FAQs
Please note these FAQs refer to the concept scheme that underpinned the EIA Scoping Report.
What are we proposing?
Norfolk Farm Leisure is proposing to transform Ashwicken Lake, an unused resorted quarry lake, into a unique eco-wellness resort centred on water-based recreation, wellness and waterside living.
This £35m private investment in the local economy will see the lake reimagined from a former sand extraction pit, into a unique destination where outstanding architectural elements will seamlessly combine with an enhanced natural landscape, to offer a memorable staycation as well as a leisure facility for local people.
Where exactly?
The 80 hectares site is located west of Church Lane and south of East Winch Road, Ashwicken, Norfolk (PE32 1LZ).
What is the timeline?
We are currently in the pre-submission stage of the planning application. During this stage of the process the project team undertake pre-application engagement, iterative design and Environmental Impact Assessment (EIA) scoping.
As part of the pre-application engagement the project team engages with relevant ward councillors, parish councils and local residents during this time, requesting their views and feedback on emerging masterplans. The views of the local community will be used to inform the proposed development where possible and we are keen to hear the views of all parties.
We are looking to submit a planning application towards the end of 2020.
How will we mitigate any vehicle impact on local roads?
We understand that many local people are concerned about the potential impact of the eco resort on local roads.
As part of the planning process we’re required to have a good look into any impact on both local roads (and on the Strategic Road Network – i.e. A47). This is done in partnership with officers at Highways England and Norfolk County Council as the relevant highway authorities.
We’re looking at a number of ways to reduce the impact the resort may have, including:
Carriageway widening and the formalisation of existing informal passing places on Church Lane and provision of new passing places on Ashwicken Road;
A signage strategy (to be agreed with Norfolk County Council (NCC) and Highways England).
A comprehensive Travel Plan, for getting to and from the resort. This will include a range of sustainable travel measures, such as a shuttle service between the resort and King’s Lynn.
In addition to the Travel Plan mentioned above, the planning application will be accompanied by a full Transport Assessment and an Environmental Impact Assessment (EIA) that considers in detail traffic impacts and the necessary mitigations. All of this information will be publicly available.
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What will the local economic benefit be?
The resort represents a £35 million private sector investment in the Norfolk economy. Once completed it will support and create a large number of jobs, mainly at the resort, but also in the wider economy through the supply chain (indirect) and the wages spent by employees local (induced) effects. The jobs created will generate additional prosperity in the form of Gross Value Added (GVA) in the economy.
Our provisional estimates of these local benefits are set out below:
Note: columns may not sum due to rounding.
In addition, the resort will help attract new visitors to the area, which will result in increased expenditure in the wider tourism economy, again supporting more jobs and GVA.
How many jobs will we create? Will we be giving jobs to local people?
We estimate that the resort will create 260 jobs at the resort itself and an additional 60 jobs across the local supply chain and wider economy (20 of which will be created in King’s Lynn & West Norfolk, and the remainder in Norfolk). Yes, we will absolutely be seeking to employ local people.
What impact will the resort have on local birds and wildlife?
One of the most important aspects of the resort is to enable visitors to enjoy the serenity of the lake and the wildlife that have made it their home. The lake supports an overwintering population of waterbirds dominated by non-native geese and native wigeon feeding on grassed banks. In bird breeding season there are small numbers of waterbirds and common breeding songbirds. The proposed design of the resort will retain quiet and undisturbed areas where birds can rest, feed and breed
Whilst the site is not a designated nature conservation site at an international, national or local level, we’re currently conducting a number of surveys of the site, to ensure that its biodiversity is protected, and where possible, enhanced. Ecological surveys of the site have been ongoing since December 2019 (c. 13 or so individual visits). We have surveyed wintering birds, farmland breeding birds, great crested newts and are now progressing bats, reptiles, water vole in addition to botanical surveys
There will be a minimal impact to trees on the site. Woodland to the north and south of site removed from development boundary which will reduce impacts on bat roosts. New nature planting will deliver a biodiversity net gain – details still be worked through and to be informed by consultation feedback
As part of the planning application, a full Ecological Impact Assessment (EcIA) Report is being prepared to accompany the application which will fully detail the existing nature value of the site and how impacts will be mitigated, and its overall biodiversity improved. This important report will be prepared according to guidance issued by the Chartered Institute of Ecology and Environmental Management.
What is the ‘overnight staff accommodation’ for?
The overnight staff accommodation will enable Ashwicken Lake to provide guests with an exemplary service and exceptional hospitality for the duration of their stay at the resort. It will also reduce the number of vehicle movements on local roads.
Who is the developer?
The planning application for Ashwicken Lake is being promoted by Norfolk Farm Leisure. Norfolk Farm Leisure’s Director, Chris Griffin, is a local farmer and landowner who specialises in the production of potatoes, rhubarb and carrots.
Norfolk Farm Leisure believes Norfolk boasts beautiful nature and ecological diversity and their proposals for an eco-wellness resort will enable more visitors and locals to enjoy this amazing part of Norfolk. As well as creating hundreds of local jobs it will provide an estimated £8m boost to the local economy.
How many vehicle movements will there be during construction? Will this change seasonally?
Traffic volumes associated with the construction phase are expected to be significantly lower than during the operational phase and will only occur for a temporary period. Construction traffic routes to/from the Site will be controlled through a Construction Environmental Management Plan (CEMP). For these reasons a quantitative assessment of construction traffic has not been required by the Highway Authority.
What will people be able to use the Clubhouse for?
The clubhouse on the water is 1,500qm in size and provides: a spa, café/restaurant (with waterside al-fresco dining) and lakeside pool facilities. The Clubhouse facilities would be available to the local community as well as to guests of the resort.
The proposed development can be expected to generate 26 two-way trips in the morning peak hour and 42 two-way trips in the evening peak hour on a changeover day assuming full occupancy of the site. The times of greatest trip generation occur around check-in and checkout times and outside the network peak hours.
What will the onsite shop sell?
Typically for a wellness resort, the sales are primarily to cater and serve guests and day visitors that stay within the resort.
Will there be onsite medical facilities, what will they be precisely?
There will be two locations that provide first responder aids, the Warden’s Office near the site entrance and the clubhouse.
What is the breakdown of catering and self-catering accommodation?
100% self-catering
What’s the breakdown of the size of each type of accommodation?
1 Bed = 50m2
2 Bed = 65m2
3 Bed - 75 to 85m2
What is the life expectancy of the buildings?
The buildings are designed to be dissembled at the end of their use and recycled. Their life expectancy is somewhere between 25 to 35 years.
What are predicted visitor numbers in different seasons?
On average, during the peak season we expect the resort to be at 80% capacity, this will be roughly 400 guests. During the low season we predict the resort will be at 50% capacity, and therefore 200 guests.
Will guests be allowed visitors?
Yes
What will the breakdown be of live in workers vs commuting workers?
We expect approximately 10% of the workers will be ‘live in’ and 90% to commute to work.
How will light pollution be managed by the resort?
Lighting for the car parking will be LED luminaries programmed for peak times and to be turned to a motion-detection only at off peak times.
Pathways for pedestrians are to be lit to appropriate levels for health and safety, as well as, atmospheric lighting appropriate to the context of a relaxing recreation environment. These will be programmed to specific times and have motion detectors for guests.
All lodges and the clubhouse will have built in night shutters to reduce light spill with blackout blinds. These shutters are also use for cooling, solar shading and privacy during the day. The clubhouse would be shut at 11pm to ensure that a night curfew is in place for guests.
The treehouses have very small openings facing the trees to minimise light spill. They also come with built in night shutters and internal blackout blinds.
What is the maximum number of people allowed on site?
We expect the maximum number of people to be on the site at anyone time to be approximately 500 people.
What will we be doing to deal with noise pollution?
The potential for noise pollution during the operational phase predominantly comes from the clubhouse, where patron activity, mechanical ventilation plant and entertainment noise will be emitted. The site design responds to this by using the built-form of the clubhouse to provide effective acoustic screening to the nearest noise-sensitive receptors, alongside acoustic bunding in the south-east corner of the site. Additionally, patron activities will be actively managed through an adopted noise management plan, and mechanical plant will be appropriately selected to ensure there will be a low impact from noise from these elements.
Will we be able to share a traffic management plan before submission?
The proposed highways improvement works will be shown on technical drawings that will be submitted as part of the planning application.
Are we going to be looking at what’s underneath the surface of the water?
Diving teams have already had a good look underneath the water, focussing on the areas closest to the banks.
What is the water quality (is the water safe)?
We believe the water to be safe, testing is complicated by the fact that the Lake is actually served by two channels, meaning that the water it holds is constantly changing.
Will the resort increase flood risk downstream?
We plan to use Sustainable Drainage Systems (SuDS) to drain the runoff from the development, so that there is no increase in the flow discharged to the watercourses, and no increase in flood risk. The existing watercourses around the site will continue to operate as they currently do.
How will any changes in the water level in the lake affect the proposals for the floating buildings?
The lake is fed by local streams and also linked to the groundwater and it has an outlet pipe in its south-west corner. Since it filled after the mineral works ceased, the level has varied very little – whether in very wet or in very dry periods. Whilst little change is anticipated, the buildings on the lake are designed to float, with the access walkways being able to accommodate the buildings moving up and down.
It’s the equivalent of putting a Centre Parcs in the village, right?
No, it isn’t.
Ashwicken is far smaller than a typical Centre Parcs, Centre Parcs Woburn Forrest for example has 700 villas.
The following is a comparrison between a simple Centre Parcs and our application.
Site Area
Ashwicken Lakes Wellness Resort: 80 ha
Centre Parcs Woburn Forest: 138ha
Number of Holiday Units
Ashwicken Lakes Wellness Resort: 154 lodges, treehouses and villas
Centre Parcs Woburn Forest: 700 villas
Hotel
Ashwicken Lakes Wellness Resort: None
Centre Parcs Woburn Forest: 75 bedroom hotel
Number of car parking spaces
Ashwicken Lakes Wellness Resort: 295
Centre Parcs Woburn Forest: 1,400
Employment
Ashwicken Lakes Wellness Resort: 260 staff
Centre Parcs Woburn Forest 1,500 staff
*Source: Planning Inspector’s Report dated 23 May 2007 (File Reference: APP/J0215/A/06/2024005)
Can local people use the facilities?
It’s really important to us that local people are able to enjoy the facilities at the resort. We really want local people to take full advantage of the wellness services and recreational activities on offer.
Local people will have full access to the clubhouse, it’s facilities and services, and also be able to use the lake and the outdoor activities on offer.
For the benefit of all users, both staying guests and local people, there will be a need to manage numbers to preserve the tranquillity of the site and the availability of services.
The intention would be, therefore, to operate a membership and / or booking model to support access for the local community.
This is common practice for other high-quality accommodation providers, including spa hotels or similar resorts. Such a model not only secures access for local communities but also provides an additional revenue stream for the resort, supporting its long-term sustainability.
How many people are there going to be on site at any one time?
The number of people on site will vary between low and high season. During low season we anticipate approximately 200 people, and during high season we expect a maximum of 500 people. Peak season lasts for approximately two and half months a year.
In addition, the resort will be staffed by approximately 90 people throughout the year. Peak season lasts for approximately two and half months a year.