstrated, through the submission of a

mooring questionnaire, that the proposal has been designed to take account of:

a) The nature of the watercourse;

b) The scale of tidal range;

c) The character of the location (including landscape character, features and the historic

environment);

d) Existing uses in the area;

e) Future maintenance of the mooring method proposed;

f) Biodiversity; and

g) The requirements of the Water Framework Directive; and that

h) They would be located where they or their use would not have an adverse impact on

navigation (for example in an off-river basin or within a boat yard);

i) There is provision for an adequate and appropriate range of services and ancillary

facilities, or adequate access to local facilities in the vicinity;

j) The proposed development would not prejudice the current or future use of adjoining

land or buildings; and

k) The proposed development would not unacceptably impact the amenity of adjoining

residents.

In addition, proposals for development at or within commercial mooring basins or marinas

shall:

l) Not result in the loss of moorings available for visitor/short stay use;

m) Provide and maintain new short stay moorings (visitor, tidal, or de-masting as

appropriate) at not less than 10% of total new moorings provided, with a minimum

provision of two berths provided at nil cost to the Broads Authority. These moorings

shall be provided on-site, but in exceptional circumstances the Authority may consider

off-site contributions to any type of mooring;

n) Make adequate provision for car parking, waste and sewage disposal and the

prevention of pollution;

o) Provide for the installation of pump-out facilities (where on mains sewer) unless there

are adequate alternative facilities in the vicinity; and

p) Provide an appropriate range of services and ancillary features, unless there is access

to local facilities within walking distance.


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The Authority supports the provision of electric hook up points where appropriate, subject to

the impacts associated with their construction and operation being acceptable (for example,

illumination and location of electricity supply).

3.4.2 Protecting and enhancing the natural environment is a statutory purpose of the Broads

Authority.

Policy PUBDM12: Natural Environment

All development shall:

a) Protect biodiversity value and minimise the fragmentation of habitats;

b) Maximise opportunities for restoration and enhancement of natural habitats;

c) Incorporate beneficial biodiversity and geological conservation features where appropriate

which are positively managed; and

d) Include green infrastructure where appropriate (see policy PUBDM7).

Proposals on previously developed/brownfield land may require surveys to determine if the

site has open mosaic habitat of intrinsic biodiversity value. If the assessment concludes that

the site is of high environmental value, the design of the scheme is required to protect and

enhance these areas and/or to design appropriate compensation and off-site mitigation

measures in order to secure a net gain for biodiversity.

Development proposals with the principal objective to restore or create new habitat will be

supported.

Any proposal which would adversely impact a European site, or cause significant harm to a

SSSI, will not normally be granted permission. Development should firstly avoid (through an

alternative development site or avoid on the site), then mitigate and, as a last resort

compensate for adverse impacts on biodiversity and geodiversity.

Where it is anticipated that a development could affect the integrity of a Special Protection

Area (SPA), Special Area of Conservation (SAC) or Ramsar Site, either individually or

cumulatively with other development, a Habitat Regulation Assessment under the Habitats

Regulations will be undertaken. If adverse impacts on the integrity of the site and its

qualifying features are predicted, measures to mitigate for these effects will be implemented.

If it is not possible to mitigate satisfactorily for adverse effects, the development will not be

permitted. If there is no alternative solution, the consideration of imperative reasons of

overriding public interest, despite a potentially negative effect on site integrity, can be

considered.

Development that may adversely affect the special interest of a Site of Special Scientific

Interest (SSSI) (which is not also subject to an international designation) or a National Nature

Reserve will only be permitted in exceptional circumstances where:

e) There is no significant harm to the features of the site;

f) The benefits of the development clearly outweigh the impact of the development on the

features of the designated site and the contribution that the designated site makes to the

network of habitats and/or geological features in England; and


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g) The detrimental impact of the proposal on biodiversity interest and/or geodiversity has

been minimised through the use of all practicable prevention, mitigation and compensation

measures.

Development that would have an adverse impact on a Local Nature Reserve, County Wildlife

Site, a section 41 priority habitat identified under the Natural Environment and Rural

Communities (NERC) Act 2006, or a local site of geodiversity, including peat soils, will only be

permitted in exceptional circumstances, having regard to the international, national, regional

and local importance of the site in terms of its contribution to biodiversity, scientific and

educational interest, geodiversity, visual amenity and recreational value.

Development that would be likely to have an adverse impact on a legally protected species or

section 41 priority species will only be permitted where mitigation measures are implemented

to maintain the population level of the species at a favourable conservation status within its

natural range. Habitat and species enhancement will be required, providing they are not at

the detriment to other existing valuable habitats. Where the proposed development would

adversely impact upon legally Protected Species or habitats, it must also be demonstrated

that: h) The development is necessary for reasons of overriding public interest; and

i) There are no satisfactory alternatives, in terms of the form of, or location for, the

development, that would have a lesser impact on the species or habitats.

Reasoned Justification associated with this policy states:

The Authority also has a legal duty under the Natural Environment and Rural Communities

Act 2006 and the Wildlife and Countryside Act 1981 to protect and enhance biodiversity.

Development proposals will therefore be expected to consider the protection and

enhancement of biodiversity from the outset. In particular, proposals should take

opportunities for the restoration and enhancement of priority habitats and species identified

in the Broads Biodiversity Action Plan (BAP), the Broads Biodiversity and Water Strategy and

the Norfolk Ecological Network Mapping Report and incorporate appropriate beneficial

biodiversity conservation features.

Sites of nature conservation value will be strongly protected from development that is likely

to damage the features that provide their special value. A Habitats Regulations Assessment

will be required for all proposals that are likely to have an effect on a Special Protection Area

(SPA), Special Area of Conservation (SAC) or Ramsar site, on the advice of ecology experts or

Natural England. Proposals will only be permitted if they do not adversely affect the integrity

of the site. Development that may have a damaging or negative impact upon a Site of Special

Scientific Interest (SSSI), National Nature Reserve (NNR), Local Nature Reserve, County

Wildlife Site, habitat identified in the UK, Norfolk or Suffolk Biodiversity Action Plan or local

site of geodiversity must be accompanied by a suitable environmental assessment that

identifies the impact of the development on the site and proposes mitigation measures that

would be incorporated to minimise any impact. Natural England must provide approval for

any unconsented operations within an SSSI or NNR.

Where protected species are likely to occur, development proposals should be accompanied

by a protected species survey undertaken by a competent and suitably qualified ecologist and

submitted with an application. The survey should include an appraisal and appropriate survey

evidence of the likelihood and level of presence of the protected species and provide

sufficient information to assess the effects of the development on the species, together with

any proposed prevention, mitigation or compensation measures. …


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Policy PUBSP7: Landscape character

Development proposals will ensure that the location or intensity of the use or activity is

appropriate to the character and appearance of the Broads and pay particular attention to the

defining and distinctive qualities of the varied positive landscape character areas and the

character, appearance and integrity of the historic and cultural environment.

Policy PUBDM15: Development and landscape

Development proposals which conserve and enhance the key landscape characteristics of the

Broads and comply with other relevant policies, in particular Policy PUBDM42 (design), will be

permitted. Planning applications shall clearly demonstrate that development proposals are

informed by:

i) The Broads Landscape Character Assessment (2017); and

ii) Appropriate site-based investigations

The design, layout and scale of proposals shall conserve and enhance landscape features that

are worthy of retention and that contribute positively to landscape features which typify the

traditional characteristics of the area and safeguard the positive experiential and visual

amenity qualities of the landscape.

The restoration of landscapes will be sought where either natural or cultural heritage features

of importance have been lost or degraded.

Development proposals that would have an adverse impact on either the character of the

immediate or the wider landscape or the special qualities of the Broads will not be permitted.

In exceptional circumstances, where the landscape, biodiversity, navigation, social or

economic benefits of a proposal are considered to outweigh the loss of a feature or the

impact on landscape character or existing habitat, the development may be permitted subject

to adequate compensatory measures being implemented. However, wherever possible the

design and layout of the development should be configured to make provision for the

retention, enhancement or restoration of these features.

3.5 Designations

3.5.1 The site itself is not subject to any statutory or non-statutory ecological designations, though

the Broads SAC, Broadland SPA/Ramsar and Sprat’s Water and Marshes, Carlton Colville SSSI

is located adjacent to the western site boundary where the wooden pier is located.

3.5.2 A Preliminary Phase 1 Ecological Appraisal of the site was undertaken in June 2017, a

Document to Inform a Habitats Regulations Assessment including an Ecological Method

Statement for the establishment of the Reedbed to the west of Broadlands Marina has also

been undertaken in March 2018, and an Ecological Mitigation, Enhancements and

Management Plan are submitted in support of the ecological aspects of the application. The

ecological aspects of this proposal are examined in Section 5 of this Report.


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4.0 Proposal

4.1 This proposal has been formulated in the context of the Broads Authority’s adopted and

emerging policy for the provision of permanent and visitor moorings; ecological enhancement

and landscape. The description of the proposal for which permission is sought:

“The construction of an additional 40 new private and 15 new visitor floating pontoon

mooring berths as an extension to the existing Marina at Broadlands Marina; the removal of

30 existing moorings within the reedbed and adjacent to timber jetties and quay heading; the

removal of a section of existing mooring jetty; the creation of additional reedbed habitat and

the reinstatement of slipway and pump out facilities.”

4.2 The proposals will:

▪ Create a net increase of 40 new private mooring berths and 15 visitor mooring

berths, by extending the existing marina at Broadlands Holiday Village westwards into

the section of Oulton Broad immediately to the north of the Broad View Caravan Park

(a total of 150 new and existing moorings will be provided within the existing and

proposed extension to the marina).

▪ De-commission 42 existing moorings (30 within the reedbed area and 12 on existing

pontoons) located within the reedbed, jetties and timber quay headings adjoining the

southern shore of Oulton Broad and to the north of Broad View Caravan Park.

▪ In accordance with existing and emerging policies, make provision for 15 moorings of

the total existing and proposed 150 moorings (10%) as short stay visitor moorings.

▪ Locate the Visitor Moorings on the ends of the proposed new pontoons and extended

existing central pontoons to allow for ease of access for visiting craft to mooring

berths and pump out facilities.

▪ Re-instated the pump-out facilities.

▪ Re-instate the slipway facilities.

▪ Provide electric hook-up facilities to all new moorings and

▪ Create new areas of reedbed within the areas vacated by existing moorings and

enhance the existing reedbed as detailed in the Ecological Method Statement.

The details of the proposal are shown on Dwg No. 0658-00-003.

4.3 The new floating pontoon moorings will be anchored to the bed of Oulton Broad with piles

and accessed via walkways from the existing pontoons at Broadlands Marina. The proposed

pontoon moorings are located outside of the Power Boat racing exclusion area which exists at

Oulton Broad. The development will not have any impact upon navigation on Oulton Broad or

specifically on Power Boat Racing.

4.4 Discussions have taken place with Sentinel Leisure, who lease and operate leisure facilities,

including mooring rights at Oulton Broad, on behalf of Waveney District Council in respect of

the fixing of the new pontoons to the bed of Oulton Broad. Sentinel Leisure has advised that:

“The Broads Authority will issue permission to develop the marina on a swap basis. As such

all Riparian rights that you hold for the current development and existing moorings will

transfer to the proposed moorings.”


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Notwithstanding the fact that Sentinel Leisure has advised that there is no additional

requirement for Waveney District Council to be informed of the proposals or for notice to be

served on Sentinel Leisure or Waveney District Council, discussions have taken place with Mr

Alistair Bissett of Waveney District Council Legal Section. It has been agreed that Certificate B

Notification will be signed and a copy sent to the Chief Executive of Waveney Council to

formally notify the Council, as owners of the bed of Oulton Broad, of the proposal for

additional floating pontoon moorings which will be fixed by piles into the bed of Oulton Broad.

4.5 The existing car parking area located within the Broad View Caravan Park which served the

existing moorings within the reedbed and adjacent to timber jetties and quay headings, will

continue to be used by owners of boats moored in the proposed mooring berths. The existing

longer stay car park is also available within Broadland Holiday Village and in close proximity

to the Broadland Holiday Village Reception should this be required.

4.6 The Yacht Harbour Association Manual provides guidance for the provision of car parking

spaces for Inland Waterways and Marinas. Tingdene is the UK’s largest operator of inland

waterway marinas and provides car parking spaces at its other Marinas in accordance with

these standards. The Guidance recommends that car parking spaces be provided on a ratio of

1 space for every 3 mooring berths. The 15 short stay visitor moorings will be accessed solely

by boat users and there is therefore no requirement for car parking spaces to be provided for

these visitor mooring berths. The 40 new private mooring berths will require 14 car parking

spaces. The existing car park can accommodate approximately 20 cars and will provide

sufficient space to meet the needs of the boat users of the proposed new private mooring

berths.


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5.0 Planning Assessment

5.1 Principle

5.1.1 The principle of the provision of 40 new private pontoon and 15 visitor mooring berths in this

‘Gateway’ location to the Broads at Oulton Broad, adjacent to existing Marina moorings and in

close proximity to a range of existing facilities and services, where there is a high demand for

both short term visitor moorings, over wintering moorings for sea-going vessels and long

term private moorings accords with existing policy DM 16 – Moorings and also with emerging

Local Plan policies PUBSP 14 – Mooring Provision and PUBDM 32 – Moorings, Mooring Basins

and Marinas. A total of 150 existing and proposed moorings will be provided within the

existing and proposed Marina at Broadlands with 15 of the total moorings being made

available as short-term visitor moorings.

5.1.2 The new floating Pontoon moorings have been positioned to form a natural extension to the

existing moorings at Broadlands Marina and are located outside of the Power Boat Exclusion

Area so as to not impact on existing boating activity occurring on Oulton Broad. The proposal

removes 30 existing mooring adjacent to timber jetties, quay heading and within the reedbed

area and reinstates and extends this reedbed habitat for the wider ecological benefit of the

area which lies adjacent to ecological designations to the east. The details of the reedbed

reinstatement and enhancement are detailed later in this section.

5.1.3 The proposal includes the re-instatement of the redundant pump-out facilities. This is located

on the end of one of the extended pontoons within the existing marina. Nine visitor moorings

are proposed to be located adjacent to the pump out facility with a further 6 visitor moorings

located on the ends of the proposed pontoons to allow for easy navigable access for visiting

craft. The provision of 15 additional short-term visitor moorings accords with existing and

emerging Local Plan policies CS14, DP16, PUBSP 14 and PUBDM 32 to provide 10% of

additional moorings for short term visitors.

5.1.4 The proposal also includes the re-instatement of the slipway facility which had been allowed

to fall into disrepair.

5.1.5 The pontoon moorings will be constructed with electric hook-up points and will be connected

via walkways to the existing marina and within easy access of existing restaurant and sports

facilities both within Broadlands Holiday Village and within Oulton Broad a short walk via

existing footpaths along the southern shore of Oulton Broad and Nicolas Everitt Park to the

east. The Carlton Marshes Nature Reserve is accessible by existing footpaths to the west and

the Angles Way long-distance footpath also passes through the Broadlands Holiday Village

and Broad View site for longer distance recreation activities for visitors.

5.2 Ecological Elements of the Proposal

5.2.1 An important element of the proposal is the de-commissioning of the 30 existing moorings

within and adjacent to the jetties, quay heading and reedbed area and the restoration and

enhancement of the reedbed to benefit bio-diversity. A Preliminary Ecological Survey,

Documents to inform a Habitats Regulations Assessment including an Ecological Method


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Statement; and an Ecological Mitigation, Enhancement and Management Plan have been

undertaken by Aspect Ecology, to support the application submissions.

5.2.2 The Broads Authority pre – application response dated 3 November 2017 advised that a

Habitat Regulations Assessment (HRA) Stage One assessment would be required to assess

the impacts of the proposed works on the Broadland Special Protection Area (SPA), Broadland

Ramsar site and the Broads Special Area of Conservation (SAC) to enable the Broads

Authority to undertake an HRA of the proposals.

5.2.3 A Scoping Exercise was undertaken by Aspect Ecology of the European designations within

15km of the proposal site, based on that analysis the document assessed the potential for

likely significant effects of the construction and operation of the proposed new moorings on

the closest components of the Broadland/The Broads International designations of Spratt’s

Water and Marshes Carlton Colville SSSI. A Screening Assessment was undertaken of the

likelihood of significant effects arising during the construction process, including pollution

arising from the construction and noise disturbance to sensitive faunal species, the effects

from the operation including visual and noise disturbance and physical effects arising from

increased boat traffic, such as erosion or damage to vegetation from wash and pollution from

disturbance to sediment. The Assessment concluded that ‘no likely significant effects’ are

identified as a result of the decommissioning of the existing moorings directly adjoining the

designations or from construction of the new moorings. Also, that ‘no likely significant effects’

were identified in respect of the operation of the new moorings. Neither were any likely

significant effects identified in respect of the operation of the new moorings. The document

determines that there is no need for further assessment and that there are no grounds in

respect of International Ecological Designations for the application to be refused.

5.2.4 The Preliminary Ecological Appraisal establishes that there are no statutory or non-statutory

nature conservation designations present within the site. The Broads SAC and the Broadland

SPA and Ramsar are situated to the west. The assessment considers that the works

associated with the de-commissioning of the quay heading and jetties are small in scale,

temporary and aim to improve the habitats buffering the designations in the long term.

5.2.5 The Habitat Survey determined that the reedbed area of the site is dominated by habitats of

low to moderate ecological value and that the proposed removal works will have a minimal

effect on the habitats. Also, that there will be an overall improvement in the habitat quality

and connectivity when the area is reinstated to reedbed.

5.2.6 The Preliminary Ecological Appraisal, at Section 6, outlines the Mitigation and Enhancement

Framework, a detailed Ecological Method Statement has been prepared, following the pre-

application discussions with the Broads Authority. The Method statement details the areas

where new reedbed is to be created and the methods to be adopted to minimise risk of harm

to protected species within the site. It is considered that the restoration and creation of new

reedbed, will deliver significant benefits for a range of habitats and fauna. It will remove

potentially damaging human activity associated with the existing moorings from within the

reedbed areas adjoining the European Designations.

5.2.7 Aspect Ecology has prepared an Ecological Method Statement in respect of the establishment

of reedbed in the areas of the existing moorings to the west of Broadlands Marina. The


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ecological enhancements of the area occupied by the existing moorings located within the

reedbed area are an integral element of the development proposals, the objective being to

reinstate reedbed/ tall fen vegetation in areas that currently comprise open water.

5.2.8 The Ecological Method Statement has determined that it is preferable for the existing timber

jetties and steel quay headings within the reedbed creation areas, to be retained in situ to

minimise works immediately adjacent to a European level ecological designation and to avoid

the potential for adjoining ground to collapse. This approach to re-instatement of the reedbed

is not considered to create a significant effect in terms of the ability of fauna to utilise the full

length of the wetland fringing the shoreline and provides a positive benefit of minimising

disturbance from engineering works.

5.2.9 The boundaries of the reedbed creation areas with the open water of Oulton Broad will be

formed by the deployment of a retaining structure using a geotextile membrane which will be

‘tied in’ to existing vegetation. The area behind the geotextile membrane will be infilled with

dredged sediment from the area of the new moorings. Turves containing established Reed

growth will be cut from the existing reedbed/tall fen vegetation in the area between the two

former moorings and transplanted within the re-creation areas. The two areas will create

approx. 600m2 of new reedbed. The Method Statement anticipates that the establishment of

the new reedbed will proceed relatively quickly. It is considered that the re-establishment of

the reedbed will provide significant ecological enhancement of the area adjacent to the

European designation.

5.3 Landscape and Visual Elements of the Proposal

5.3.1 A Landscape and Visual Appraisal has been undertaken by Broom Lynne Planning Design

Landscape, to assess the landscape, visual and cultural impacts of the development proposals

for additional pontoon moorings, removal of existing quay heading and jetties and re-

instatement of reedbed. It establishes both the regional landscape and the local baseline

landscape context of the site through desktop research and field walking and visual survey

from key receptors on the northern shore of Oulton Broad, Nicholas Everitt Park to the east

and the Carlton and Oulton Marshes to the west.

5.3.2 The Landscape and Visual Appraisal has been prepared in the context of the Broads

Landscape Character Assessment. Oulton Broad is situated in Character Area 6 – Boundary

Dyke to, Barnby to The Fleet, Oulton. There are diverse elements within this character area

consisting of nature reserves, significant built development, a large and busy Broad where

Mutford Lock provides a connection of the Broad with Lake Lothing and through to the North

Sea. The Appraisal notes that:

“Oulton Broad is a popular seasonal focus for boating and sailing activity and provides and

important visual link between a busy gateway to the Broads and the open countryside within

the Executive Area and the wider Waveney Valley. There is a distinctly contrasting character

between one end of the Broad and the other for this reason”

Also, that:

“It is thus a very active area, with an intensity of boating and other recreational activities as

well as commercial activity and residential areas extending down to the Waterfront. Care


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needs to be taken when landscape change occurs, to ensure that those positive

characteristics that contribute to an areas unique sense of place are conserved and

enhanced.”

5.3.3 The Authority’s Mooring Guidance welcomes the right type of moorings in the right place. The

floating pontoons proposed are considered as suitable for areas with a high tidal range, as

occurs at Oulton Broad. The guidance notes that floating pontoons provide positive benefits

as they provide safe refuge for fish and protection of the natural bank.

5.3.4 The application site lies in a very active area with an intensity of boating and other

recreational activity, situated between the more built form to the east and the more rural

fenland landscape to the west, creating a variety of views and vistas from both land and

water.

5.3.5 The Landscape and Visual Assessment concludes that the development will have a relatively

low impact for the following reasons:

• This is an active ‘gateway’ to the Broads, where boating activity is an integral part of

its character;

• The proposed development is compatible with existing activities in the area;

• The proposed development will appear as a simple extension to an area of existing

moorings, rather than a significant intrusion;

• From the western approaches the new development will be seen against the

backdrop of the general built form of Oulton Broad and will be recessive in the

landscape;

• An integral part of the proposals are positive enhancements, comprising the

decommissioning of old moorings and hard engineering associated with the existing

jetty and quay headings within the reedbed, the restoration and creation of new

reedbed to benefit biodiversity.

5.4. Method Statement and Specification

5.4.1 The Method Statement sets out the Phasing of the proposed pontoon works. The Ecological

Method Statement has determined that it is preferable for the existing timber jetties and steel

quay heading to remain in place to avoid unnecessary disturbance to the adjoining European

Designation and the potential for ground collapse. The reedbed creation works will be phased

with the Construction of the new pontoons.

5.4.2 The main walkway pontoons and finger pontoons will be delivered to and assembled at

Tingdene’s existing Brundall Bay Marina, at Brundall on the River Yare. They will be delivered

to Oulton Broad via the River Yare, thus avoiding the need for any road vehicle trips

associated with their delivery and installation. The Geotextile membrane to the outer edge of

the reedbed creation areas will be installed and the area backfilled with suction method

dredging from the proposed new pontoon area, as set out in the Ecological Method

Statement.

5.4.3 The floating pontoons and walkways will be anchored to the bed of Oulton Broad using a

percussion pile mounted on a purpose built floating workboat. The anticipated piling and

installation will be approximately two weeks.


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5.4.4 The future maintenance dredging of the new moorings, if required, will be by suction method

into geo textile bags ashore, this is an established method in use elsewhere on the Broads.

5.4.5 A detailed specification of the Construction Phase Plan has been prepared by Walcon Marine

which sets out the Methodology and Risk Assessment associated with the proposed pontoon

moorings and the specification details of the proposed Walcon System 2000 pontoons and

Walcon Hardware to be installed.


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6.0 Conclusions

6.1 Oulton Broad is an important centre on The Broads, it offers a wide range of existing services

and facilities to tourists, hire boating visitors and owners of private boats. Broadlands Marina,

Broadlands Holiday Village and Broad View Caravan Park offers very good footpath

connectivity to both the centre of Oulton Broad to the east and the Nature Reserves to the

west, in addition to the good range of restaurant and leisure facilities available on the site

itself.

6.2 The additional 40 private boat and 15 visitor new pontoons moorings to be provided as an

extension to an existing Marina will create a total of 150 existing and proposed moorings at

Broadlands Marina, which will provide much needed additional moorings at Oulton Broad in a

well-connected location on the southern rivers with direct access to the North Sea for sea

going vessels. The existing car parking area will provide sufficient spaces to meet the needs

of users of the private mooring berths.

6.3 The proposals will result in the re-establishment of the pump out and slipway facilities at

Oulton Broad and create an additional 15 short stay visitor moorings in accessible locations

on the ends of the proposed pontoons. These additional short stay visitor moorings will

contribute towards meeting the identified under supply of short stay moorings for visitors in

Oulton Broad.

6.4 The proposed position of the new pontoons will not impact upon navigation within Oulton

Broad or the existing Power Boat Racing Circuit.

6.5 The proposals will not have any likely significant effects on European designations, will not

have an adverse impact on the Landscape or Visual character of the area, and will provide

important ecological benefits associated with the removal of existing moorings from within

the reedbed and the creation of 600m2 of new reedbed habitat. The proposals represent a

valuable opportunity for ecological enhancements adjacent to a European Designation and a

reduction in activity and disturbances to fauna from activity within the reedbed associated

with use of the existing moorings.

6.6 It is considered that the proposals for the provision of new pontoon moorings as an extension

to an existing Marina, wholly accord with the Broads Authority’s existing and emerging

policies and that the Authority is invited to positively support the proposals.


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Appendices

Appendix 1

Broads Authority Pre- Application Response


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Fri 03/11/2017 08:59

Alison Cornish [email protected]

Broad View Marina Proposals - BA/2016/0227/PREAPP

Dear Margaret

I write in response to your request for some further pre-application advice on the proposed

expansion and rationalisation of the moorings currently provided at Broad View Caravan Park and

Marina. The following comments are based on the information submitted on 30 August 2017.

As you highlight in your Planning Statement the relevant Development Plan Policy currently is DP 16

Moorings. Having looked at the information submitted to date it is my opinion that the proposed

development of the moorings in this location would be in general accordance with this Policy,

including the number/percentage of visitor moorings to be provided, subject to the various matters

identified following being satisfactorily addressed. The principle of the development is therefore

accepted.

You should also be aware that the Authority is currently preparing the new Local Plan which will be

available for a 6-week public consultation exercise commencing in the next few days. The Policy that

it is proposed would replace Policy DP16 is Policy PUBDM32. The requirements and wording of the

emerging Policy are very similar to that of Policy DP16 but, depending on the timescale for the

submission of this planning application, you should be aware of it as it is likely to carry some weight.

Turning to the various internal consultation responses received on the preapplication information

submitted I will deal with each of them in turn:

Waterways and Recreation

The Waterways and Recreation Officers are content that the marina layout and configuration of the

proposed pontoons will not adversely impact on the powerboat racing course and that there is

sufficient distance from the new berths to the powerboat racing exclusion zone. It is suggested that

we agree the exact specification of the pontoons and their safety features before the planning

application is submitted.

The proposed visitor berthing and provision of the new pump out facility is welcomed as this will be

a benefit for navigation users.

mailto:[email protected]


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As regards the slipways on the site it would also be a benefit if the applicant could confirm that

public launching would be allowed after the development is completed. If this is the case some

thought would need to be given to the provision of an area for dinghy trailer parking.

Otherwise content with the proposal from a navigation perspective.

Operations

There is a general welcome to additional moorings on Oulton Broad and particularly any associated

visitor moorings. From a navigational/practical point of view Tigndene should give consideration to

the following:

• Safety Any such development, marina etc. will need to comply with the HSE Safety in Docks ACOP,

otherwise this looks like a welcome addition to the mooring provision on Oulton Broad.

• Depth and Dredging This part of Oulton Broad is relatively shallow (typically between 1.0m and 1.5m at mean low

water) and this gets shallower still close to the shore. The Authority is aware that the

Colemans Dyke moorings do accumulate sediment and are quite shallow at low water. If

this marina is to attract sea going vessels and other deeper draught or fixed keel craft then

there may need to be a management plan to maintain suitable depth. The Broads Authority

will not undertake dredging in a commercial marina and pumping sediment from the marina

into the surrounding Broad will not be an option.

• Proximity of the pontoons to the powerboat racing area This was a particular consideration raised at the initial meeting. The proposed marina is

shown as being outside the power boat racing exclusion area, but the visitor moorings are

exposed to this area particularly the western jetty which looks to be within 10m of the

exclusion zone. Having consulted the RYA the Authority can confirm that we are content

the proposed development does not encroach within the current exclusion zones and that

traffic wishing to enter and exit the marinas can be safely managed around the racing on

those days.

Ecology

Given the proximity of the application area to the Broads SAC/ SPA a Habitats Regulation

Assessment, stage one screening should be undertaken. Although works to remove two old boat

moorings to reinstate reedbed should ultimately provide an improvement to the existing habitats

and biodiversity, the screening will help highlight any potential impacts from the proposed works. A


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detailed method statement to remove old moorings and create new ones will help us understand

any access plans, works and storage of work materials.

The screening assessment should cover the potential impacts to the designated sites from the

increase in recreational activities from an increase in some 50 additional moorings.

The application should include enhancements to the reedbed where possible.

We would expect on-going management of the moorings to include management of the reedbed

into the future. Therefore a management plan for the ongoing maintenance of the moorings and the

management of the reedbed would need to be submitted in support of any planning application.

The Authority’s Ecologists are happy to advise further if required.

Landscape

Landscape character area: Area 6. Waveney Valley - Boundary Dyke Barnby to the Fleet Oulton.

The site itself is not subject to any statutory or non-statutory designations, although The Broads SAC,

Broadland SPA/Ramsar and Sprat’s Water Marshes are nearby and Carlton Colville SSSI is located

adjacent to the western site boundary. It is therefore a buffer location between sensitive designated

sites to the west and an urban fringe with a busy recreational activity area.

There are no areas of woodland or notable trees or ponds within or adjacent to the site.

Visual receptors: A Public footpath passes through the site roughly east-west alongside Landspring

Drain. The proposals would be clearly visible from this path. The Angles Way long distance footpath

passes through Broadlands Holiday Village and Broad View Caravan Park. The proposals would be

visible from Nicholas Everitt Park on Oulton Broad approximately 200m to the north-east. They

would also be visible from residential properties around Oulton Broad, and by boat users on the

Broad.

Proposed Marina extension to the west of the existing moorings creates an additional 40 private

boat and 15 visitor moorings which would extend across an existing natural Broad edge by 94m.

2 existing jetties in the location would be removed and the edge of the Broad would be re-instated

as reedbed. Whilst beneficial, this would not contribute significantly in terms of landscape visual

impact because the improvements would be partly concealed from the key visual receptors by the

proposed moorings extension.

The proposals would increase the visual impact of moorings on the Broad, having a moderate

adverse effect. However, this should be considered in the context of the existing high levels of


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boating activity within the Broad. The increased number of moorings would lead to increased

recreational activity in the Broad and beyond. The impact this increased activity would have on the

remoteness and tranquillity of the Broad and adjacent sites should be addressed as part of the

planning application.

Proposed Car parking: The car park for 30 cars surrounded by fencing with grass areas to north and

west would benefit greatly from screen planting.

The kinked layout is shown aligned with the adjacent Landspring Drain. It would be better to align

the parking with the new chalets immediately to the south to move it away from the Drain and

public right of way.

The layout also seems to have excessive aisle width. 5m long parking spaces with a 6m aisle would

be adequate and would reduce the footprint and visual impact of car park.

Mitigation & enhancement: The Ecological Assessment refers to a separate detailed Mitigation and

Enhancement Strategy which is due to be prepared.

This Strategy is to include details of how the removal of the moorings and elements of hard

engineering will be undertaken in order to reinstate the area to reedbed. The Strategy should also

set out the opportunities for landscape improvements. Reinstatement, although welcome, is more

biodiversity related and would offer less in terms of landscape character. Tree planting between

the proposed car park and Landspring drain would help screen the parking area and the caravan site

beyond from the Broad and users of the footpath.

Detailed design of moorings and pump out station and car park would need to be sensitive and use

appropriate materials. Signage and ancillary equipment should be minimised to reduce visual clutter.

Highways

Whilst I have not consulted the Highway Authority on this particular proposal I am aware that

historically the Highway Authority have objected to the intensification of any development/use of

this site on the basis that this would result in increased traffic movements at the junction between

Marsh Road and Bridge Road and that this junction is unsuitable for any additional traffic

movements. Increasing the mooring provision in the proposed location would generate additional

traffic movements to and from the site, which, based on historical evidence, would not be supported

by the Highway Authority. I therefore suggest that you have early discussions with the Highway

Authority to try and identify a satisfactory solution to this issue. This matter would then to be

addressed in full in any planning application subsequently submitted.

Waveney District Council/Sentinel Leisure


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I note that you are proposing to fix the pontoons to the bed of Broad and that you have reached

agreement with Sentinel Leisure in this regard.

Obviously you are aware that notice of planning application will need to be served on Sentinel

Leisure before it is submitted and the correct Certificates completed on the Application Form.

For your general information I have included the link to the Mooring Design Guide that has recently

been adopted by the Authority to provide guidance to applicants.

http://www.broads-authority.gov.uk/__data/assets/pdf_file/0005/703940/Mooring-design-

guide.pdf

I hope that the above information provides you with sufficient guidance to go ahead and prepare the

planning application required. However if you require any further assistance please do not hesitate

to contact me.

Kind regards Alison

Alison Cornish

Planning Officer

DD 01603 756051

Broads Authority, Yare House, 62-64 Thorpe Road. Norwich NR1 1RY 01603 610734 www.broads-authority.gov.uk

http://www.broads-authority.gov.uk/__data/assets/pdf_file/0005/703940/Mooring-design-guide.pdf

http://www.broads-authority.gov.uk/__data/assets/pdf_file/0005/703940/Mooring-design-guide.pdf

http://www.broads-authority.gov.uk/