B95 Chapter 13 - Tourism

Introduction

top

---

13.1

The development of tourism in North Norfolk has been based on a variety of natural and man-made attractions. These include the Norfolk Broads, the Norfolk Coast AONB, Sites of Special Scientific Interest, Historic Parks and Gardens, picturesque villages, and the more traditional holiday resort areas such as Cromer and Sheringham. Many inland villages and towns, such as Fakenham, Holt, North Walsham and Stalham, also attract a significant number of visitors. The Local Plan seeks to promote the development of tourism in North Norfolk, but only in a way that is compatible with the conservation and enhancement of its environment. It is the present quality and distinctive character of North Norfolk's rural scene which is the main attraction for both its visitors and its residents (see Fig.18).

13.2

Many visitors are particularly attracted to the AONB, bringing valuable benefits to the local economy. However, there are concerns that, without careful management, the activities of visitors could spoil the very thing which had attracted them to the area. As a consequence, a Visitor Management Strategy for the Norfolk Coast (see Local Plan paragraphs 6.59 - 6.61) has been prepared in order to coordinate action to ensure that the use of the AONB does not damage its natural beauty and that future generations have the same opportunity to enjoy it.

---

Attractions

top

---

13.3

Visitor attractions are an integral component of the tourism 'package' and North Norfolk must be able to offer a variety of such attractions if it is to compete with other tourist destinations, both at home and abroad. However, visitor attractions must be of a scale and character that will be compatible with the traditional appeal of the area to tourists.

Heritage Attractions

13.4

The principal attraction of North Norfolk is the quality of its rural environment. This appeal is enhanced by a variety of attractions that complement this resource. These 'heritage' attractions include historic buildings and gardens, museums and art galleries, wildlife attractions such as country parks and nature trails, rural crafts and steam railways. Collectively, heritage attractions are significantly more important than holiday entertainment facilities in attracting people to the area. The most successful, and indeed acceptable, new attractions are those which are in harmony with North Norfolk's rural heritage and promote its conservation; for example, the appropriate reuse of historic buildings.

Other Attractions

13.5

Some visitor attractions such as large-scale holiday, leisure or theme parks bear little relationship to the physical or historic character of their local area. Such developments would be detrimental to the natural beauty of North Norfolk and, thereby, damaging to the area's tourism potential. Although the uncertainty of weather conditions emphasises the importance of indoor attractions, the quality of both the local environment and the tourist experience can be damaged by excessive and insensitive tourism development and activity, especially in an area such as North Norfolk.

Policy 121: Large-Scale Leisure Proposals - expired 27/09/2007
In the Countryside development proposals for large-scale holiday, theme or leisure parks will not be permitted.

13.6

Recreational facilities provide tourist attractions and are also used by local residents. Indeed, the largest, single commercial tourist attraction in North Norfolk is 'The Splash' at Sheringham, which attracts some 200,000 visitors each year. The provision of an adequate range of recreational facilities enhances both the tourism potential of the area and the quality of life of residents. Appropriate policies are contained in Chapter 12: Sport and Recreation.

---

Visitor Accommodation

top

---

13.7

The availability and quality of accommodation is a critical factor in attracting tourists. While it is not considered necessary to increase the total amount of accommodation on offer in North Norfolk, there is a need to increase the capacity of certain types of provision to meet the growing demand for higher standards of accommodation. Furthermore, there is a need to recognise the current trend towards tourist activity throughout the year.

13.8

Visitor accommodation can be conveniently divided into serviced and unserviced sectors. The serviced sector includes hotels, motels, guest-houses, and bed and breakfast accommodation. Unserviced accommodation includes most self-catering establishments such as caravans, chalets and holiday flats and cottages.

Serviced Accommodation

13.9

Serviced accommodation generally brings greater benefits to the local economy than the self-catering sector. As well as facilitating traditional holiday tourism, serviced accommodation plays an important role in accommodating the needs of 'business and work tourists'. In addition, many hotels also have potential for acting as venues for a variety of conferences, seminars and field trips held by different organisations. From an environmental point of view, many of the buildings providing serviced accommodation, especially the long-established hotels, make a positive contribution to the character of the local scene and, indeed, frequently represent important features in North Norfolk's Conservation Areas. It is therefore considered appropriate to maintain, improve and increase the provision of good-quality serviced accommodation. Hotels, motels and guest-houses are considered together because all these activities fall within Class C1 of the Town and Country Planning (Use Classes) Order 1987, as amended.

New Serviced Accommodation in the Growth Towns, Small Towns, Large Villages and Selected Small Villages

13.10

In order to increase the choice in hotel accommodation within existing tourist areas and safeguard the Countryside, the preferred locations for such developments are within the designated settlements.

New Serviced Accommodation in the Countryside

13.11

The construction of new hotels, along with most other forms of development, is restricted in the Countryside in order to conserve its quality and character for both residents and visitors. However, there are opportunities for hotel developments in the Countryside through the conversion of existing buildings (see Policy 29: The Reuse and Adaptation of Buildings in the Countryside). In particular, large traditional residences are often suited to sensitive conversion to hotel or similar uses, and such proposals may be especially acceptable where the change of use will secure the preservation of the buildings.

Unserviced Accommodation

13.12

Unserviced accommodation is primarily provided by static and touring caravan and camping sites. These sites provide a less expensive alternative to serviced accommodation and are popular for family holidays.

Static Caravans

13.13

Static caravan sites are the main providers of self-serviced accommodation in North Norfolk. In 1998 there were 5,169 static caravans on ninety-six licensed sites in the area (of which forty sites had one caravan only). These units are either let weekly or are privately owned. There is a growing trend for static caravans to remain on site all the year round with units standing on concrete bases with services 'plugged in'.

13.14

The main problems associated with static caravan sites are visual and result from poor location and layout, and lack of screening. Many sites are prominent in the landscape and often have a detrimental effect on the appearance and character of the rural area.

13.15

Static caravan sites also generate additional traffic that, in the AONB and the Undeveloped Coast in particular, also detracts from the character of the area and, thereby, may damage its tourism potential. The AONB and Undeveloped Coast already contain many sites and therefore additional provision for static caravans will be strongly resisted. Proposals for static caravan sites near the Broads will also be assessed according to Policy 24: The Broads and its Setting.

13.16

The general presumption against new static caravan sites also applies to the remainder of North Norfolk. However, in order to encourage improvements to the appearance and quality of existing static caravan sites, minor extensions may be acceptable where these involve such improvements and where there are no environmental objections.

13.17

Many existing static caravan sites appear unattractive in the landscape, and this is particularly so in the main resort areas where a series of adjoining sites can present a heavy concentration of regimented caravan development. The caravan industry has recognised that it is important to improve the appearance of sites for the benefit of occupiers and to enhance the landscape in general. The East Anglia Tourist Board has sponsored studies leading towards a design guide for coastal static caravan parks. These studies suggest that the design of sites could be more adventurous with the introduction of new caravan types, groupings and layouts.

Cliff-Top Static Caravan Sites between Sheringham and Overstrand

13.18

The Council is particularly concerned about the visual impact of existing cliff-top caravan sites in the Sheringham to Overstrand coastal area. These sites are particularly prominent in an otherwise largely undeveloped coast, where tree growth is minimal. The Council wishes to negotiate their complete removal so that the sites are returned to an undeveloped rural use. To achieve this, the Council may, in exceptional circumstances, be willing to allow new replacement static caravan sites in locations where they would not normally be allowed.

13.19

To achieve the Council's long-term aim of removing these cliff-top caravan sites it will be necessary to ensure that existing developments are not intensified. Any increase in the number of caravans or site services or facilities will make the complete removal of the development more difficult and will often increase its prominence in the landscape.

Touring Caravan and Tented Camping Sites

13.20

Touring caravan sites are distinct from static caravan sites in that they are never permanently occupied by caravans and, therefore, in the winter months there is very little evidence of tourist activity. However, the existence of substantial service blocks and ancillary shop and office buildings may present some degree of permanency to the tourist use.

13.21

Planning control over touring and camping activities is particularly complex because of the variety of exemptions given by the Town and Country Planning (General Permitted Development) Order 1995, as amended. Those who are considering the provision of touring caravan sites are advised to contact the Council's Planning Department to find out whether permission is required.

13.22

Touring caravans are popular with holiday-makers because they provide relatively inexpensive accommodation and a degree of flexibility in where they stay. This popularity is reflected in the fact that, in 1998, there were twenty-seven licensed touring caravan sites in North Norfolk providing 2,166 pitches. This provision may be doubled by those sites that do not require permission.

13.23

Many touring caravan sites are mixed camping sites incorporating tents and motor caravans as well as touring caravans.

13.24

The demand for touring caravan sites creates problems because they can be intrusive in the landscape, and coastal and other tourist areas are liable to become saturated by the sheer numbers of caravans if left unchecked. Inland, where tourist pressures are less, touring caravan development may be acceptable subject to other environmental considerations. However, opportunities for the provision of touring caravan sites in coastal areas and the AONB still exist through planning and site licence exemptions.

Permanent Holiday Accommodation

13.25

The use of a dwelling as a holiday home does not normally require planning permission. Consequently, the use of houses as holiday or second homes cannot be controlled. Indeed, the 1991 Census revealed that about 9% of the District's houses were used as second or holiday homes. In some places on the coast this figure was as much as 40%.

13.26

Notwithstanding the control provided by holiday occupancy conditions that would prevent holiday homes, chalets, log cabins and other permanent holiday accommodation from being used as ordinary homes, the Council considers it appropriate, for environmental reasons, to consider most proposals for permanent holiday accommodation in relation to the housing policies of the Local Plan.

13.27

There are, however, some exceptional circumstances in which permanent holiday accommodation would be allowed but where ordinary dwellings would not be acceptable. Often, less demand is placed on local facilities and services by visitors occupying a holiday dwelling than by permanent residents. Also, holiday accommodation does not require the same standard of amenity as a permanent residential use so that there will be no need to create a residential curtilage, including garden areas, garages, garden sheds and other outbuildings. Consequently, barns and other buildings in the Countryside may be suitable for conversion to holiday homes without resulting in a significant adverse effect on the appearance or character of the building or its landscape setting - which would not be the case with a permanent residential use.

Policy 126: Permanent Holiday Accommodation
Development proposals for permanent unserviced holiday accommodation will be treated as though they were for residential development, and will therefore be subject to the appropriate policies and criteria. As an exception, proposals involving the reuse or adaptation of existing buildings in the Countryside will be determined in accordance with Policy 29: The Reuse and Adaptation of Buildings in the Countryside.

Holiday and Seasonal Occupancy Conditions

13.28

When holiday accommodation is allowed, it is usually necessary to ensure that it will remain part of the stock of such accommodation and not be lost to permanent residential use. It may also be necessary to prevent permanent occupancy because the property has lower standards of access, parking and private amenity space than normal housing. These restrictions are achieved by imposing a condition on planning permissions specifying that the accommodation is to be used for holiday purposes only. When considering the use of such a condition, the Council will wish to assure itself that it is the developer's intention that the accommodation is to be for holiday use only and that it can be managed as such.

13.29

Where the accommodation, by the character of its construction or design, is unsuitable for continuous occupancy it is more appropriate to apply a seasonal occupancy condition. Seasonal occupancy conditions prevent the property from being occupied for a specified period, usually during the winter. Occasionally, seasonal occupancy conditions are also necessary to protect the local environment; for example, where the proposed site lies close to a fragile habitat that should remain undisturbed to allow seasonal breeding or winter feeding to take place. It is also appropriate to apply conditions which prevent chalet, caravan and camping sites and holiday homes that lie in areas at risk from flooding from being occupied during the period of greatest risk.

Loss of Unserviced Holiday Accommodation

13.30

Besides the decline in hotel accommodation, there has been a significant decrease in the unserviced accommodation provided by holiday parks and chalet and caravan parks. This has largely arisen because of its replacement by permanent dwellings, either through the redevelopment of holiday sites to provide housing estates or the relaxation of holiday occupancy restrictions. The loss of these sites may result in an overall reduction in holiday accommodation to the detriment of the tourist resort and, consequently, the local economy. Accordingly, the Council is keen to retain and upgrade these sites in order to maintain their contribution to tourism and the local economy.

---