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Proposed Alterations to ‘The Venue’ Conferencing Facility to form ‘The Pancake House’ Restaurant. at Elveden Forest Holiday Village, Brandon, Suffolk. for CENTER PARCS (Operating Company) Ltd Design & Access Statement Date: April 2021 Document Reference: 20 / 2315 / DAS
Design & Access Statement prepared by: 0 INTRODUCTION
0.1 This Design & Access Statement has been prepared to supplement a FULL planning application to Forest
Heath District Council by Center Parcs Ltd for the alterations to ‘The Venue’ Conferencing Facility to form
‘The Pancake House’ Restaurant at Elveden Forest Holiday Village, Brandon, Suffolk, IP27 0YZ.
0.2 This statement has been prepared under the requirements of the Town & Country (General Development
Procedures) (Amendment) (England) Order 2006. The structure and content has been informed by:
JACKSON DESIGN ASSOCIATES
Latimer House, Latimer Way, • The Town & Country Planning (General Development Procedure) (Amendment) (England) Order 2010
Sherwood Energy Village, Ollerton, • DCLG ‘Guidance on Information Requirements and Validation (March 2010)
Nottinghamshire. NG22 9QW • ‘Design & Access Statements – How to write, read and use them’ (CABE 2006); and
• Secretary of State Appeal decisions on the role of a Design & Access Statement
Tel: (01623) 863222 Fax: (01623) 863555
www.jacksondesign.co.uk 0.3 The Design & Access Statement provides important and detailed information about the scheme and has been
written for a wide target audience including the Planning Authority, local residents, statutory and non-statutory
consultees and elected Members.
0.4 The document takes the reader through the various stages of the design of the scheme and specifically
provides information on the following elements:
• Assessment
An analysis of the application site and its surroundings, and, where applicable in physical, social and economic
terms. It is also important to consider the planning policy context relevant to the sites development.
• Design
Once the development options have been evaluated and any potential conflicts resolved, the design solution
is developed.
The information provided within the Design & Access Statement is in accordance with Forest Heath District
Council’s Validation Lists for Planning Applications, and specific topics are addressed in the Supplementary
Information.
Author Matt Rowbottom MCIAT
Status: Date: Checked by:
PLANNING April 2021 LH
COPYRIGHT
© 2021 This document is the copyright of Jackson Design Associates and must not be copied or reproduced without prior
written approval of Jackson Design Associates. All rights reserved.
2 : Design & Access Statement
01. ASSESSMENT
01
Design & Access Statement : 3
1. ASSESSMENT • Approx area 400 acres
• Capacity 4216 guests per break
Site overview – location and context. • 11 restaurants and bars
• 6 retail outlets
1.01 The application site is located within the Center Parcs Holiday Village at Brandon, Suffolk. The • Nine-hole, par 3 golf course
total village comprises an area of approximately four hundred acres. The application is for • Forest themed Aqua Sana
alterations to ‘The Venue’ Conferencing Facility to form ‘The Pancake House’ Restaurant.
1.04 Center Parcs Elveden Forest covers some 400 acres of the brecklands, an area with light soils
1.02 The Venue is located in the centre of the Village, adjacent to and overlooking the Beach & Lake. and less rainfall and higher temperatures than most of Britain.
1.03 Elveden Forest was the second Center Parcs village to be opened in the UK. 1.05 The Village was originally dominated by a single-species conifer plantation planted in the
• Opened August 1989 1950s and managed for a timber crop. A small part was an intensive pig farm. There was one
• Approx 900 units of accommodation. windrow of older Scots pine and grassland edges which were preserved but otherwise the
Centre Buildings
The Venue
Car Park
Lake
Figure 01 - Elveden Forest Holiday Village, showing location of The Venue.
4 : Design & Access Statement
future Village supported virtually none of the scarce and The Venue
rare species typical of Breckland.
1.11 Center Parcs provides a truly unique and inspirational
1.06 Since Center Parcs purchased the site in 1987 over alternative for conferences and meetings at all its UK
500,000 deciduous trees have been planted to create a villages.
mixed woodland to increase biodiversity. They have also
created 32 acres of lakes and waterways and created 1.12 ‘The Venue’ is home to flexible spaces which can be used
open habitats around villas, buildings and lakes, near the individually or as one large event space and can cater for
Village entrance and in a special wildflower meadow. conferences, smaller meetings and breakout sessions for
as little as 10 up to 600 people.
1.07 Now Elveden supports more than 14 rare and
endangered plant species and no less than 160 species The Pancake House
of nationally scarce and rare insects associated with
open Breckland habitats as well as the woodlands and 1.13 ‘The Pancake House’ is a Center Parcs institution
waterways. The special Flower Meadow supports many and all-time guest favourite. This popular restaurant
of the scarce plants and insects and is the keystone of (currently at all UK villages) serves sweet and savoury
Center Parcs’ involvement in a priority species recovery pancakes in traditional Dutch style on a griddle, as well
programme with English Nature and the Suffolk Wildlife as freshly cooked omelettes.
Trust, but many of the plants and the great majority of
other species occur naturally in other habitats over the 1.14 Each restaurant has an outdoor terrace which provides
whole Village. Even the car park is the breeding ground external dining overlooking either a sports lake or
for eight rare insects. stunning woodland.
1.08 The birdlife and waterways are also strong contributors Image 1 - Top
to Village biodiversity although Center Parcs cannot Woburn Forest Pancake House
refresh the big lakes often enough for maximum
diversity because this could take water resources Image 2 - Middle
important for other areas. Even the European rare Longford Forest Pancake House
woodlark, a Breckland speciality, has bred on the Village.
Image 3 - Bottom
Biodiversity Action Plan for Elveden Forest Sherwood Forest Pancake House
1.09 Each Center Parcs village has its own Biodiversity Action 1.15 The scheme is part of a wider ‘The Pancake House’
Plan (BAP). The Action Plans were published in 1998 facility upgrade across a number of villages, bringing the
and then updated and re-published in 2019. The Elveden standard in line with the recently developed Longford, &
BAP is closely linked to the Suffolk BAP where plans Woburn facilities and the recently refurbished Sherwood
have been written for local and nationally scarce habitats Forest restaurant.
and species.
1.16 Use Class:
1.10 Preliminary Ecological Appraisal (PEA) and Preliminary
Roost Assessment (PRA) Surveys have been carried out The village wide use class was D2 until 1st September
and are included within this planning package. 2020. It is now E(d) – indoor sport, recreation or fitness
(not involving motor vehicles or firearms). There is no
change in use class proposed and permission relates
entirely to the proposed external alterations.
Design & Access Statement : 5
Images 04-12 - Existing ‘The Venue’ and surrounding area.
02. DESIGN
022. DESIGN
The Proposal:
2.01 The application seeks to gain planning approval to convert the largest of
the conference rooms within ‘The Venue’ into a large open plan restaurant
with display kitchen, dispense bar, banquet seating and childrens soft play
area which will become ‘The Pancake House’.
Access
2.02 The Pancake House will be entered via a new path created from a
pedestrian walkway to the north of the beach. A number of trees and
some vegetation will need to be removed and the relevant reports
accompany this application.
Layout
2.03 Internally, an entrance lobby will be created with adjacent ancillary area for
WC’s, Buggy Store etc. The layout will generally open plan, with the final
seating positions being designed by an Interior Designer.
2.04 There will be a ‘Display Kitchen’ to the rear of the restuarant where guests
can watch the Pancakes being made. This provides some theatre for guests
of all ages.
Scale, Massing and External Appearance:
2.05 There will be no additional internal floor area created by the works. Internal
alterations and removal / creation of walls will be required.
2.06 Externally, there will be a new south-facing terrace area with low level timber
balustrading which will provide stunning views over the lake.
2.07 The long south-facing elevation to the entire ‘Venue’ will be upgraded with
cedar cladding and grey curtain walling (new glazing to ‘The Pancake House’
and existing glazing retained and decorated elsewhere).
2.08 ‘The Pancake House’ frontage will have a modern brise soleil to help prevent
any potential overheating and internal glare from the south-facing glazing.
Materials
2.09 Cladding: Cedar Cladding (Vertical)
Aluminium Curtain Walling / External Doors: RAL 7016
Render: Terracotta or similar. Figure 02 - Proposed ‘The Pancake House’ Layout
8 : Design & Access StatementFigure 03 - Proposed Visualisation
Design & Access Statement : 903. SUPPLEMENTARY INFORMATION
03
10 : Design & Access Statement3. SUPPLEMENTARY INFORMATION demonstrated by its environmental policy and adherence
to a third-party accredited system of environmental
3.01 In accordance with the requirements of Forest Heath management, to ISO 14001 standard. The Center Parcs
District Council’s validation schedule the following UK Policy for the Environment is as follows:
information is provided in support of this application:
“Center Parcs UK is the leading provider of relaxing and
Biodiversity and Geological Conservation Survey exhilarating, all year round short breaks at four UK locations.
and Report (Including Bat Surveys): The forest and natural surroundings are a key factor in our
sustained success over many years.
3.02 A Preliminary Ecological Appraisal has been undertaken by
EMEC Ecology and is included within this application, the We have always recognised and accepted our duty for the
most up to date Biodiversity Sensitivity Plan for the Village responsible management of all of our sites, but in particular the
is shown in Figure 05. management of our impact on the environment is of particular
importance. In addition to complying with all relevant legislation,
Economic Statement: our key objectives are to protect, maintain and wherever possible
to improve the environment of our villages. As an organisation
3.03 The proposal is not for a major employment-generating we are committed to managing all environmental aspects in
development, but supports the vitality and viability of the conjunction with the wider Sustainable Development agenda,
existing commercial operation. Figure 04 - Environment Agency Flood Risk Map in that, we endeavour to provide short break experiences in a
way that benefits the Environment, Society and the Economy,
Environmental Statement: Flood Risk Assessment: both now and in the future.
3.04 The Town and Country Planning (Environmental Impact 3.07 The site is not within an area designated as being at risk While we organise our activities to give priority to the
Assessment) (England and Wales) Regulations 1999 set from flooding as shown on the Environment Agency Flood avoidance and prevention of pollution, we also set and monitor
out the circumstances in which an Environmental Impact Risk Map (above). progress against quantified objectives for all key environmental
Assessment is required to enable the Council to give aspects. To include sourcing materials and services from third
proper consideration to the likely environmental effects Landscaping Details and Landscape and Visual parties and to proactively manage our operation to minimise
of a proposed development. The extension does not fall Assessment: our wastage of natural resources. With a particular focus given
within either the Schedule 1 or Schedule 2 categories and to energy conservation, thereby continually improving our
therefore an Environmental Impact Assessment and an 3.08 Proposed landscaping works involve creating a new path environmental performance.
Environment Statement is not required. to the main entrance of the restaurant, and a south-
facing terrace overlooking the beach. The impact on In accordance with national and county biodiversity plans we
Foul Sewage and Utilities Assessment: existing landscaping, including trees, is covered within the will endeavour to protect and restore ecological features native
arboricultural and biodiversity report accompanying this and appropriate to the locality of our sites. Where appropriate
3.05 The proposed WCs will connect in to the existing foul application. we will encourage improvement in the overall diversity and
and surface water infrastructure of the Holiday Village. capacity of each site for native vegetation and species of
Further information can be provided, if required, at the Site Waste Management Plan: wildlife.
detailed design stage if a Planning Condition to this effect
is needed. Utilities are also present within ‘The Venue’ and 3.09 The proposals will, if applicable, be supported by a site To ensure that this responsible management is consistently and
the existing capacity on the village is suitable. waste management plan of the type required by the Site universally applied across all its areas of operation, Center Parcs
Waste Management Plan Regulations 2008 which came has developed and will maintain an ISO 14001 Environmental
Land Contamination Assessment: into force on 6 June 2008. Management System.
3.06 No contamination issues are foreseen. Sustainability Statement: Center Parcs will communicate this environmental policy and
any related local initiative to our employees, to our guests and
3.10 Center Parcs has a strong environmental ethos, as to the wider community.”
Design & Access Statement : 11Figure 05- Biodiversity Sensitivity Plan 12 : Design & Access Statement
Jackson Design Associates
Latimer House, Latimer Way
Sherwood Energy Village, Ollerton
Nottinghamshire. NG22 9QW
Telephone: (01623) 863222
Facsimile: (01623) 863555
www.jacksondesign.co.uk
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