Understanding the Needs and Opportunities for Visitor

Transcription

Yorkshire Dales National Park
Authority
Understanding the Needs and
Opportunities for Visitor
Accommodation
Final Report
2nd December 2013
This report takes into account the particular
instructions and requirements of our client.
It is not intended for and should not be relied
upon by any third party and no responsibility
is undertaken to any third party.
Job number
231243-00
Ove Arup & Partners Ltd
13 Fitzroy Street
London
W1T 4BQ
United Kingdom
www.arup.com
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J:\230000\231243-00\0 ARUP\0-09 PLANNING\0-09-08 REPORTS\PROJECT 1 TOURISM\CLIENT ISSUE\PROJECT 1 (UNDERSTANDING THE NEEDS AND OPPORTUNITIES FOR VISITOR ACCOMMODATION ISSUE
02.12.2013).DOCX

Yorkshire Dales National Park Authority
Understanding the Needs and Opportunities for Visitor Accommodation
Final Report
Contents
Page
Executive Summary
1
1
Introduction
3
1.1
1.2
Project Overview
Study Approach
3
3
Background and Context
4
2
2.1
2.2
2.3
2.4
2.5
3
4
5
6
7
8
Introduction
4
National Context for Tourism and Visitor Accommodation 4
National Park Purposes and Objectives
4
Tourism and Visitor Accommodation Policy
8
Conclusions
13
Methodology for Analysing Evidence
15
3.1
Introduction
15
National Park Visitor Trends
19
4.1
4.2
4.3
4.4
19
19
21
26
Introduction
A Changing Type of Tourist
Sectoral Performance and Change
Trends in Visitor Activity
Visitor Accommodation in the Park
34
5.1
5.2
5.3
5.4
34
34
35
38
Introduction
Yorkshire Dales National Park Accommodation Stock
Spatial Distribution of All Visitor Accommodation
Accommodation Trends by Type
Wider Tourism Economy Constraints
62
6.1
6.2
6.3
6.4
6.5
62
62
63
64
65
Introduction
Visitor Attractions
Tourism and Visitor Accommodation Networks
Marketing and Signage
Ideas for Change
Conclusions and Future Actions
70
7.1
7.2
70
70
Introduction
Key Conclusions
Recommendations
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FOR VISITOR ACCOMMODATION ISSUE 02.12.2013).DOCX
74
8.1
8.2
Final Report
Introduction
Recommendations
74
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Final Report
Executive Summary
Objectives within the new Yorkshire Dales Management Plan (2013 – 2018)
reflect a changing approach to visitor accommodation and the tourism economy in
the National Park. Together with the release of the English National Parks and
Broads Circular 2010 and the adoption of the National Planning Policy
Framework, this shift in emphasis represents an appropriate time to re-examine
the role of visitor accommodation within the Park.
In seeking to deliver a sustainable future for Park residents and to promote greater
enjoyment of the ‘sense of place’ within the Park, Management Objective E4
seeks to:
Improve the quality, variety and marketing of the tourism offer within the
National Park to extend the season and get more visitors to stay overnight so as to
increase the value of tourism by 20% in real terms by 2020.
Emerging Evidence
Analysis of visitor and tourism economy data sources and stakeholder
engagement highlighted a wide appreciation of a changing type of tourist.
Although the appeal to families and outdoor enthusiasts remains strong, the Park
is beginning to see a small but growing number of young people choosing to visit
the Park and a growing multi-cultural dimension to the number of tourists.
Evidence highlighted a growth in demand for budget and good quality temporary
accommodation. Contrary to the needs of emergent visitors, however, there has
been a reported loss of budget accommodation and large group format
accommodation provision. Seasonal variations in accommodation costs and low
capacity of existing accommodation establishments has rendered the Park
relatively inaccessible for lower budget vacations during high season.
Similarly, evidence recognised that demand for visitor accommodation appears
ever sensitive to fluctuations in weather. This sensitivity is particularly acute as a
consequence of the natural attributes of the Park and visitor desire to appreciate
the special qualities of the National Park.
Recommendations
Recommendations for the future of visitor accommodation in the Yorkshire Dales
are set against the fulfilment of the Park Purposes. Therefore, the capacity of the
landscape to endure the provision of visitor accommodation must continue to take
precedent.
Based on the identification of need and the appreciation of the parameters of the
National Park landscape, the study recommends greater flexibility for sensitively
designed, small-scale extensions to existing self-catering budget visitor
accommodation, where a deficit is identified. Support for seasonal diversification,
particularly through the provision of high quality temporary accommodation, was
considered suitable in locations where landscape capacity exists.
In seeking to find the right balance for the conservation of traditional buildings
and reducing the detrimental impact of development on the landscape of the Park,
the study recommends the re-use of traditional agricultural buildings in locations
which would be capable of sustaining additional development. To fully
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Final Report
understand which traditional agricultural buildings are suitable for visitor
accommodation, the National Park Authority should seek to broadly assess the
quality, condition and location of traditional buildings.
Overnight-stay visitors currently constitute a third of all visitors to the Dales, but
account for over half of the total economic spend. A priority mechanism for
encouraging visitors to stay overnight would be to recognise the importance of
indoor activities and multi-day activities which involve a residential stay within
the Park.
Case for Change
In line with the transformations in Management Objectives, engagement has
identified that stakeholders want to achieve more within the Park and provide
more opportunities for enjoyment of the special qualities of the environment, in a
way that enhances the overall natural beauty and cultural heritage of the Park.
Page 2
1
Introduction
1.1
Project Overview
Final Report
Yorkshire Dales National Park Authority (YDNPA) Planning Policy Service
appointed Ove Arup and Partners Limited (‘Arup’) to undertake a study to
understand the needs and opportunities for visitor accommodation in the
Yorkshire Dales.
The purpose of the study was to provide an understanding of modern
accommodation trends, market demand for various types of accommodation and
the future of visitor accommodation within the Yorkshire Dales National Park.
The study makes recommendations which support the achievement of the
Yorkshire Dales Management Plan Objective E4, whilst aligning suggestions with
the purposes and special qualities of the National Park. This evidence-based study
will be used by the YDNPA, alongside their wider evidence base, to inform their
Local Plan policy development.
Management Objective E4 seeks to ‘Improve the Quality, variety and marketing
of the tourism offer within the national park to extend the season and get more
visitors to stay overnight so as to increase the value of tourism by 20% in real
terms by 2020’.
Although the report is a stand-alone report, it discusses some common themes
which are also pertinent to the ‘Identification of Employment and Business Land
needs and opportunities’ report which was recently completed by Arup on behalf
of the YDNPA.
1.2
Study Approach
The approach to the study followed through three stages:
•
Review existing park objectives and policies to understand the baseline and
desired position for visitor accommodation within the Park;
•
Collation and review of primary and secondary evidence;
•
Analysis of evidence base and development of a number of policy-based
recommendations to assist in production of the Yorkshire Dales Local Plan.
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2
Background and Context
2.1
Introduction
This section reviews background documents to understand the context behind the
provision of visitor accommodation within the Yorkshire Dales National Park.
2.2
National Context for Tourism and Visitor
Accommodation
The GB Tourist Report (2013) stipulates that in May 2013 1, there were 11.2
million domestic overnight trips in Great Britain, an increase of 9% on the
previous year. The number of nights stayed and the overall spend also increased.
However, regional variations existed in the number of trips made; whilst London
and the West Midlands saw an increase in the number of trips made in the first
five months of 2013, the South East, South West and Yorkshire witnessed a
decline in the number of trips.
The Economic Case for the Visitor Economy (2008) 2 seeks to provide an in-depth
quantitative and qualitative analysis of the contribution of the Visitor Economy to
Britain. The report concludes that there is evidence of a stronger economic
reliance on tourism-related activities in rural areas than urban areas.
In seeking to extend the tourism season and increase overnight stays within the
Yorkshire Dales, there is a need to understand the reasons for an increase in the
national number of domestic overnight trips and a fall in the number of trips made
to Yorkshire. Evidence for a strong economic reliance on tourism-related
industries in rural area justifies the context for Management Objective E4.
2.3
National Park Purposes and Objectives
The National Parks and Access to the Countryside Act 1949 enabled the creation
of the National Parks. Since, the National Parks have operated under the
guidelines and principles held within a series of policy documents, principally the
Environment Act 1995, which redefined the current statutory purposes of National
Parks.
The Environment Act 1995 was supported by Circular 12/96, and together this has
provided the basis for how National Park Authorities should discharge their
responsibilities. Since the Environment Act 1995 and Circular 12/96, a number of
further legislative changes have influenced how the Authorities set up to manage
the Parks operate and engage with local authorities and other key delivery
partners.
The Yorkshire Dales National Park was designated in 1954. The Yorkshire Dales
National Park Authority is an independent, public body within the local
government structure, created by the Environment Act 1995. The role of the
1
2
Visit England GB Tourism Survey (May 2013) Summary of Results
Deloitte (2008) Economic Case for the Visitor Economy
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Final Report
Authority is very clearly defined in Section 61 of the Environment Act 1995, with
its statutory purposes set out as:
•
Conserving and enhancing the natural beauty, wildlife and cultural heritage of
the National Park; and
•
Promoting opportunities for the understanding and enjoyment of the special
qualities of those areas by the public.
In pursuing these purposes, the Authority is also required to:
•
Seek to foster the economic and social well-being of local communities within
the National Park.
Similarly to most National Parks, the Authority is responding and adapting to
changing circumstances, and seeking to continually balance the statutory purposes
of the National Park with the demands of a modern and diverse society both inside
and outside of the Park.
2.3.1
English National Parks and the Broads (UK
Government Vision and Circular 2010)
The purpose of this circular is to provide updated policy guidance on the English
National Parks, reaffirm statutory duties of the National Park Authorities and
establish a vision for English National Parks to achieve by 2030 through a series
of key progress outcomes.
The provision of visitor accommodation within the Yorkshire Dales National Park
will need to reflect a vision for the English National Parks and the Broads which
states that by 2030, the Parks will be:
•
Thriving, living, working landscapes notable for their natural beauty and
cultural heritage;
•
Places where sustainable development can be seen in action and where visitors
and local communities are inspired to live within environmental limits;
•
Places where wildlife flourishes and habitats are maintained and restored,
expanded and linked effectively to other ecological networks;
•
Places for everyone to discover the rich variety of England’s natural and
historic environment and have the chance to value them as places for escape,
adventure, enjoyment, inspiration and reflection.
The Circular sets out five priority outcomes for National Parks in England for
achieving the vision, these include:
•
A renewed focus on achieving the Park Purposes;
•
Leading the way in adapting to, and mitigating, climate change through
spreading important messages and demonstrating best practice about the
impacts of climate change;
•
Secure a diverse and healthy natural environment, enhance cultural heritage
and inspire lifelong behaviour change, for which collaborative working
between local authorities will be fundamental;
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Final Report
•
Foster and maintain vibrant, healthy and productive living and working
communities through fostering and maintaining thriving rural economies,
encouraging sustainable tourism and promoting sustainable transport.
•
Work in partnership to maximise benefits and minimise costs
The provision of visitor accommodation in the National Park should seek to
promote opportunities for the understanding and enjoyment of the special qualities
of the Park by the public, but not at the expense of conserving and enhancing the
natural beauty, wildlife and cultural heritage of the area.
Further visitor accommodation may be a portal for inspiring lifelong behaviour
change, demonstrating best practice examples for adapting to and mitigating the
impacts of climate change and improving the understanding of the benefits of
outdoor recreation. Promoting sustainable visitor accommodation and sustainable
tourism will link to promoting low-carbon employment sectors which respect the
Purposes of the Park.
2.3.2
Yorkshire Dales Management Plan (2013-2018)
The Park Management Plan forms the overarching strategic document for the
National Park; a clear vision and management objectives influence the future
direction of the Park over the next 10 to 20 years.
This document sets out a vision which seeks to preserve the special qualities of
the Yorkshire Dales National Park. By 2040, the Park will be:
•
A distinctive, living, working, cultural landscape that tells the on-going story
of generations of people interacting with their environment;
•
Home to the finest variety of wildlife in England;
•
Providing an outstanding range of benefits for the nation based on its natural
resources, landscape and cultural heritage, which underpin a flourishing local
economy;
•
A friendly, open and welcoming place with outstanding opportunities to enjoy
its special qualities;
•
Resilient and responsive to the impact so climate change, storing more carbon
each year than it produces; and
•
Home to strong, self-reliant and balanced communities with good access to the
services they need.
The Management Plan illustrates those features of the area’s special landscape
character which contribute to the overall uniqueness of the Park. Varying
combinations of the following special qualities and their individual contribution to
the ‘spirit of place’ and overall sense of legibility, culminates in a landscape
which is not comparable to any other English National Park:
•
Natural Beauty – The highly legible Yorkshire Dales with distinguishing
stepped profiles, distinctive fells and Howgills, limestone scenery and caves,
waterfalls and post-glacial landforms alongside the man-made relics of a
traditional pastoral landscape contribute to the unique varied landscape of the
Dales.
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Final Report
•
Wildlife – Flower-rich hay meadows, extensive areas of moorland, smaller
areas of broadleaf woodland and nationally-important population of flora and
fauna flourish within the particular conditions of the Dales.
•
Cultural Heritage – A culture of community spirit and self-sufficiency,
distinctive traditional architecture and the reminder of formal rural industries,
numerous attractive villages and hamlets and a distinctive linguistic, literary
and artistic heritage.
•
Enjoying the experience of being here – Tranquillity, solitude and the sound of
nature, expansive views and dark night skies, extensive network of footpaths
and a welcoming and friendly place all contribute to the areas ‘spirit of place’.
It is clear from the ethos of the Management Plan that the Authority is reacting to
the changing way that the Park is perceived, use and enjoyed. The tone and
language of the Management Plan is not such about restricting activity, and is now
more about maximising opportunities and exploring environmental and social
sustainability.
To ensure meaningful and efficient study outcomes, we have selected the
management objectives which are most relevant to tourism activities in the Park
and the implications for visitor accommodation, visitor accommodation and
associated worker accommodation, and accommodation design.
Study Objectives
Management Plan Objectives March 2013
Tourism activities and the
implications for visitor
accommodation
A5, A10, B1, B2, B4, B5, B6, B7, B8, B9, C6, E8, F7
Visitor Accommodation and
Worker Accommodation
A4, A10, B1, E1, E4
Accommodation Design
A2, A3, A4, A6, A7, A8
2.3.3
ENPAA Position Statement – Sustainable Tourism
(January 2009)
English National Park Authorities Association supports the development of
sustainable tourism within National Parks, through emphasising environmental
best practice, use of local labour skills and the re-use of traditional buildings. The
ENPAA therefore supports the following:
•
Encouraging people to stay longer in the parks through enhancing the value of
tangible ‘products’ such as locally grown produce and intangible ‘products’
such as the landscape and tranquil surroundings.
•
Closing the circle between farmers, landowners and managers and visitors so
that the benefits of visitor activities are passed on directly to local
communities.
•
Widening participation in outdoor activity especially for disadvantaged
community groups, minority groups and young people
In seeking to extend the tourism season, up-scale the quality of visitor
accommodation and increase the number of overnight stays, the new Local Plan
and visitor accommodation policies will be influenced by a reaffirmed focus on
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Final Report
achieving the Park Purposes and the securing the vision for the English National
Parks.
Focussing on promoting sustainable tourism and inspiring lifelong behaviour
change, whilst conserving and enhancing the natural beauty, wildlife and cultural
heritage of the Park will form the fundamental boundaries in which visitor
accommodation is framed.
2.4
Tourism and Visitor Accommodation Policy
2.4.1
National Planning Policy Framework
The National Planning Policy Framework was introduced in March 2012 and
replaces previous Planning Policy Statements. The Framework is predicated on a
‘presumption in favour of sustainable development’, which traverses support for
sustainable tourism and businesses that promote sustainable rural economic
development.
To support a prosperous rural economy, the NPPF advocates economic growth in
rural areas in order to create jobs and prosperity by taking a positive approach to
sustainable new development. It requires new Local Plans to promote a strong
rural economy through:
•
Support for sustainable growth and expansion of all types of businesses and
enterprise in rural areas;
•
Promotion of diversification and development of agricultural and land-based
rural businesses;
•
Support for sustainable rural tourism and leisure developments that benefit
businesses in rural area, communities and visitors, which respect the character
of the National Park; and
•
Support for the provision and expansion of tourist and visitor facilities in
appropriate locations, that is within rural service centres or where identified
needs are not already met by existing facilities 3.
In seeking to confirm the connections between good design and better places, the
Framework stipulates that good design is indivisible from good planning and a
key aspect of sustainable 4.
Authorities are required to develop robust and comprehensive policies that detail
the quality of the development which will be expected in an area. Without stifling
innovative design, developments should establish a strong sense of place and
reflect the identity of local surroundings, support local facilities and respond to
local character and history 5. Permission should be refused for development of
poor design that fails to take the opportunities available for improving the
character of an area and the way it function (Paragraph 64).
In specific relation to National Parks, the NPPF states that great weight should be
given to conserving the landscape and scenic beauty, wildlife and cultural heritage
3
NPPF, Chapter 3 Supporting a prosperous rural economy, Paragraph 28.
NPPF, Chapter 7 Requring Good Design, Paragragh 58.
5
NPPF, Paragraph 63 and 64.
4
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Final Report
features of the National Parks and that planning permission for major
developments in these designated areas should be refused, expect in exceptional
circumstances 6.
2.4.2
Yorkshire Dales National Park Local Plan 2006
The Yorkshire Dales Local Plan 2006 was adopted on the 26th April 2006 and
replaced the Local Plan adopted in 1996.
Policy GP1 is founded on the National Park Purposes as influenced by the
Government Circular 12/96, which fundamentally states that development will not
be permitted where it prejudices those Purposes unless it can be demonstrated that
there is an overriding need for the development and that any harm can be
mitigated.
Tourism and the implications for visitor accommodation
Policy VF1 Assessment of Visitor Facilities supports proposals for visitor
facilities whilst avoiding development that is in conflict with national park
purposes.
The Authority will support proposals that it considers would bring a positive
conservation gain or provide services and facilities which support the quiet,
informal recreational environment of the National Park. The policy suggests that a
visitor management scheme, which may include provision of temporary facilities,
could reduce the detrimental impacts of facilities which may cumulatively cause
unacceptable harm or specifically provide for peak demand and result in negative
‘honey-pot’ areas.
Visitor Accommodation
Policy F2 Farm Diversification advocates support for farm diversification in
accordance with National Park purposes, provided that it does not prejudice the
farming enterprise or adversely affect the residential amenity of neighbouring
properties. The Park Authority advocates opportunities for agricultural businesses
to diversify into non-agricultural activities e.g. visitor accommodation or
recreational activities.
Policy F3 supports the conversion of traditional buildings to provide residential
lets and short-stay self-catering holiday accommodation where this is developed
as a form of farm diversification. The accommodation must remain an ancillary
part of the agricultural business, to reduce the risk of abandoned farming activities
which are otherwise important to the landscape character of the National Park.
Policy VF2 Bunkhouse barns supports the conversion of traditional barns to
bunkhouse accommodation in some circumstances. This alternative form of
accommodation can provide inexpensive, communal self-catering accommodation
which tends to support activities such as walking and cycling. Conversion to
bunkhouse accommodation will be permitted were traditional barns are located
within a group or buildings or beside a road, can be effectively managed and
supervised, would not result in detrimentally intrusive parking requirements to the
landscape and or have a significant adverse impact on the character and
appearance of the building. The conversion of a traditional barn in an isolated
6
NPPF, paragraphs 115 and 116, page 26 / 27.
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Final Report
position to provide camping accommodation for walkers will only be permitted
where there are no material alterations to the external appearance of the barn or its
setting.
Policy VF3 Tented Camp Sites sets out restrictions for small-scale camping sites
in appropriate locations. The use of land as a tented camp site will be appropriate
where:
•
the site is located so that it has a minimal impact on the landscape and is
appropriately screened;
•
the site is located close to a group of residential buildings;
•
it does not require the provision of new or improved vehicular access, new
buildings or over ground utility services; and
•
it will not have a significant adverse effect on residential amenity or on the
special qualities of the National Park.
The Authority acknowledges the role of these small sites in supplementing local
incomes; however they recognise that access is often considered an issue with
most users arriving by car alongside environmental damage concerns from a vast
number of walking visitors.
Policy VF4 Sites for touring caravans aims to resist the development of new
touring caravan sites, as a result of their visually disruptive nature and specific
access needs. Caravan rallies, organised by The Caravan Club and the Camping
and Caravanning Club are exempt from the planning control. The conversion of
existing static caravan sites to seasonal use, either wholly or in part, by touring
caravans and/or tented camping will be permitted where the site has satisfactory
access and would produce a significant overall visual or environmental
improvement.
Policy VF5 Sites for Static Caravans resists new sites for static caravans and
resists renewal of temporary planning consent for individual static caravans.
Extensions to existing sites which would result in an increased number of pitches
will only be permitted as an exception where they produce significant overall
visual or environmental improvements, and erection or conversion of buildings at
these sites will only be permitted for uses necessary to meet environmental health
requirements.
Policy VF6 Holiday Chalets permits the replacement of caravans by wooden
holiday chalets for visitor accommodation where this would provide visual
improvement to the landscape.
Policy GP2 General Design Policy states that development will only be permitted
if:
•
It is of a kind, scale, siting, density and detailed design which is sympathetic
to or enhances the landscape character, special qualities and local
distinctiveness of the surrounding area.
•
It uses materials that are appropriate to the local character and distinctiveness
of the surrounding buildings and wider landscape
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Final Report
•
It does not have an unacceptable impact on neighbouring amenity and ensures
an adequate level of amenity for the future occupants of the development in
relation to nearby uses.
•
It respects the existing natural, built and historical features in and around the
site.
•
It accords with the National Park Authority’s Design Guide and Policy B7.
Policy B1 Historic Landscapes seeks to protect the integrity of those historic
landscapes within the National Park which may contain a range of historic
features. These features may not be of sufficient individual importance to justify
statutory protection but, collectively, comprise an historic landscape.
Development that would cause loss or damage to the integrity of historic
landscape or introduce incongruous elements into such landscape will only be
permitted if the development is essential or where the wider social benefits
outweigh the negative impacts.
Policy B7 Building Design aims to protect and where appropriate enhance the
unusual degree of architectural homogeneity, which survives the built
environment of the Yorkshire Dales. All new buildings must be in sympathy with
their surrounding in terms of siting, scale, form and design.
Policy B14 Extensions and alterations to buildings aims to protect the
contribution to the overall character of the National Park made by the cumulative
appearance of the many ‘ordinary’ buildings which are not specifically listed.
Decline of the existing building may be defined as development which dominates
public views, results in unacceptable loss of amenity and results in a loss of
curtilage.
Policy B15 Conversion of traditional buildings aims to ensure that changes in the
use of traditional buildings are achieved with as little impact upon the character
and appearance of the building and its setting as possible. Conversion of
traditional buildings can be beneficial in terms of avoiding the loss of interesting
but redundant building. Some conversion schemes, especially for residential
accommodation, however cannot be achieved without significant change to the
building’s external appearance and therefore may be refused for this reason.
2.4.3
Special Qualities, Special Experiences – An Integrated
Recreation and Tourism Strategy (2010)
Special Qualities, Special Experiences sets out the National Park Authority’s
guiding principles and policies for improving access and inclusion, safeguarding
the special qualities through better visitor management, and delivering sustainable
tourism, within the statutory purposes of the National Park.
The distribution and type of visitor accommodation promoted within the Park
must reflect the need to maintain the quality and diversity of recreational
experiences to cater for all audiences, and the desire to endorse sustainable multiday activities, such as multi-day walking activities or voluntary ‘user pay-back’
holidays.
The loss of some budget-end accommodation, a limited supply of providers who
cater for one-night stays and the promotion of both inspected and non-inspected
accommodation has reduced the level of suitable accommodation to support a
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Final Report
diversity of experiences in the Park. Therefore, the strategy encourages a range of
accommodation to match the type of activities the Park encourages people to
undertake (such as walking, cycling, wildlife and cultural appreciation).
2.4.4
Sustainable Tourism in the Yorkshire Dales (2013 –
2018)
Produced by the Dales Tourism Group, this study forms the Local Strategy
component of the European Charter for the EUROPARC Federation’s Charter for
Sustainable Tourism. The purpose of the strategy is to identify the key themes and
priorities for managing, developing and marketing the Yorkshire Dales as a
quality visitor destination in line with sustainable tourism.
Sustainable Tourism in this instance is defined as ‘any form of development,
management or tourist activity which ensure the long-term protection and
preservation of natural, cultural and social resources and contributes in a positive
and equitable manner to the economic development and well-being of individuals
living, working or staying in protected areas’.
The Local Strategy aims to promote the Yorkshire Dales National Park as a
leading sustainable tourism destination in the UK, encourage overnight stays
through pre-packaged accommodation and activity holidays, and encourage
conservation and voluntary visitor payback to the Park. Using the Dales Tourism
Business Network, the study should support the ‘Distinctly Dales’ local
distinctiveness project, to encourage businesses to promote the Yorkshire Dales as
a leading Green Traveller sustainable destination.
2.4.5
Policy Rationale for Change
This study will form an important evidence based document to inform the
development of a new Local Plan. The current Local Plan was adopted in 2006,
prior to Circular 2010 and the Park Management Plan, and therefore it is
appropriate to consider the renewal of the Local Plan.
Page 12
2.5
Final Report
Conclusions
There have been a number of key policy documents which have sought to explore
the role and functions of the National Park since the current Local Plan was
adopted. Reflecting on these there are a number of implications, which are set out
as follows.
In seeking to extend the tourism season, up-scale the quality of visitor
accommodation and increase the number of overnight stays, the new Local Plan
and visitor accommodation policies will be influenced by a reaffirmed focus on
achieving the Park Purposes and securing the vision for the English National
Parks.
In addition, National Park literature further focusses on promoting sustainable
tourism and inspiring lifelong behaviour change, whilst conserving and enhancing
the natural beauty, wildlife and cultural heritage of the Park; these will form the
fundamental boundaries in which visitor accommodation is framed.
The Management Plan Objective E4 emphasises the importance of improving the
quality, variety and marketing of the tourism offer to extend the tourism season
and get more visitors to stay overnight. This objective is endorsed in conjunction
with aspirations to promote the Yorkshire Dales as a leading sustainable tourism
destination, which is founded on the high quality sustainable tourism activities,
making the Dales more accessible to a diverse range of groups and attracting new
‘low impact’ businesses to the Park. The adoption of National Planning Policy
Framework in March 2012 advocates planning policies which support sustainable
economic growth in rural areas.
Tourism attractions and the Implications for Visitor Accommodation
The Current Local Plan (2006) policy has an emphasis on preserving the
landscape and tranquil amenity of the National Park. The Local Plan (2006)
policy supports proposals for temporary visitor facilities which cater for peak
demand and restricts visitor facilities which would result in a loss of tranquillity.
However, Local Plan (2006) policies do not proactively encourage pioneering
sustainable visitor activities, which may ensure higher levels of overnight visitors
and wider participation of all groups in the Park. Therefore to improve the quality
and marketing of the Yorkshire Dales as a leading Sustainable Tourism
destination it is likely that policies will need to be more supportive of sustainable
visitor activities.
Visitor Accommodation and Worker Accommodation
The current Local Plan (2006) policy supports the diversification of farms, but
limits the opportunities for the development of alternative, temporary or budget
visitor accommodation. Similarly, opportunities to add value to existing visitor
accommodation provision are limited through policy restrictions on Touring
Caravans and Static Caravans, and through inflexible criteria for tented campsites.
Local Plan (2006) policies restrict the development of sites for touring caravans
and tented campsites, unless these are appropriate screened.
Policy VF2 is supportive of securing the contribution of historic field barns by use
as bunk-barns, but requires development to be within a group of buildings, beside
a road or on an existing agricultural business. Inflexible adopted plan policies may
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Final Report
therefore limit the development of a variety of different types of accommodation,
particularly from the ‘off-grid’ or lower budget end of the accommodation
spectrum.
The current Local Plan (2006) policies seek to protect the integrity of the historic
environment and preserve the contribution that historic field barns make to the
Park.
The English National Park Authorities Position Statement emphasises the
importance of environmental best practice, use of local labour skills, materials and
re-use of traditional buildings. Other visitor accommodation policies within the
Local Plan however may limit the use of these buildings for visitor
accommodation by stringent policy criteria. The Local Plan (2006) design policies
may therefore limit the achievement of high quality and innovative sustainable
building design.
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Final Report
3
Methodology for Analysing Evidence
3.1
Introduction
In addition to understanding the gap between the adopted Local Plan and the
Management Plan, it is important to understand what is presently happening
within the Park. This section sets out our approach to data analysis.
3.1.1
Step 1: Data Analysis
Using data originating from the Great Britain Tourism (GBT) data 2011,
Welcome to Yorkshire (2011), STEAM data (2010 – 2012), ONS International
Tourist Data (2011) and the Tourism Business Survey carried out by the National
Park Authority in 2012, this section aims to establish a baseline position from
which to evaluate progress against Management Objective E4 and the study
objectives.
A secondary component of the data analysis has involved the mapping of visitor
accommodation and tourism data through the spatial mapping tool ArcGIS. Bing
Maps base-maps were used to illustrate key features such as the Local Retail
Centres within the Park, tourism points of interest and prominent walking routes.
Layers representing different visitor accommodation variables were then mapped
as a method for highlighting spatial trends in the STEAM data.
As a result of the methods of STEAM data collation and the units by which
accommodation is quantified, a number of data assumptions are required to allow
for comparisons across different types of data to be made. It is recognised that
broad assumptions may distort the true picture of visitor accommodation when
analysing each individual type. Therefore it is necessary to establish two clear sets
of assumptions:
•
Column A forms assumptions which will be used when the scale of multiple
accommodation types are to be compared.
•
Column B comprises assumptions for assessing the scale and cost of each
specific type of accommodation, and therefore will not be used when
comparing different types of accommodation.
Table 1: Types of Assumption
Theme
A: Comparing Accommodation Data
B: Assessing a single type of
accommodation
Flats,
Holiday
Cottages
and
Chalets
• Following on from the inherent
assumptions in the STEAM data, it is
assumed that each flat, holiday cottage
or chalet provides on average 4 bed
spaces.
• Where a provider of holiday cottages,
flats and chalets deliver a range of
assets, it has been assumed that these
are all within the same locality and are
not dispersed throughout the Park. For
example, Askrigg Cottage Holiday
provides 52 bed spaces across 9
Holiday Cottages and 4 Holiday
• Each unit within this category is a
different size, therefore it is
prudent to continue to compare
these on a bed space basis.
• This assessment will continue to
employ the inherent assumption in
the STEAM data that each flat,
holiday cottage or chalet provides
on average 4 bed spaces.
Page 15
Theme
Final Report
A: Comparing Accommodation Data
B: Assessing a single type of
accommodation
Homes; it is therefore assumed that
this accommodation is located in or
around the village of Askrigg.
Camping
and
Touring
Caravans
• Following on from the inherent
assumptions in the STEAM data, it is
assumed that each tent pitch or touring
caravan pitch provides three bed
spaces
• This scale of accommodation will
be assessed on a pitch basis (i.e.
one touring caravan pitch or one
tent pitch)
• The cost of this type of
accommodation will therefore be
derived on a pitch basis. This cost
assumes 3 people sharing one
pitch
Static
Caravans
• The definition of Static Caravans
comprises holiday caravans and chalet
villas which are available to hire. This
definition excludes caravan units
which are privately owned and are
therefore not available for rent by the
public.
• STEAM data assumes that a tent pitch
or touring caravan pitch provides three
bed spaces and that on average a
holiday cottage, flat or chalet provider
an average e of 4 bed spaces, it is
assumed that a caravan provides a total
of 4 bed spaces.
• This scale and cost of
accommodation will be a assessed
on a pitch basis (i.e. one static
caravan to rent)
Hostels
• This type of accommodation
comprises typical hostels, bunk barns
and camping barns.
• This scale and cost of
accommodation will be assessed
on a bed only basis.
• The cost of hostel accommodation
is based on the average ‘bed only’
cost per person.
Hotels
• The STEAM data provides separate
high and low season costs for both
single and double rooms, alongside the
number and type of bedroom which
the hotel provides. The STEAM data
also provides the exact number of bed
spaces provided at an establishment.
•
•
This scale of this accommodation
will be assessed on a double room
basis.
Cost of one double room will be
based on two people sharing.
STEAM data records the minimum
and maximum cost for two people
sharing a room. Where this data is
not available, the cost of a single
room has been doubled.
Clear distinctions will be made throughout the report to reaffirm which set of
assumptions have been used.
The purpose of analysing visitor accommodation and tourism data and building a
spatial picture of visitor accommodation provision is to establish a baseline
position from which to evaluate progress against Management Objective E4 and
develop a robust evidence base to inform decision making when progressing
Local Plan policies.
Page 16
3.1.2
Final Report
Step 2: Stakeholder Interviews
Between June and August 2013, Arup undertook a total of 16 semi-structured
stakeholder phone interviews to contribute an anecdotal and current dimension to
the tourism and visitor accommodation data that had been collated.
Themes within the semi-structured interviews included general questions based on
the changes in visitor demand and transformations in the type of visitor attracted
to the Park, the current mix of visitor accommodation in the Park and possible
methods for encouraging visitors to remain in the Park overnight. Stakeholders
were then asked specific questions about the type of accommodation they
provided, their plans for growth or contraction and any restrictions or limitations
that they may have encountered.
The initial list of stakeholders was provided by the Head of Recreation, Tourism
and Outreach at the Yorkshire Dales National Park Authority which sought to
gain a range of perspectives on visitor accommodation provision. Where
stakeholders were not available to take part in the study, a secondary search for
stakeholders providing a similar type of accommodation was undertaken. The
complete list of stakeholders interviewed was as follows:
•
One representative from the Recreation, Tourism and Outreach from the
Yorkshire Dales National Park Authority;
•
One representative form the Yorkshire Dales Leader Project;
•
One representative from the Bolton Abbey Estate;
•
One representative from the Youth Hostel Association;
•
Two campsite providers in Muker and Appletreewick;
•
Three cottage providers in Hardraw, West Burton and Rathmell;
•
Two Bunkbarn providers in Reeth and Dent;
•
Touring Caravan provider in Settle and Static Caravan/Holiday Chalet
provider in Aysgarth;
•
Hotel provider in Reeth; and,
•
Bed and Breakfast provider in Buckden (2) and Oughtershaw.
Stakeholder responses were aggregated around distinct themes and are reflected in
each chapter of the study. This step added a contextual and anecdotal dimension
to data and allowed for softer conclusions to be drawn out which the data did not
account for.
3.1.3
Step 3: Planning Application Analysis
Yorkshire Dales National Park Authority and Arup undertook an analysis of
planning application records to validate recurring themes developing from the
Stakeholder Interviews.
Two methods for compiling planning application data were undertaken. Firstly,
YDNPA provided approvals and refusals information collated from a system
query based on applications determined between 2003 and 2013 which drew on
saved visitor policies from the Local Plan 2006. Secondly, Arup undertook a
manual search of the Yorkshire Dales National Park Public Access between
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Final Report
November 2010 and August 2013 to identify applications relating to the
expansion or development of new visitor accommodation. This resulted in two
periods of data collation, which are set out as follows:
Recent Planning Applications: November 2010 – August 2013
Recent Planning Applications comprise a comprehensive list of decisions and
reasons for refusal for applications submitted between November 2010 and
August 2013. This data is based on a manual application search undertaken by
Arup and supplemented by the additional visitor policies applications highlighted
by the YDNPA system query. There were 1570 applications between November
2010 and August 2013, of which 57 related to visitor accommodation and 16
related to ancillary tourism activity applications.
Historic Planning Applications: 2003 – November 2010
Historic Planning Applications comprise approvals and refusals based a query of
YDNPA applications between 2003 and 2010 for decisions which referred to
saved visitor policies from the Local Plan 2006. There were 191 applications
which matched these criteria.
Functioning as another source of evidence, the purpose behind analysing historic
planning applications is to validate and add context to claims and themes made by
stakeholders.
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Final Report
4
National Park Visitor Trends
4.1
Introduction
Using quantitative and qualitative data, the following section details the key
challenges associated with the provision of visitor accommodation and significant
opportunities for accommodation delivery developing within the Park and at the
periphery.
4.2
A Changing Type of Tourist
Data Analysis
With the impending Le Tour cycling event in 2014 and the receipt of the
European Leading Destination Award 2013, it is unsurprising that the National
Park is beginning to witness a change in the type of tourist attracted to the Park.
The Yorkshire Dales National Park Customer Survey 2008 7 profiled the age and
gender of visitors to the Park based on those 554 respondents to the survey. The
majority of respondents (77%) to the survey belonged to the 45 years and older
age category. The Yorkshire and Humber Regional Visitor Survey 2010/2011 8
found that 58% of visitors travelling to the Dales and Harrogate were travelling as
a partner/spouse party and 21% of groups were travelling with children. It can be
assumed that a large proportion of groups travelling to the Dales are therefore
families or couples.
The Yorkshire and Humber Regional Visitor Survey (2011) identified the
proportional split between UK and overseas visitors as being 95% to 5%. These
proportions changed in 2012, where Welcome to Yorkshire 9 documented that
international visits to Yorkshire increased to 12% of total visits.
The UKTSA International Passenger Survey 2007 – 2009 and ONS datasets
(Figure 1) estimated the proportions of tourism expenditure by visitor type as a
percentage of the total spend, although the number of inbound visitors is low, the
estimated expenditure is proportionally higher than might originally be expected.
7
QA research (2008) YDNPA Customer Suvey
QA research (July 2011) Yorkshire and Humber Regional Visitor Survey
9
http://sites.yorkshire.com/blog/foreign-legions-of-tourists-choosing-yorkshire-1667.html
8
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Final Report
Figure 1 Estimated Tourism Expenditure by Visitor Type by percentage of total spend
Source: UKTSA (ONS, 2011) and International Passenger Survey 2007-9, UK
Tourism Survey 2007-9, GB Leisure Visits Survey 2002-3, NI TSA 2003
Stakeholder Interview Responses
Findings from stakeholder interviews revealed that although the appeal to
families, the elderly and outdoor enthusiasts remained strong, the Park was
beginning to see a small but growing number of young people choosing to visit
the Park and a growing multi-cultural dimension to the number of tourists.
Summary
•
Different types of tourist are likely to demand a variety of accommodation
types and formats; young people are typically more likely to request budget
accommodation or accommodation suitable for less ‘hardened’ campers whilst
multicultural groups may request accommodation with a large-family
emphasis.
Page 20
Final Report
4.3
Sectoral Performance and Change
4.3.1
Introduction
The performance of the wider tourism sector is a fundamentally important
influence on the opportunities and constraints associated with visitor
accommodation provision in the National Park. This section explores the impacts
of economic recession, seasonal fluctuations and increasing competition from
destinations in the UK and abroad on the overall sensitivity of the tourism sector.
4.3.2
Tourism Sector Stability
Data Analysis
The Yorkshire Dales Tourism Business survey (2012) recorded a range of
responses from accommodation providers to tourism operators. The survey
demonstrates that the tourism sector in the National Park has remained relatively
stable, with 52% of 132 respondents confirming that their business had been
operating for over 11 years (see Figure 2) and 63% of businesses witnessing a
growth or stability in their overall income throughout a period of national
economic recession (see Figure 3). Around 25% of respondents have businesses
which experienced decline over the last three years.
Age of Tourism-Related
Businesses in the Yorkshire
Dales
Less than 1
year
1 to 5 years
6 to 10 years
11 and above
Business Perfomance (% ) of 112
Local Businesses over last 3 years
40.00
35.00
30.00
25.00
20.00
15.00
10.00
5.00
0.00
Declined
Figure 2 Age of Tourism Business in YDNP
Remained
about the
same
Grown
Figure 3 Business Performances 2009-2012
Source: Yorkshire Dales Tourism Business Survey (2012)
STEAM Data 2012 records the total number of tourist days spent in the Yorkshire
Dales. Accommodation data also takes account of the visitors staying in gateway
towns on the periphery of the Yorkshire Dales. Between 2010 and 2012, the
number of day visitors to the Park was approximately double the number of
visitors staying overnight. This may be due to the nature of the attractions or
activities within the National Park, or constraints such as lack of awareness or
price of accommodation.
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Final Report
Figure 4: Number of day visitors and staying visitors to the Yorkshire Dales
Tourist days in the National Park
6,000,000
5,000,000
4,000,000
3,000,000
2,000,000
1,000,000
0
Tourist days - day visitors
Tourist days - staying visitors
Tourist days - TOTAL
2010
3,124,834
1,640,709
4,765,543
2011
3,116,698
1,489,768
4,606,466
2012
2,951,341
1,452,460
4,403,801
Source: STEAM 2012 (supplied by the National Park Authority)
The STEAM data analysis of tourist days in the national park indicates that the
number of visitors staying overnight reduced by 11% over the last 2 years. This
may be a result of poor weather evident through a reduction in overall visitor
numbers.
The rationale for the National Park Authority focusing on visitor numbers, in
particular overnight stays, is highlighted in Figure 5, which quantifies the
economic benefit tourism brings to the National Park in terms of total spend over
the last three years. Whilst visitors staying overnight in 2012 represent 33% of
total visits, this group accounted for a higher proportion (51%) of total spend.
Figure 5: Annual Spend from Tourists Visiting the Yorkshire Dales
Economic impact of tourism in the National Park
£250,000,000
£200,000,000
£150,000,000
£100,000,000
£50,000,000
£0
Economic impact - day visitors
Economic impact - staying
visitors
Economic impact - TOTAL
2010
£93,606,651
2011
£98,125,071
2012
£96,567,175
£96,439,299
£100,649,780
£103,646,011
£190,045,950
£198,477,851
£200,213,186
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Final Report
By comparing the total number of tourist days and the overall economic impact of
tourism within the National Park for the past three years, it becomes clear that
whilst the total number of tourists may have fallen the total economic impact of
visitors in the Park has increased. Between 2010 and 2012, the average daily
spend per tourist increased over the past three years from £39 to £45.
Stakeholder Views
The Dales Tourism Business Survey 2012 analysed the business performance of
132 tourism businesses, although less than 50% of these businesses are providers
of visitor accommodation. Anecdotal evidence collated from the stakeholder
interviews provides a different view to the overall trends of tourism sector
stability, instead reflecting a positive business performance based on type of
visitor accommodation provided.
Two different streams of business performance began to emerge based on the
target market. From analysis of responses, the budget accommodation providers
expressed a growth in demand over the past three years, whilst providers of selfcatering cottages and exclusive hotel accommodation had experienced a plateau or
decline in occupancy levels over the same period. Providers of static caravan and
touring caravan pitches had noticed market stability or a fall in demand over
recent years.
Both groups of providers noted that the effects of rising fuel prices and the
availability of low-cost flights had reduced the appeal of domestic holidays. A
transformed impression of camping, a growing demand for good quality
temporary visitor accommodation and a growing demand for outdoor sports were
the reasons identified for an increased popularity of the lower budget and
temporary accommodation offer.
Application Review
Recent Planning Applications
The application review does not explicitly assist an assessment of the tourism
sector stability, though it does provide an indication that the market confidence
for growth in this sector is relatively low. Of the 1570 planning applications
submitted between the 1st December 2010 and the 31st July 2013, a total of 57 (or
an average of 19 a year) were applications for new or expansion of existing visitor
accommodation.
Historic Planning Applications
Similarly, the historic planning application review does not explicitly assist an
assessment of the tourism sector stability. However of the 5570 planning
applications submitted between 1st January 2003 and 1st December 2010, a total of
191 (or an average of 27 a year) were planning decisions which referred to visitor
accommodation policies.
Summary
•
The tourism sector has remained relatively stable over the last three years with
63% of business respondents witnessing stability or growth of their business
and just 25% recording a declining business performance. The stakeholder
interviews supplemented this view; budget accommodation providers
expressed a growth in demand over the past three years, whilst providers of
Page 23
Final Report
self-catering cottages and exclusive hotel accommodation had experienced a
plateau or decline in occupancy levels over the same period.
•
The total number of visitors coming to the National Park has fallen over the
past three years however the economic benefit of all tourists to the Park has
increased. Poor weather may be one reason for a decreased number of tourists,
and a higher level of spend per tourist.
•
Although the proportion of visitors staying overnight is almost two thirds less
than day visitors, the overall economic benefit realised by a staying visitor
accounts for almost half of the total economic benefits of all visitors to the
National Park. Since overnight stays result in a greater proportional economic
benefit to the Park and some lower budget accommodation providers have
seen an increase in overall demand, it is worth assessing the current picture of
accommodation provision in the Park.
4.3.3
Tourism Sector Employment
Data Analysis
Business Register and Employment Survey data (2011) 10 can be used to
understand the changes in the level of employment within the National Park
tourism sector (figure 6). In 2007, there were 3,437 people employed in sectors
supporting the visitor economy, including food and drink, accommodation,
cultural and recreation activities. Peaking in 2010, the level of employment in the
tourism sectors reduced to 3, 317 people in 2011.
Figure 6: Employee numbers in sectors supporting the visitor economy
Source: BRES (2011)
The Yorkshire Dales tourism business survey (2012) collated information on the
levels of full time, part time and seasonal employment (see Table 2). It shows 46
10
BRES data is a total for the following locations: Craven 001, 002, 003, 004, 007; Lancaster 002;
Lakeland 009; and, Richmondshire 005, 006.
Page 24
Final Report
businesses out of 132 respondents employ additional seasonal staff, with a
minimum of 129 and a maximum of 336 people employed on a seasonal basis.
Table 2 Number of Full and Part Time Tourism Businesses employing people in full time
and part time roles
Staff
1-5
6-10
11-15
16-20
21 and
above
Full Time
91
14
2
2
3
Full Time
Seasonal
11
2
1
0
0
Part Time
49
9
2
2
2
Part-time
seasonal
23
5
0
3
1
Source: Yorkshire Dales Tourism Survey (2012)
Stakeholder Views
The stakeholder responses mirrored the sector employment trends identified in the
Tourism Survey.
Stakeholders were asked to detail the number, commuting origin and contract type
of staff they employed. Most small-scale providers employed 1 or 2 core
employees or general managers who were often family members. The majority of
larger accommodation providers employed proportionally more full time staff,
with only a small number employing significant numbers of part time, zero hours
or seasonal employees. One respondent did not know the exact level of staff
which were employed, and two respondents were not visitor accommodation
providers.
Stakeholders indicated that all additional staff lived within the local area, which
often implied the local centre, within cycling distance or from the surrounding
settlements. Only three of the visitor accommodation providers denoted that a
small proportion of their staff came from outside the local area.
Table 3 Number of Additional Staff employed by Visitor Accommodation Businesses
interviewed (greyed out boxed represent no employees in this category)
Additional Staff
General Managers
Full Time Employees
Part Time Employees
2
2
3
2
2
16
2
2
2
16
12
60
No Additional Staff
4
3 to 9
1
9
4
4
3 Companies
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Final Report
Planning Application Review
The planning application review does indicate that the provision of ancillary
worker accommodation is not explicitly a concern for visitor accommodation
providers; none of the 1570 planning applications submitted between the 1st
December 2010 and the 31st July 2013 were specifically for worker
accommodation.
Again, none of the 191 planning applications which referred to visitor policies
submitted between 1st January 2003 and 1st December 2010 were specifically for
worker accommodation.
Summary
•
Almost all visitor accommodation providers who employed additional staff
confirmed that employees travelled from the local area. Only three visitor
accommodation providers employed a very small proportion of their members
of staff from a wider catchment.
4.4
Trends in Visitor Activity
4.4.1
Introduction
The overall quality of accommodation and recreational offer, the cost of
accommodation and fluctuations in the weather significantly influence the
decisions made by visitors to the National Park. This section aims to understand
the impacts of season and weather on tourists to the Park and methods for
encouraging more visitors to stay overnight.
4.4.2
Overnight Stays
Data Analysis
Management Objective E4 from the Yorkshire Dales National Park Management
Plan aims to increase the number of overnight stays within the National Park.
Visitor accommodation data collected by Welcome to Yorkshire sets out the
average number of overnight stays and relative level of occupancy for serviced
and self-catering accommodation. Whilst the data is not reported exclusively for
the National Park boundary, the information for North Yorkshire gives a useful
indication of trends as the majority of the Yorkshire Dales is located within the
North Yorkshire County boundary.
Figure 7 illustrates that the average number of overnight stays in self-catering
accommodation is around two thirds longer than the average length of stay in
serviced accommodation - a trend which continues across the year. If the National
Park Authority are seeking an increase in overnight stays, the trends in figure 7
show that a focus should be on self-catering accommodation in order to encourage
visitors to stay for longer periods within the Yorkshire Dales. This data does
however hide fundamental information about price and visitor attractions;
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Final Report
therefore, directly-drawn conclusions for self-catering accommodation and longer
stays within the Park may be too simple.
Figure 7 Average length of stay in self-catering and serviced accommodation in North
Yorkshire.
Average length of stay in North Yorkshire (2011)
7.0
6.0
5.0
4.0
3.0
2.0
1.0
0.0
Self Catering
Average Length of
Stay (nights)
Serviced
Accommodation
Average Length of
Stay (nights)
Source: Welcome to Yorkshire (no data available for May, Oct, Nov, Dec)
Visit England collates tourism profiles and visitor accommodation data at a
regional level through the UK Tourist series. Whilst the GB Tourist 2011 data
began to analyse Yorkshire Dales National Park tourists specifically, past data is
principally available for the English regions and therefore this data only offers a
representative sample.
Figure 8 sets out the number of overnight stays by accommodation type in
Yorkshire and Humber. Building on the themes identified in the Welcome to
Yorkshire data above, Visit England data identifies that the greatest number of
domestic overnight tourist stays are in self-owned holiday cottages or holiday
cottages belonging to friends and relatives. The cumulative number of overnight
stays in self-catering accommodation, campsite or caravan sites or other selfcatering accommodation is greater than the number of overnight stays in serviced
accommodation such as hotels and guesthouses. This may not be an indication of
popularity; instead this may reflect the supply of each type of accommodation.
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Final Report
Figure 8 Number of Overnight stays by type of accommodation in Yorkshire and Humber
Source: Visit England (2012)
Stakeholder Views
Two of the semi-structured stakeholder questions 11 centred on the theme of
overnight stays: visitor accommodation providers were asked whether there was a
mandatory minimum number of overnight stays and what features they thought
could encourage people to stay overnight in the Park.
Stakeholder responses to questions surrounding the mandatory minimum number
of overnight stays suggested that the majority of providers, particularly camping
and touring caravan sites and high-end hoteliers, do not require visitors to stay a
minimum number of nights. However, a number of self-catering providers
required a minimum of three/ four/ seven day stays, and a small number of selfcatering providers only required a minimum two-night stay at weekends. The
rationale for requiring minimum multiple night stays was based on the time taken
to prepare self-catering accommodation and the type of activities the self-catering
activity-led accommodation offered.
Stakeholders were asked to identify the key mechanisms for encouraging visitors
to stay overnight. The majority recognised that the intrinsic beauty of the National
Park sold itself to visitors through the abundance of routes, landscape amenity and
unique tranquillity. However, a contrasting view highlighted that the Park itself
was not necessarily a pull-destination like other English National Parks, but
instead benefitted from the proximity of neighbouring core cities and therefore
visitors could only be persuaded to stay overnight through a balance of the quality
of the offer, cost and subtle marketing. These key themes are expanded in the
following points:
11
Sixteen semi-structured stakeholder interviews were conducted between June and August 2013
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Final Report
•
Quality of the Accommodation Offer: Firstly, some stakeholders wished to
provide new types of accommodation which allowed them to refresh their
existing offer. Secondly, some providers wished to see uplift in the quality of
accommodation offered through accreditation as they believed that
unaccredited accommodation was a prime deterrent from repeated overnight
stays in the Park. On the other hand others benefited from not using
accreditation schemes or review websites, on the basis that their small-scale
accommodation would appear disproportionately negative through lack of
reviews.
•
Adding value to the Existing Recreational Offer: Points of interest within the
Park lend themselves to one-day leisure days, which are often commutable
from towns and cities on the periphery of the Park. Stakeholders who provided
accommodation alongside renowned one-day tourism assets (for example
Bolton Abbey and Hardraw Force) expressed that the overall number of daytrippers had increased, however the number of overnight stays had decreased.
On the whole, stakeholders argued that a fundamental priority for encouraging
visitors to stay overnight would be to recognise the importance of multi-day
activities which involve a residential stay within the park. Types of multi-day
activities suggested include mountain-biking, walking, photography and other
craft workshops linked to local trades.
•
Cost: The majority of stakeholders identified that the rising cost of fuel and
the abundance of low-cost flights, had led to the decline of traditional
holidaymakers in the Park. Findings from the interviews clearly demonstrated
that there was a need to find a balance between the cost and quality of
accommodation.
•
Marketing of the Yorkshire Dales: Although this was considered to be a more
subtle mechanism for encouraging visitors to stay overnight, stakeholders
highlighted the importance of the Yorkshire Dales brand in conveying the
offer of the Dales to visitors.
A review of the YDNPA planning applications offers an insight into the changes
visitor accommodation providers in the park aspire to make.
Findings from the analysis of recent planning applications demonstrate that there
are 26 occurrences of visitor accommodation providers wishing to add value to
their current accommodation offer between 1st December 2010 and 1st August
2013, of which 17 were approved. This amounted to 7 permitted ancillary barn
conversions for additional accommodation including bunk barns, 1 permitted
extension to a touring caravan site, 1 change of use of an existing building to selfcatering accommodation and 8 extensions to current dwelling houses for bed and
breakfast and hotel accommodation.
However, a number of applications aspiring to add value to current operations
were refused. Reasons for refusal centred on design principles: development was
seen to have a negative impact on the character of the area, landscape or local
setting of buildings. Other reasons for refusal included a rejected change of use
from an office to 3 holiday cottages on the basis that no evidence had been
submitted to demonstrate that the holiday cottages would represent essential
accommodation.
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Final Report
Findings from the analysis of historic planning applications demonstrate that there
are numerous instances of people wishing to add value to their existing
accommodation across the park. Between 2003 and 2010, there were 117
applications for delivery of new or expansion of existing visitor accommodation
within the National Park; 43 of these applications were for conversion of existing
buildings for self-catering and short term holiday let accommodation and a further
20 applications were for conversions of existing barns for bunk house
accommodation.
Summary
•
On average, visitors to self-catering accommodation within the National Park
stay for twice the number of nights to visitors in serviced accommodation.
•
The majority of low budget accommodation providers, such as pitches for
touring caravans, camp sites, hostels and bunk barns, and some hotel and B&B
providers did not require a minimum overnight stay; whilst most self-catering
holiday cottages required a minimum night stay ranging between 3 and 7 days.
As a result of external factors, self-catering holiday cottages, flats and chalets
may have seen a fall in demand potentially as a result of inflexible bookings.
•
Improving the quality of the accommodation offer, adding value to the
existing recreational offer, balancing the cost of accommodation against the
quality and boosting the marketing of the Yorkshire Dales, have all been
identified by stakeholders as methods to encourage people to stay overnight.
•
Analysis of planning applications indicates that accommodation providers do
wish to add value to their existing offer. In the past three years, approximately
65% of applicants have had their applications approved.
4.4.3
Seasonality
Data Analysis
Whilst tourists visit the Yorkshire Dales on a year round basis, the main tourist
season, based on economic impact, extends from April to September peaking in
August. Figure 9 reflects the slight increase in economic impact made by visitors
to the Park in 2012, but hides the lower absolute levels of visitors.
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Final Report
Figure 9: Seasonality within the Yorkshire Dales
The National Park Authority commissioned a Tourism Business survey in 2012.
The results from the survey show that nearly 90% of businesses want to see more
trade during the year, with around 50% of respondents wanting to see an
extension to the tourism season between January and March.
Weather is a key influence on visitor numbers to the Park. Weather conditions can
account for dips in visitor numbers during peak season or spikes in visitor
numbers out of season. Whilst the majority of visitors are likely to stay in the
National Park during peak season, there is an opportunity for accommodation
providers to extend the season by allowing for flexible bookings to take advantage
of periods of good weather out of season.
Stakeholder Views
A number of stakeholder questions centred on the theme of seasonality; this was
to ascertain the seasonal performance of visitor accommodation providers and to
understand conflicting views on the extent of the tourism season.
Seasonal Performance of Visitor Accommodation Providers
Stakeholders were asked to detail the levels of demand for visitor accommodation
over the last three years and outline reasons for fluctuations in demand. The
findings from the questionnaire revealed that demand for all accommodation was
lower during the poor weather summers of 2011 and 2012 and higher during the
good weather in May to August 2013. To varying extents, demand for all visitor
accommodation and tourism activities is susceptible to weather regardless of the
season.
Comparing the data analysis and the findings from the stakeholder interviews
suggests that demand for one-day visitor activities during unseasonal good
weather was disproportionately higher than demand for visitor accommodation on
a similar day. Seemingly obvious, day tourism is less sensitive to unseasonable
weather.
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Final Report
The data analysis indicates that the tourism season generally extends from April to
September, with an initial peak in demand occurring around the Easter Holiday or
the May Bank Holiday. A number of stakeholders observed that the tourism
season was beginning to shift later in the year, starting later in May and stretching
through to October Half Term. Stakeholders commented that this shift was
premised on the basis of good weather later in the summer.
Anecdotal information from the stakeholder responses recognised that types of
accommodation where reservations are made well in advance of the stay (such as
self-catering cottages and hotels) were less susceptible to unseasonably bad
weather. Further evidence collated from temporary accommodation and
campervan/caravan pitch space providers, where reservations are made closer to
the period of stay and where overnight stays were often less expensive, indicated
that these types of accommodation were more susceptible to periods of
unseasonably bad weather.
Despite this, the majority of temporary accommodation and campervan/caravan
pitch providers expressed that flexibility to provide budget, good quality,
temporary accommodation would encourage visitors to remain in the Park and
continue to make reservations in unseasonably bad weather. Providing good
quality, temporary structures would seek to upscale and extend the season and
introduce a novelty marketing aspect for the accommodation providers at the
lower end of the spectrum.
Conflicting Views on Extending the Tourism Season
The National Park Tourism Business Survey (2012) indicated that nearly 90% of
businesses want to see more trade during the year, with around 50% of
respondents wanting to see an extension to the tourism season between January
and March.
A number of respondents expressed concerns about the environmental impact of
extending the season. Improvements in outdoor clothing and footwear have
increased the popularity of the National Park for traditionally unseasonal walking
and outdoor activities, however the responses highlighted that the Park and related
infrastructure was most sensitive to erosion and damage during the winter months.
Whilst an extension of the tourism season was generally welcomed, it is likely
that sensitive Park management will become an increasingly important factor.
In combination with providing good quality, temporary accommodation to expand
the offer and extend the season for lower end accommodation providers, a small
proportion of respondents emphasised the importance of exclusive outdoor
activities for extending the season.
Recent Planning History
Between 1st December 2010 and 1st August 2013, 5 applications for the extension
to the length of occupancy seasons of campsites, caravan sites and touring caravan
sites were all approved.
Historic Planning applications
Findings from the assessment of historic planning applications indicated
extensions to opening seasons were only permitted where adequate screening was
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Final Report
proposed. Between January 2003 and December 2010, there were five
applications for extensions to occupancy seasons, two of which were refused on
the grounds that adequate screening would not exist.
Summary
•
The National Park Authority commissioned a Tourism Business survey in
2012. The results from the survey show that nearly 90% of businesses want to
see more trade during the year, with around 50% of respondents wanting to
see an extension to the tourism season between January and March.
•
Weather has a fundamental impact on the number of visitors to the Park and
the number of overnight stays made to different types of accommodation.
Accommodation types where reservations are made closer to the period of stay
and where overnight stays were often less expensive are typically more
susceptible to periods of unseasonably bad weather.
•
Despite this, stakeholders suggested that providing good quality, weatherresilient, temporary structures would upscale and extend the season and
introduce a novelty marketing aspect for the accommodation providers at the
lower end of the spectrum.
•
In order to sustain over-night visitor numbers to the National Park during the
tourist season, the National Park Authority needs to consider the
accommodation ‘product’ on offer within the Yorkshire Dales. Encouraging
the development of quality accommodation which remains moderately
successful during poor weather conditions and considering the links between
visitor accommodation and out-of-season activities will be central to
extending the visitor accommodation season.
•
Encouraging accommodation providers to allow flexible bookings may be one
method of extending the season, however it is important to develop the
demand for out-of-season visitor activities. Encouraging visitors out of season
must be balanced against the resilience of the Park in winter months.
•
In the past 3 years, there have been more applications from accommodation
providers seeking to extend the occupancy season than in the proceeding 10
years.
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Final Report
5
Visitor Accommodation in the Park
5.1
Introduction
This section sets out the present picture of visitor accommodation in the Park to
understand the subtle needs and opportunities associated with each type of
accommodation.
5.2
Yorkshire Dales National Park Accommodation
Stock
STEAM data (2012) is used to ascertain the current level of visitor
accommodation, the various types of visitor accommodation within the National
Park and information on occupancy. As STEAM approaches the measurement of
tourism from the supply side, it is not designed to provide a precise method for
analysis and instead provides an indicative base for monitoring trends.
To distinguish between the different types of visitor accommodation data, the
study adopts definitions from the GB Tourist 2011 and Visit England Census of
Serviced and Non-serviced Accommodation Stock 12. Although the distinction
between serviced accommodation and non-serviced accommodation is fairly clear,
in practice the sub-categories are often less discrete with a number of providers
offering a number of accommodation types.
Serviced Accommodation
Hotels
Guest Houses and Bed & Breakfast
This includes hotels, motels, guest houses,
farmhouses, bed and breakfast and holiday
camp/villages with any meals provided.
Non-serviced Accommodation
Camping and Caravanning (touring)
Caravanning (static)
Flats, Chalets and Cottages
Hostels
This includes self-catering rented
flats/apartments, rented
houses/chalets/villas/bungalows/cottages
without any meal provided, self-catering
holiday camp/village, camping, towed caravan
and static caravans which are not owned
Schools and Cottages
Table 4 sets out the level of visitor accommodation providers operating within the
boundary of the Yorkshire Dales.
Higher concentrations of non-serviced flats, holiday cottages and chalets and
serviced accommodation establishments are apparent within the National Park.
The Special Qualities and Special Experiences Recreational and Tourism Strategy
recognise that the Park has lost some budget accommodation stock in recent
years. Whilst touring caravans, campsites, static caravans and hostels contribute
significantly to the overall level of bed spaces within the park, the total number of
establishments accounts for only 10% of all accommodation provision.
12
Visit England (2011) GB Tourist
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Final Report
Table 4 Level of Accommodation by Type and Number of Bed Spaces
Type
Serviced
Accommodation
Hotels (where
evening meal
offered)
Establishments
Number of
Units 13
Bed spaces 14
226
1290 bedrooms
2618
930 bed spaces
930
478 units
1913
B&Bs
Non-serviced
Accommodation
5.3
Hostels
30
15
Flats, Holiday
Cottages and
Chalets
478
Touring Caravans
26
690 pitches
2,070
Campsites
15
431 pitches
1,293
Static Caravans
10
197 pitches
788 16
Spatial Distribution of All Visitor
Accommodation
Data Analysis
Figure 10 overleaf maps the spatial distribution and scale of all visitor
accommodation within the Yorkshire Dales.
Visitor accommodation is largely found across the Park, although lower
concentrations are apparent in the north and the isolated areas deep within the
Dales. ‘Hotels and Bed & Breakfasts’ and ‘Flats, Chalets and Holiday Cottages’
appear to be the dominant types of accommodation across the park, with low
levels of ‘Hostels’, ‘Static Caravans’ and ‘Touring Caravans’ apparent.
As expected, visitor accommodation provision is more popular around the Local
Centres of Hawes, Reeth, Grassington and, to an evidently lesser extent,
Sedbergh. Sedbergh has developed as a true market town and is perhaps more
typical of commercial centre outside the National Park, with less of a focus on the
visitor economy and strong inter-dependent linkages with places such as Kendal
and Lancaster. In seeking to attract additional tourists to Sedbergh and sensitively
enhance the scale of the visitor economy within the town, there is a need to reflect
on the current levels of visitor accommodation and the balance of retail and nonretail uses present in the town 17. Enhancing the visitor offer at this location could
deliver a range of visitor experiences within the Park, including ‘honey-pot sites’,
busier sites and quieter areas.
13
Based on Column B Assumptions
Based on Column A Assumptions based on STEAM daya
15
The total number of accommodation providers is 322, however a number of providers operate
more than one unit and therefore the sum of all flats, holiday cottages and chalet units within the
Park is 472.
16
The total number of static caravans which were privately owned and not available for holiday
lets, significantly outweighed the number that were available.
17
The role of Sedbergh and opportunities for sensitive growth in the visitor economy are
considered within Arup (2013) Project 2: Identify Employment Land and Business Needs and
Opportunities.
14
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Final Report
Mapping the data shows that visitor accommodation provision clearly follows the
path of the Dales where prominent leisure route pathways exist. Higher
concentrations of providers can be found in Wharfedale and Swaledale, where the
Coast to Coast and Dales Way leisure routes traverse the Park. However, lower
levels of visitor accommodation provision are found within Ribblesdale, which
may reflect the lack of prominent walking routes within this Dale and the
proximity of one-day visitor attractions such as Malham and Kirkby Lonsdale.
Higher proportions of visitor accommodation exist at the periphery of the Park
where borders are shared with settlements outside the Park boundary. This reason
may explain the lower levels of provision to the north and north-west of the Park.
Stakeholder Views
To understand the rationale behind the spatial distribution of visitor
accommodation within the Park, Stakeholders were asked as part of the semistructured interviews to detail the benefits of location within the Park and set out
reasons for setting up accommodation at that location.
Findings from the stakeholder questionnaire revealed that visitor accommodation
providers are typically located within the Park for historic reasons or as a result of
diversification of an existing business. A large proportion of stakeholders
indicated that the natural beauty of the Park was the locational attribute which
benefitted their business most. However, a significant number of stakeholders
argued that an abundance of popular leisure routes for walking and cycling and
the opportunities to engage in other outdoor activities, were also features which
had influenced the location of their visitor accommodation business. Hotels and
B&B providers tended to benefit most from location near the four local retail
centres in the Park.
Stakeholders were also asked to estimate whether there was a good mix of visitor
accommodation within the Park. Responses to this question highlight a perceived
over-representation of holiday cottages and bed & breakfasts and a need to
provide more high quality temporary accommodation and eco-tourism visitor
accommodation. A number of respondents suggested that a good mix of
accommodation existed with the Park.
Table 5: Stakeholder responses to the questions around the mix of accommodation within
the Park
Stakeholder responses surrounding mix of accommodation
Number of responses
Good Mix
4
Accommodation matches level of demand
1
Last minute availability is low
1
Too many B&Bs and holiday cottages
8
More temporary quality accommodation is needed and ecotourism visitor accommodation
4
Not many high-end provision which may cater for corporate
weekends away or luxury weddings
2
Too many campsites
1
Quality is lacking
1
Not enough disabled or low accessibility provision
1
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Final Report
Figure 10 Spatial distribution of all visitor accommodation within the Yorkshire Dales National Park
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Final Report
5.4
Accommodation Trends by Type
5.4.1
Hotel and Bed & Breakfast Accommodation
The following section analyses the size, quality and expected target market for
Hotels and Bed & Breakfasts across the Yorkshire Dales.
Data Analysis
Within the Yorkshire Dales, Hotels and Bed & Breakfasts make a significant
contribution to the overall level of accommodation; serviced accommodation
accounts for 29% of the total number of establishments within the Yorkshire
Dales and 27% of the total bed spaces. The STEAM data makes no assumptions
for hotel and bed & breakfast provision, and instead collates unrounded totals for
the number of rooms and total number of bed spaces.
Type
Serviced
Accommodation
Hotels (where evening
meal offered)
Establishments
Number of
Units
Bed spaces
226
1290
bedrooms
2618
B&Bs
Hotels and Bed & Breakfast establishments within the Park vary considerably in
size; establishments provide between 1 and 54 rooms and between 2 and 111
bedspaces. Figure 11 sets out the spatial distribution of Hotel and B&Bs in the
National Park by bedroom.
Figure 11 Spatial Distribution of Hotels and B&Bs in the National Park by Number of
Bedrooms
Source: STEAM 2012
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Final Report
Hotels and Bed & Breakfasts cluster around the Local Retail Centres and along
prominent pathways across the Yorkshire Dales. As expected, small scale
accommodation provision exists along less prominent pathways and within
isolated areas of the Dales. Larger Hotel and Bed & Breakfast provision surrounds
the Local Retail Centres and around popular points of interest across the Park.
Overall quality and market positioning of Hotels and Bed & Breakfast provision
varies quite considerably. Within the Park, this type of accommodation takes the
form of historic purpose-built hotels and cottages, traditional buildings and
dwelling houses. An Economic Appraisal of the Feildbarn Concept 18 confirms
that by applying the ‘holiday lettings model’, traditional buildings and barns can
generate economic benefits and preserve the lifetime of special assets within the
Park. The use of barns for small-scale hotels and self-catering accommodation is
only likely to be acceptable in locations close to existing roads, or where
infrastructure already exists.
The majority of hotel and bed & breakfast accommodation is not accredited,
which maybe reflective of the large number of small-scale providers. However,
Figure 12 below also highlights that approximately a third of providers are
accredited with 3, 4 or 5 star AA quality rating.
Figure 12 Proportion of accredited Hotel and Bed & Breakfast Provision in the Yorkshire
Dales
Price of accommodation is also an indicator of quality. At a national level, the UK
hotels forecast 2013 19 indicates that a two speed hotelier economy exists: a
healthy London market which has boomed in the wake of the ‘Party Year’ under
the influence of the Olympics, Royal Wedding and Golden Jubilee, and a weaker
regional market where growth in hotels is unlikely to return to consumer-driven
levels of 2007. Regional hotelier demand is more dependent on the domestic
economy, which has been pressured through the aftermath of the financial crisis.
Generally, this means that instances of higher demand have not been passed
through price indicators to the consumer.
Since the average number of beds per hotel or B&B room within the Yorkshire
Dales is 2.05 beds, the price of one double room per night has informed the
assumptions in Column B. During high season, prices range from £30 to £440 per
night for two people sharing a Hotel or B&B double room with an average price
18
19
Five Lines Consulting (2009) An Economic Appraisal of the ‘Feildbarn’ Concept
PWC (2012) After the Party – UK hotels forecast 2013
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Final Report
of £75 per night. Throughout the low season, prices range from £25 to £355 based
on two people sharing a double room, with an average low season price of £66 per
night. The difference in the range of prices between seasons is stark; however the
average price per night remains consistently high throughout the year. This is
reflected in Figure 13 and 14 overleaf, which display the price differentials for the
cost of two people sharing one double room in high and low season.
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Final Report
Figure 13: High season cost of two people sharing one double room in Hotel and B&B
Accommodation in the Yorkshire Dales
Source: STEAM (2012)
Figure 14: Low season cost of two people sharing one double room in Hotel and B&B
Accommodation in Yorkshire Dales
Source: STEAM (2012)
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Final Report
Stakeholder Views
Four of the sixteen stakeholders interviewed offered hotel accommodation or Bed
& Breakfast provision as part of their overall offer.
Providers of this type of accommodation identified their typical guest as being
elderly and middle to upper budget couples. Locations near to the Local Retail
Centres 20 particularly during local festivals, near to popular points of interest and
along walking routes were considered to be beneficial.
A mixed picture emerged around the overall success of the hotel and bed and
breakfast market; contrasting insights from providers themselves developed
against strong perceptions from the wider accommodation provider market:
•
One hotel provider responded that despite being busier than average in 2013,
that they perceived more expensive hotel accommodation was less popular
across the Dales. This contrasted with the view held by the wider stakeholder
group that there are not enough high-end hotel providers.
•
Although the total number of B&Bs has fallen with the Park, both the
providers of B&Bs and the wider stakeholder group identified that there
remained an over-representation of this type of accommodation. However, one
bed and breakfast provider considered that the market demand for this type of
provision was increasing.
Stakeholders identified that opportunities for hotels and bed and breakfast lie in
the proximity of the Yorkshire Dales to the urban conurbations of Leeds and
Manchester. Up-scaling the quality of accommodation, diversifying the
recreational offer through middle and upper budget activities for example sporting
activities, and emphasising local networks focused on food provision may attract
corporate groups and affluent groups to visit the Park out of season.
From a total of 57 applications submitted between December 2010 and August
2013, 9 were applications for the development or expansion of Bed & Breakfast
and 3 were for the expansion of existing and creation of new hotel
accommodation.
Although one application for the construction of a hotel and live work unit
(replacement of an extant planning permission) was withdrawn, the remaining two
applications for new hotel provision were approved.
Eight planning applications for various conversions of barns and residential
dwellings to bed and breakfast accommodation were approved. Two applications,
the sub-division of existing dwelling house for an 8 bedroom guesthouse and two
local occupancy dwellings and change of use from residential dwelling to
guesthouse, were withdrawn.
20
Sedbergh, Hawes, Grassington and Threshfield and Reeth
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Final Report
Between January 2003 and December 2010, there were 13 applications for the
development of bed and breakfast accommodation and one application for the
construction of hotel accommodation.
A single planning application for a large-scale hotel development and eleven
applications for Bed & Breakfast accommodation were approved. Each of these
approved applications for bed & breakfast accommodation involved the change of
use or conversion of an existing residential building or barn. The single refused
application for bed & breakfast accommodation involved the erection of a new
building.
Summary
•
Hotels and Bed & Breakfast make a significant contribution to the overall
accommodation stock within the Yorkshire Dales with clusters evolving
around the Local Retail Centres and along prominent pathways across the
Yorkshire Dales. Anecdotal evidence from stakeholders describes a typical
guest as being ‘elderly’ and ‘affluent’.
•
Overall quality and market positioning of Hotels and Bed & Breakfast
provision varies quite considerably across the Dales; approximately a third of
providers are accredited with 3, 4 or 5 star AA quality whilst two thirds are
not accredited to any accommodation standard.
•
Price differentials between high and low seasons are vast; however the
average price per night remains consistently high throughout the year. Based
on the UK hotel forecast 2013, costs are likely to increase excessively as the
market recovers.
•
A mixed picture existed around the overall success of the hotel and bed and
breakfast market. Hotel providers perceived more expensive hotel
accommodation to be less popular, whereas the wider stakeholder group
identified a deficiency in the number of high-end providers. Consensus existed
around the over-representation of Bed & Breakfast accommodation within the
Park.
•
The assessment of recent and historic planning applications suggests that the
principle of conversions for bed and breakfast and hotel accommodation is
generally well-accepted by the National Park Authority. The quantity of this
Bed &Breakfast and hotel accommodation within the Park may reflect the
general acceptability of this type of accommodation and the aspiration of
property owners within the Park to add more value to their assets.
Page 43
5.4.2
Final Report
Flats, Chalets and Holiday Cottages
Data Analysis
Self-catering flats, chalets and holiday cottages make up the largest proportion of
visitor accommodation units in the Park: approximately 60% of total number of
accommodation establishments and 20% of the number of bed spaces. A large
number of providers own more than one visitor accommodation unit; although the
number of visitor accommodation providers with Yorkshire Dales postcodes is
322, the total number of flats, chalets and holiday cottage units for rental is 478.
Table 6 below deconstructs the total number of flats, chalets and holidays cottages
by sub-category. This data is based upon the ‘Flats, Chalets and Holiday Cottages’
category of the STEAM data, and therefore does not consider non-rentable second
homes within the Park. Cottages constitute the greatest proportion of units within
this type of accommodation. There are no self-catering chalet units within the
Park.
Table 6 Total numbers of units within each sub-category of flats, chalets and holiday
cottages.
Sub-category of Accommodation
Number of units (STEAM data 2012)
Studio Flats
3
Flats
24
Houses
70
Bungalows
4
Cottages
370
Apartments
2
Chalets
0
STEAM data assumes that each unit within the Flats, Chalets and Cottages data
provides an average of 4 bed spaces. As a number of providers deliver more than
one flat, chalet or holiday cottage, the total number of bed spaces amounts to 1913
and provides a more accurate representative example of the scale of this type of
provision.
Flats, chalets and holiday cottages are concentrated in and around prominent roads
and local retail centres, with fewer units located along key leisure pathways or in
isolated locations deep with the Dales (figure 16).
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Final Report
Figure 15: Scale of Flats, Chalets and Holiday Cottages within the Yorkshire Dales 21 by
number of bed spaces
STEAM data (2012)
Spatial concentrations of flats, chalets and holiday cottages navigate the paths of
the Dales themselves. The upper and lower dales are loosely characterised by
price differentials and unit types. Figure 17 and Figure 18 display the high and
low season price per bed space per night for each flat, chalet or holiday cottage
provider in the Yorkshire Dales.
•
Provision of Flats, Chalets and Holiday Cottages in the Upper Dales are
characterised by holiday cottage types, houses and a small number of flats.
Accommodation units in the Upper Dales (Wensleydale, Swaledale and
Arkengarthdale) are less expensive, with a low season average of £10.60 per
bed space per night and a high season average of £18.82 per bed space per
night.
•
Provision of Flats, Chalets and Holiday Cottages in the Lower Dales are
characterised by cottage types, less houses and a smaller number of flats.
Accommodation units in the Lower Dales (Nidderdale, Wharfedale and
Ribblesdale) are on average more expensive than those in the Upper Dales,
with a high season average of £21.06 per bed space per night and a low season
average of £11.80 per bed space per night.
The analysis of the provision in the Upper and Lower Dales demonstrates that
significant variations exist between high season and low season prices per night.
Across the Park, the average cost per bed space per night during the high season is
approximately £19.73, whilst the average during low season is £11.13 per bed
space per night.
21
As mentioned earlier, certain providers deliver more than one visitor accommodation unit which
spatially distorts the range of bed spaces
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Final Report
Figure 16 Average high Season Price per Bed space per Night in Flats, Chalets
and Holiday Cottages
STEAM data (2012)
Figure 17 Low Season Price per Bed space per Night in Flats, Chalets and
Holiday Cottage Type Accommodation
STEAM data (2012)
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Final Report
In conjunction with hostels and bunk barns style accommodation, conversion of
traditional buildings to flats, chalets and holiday cottages is fairly popular. Whilst
their traditional function may have diminished, traditional buildings and Field
Barns are considered to be a contributing feature to the Special Qualities and
Special Experiences of the Yorkshire Dales.
A declining functional use has resulted in many traditional buildings falling into
poor condition. A number of projects across the Park have sought to understand
how best to preserve the traditional buildings within the periphery.
•
Firstly, an Economic Appraisal of the Feildbarn Concept 22 recommended
bringing derelict field barns back into commercial use through inserting an
‘eco pod’ inside barns so that they can then be used for short-term holiday
accommodation.
•
Secondly, Farm Buildings and Change on the Bolton Abbey Estate (2009)
produced by English Heritage, aimed to assess which traditional buildings
within the Abbey Estate were suitable for maintenance, restoration, adaption
or loss. This report highlighted a need to understand the inherited character of
buildings in their broader landscape and how traditional buildings contribute
to local distinctiveness and landscape character.
In locations where existing infrastructure and local amenities exist and where the
re-use of traditional buildings is considered to respect the landscape character, the
principle of redevelopment of traditional buildings and barns for use as holiday
flats, chalets and holiday cottages is considered to be suitable for preserving the
Special Qualities and Special Experiences of the Yorkshire Dales.
Stakeholder Views
Four of the sixteen stakeholders interviewed provided flats, chalets and holiday
cottage accommodation as a component part of their overall accommodation offer.
All stakeholders were asked whether they sensed that a good mix of
accommodation existed within the Park and whether they felt a conversion of
traditional buildings for visitor accommodation was an acceptable principle.
Demand for flats, chalets and holiday cottages predominantly originated from
elderly groups and families who were visiting the Park for walking holidays or an
appreciation of the Park’s local centres. Varied opinions on the overall demand
for self-catering flats, chalets and holiday cottages existed. Two stakeholders
stipulated that demand for this type of accommodation was demonstrating signs of
growth; however one stakeholder indicated that they had resolved to renting
holiday cottages as open market dwellings. This is as a consequence of market
saturation of holiday cottages which resulted in inconsistent levels of occupancy
levels, and dispersed accommodation units which made management of cottages
difficult.
Although flats, chalets and holiday cottages provided for a self-catering market,
eight stakeholders responded that an over-saturation of this type of
accommodation existed. This over-saturation developed through a range of
different motivations; flats, chalets and cottage conversion represents a valuable
use for vacant second homes, a viable use for farm diversification and an
opportunity for residents within the park to add value to their property.
22
Five Lives Consulting (2009) An Economic Appraisal of the Field Barn Concept
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Final Report
Findings from stakeholder interviews suggested that the use of traditional
buildings for visitor accommodation was not considered to have a detrimental
impact on the landscape of the Park. Interviews raised concerns about areas of the
Park beginning to look ‘derelict’ as traditional building were left to ruin.
Planning Application Analysis
From a total of 57 applications submitted between December 2010 and August
2013, there were nine planning applications for the conversion of barns and
ancillary buildings for holiday lets, and two planning applications for the
conversion of existing offices to this type.
Five out of nine applications for conversions or extension to existing buildings for
holiday lets were approved, a further three were refused and one was withdrawn.
Reasons for refusal of one scheme were made on the basis of the detrimental
impact of design on the locality which was considered to be incongruous to the
traditional vernacular of the host building.
The two applications for the conversion of existing offices to holiday lets were
refused on the basis of use: both applications failed to demonstrate that the
continuation of the employment use is unviable or failed to market the existing
site to the authority’s advertising procedure.
conversion of traditional buildings (barns, garages, outbuildings) for use as selfcatering holiday cottages, flats and short-term lets, and two applications for a
change of use from office to letting bedrooms.
Seven of the 32 applications for conversion of existing buildings into flats, chalets
and holiday cottages were refused. A number of applications were refused
because conversions were not linked to farm diversification. The following
represent other reasons for refusals:
•
Conversion of a barn for holiday lets was refused as the applicant cannot
ensure that the accommodation will remain in holiday use as part of the farm
business.
•
The application represents new dwellings which are unnecessary for
agricultural or forestry purposes, therefore the proposal constitutes new
housing in the open countryside.
•
The conversion of a barn for holiday lets is not within an existing group of
buildings that have residential content and a close physical relationship to each
other.
•
The applicant has failed to demonstrate an overriding need for more tourist
accommodation in this locality.
Summary
•
Self-catering flats, chalets and holiday cottages make up the largest proportion
(60%) of visitor accommodation units in the Park and tend to be located
within or in proximity to local centres and along prominent walking routes.
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Final Report
•
Significant variations exist between high season and low season prices per
night. Across the Park, the average cost per bed space per night during the
high season is approximately £19.73, whilst the average during low season is
£11.13 per bed space per night.
•
Although flats, chalets and holiday cottages provided for the individual selfcatered market, eight stakeholders responded that an over-saturation of this
type of accommodation existed. This oversaturation may reflect the range of
different motivations for delivering this type of accommodation.
•
The use of traditional buildings for visitor accommodation was not considered
to have a detrimental impact on the landscape of the Park. Interviews raised
concerns about areas of the Park beginning to look ‘derelict’ as traditional
building were left to ruin.
•
Analysis of planning applications shows that the number of applications for
flats, chalets and holiday cottage accommodation remains consistent. Local
Plan policy has been used to ensure that there is a need for visitor
accommodation and that conversion of a traditional building will remain as
accommodation.
5.4.3
Hostels
Data Analysis
There are 30 hostel establishments across the Yorkshire Dales, providing a total of
975 bed spaces in bunk-barn, dormitory and large room-style accommodation.
Hostel provision is largely aimed at the youth market and educational groups;
however there are a small but growing number of hostels aimed at ‘off-grid’ or
‘sustainable-living’ tourism markets and accommodation-led outdoor activity
holidays. The strength of influence of these target markets are highlighted through
the distribution and scale of hostel provision by number of bed spaces.
Figure 19 displays the distribution and scale of hostel provision by number of bed
spaces.
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Final Report
Figure 18 Distribution and scale of hostel provision by number of bed spaces in relation
to visitor points of interest within the Park
Hostels vary considerably in size depending on their target market, with total bed
spaces ranging from 12 to 109. Larger establishments are those with a youth or
education-based focus and smaller establishments are typically exclusive bunkbarn style accommodation. There are three large establishments around the ‘honey
pot’ local centres of Hawes and Reeth, however unlike other types of
accommodation in the Park, hostel provision is not overly focussed on the local
centres. Instead, hostels are positioned around prominent walking routes and
points of interest such as Malham Cove and Tarn, various waterfalls, scars and
caves which reflects the educational connections of this type of accommodation.
Distinct from other types of accommodation, hostel provision across the
Yorkshire Dales is sparse and isolated. Not only does this remoteness respond to
the market demand, but reflects the types of buildings which hostel
accommodation has established within. The majority of provision is formed of
unique stone building such as lodges, a priory or station building. Barns and
outbuildings also play a significant role in the provision of hostel accommodation.
Where the re-use of traditional buildings is considered to respect the landscape
character and there is reasonable chance of appropriate management, the principle
of redevelopment or conversion is considered appropriate. Permitting the
conversion of traditional and unique buildings in the Park will prolong the lifetime
of buildings which contribute to the unique character of the Yorkshire Dales.
Hostels typically fall within the low budget accommodation range; across the Park
hostels cost between £4.50 and £51 per bed space per night with an average cost
per bed space per night of £17. This average is skewed by a six disproportionately
high per person per night costs which offer specialist accommodation linked to
outdoor sports, specialist disabled and mental health care and ‘sustainable living’.
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Final Report
Discounting these six establishments, results in an average cost per bed space per
night for hostel accommodation of £11.
Figure 19 Variations in costs per bed space per night in hostel accommodation
Stakeholder Views
Four of the sixteen stakeholders interviewed offered an element of hostel
accommodation as part of their complete visitor accommodation offer. Positive
responses indicated that the strength of hostel-type accommodation was in the
flexibility which it offers and in the range of visitors which it could cater for; not
only are hostels already popular with schools, price-conscious family groups and
institutions such as scouts and guides, but demand is also increasing from larger
groups of cyclists, walkers and other out-door enthusiasts.
Findings from the stakeholder interviews revealed that although hostels provided
for a specific and consistent market demand, there had been a loss in their total
number over recent years. As a result of increasing expectations from the wider
visitor market and demand for consistently low prices, The Youth Hostels
Association (YHA) have rationalised their assets within the Park and reconfigured
their room format, which has resulted in an overall loss of bed spaces. Similarly,
stakeholders identified that the loss of Local Education Authority provision had
resulted in a loss of large scale accommodation.
The YHA indicated that although the overall tourism market had deteriorated to a
degree, reconfiguration of existing sites to offer alternative accommodation and
smaller room formats with en-suites had resulted in higher bed space occupancy
(which now averaged 50% occupancy) across the Park. These smaller room
formats provided the high level of quality which was expected, but nonetheless
allowed for a diversity of sizes of groups to occupy the hostel. The YHA
recognised that where gaps in hostel provision evolved, there were opportunities
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Final Report
to work with people who may have ancillary buildings and wished to offer hostel
accommodation through the YHA Enterprise scheme.
Stakeholders identified that exclusive bunk-barn style accommodation catered for
the high-level of quality demanded by visitors and was generally well accepted by
the Park Authority as a good use for vacant barns, particularly when provision had
a ‘Sustainable Living’ and ‘Off Grid’ emphasis. However without funding to
install low-carbon technologies, the upfront costs associated with achieving this
level of sustainability are often a barrier to implementation.
Up-dating and refreshing the supply of hostel accommodation and accessing the
unique features of the Yorkshire Dales through inexpensive self-guided activities
were seen as the two key methods for attracting visitors to hostel accommodation.
Stakeholders felt limited by current Local Plan policies to add value to their
accommodation offer and called for more flexibility to respond to market demand.
Analysing recent and historic planning applications submitted to YDNP seeks to
aid understanding of views expressed by stakeholders regarding the provision of
hostels and bunk barns within the Park
A total of 73 applications were submitted between December 2010 and August
2013 which related to visitor accommodation and ancillary tourism features. Of
the 57 applications which related specifically to visitor accommodation, 10 were
for hostel or bunk barn style provision.
Four planning applications for hostel or bunk-barn style provision were approved
during this time. These included two approvals for a change of use from an
existing dwelling to bunk house or camping barn, and two approvals for
conversion and extension of a unique building (school house and Christian
residential centre) for additional accommodation.
One application for development of a water treatment works for a community
bunkhouse was refused on the use of non-traditional building in an area of open
uplands for an inadequately supervised residential bunkhouse. A second
application for the redevelopment of a traditional barn for bunkhouse use was
refused on the basis that the proposal does not demonstrate that the bunk barn
accommodation can be effectively managed and supervised and therefore it is
likely to give rise to activity which will be detrimental to residential amenity. Four
further applications for bunk house barns with renewable energy features have not
been determined or withdrawn, with no reasons available.
Between January 2003 and December 2010, there were 21 applications for bunk
barn and hostel style accommodation.
Seven applications were refused. Reasons for refusal centred on the level of
isolation desired by the hostel application and the resultant pressure of vehicles on
access tracks. Other reasons for refusal were based on limiting policy criteria that
aimed to deter bunkhouse barns which were not located within a group of
buildings or by a road, or the significant negative impact which development
would have on sensitive landscapes.
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Final Report
Summary
•
Hostel provision is largely aimed at the youth market and educational groups;
however there are a small but growing number of hostels aimed at ‘off-grid’ or
‘sustainable-living’ tourism markets and accommodation-led outdoor activity
holidays. Whilst there are a number of large establishments near local centres,
hostels are fairly isolated along walking routes and points of interest such as
Malham Cove and Tarn, various waterfalls, scars and caves. Occupancy levels
across the Park have increased and now average 50% full.
•
Although there are a small number of very expensive bunk barn units, hostels
typically fall within the low budget accommodation range with an average
cost per bed space per night of £17. Increasingly higher costs for hostels
reflect the conflicts between increasing expectations for quality small-room
provision and demand for consistently low prices.
•
From recent planning applications, it is apparent that the Park Authority is
concerned with the use of under-supervised barns in isolated locations and
their use for activity which is considered to be detrimental to residential
amenity. Historic planning applications further highlight the Park’s concerns
with the impact of hostel or bunk barn accommodation on access tracks and
residential amenity at deep rural locations.
•
The provision of small-scale hostels and bunk barns, particularly provision
which is considered to be ‘off-grid’, may be limited by current policy criteria
which restricts bunkhouse development in isolated locations or where access
paths are inadequate. To cater for the increasing expectations of customers and
align with the low budget accommodation market, stakeholders require more
flexibility to add value to their offer through alternative accommodation,
reconfiguration of existing accommodation and catering to the market demand
however this must not be at the expense of damage to the Park.
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5.4.4
Final Report
Static Caravans
Data Analysis
There are 10 caravan sites (or 197 plots) within the Yorkshire Dales, which offer
between 1 and 145 pitches for holiday caravans or chalets 23 to rent. There are
however three times more non-rental or ‘owner occupied’ style caravans present
within the Park.
Operators of large static caravan or wooden chalets sites, which are available for
short-term rental, are often part of a wider group of caravan providers whereas
smaller sites were typical of independent providers. Three holiday caravans or
chalets within the Park are graded and have David Bellamy Gold and Silver
awards for environmental management. A number of sites are accredited by the
Caravan Club, Enjoy England and Yorkshire Tourist Board.
Figure 20 Spatial Distribution of Static Caravans and Holiday Chalets in the Yorkshire
Dales by number of pitches
Figure 21 demonstrates that static caravan providers benefit from location close to
the Yorkshire Dales local centres and along key roads. Weak concentrations of
static caravans exist in the Lower Dales, around Grassington and Threshfield,
whilst very low levels of provision transpire in the Upper Dales around Sedbergh.
The vast majority of static caravan providers are open between March and
October, and close only for the winter months. One provider of timber chalets
remained open throughout the year. Prices per caravan per week range from £140
23
STEAM data collates holiday caravan and holiday chalet data within the Static Caravan
category. Chalets units within Flats, Chalets and Holiday Cottages are considered to be a separate
type of accommodation.
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Final Report
or £5 per bedspace per night 24 in low season to a high season cost of £460 per
week or £16.50 per bedspace per night.
Figure 21 also suggests that static caravans and holiday chalets available for shortterm rental account for a very low proportion (1.2%) of the overall
accommodation provision in the Yorkshire Dales. However, providers of static
caravans and chalets which are not available for short-term rental have been
omitted from this analysis. Based on the STEAM data there are 9 providers of
‘owner occupied’ caravan sites, which account for 596 plots in the Yorkshire
Dales. The provision of static caravans for visitors is therefore not a reflection of
reality as significantly larger levels of ‘owner-occupied’ caravans or caravans are
used for second homes.
This highlights a key issue in the provision of static caravans and chalets within
the Park. Whilst there are apparently low levels of provision available for visitors
in the Park, there are high levels of ‘owner occupier’ or ‘second home’ static
caravan sites which are not available for rental. There are consistent levels of
demand for static caravans in the park, and therefore the existing provision of
static caravans for rental performs an important role delivering budget selfcatering accommodation for families and the elderly.
The visual impact of static caravans in the Park is such that there are likely to be
areas within the Park, particularly from concentrations of provision around
Grassington, Threshfield and Hawes, where the landscape may be at risk from
disruption. Existing local plan policies consider the impact of chalets on the local
landscape to be less disruptive than caravans.
Stakeholder views
Two of the sixteen stakeholders interviewed offered static caravans or holiday
chalets for hire. On the whole, stakeholders indicated that sites were aimed more
towards a mature customer base; however both sites attracted some family groups
throughout the designated school holidays.
Findings from the stakeholder interviews indicated that two streams in demand
existed: whilst overall demand for static caravans had remained consistent, annual
demand for holiday chalets had increased over the last three years with 3-4 day
stays being the most popular length of stay. Although this may have been as a
result of marketing strategies and the national nature of the agency which
managed the holiday chalets, it may also have stemmed from a growing
popularity of this type of accommodation.
The increasing size of static caravans and rising expectations for larger holiday
chalets was considered to be a growing issue for caravan and holiday chalet
accommodation providers. Larger units require more space and therefore result in
fewer absolute units at each site. Although stakeholders were not immediately
interested in expanding the provision at their existing site, they considered that the
increasing size of caravans would be a factor in their expansion.
All stakeholders were asked whether new caravan or camping sites should be
restricted across the Park. Most respondents were unsure if there were enough
caravan sites across the Park and caravan providers themselves typically
responded that there were probably enough sites. However, one provider of Bed &
24
Based on Column A assumptions
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Final Report
Breakfast accommodation stipulated that there were not enough short-term
caravan sites to cater for peak demand.
Of the 57 applications submitted between December 2010 and August 2013 which
related specifically to visitor accommodation, 12 were for static caravans or
holiday chalet provision.
Seven planning applications for small-scale extensions to or maintenance of
existing static caravan sites were approved. Limited by Local Plan (2006) policy
VF5, there were no applications for new sites for static caravans. There were no
applications for the development of new or expansion of existing holiday chalets
sites.
Three planning applications were refused and a further one was withdrawn.
Reasons for refusal were focussed on the negative use and design of applications
for expansions and re-modelling of static caravan and holiday chalet parks. Policy
VF5 was heavily cited as a reason for refusal.
Between January 2003 and December 2010, there were 12 applications for static
caravan sites and holiday chalets, which comprised:
•
Four applications for new static caravan sites, two of which were approved
and two which were refused, and two applications were for the siting of
additional caravans, both of which were refused.
•
One planning application for the regularisation of land for residential park,
homes which was approved.
•
One planning application for the siting of 5 cabin style holiday units, which
was refused.
•
Three planning applications for re-modelling of static caravan holiday parks;
one of which was approved, one rejected and the third was withdrawn.
•
One application for the removal of time-based conditions, which was
approved
Reasons for refusal emphasised the negative implications of static caravan sites on
the visual amenity of open countryside or in the failure of static caravan sites to
respect the local vernacular. Two further grounds for refusal were identified:
additional static caravan sites were refused if the application resulted in a change
in the balance of provision within the locality and re-models of static caravan sites
were refused the application failed to take adequate opportunity to provide
significant visual improvements. One approved application for a re-model of a
static caravan site included a change of use back to agricultural land within the
masterplan.
Summary
•
Static caravans and holiday chalets available for short-term rental account for
a very low proportion (1.2%) of the overall accommodation provision in the
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Final Report
Yorkshire Dales. However, there are three times more non-rental or ‘owner
occupied’ style caravans present within the park.
•
Overall demand for static caravans had remained consistent over recent years.
However, annual demand for holiday chalets had increased over the last three
years with 3-4 day stays being the most popular length of stay.
•
Whilst there are low levels of static caravans available for rental by tourists
within the Park, there are consistent levels of demand. The existing provision
of static caravans for rental therefore performs an important role delivering
budget self-catering accommodation for families and the elderly. High levels
of provision of non-rental caravans do cater for demand from the ‘owner
occupied’ or the second home market.
•
The visual impact of static caravans in the Park is such that there are likely to
be areas within the Park, particularly from concentrations of provision around
disruption. Local Plan (2006) policies consider the impact of chalets on the
local landscape to be less disruptive than caravans.
•
Analysis of planning applications indicates that the Park is particularly
sensitive to the visual impact of static caravans and chalets. Using
opportunities for the remodelling of sites to achieve better overall design and
integration of sites with the landscape, however analysis of applications
suggest that this requirement may have limited the expansion of existing sites.
5.4.5
Camping and Touring Caravan Accommodation
Data Analysis
Across the Yorkshire Dales, there are 15 campsites and 26 touring caravan sites;
many of which offer an element of both types of accommodation. These types of
provision attract a range of visitors, including both large groups of young people
on expeditions to families and elderly groups.
Type of Accommodation
No of
establishments
Number of Pitches
Bed spaces 25
Tents
15
431
1293
Touring Caravans
26
690
2010
Campsites and touring caravan sites account for a very small and declining
proportion (5%) of the total number of visitor accommodation establishments in
the Park
Figure 22 shows the spatial distribution of campsites and touring caravan sites by
scale in the Yorkshire Dales. Weak concentrations of campsites cluster around the
local centres, however there are a number of isolated campsites and touring
caravan sites which are located along prominent paths and key visitor attractions.
25
Based on Column A assumptions (3 people sharing one pitch)
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Final Report
Figure 21: Spatial Distribution and Scale of Campsites and Touring Caravan Sites in the
Yorkshire Dales by Number of Pitches
Although camping is generally considered to be inexpensive, figure 23 and 24
indicates that there are seasonal variations which may result in competition with
other low and middle budget accommodation types.
Figure 22: High Season Price per Tent and Touring Caravan Pitch
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Final Report
Figure 23: Low Season Price per Tent or Touring Caravan pitch in Yorkshire Dales
Stakeholder interviews
Four out of the sixteen stakeholders interviewed provided tent or touring caravan
accommodation or generally offered thoughts on the provision of this type of
accommodation.
In general, demand for campsites and touring caravans has increased over recent
years; however stakeholders noted that this type of accommodation was
particularly susceptible to the weather and therefore clear fluctuations in demand
were apparent. Stakeholders identified that demand for touring caravans had
plateaued over recent years.
Providers highlighted that they had begun to witness a transformation in the type
of tourist that were attracted to campsites and touring caravan sites. Whilst
demand from mountain bikers and organised walking groups for campsites
remained high, there had been an increase in ‘casual campers’ and non-traditional
Park users. ‘Casual campers’ refers to those people who may have enjoyed
camping in another environment, for example a music festival or event, and
wished to try camping in a more natural environment.
‘Casual campers’ demand a higher quality of product than traditional ‘hardened’
campers. Stakeholders indicated that demand for ‘a pitch and electricity
connection’ model was not as popular. Instead, there had been a vast increase in
the demand for high quality, innovative temporary accommodation such as
wooden camping pods or yurts and increasing demand for high-quality camping
styles such as ‘glamping’ and ‘sustainable living’. Promoting this type of
accommodation is more likely to fulfil the criteria and aspirations for sustainable
tourism. The interviews clarified that all stakeholders wanted to add value to their
existing campsite offer.
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Final Report
Anecdotal evidence from the stakeholder interviews indicated that there has been
a loss in the total number of campsites and touring caravans over recent years,
with a large number of existing sites limited to particular months of operation.
Stakeholders felt that the limiting criteria of Policy VF3 Tented Camp Sites and
the prescriptive accommodation design criteria, limited their desires to add more
to their existing offer.
Stakeholders requested greater flexibility from the Park for the provision of
innovative and quality temporary accommodation as a mechanism for expanding
their offer.
Of the 57 applications submitted between December 2010 and August 2013 which
related specifically to visitor accommodation, 10 were for expansion, remodelling
or relocation of existing camp sites or touring caravan accommodation.
Seven of the ten applications were for the provision of camping and touring
caravans combined, whilst two were solely for the development of campsites and
a single application was for a certificate of lawfulness for touring caravans.
Three recent applications for campsites and touring caravans were refused.
Reasons for refusal were centred on the impact of development on the character
and surrounding appearance of the landscape, particularly were there was limited
screening surrounding the site.
extension, change of use or certificate of lawfulness of campsites and touring
caravan sites within the Yorkshire Dales.
Two of these applications were refused. One application, for the remodelling of a
touring caravan park, was refused on the negative impact caravans would have on
the character of the landscape. A second, for the extension of a camp site for tents
only, was refused on the time it would take for the proposed screening to develop
would result in a harmful impact on the character and appearance
Summary
•
Campsites and touring caravan sites account for a very small and declining
proportion (5%) of the total number of visitor accommodation establishments
in the Park
•
Stakeholders confirmed that general demand for campsites and touring
caravans has increased over recent years, with a growing interest from nontraditional Park users.
•
Weak concentrations of campsites cluster around the local centres, however
there are a number of isolated campsites and touring caravan sites which are
located along prominent paths and key visitor attractions.
•
A large proportion of campsite and touring caravan sites have been refused
planning permission on the basis of the impact on the surrounding landscape.
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•
Final Report
In general, stakeholders wished to upscale their existing offer to provide for
the transforming type of tourist and to extend their season by delivering a
more weather ‘resilient’ accommodation.
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Final Report
6
Wider Tourism Economy Constraints
6.1
Introduction
Visitor Accommodation provision is limited by wider tourism economy
constraints. Anecdotal evidence from stakeholder interviews has identified the
following themes as key constraints and opportunities for achieving the desired
level of quality to attract more visitors to stay overnight:
•
Visitor accommodation and multi-day activities;
•
Tourism networks and the implications for consistent quality and
•
The need for an assessment of marketing strategies within the Park.
6.2
Visitor Attractions
Prominent visitor attractions to the Park, including Bolton Abbey, Malham Cove,
Asygarth Falls, Ingleborough Caves and Waterfalls Trail lend themselves to oneday leisure days which are often commutable from towns and cities on the
periphery.
Figure 24 Prominent Outdoor Points of Interest and Indoor Activities within the
Yorkshire Dales
Source: YDNPA
Data provided by the Yorkshire Dales National Park Authority highlighted that
there are 129 points of natural interest within the Park boundary. These include
features such Pen-y-ghent, Ingleborough, High Force and Hardraw Force.
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Final Report
The Special Qualities and Special Experiences Tourism Strategy proactively aims
to endorse sustainable visitor activities such as multi-day routes, user payback and
working holidays and volunteering. Sustainable Tourism in the Yorkshire Dales
and English National Parks Authorities Association’s Statement on Sustainable
Tourism encourages new product development through the pre-packaging of
accommodation and activities,
Stakeholders agreed that a fundamental priority for encouraging visitors to stay
overnight would be to recognise the importance of multi-day activities which
involve a residential stay within the Park. Aspirations to deliver multi-day
activities were already apparent within the Park including: mountain-biking,
walking, photography and other craft workshops linked to local trades.
High level research identified 46 partially indoor-based tourist attractions within
the Yorkshire Dales. Indoor tourist activities largely focus on portraying Dalesrelated heritage or craft-making including features such as the Dales Countryside
Museum, Gayle Mill and Yore Mill. Features such as Hawk Experience and
Stump Cross Caverns are likely to provide some indoor entertainment for
teenagers and young adults, however, analysis identified that there were limited
activities available for this age group or families with young children.
Indoor activities and features of interest are largely concentrated around Local
Retail Centres, however a small number provide services to outdoor activities or
points of interest in the landscape. These visitor attractions are important for
retaining visitor numbers outside of peak season or during unseasonal weather.
Although outdoor activities and natural features within the Dales are likely to
remain the main attraction for visitors, greater marketing of indoor activities and
greater flexibility to provide attractions aimed at families with young children and
teenagers or young adults, could encourage more visitors out of season.
6.3
Tourism and Visitor Accommodation Networks
The Special Qualities, Special Experiences Strategy (2010) seeks to promote
partnership working at a high level to maintain day trips and increase the number
of overnight stays made by visitors staying in accommodation outside the
National Park.
Local business networks are fundamentally important to the survival and
integration of visitor accommodation with wider Park economy. Findings from
stakeholder interviews indicated that a number of providers promoted local
suppliers as part of their overall serviced accommodation offer. Providers of selfcatering accommodation explained the importance of partnerships with
surrounding local businesses for encouraging simple linked trips, for example
buying food in one outlet and a drink in the next.
Emphasising local networks focussed on high quality Yorkshire Dales food and
drink was described by stakeholders as a method to attract affluent groups and
corporate groups from neighbouring urban conurbations to visit the Park out of
season.
Generally, demand existed for more Yorkshire Dales-specific networking events
and festivals led by a Yorkshire Dales body. This would allow settlements to the
west of the Settle-Carlisle railway, which fell within the Cumbria County
boundary, to participate in Welcome to Yorkshire networking events.
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6.4
Final Report
Marketing and Signage
The marketing of visitor accommodation may be limited through the types of
accommodation that the National Park can promote and through restrictive
processes which regulate the level of signage in the Park.
The National Park Authority apply a policy to only actively promote accredited
accommodation; this requires accommodation providers to have been inspected
under the National Scheme ‘Quality and Tourism’ established by AA &Visit
England. The Government Tourism Policy26 (2011) implicates that the National
Park Authority can now extend promotion to accommodation which has
conformed to a quality charter. Within the Yorkshire Dales, accommodation
providers can sign up to the quality charter and therefore be actively promoted
through Welcome to Yorkshire.
Whilst a large proportion of stakeholders were accredited to accommodation
schemes other than Welcome to Yorkshire, including: online travel agencies,
Dales Magazine, Farm Stay, Caravan Club, AA, Enjoy England, Visit England,
Yorkshire Tourist Board Member, and Green Tourism; an equally large
proportion of the accommodation in the Park is not accredited. This current
process of accreditation and promotion therefore divided the opinions of
stakeholders:
•
One division of stakeholders wished to see uplift in the quality of
accommodation on offer in the Park through further accreditation, as it was
believed that unaccredited accommodation was a prime deterrent for repeat
visits.
•
A second group of stakeholders suggested that their small-scale
accommodation would appear disproportionately negative compared to other
accredited accommodation on offer in the Park and therefore chose to remain
unaccredited. Unaccredited accommodation is typically promoted through
small online agencies where the primary reservation mechanism is by
telephone
Generally, stakeholders perceived that opportunities to display physical
advertisement for their accommodation in the Park were limited. A number of
stakeholder wished to display signs for their accommodation along key walking
routes and adjacent roads, however signage was limited in scale, size and
positioning, whilst stakeholders wanted to brand their accommodation with the
Yorkshire Dales logo, but were restricted by Park policies.
With the production of the Sustainable Tourism in the Yorkshire Dales Local
Strategy (2013 – 2018), the general approach to use of the National Park Brand is
likely to change. The Local Strategy seeks to promote a distinctive, high-quality
and sustainable destination by increasing the use, recognition and appreciation of
the National Park Brand and by improving the quality and variety of marketing of
the Yorkshire Dales.
26
Department of Culture, Media and Sport (2011) Government Tourism Policy
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6.5
Ideas for Change
6.5.1
Introduction
Final Report
It is clear from the analysis of stakeholder views that aspirations for change exist
within the Park. The following section therefore explores a series of example
visitor accommodation types which are considered implementable and appropriate
within parameters the Park Purposes.
Varying combinations of the Park’s special qualities and their individual
contribution to the ‘spirit of place’ and sense of legibility, culminates in a
landscape which is not comparable to any other English National Park.
Comparative case studies will therefore not seek to compete with the offer of
other northern National Parks; instead, comparisons will seek to understand the
opportunities that special qualities could provide.
Case Study One: Bivouac, Masham
Set just outside the Yorkshire Dales, the Bivouac at Druid’s Temple, Masham,
represents a style of accommodation which respects the sensitivity of the wider
landscape and which sustainably caters for a diversity of visitors.
Description
The Bivouac at Druid’s Temple is located approximately 5 miles from the market
town of Masham within the Swinton Estate. Reflecting the typical characteristics
of many providers within the Park, the accommodation provision is linked to
diversification of High Knowle Farm and includes 14 wooden forest lodges, 10
fixed Yurt tents and a bunk-barn.
The sustainably driven scheme sensitively incorporates the ancient woodland, the
folly at Druid’s Temple, the existing farmstead and barns to create a rustic and
sustainable type of accommodation which could act as a precedent for sustainable
accommodation within the National Park. Each of the accommodation units
provides small-scale self-catering facilities; showers, hot water from a woodchip
boiler, toilets, internet access and facilities for more substantial food are all
available at the farmhouse. Prices per bed space per night in the Yurts and
Wooden Lodges range from £52 during low season and £86 in high season. The
Bunk Barn costs £20 per night per person.
Planning permission was granted for the scheme in 2011 (Harrogate BC:
10/02543/FUL), subject to a number of conditions. On the rationale that yearround accommodation would be unacceptable in this unsustainable location,
conditions restrict the occupancy of the wooden lodges between the 5th January
and the 5th February each year. Conditions also limit the permanence of the Yurts
on the grounds of visual amenity and therefore units must be removed between
15th October and 15th March. A Management Plan for soft landscaping and a
Green Travel Plan also form requirements of the Planning Conditions.
Contribution of this scheme to the National Park and the Purposes of the
Park
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Final Report
The Bivouac is a very successful example of sustainable tourism in a highly
valued landscape. The scheme could contribute to the accommodation offer in the
National Park through the following methods:
•
The temporary, ‘off-grid’ and flexible nature of this type of accommodation
suggests that the scheme could be retrospectively implemented to diversify the
offer at existing temporary accommodation sites across the Park. The
sustainable aspects of this scheme may contribute to the ‘understanding and
enjoyment of the special qualities by the public’.
•
High quality, season-proof temporary units may be one way of extending the
season for visitors who do not wish to stay in formal Hotels or B&Bs. Units
are likely to attract overnight out of season visitors through the novelty aspect
of the accommodation. The cost per bedspace at the Bivouac means that
accommodation is unlikely to attract the lower budget market.
•
The accommodation is sensitive to the highly valued landscape: yurts are sage
green and waterproof and the lodges have been designed to be in keeping with
the forest. Conditions have been used to restrict occupancy of the units when
the landscape is most sensitive. This aspect of the scheme could satisfy the
first Purpose of the National Park ‘to conserve and enhance the natural beauty,
wildlife and cultural heritage of the area’.
•
The scheme offers indoor and outdoor activities tailored to a range of
audiences and seasons. These include local arts and crafts courses, music
events, indoor play activities, community meals using local produce, climbing
in the Donholme Quarry, foraging, stone carving, fly-fishing and falconry.
Activities are charged at an additional supplement.
Achieving this Scheme using current Local Plan Policy
Using Local Plan Policy, this scheme may be acceptable as part of farm
diversification (Policy F2), Holiday Chalets (VF6) and Bunkhouse Barns (Policy
VF2). However, development of Yurts and Wooden Lodges may be restricted by
design policies (GP2, B7), as units may not use materials which are appropriate to
the local character or enhance the usual degree of architectural homogeneity.
Campsite owners and owners of sites for touring and static caravans who may
wish to diversify their offer may be limited by the Local Plan policy criteria for
these types.
Case Study 2: Feather Down Farm Days, UK based
Offered at 31 small-scale farms across the UK, Feather Down Tents and Feather
Down Farm Days are pre-packaged activity holidays which are centred on
preserving the long-term sustainable future of farms and the countryside.
Description
Feather Down Farm Days are focused on the unique offer of each individual farm
and the Feather Downs tent structure. Currently, the nearest Feather Down site to
the Yorkshire Dales is situated at a small farm-holding in Nottinghamshire which
offers five self-catering Feather Down tents.
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Final Report
Similar to the characteristics of main barns and farms within the National Park,
Feather Down Farms are typically isolated holdings. The Feather Down ethos is
established on preserving the future of the countryside; farm produce and local
produce are available for visitors on arrival and courses in harvesting, beekeeping, making cheese, milking and taking care of young animals are just some
of the features that are offered at each farm.
Feather Down Tents are large family or group-based ‘off-grid’ tents which are
made from a khaki weather-proof canvas ceiling material and a wooden base. The
tents are about 40 sqm typically cater for 6 people, and prices range £215 to £415
for a week, which equates to approximately £5 and £10 per person per night.
Planning conditions associated with the development of five tents in Nottingham
added that in the interests of visual amenity, conditions associated with the
planning permission require the tents to be dismantled to no more than 2 metres
tall during winter months.
Park
Feather down days are a successful example of high-quality ‘off-grid’ living
which is founded on the intrinsic value of small-scale farms. The scheme could
contribute to the accommodation offer in the National Park through the following
means:
•
Providing budget and sustainable temporary accommodation which is
established on the unique outputs from small-scale farms within the Park. This
type of provision could be centrally managed to ensure that impacts on
residential amenity are controlled.
•
Promoting small-scale diversification of farm holdings, the scale of which can
be controlled through occupancy conditions and limitations on the number
units.
•
Encouraging people to stay longer in the Park through enhancing the value of
tangible ‘products’ such as locally grown produce and intangible ‘products’
such as the landscape of each Dale.
•
Promoting sustainable living, conservation and voluntary visitor payback
through farm maintenance activities.
Achieving this Scheme through current Local Plan Policy
This scheme may be achievable through Local Plan Policy F2 Farm
Diversification, provided that visitor accommodation does not prejudice the
farming enterprise or adversely affect the residential amenity of neighbouring
properties. This scheme may however be limited by the criteria in Policy VF3
Tented Campsites which require camp sites to be screened and have minimal
impact on the surrounding residential buildings.
Case Study 3: Innovative use of Barns across England
Traditional stone-built field barns and agricultural outbuildings contribute to the
special experiences and qualities of the Yorkshire Dale, however the Feildbarn
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Final Report
Study produced by Fielden Clegg 27 identified that approximately 40% of field
barns are in poor or very bad condition. Research identified a vast and diverse
collection of uses for traditional barns and outbuildings across the UK, many of
which could be translatable formats for visitor accommodation in the Yorkshire
Dales.
Example A: Anybody’s Barn
Offering self-catering group accommodation for up to 20 people, Anybody’s Barn
is a charitable company whose aim is to make a place available for groups on
limited funding or who might not ordinarily have an opportunity to stay within the
Malvern Hills. The largest room in the Barn, the Stable Room is used for
residential classes such as Art, Dance and Yoga. Accommodation is based on
bunk-style accommodation and costs between £17 and £22 per night, based on
large groups.
Although the exterior of the Barn remains traditional in nature, the Barn has been
appropriately screened and is accessed by a narrow track.
Example B: Sharpham Barn Retreat
Sharpham Barn Retreat, set within the Sharpham Trust Estate in Devon, offers a
meditation centre based on Buddist Tradition and relaxation. The Barn building is
the focus for six-day residential stays for Meditation and Yoga classes which cater
for up to 12 people. The Retreat is founded on high levels of self-sufficiency and
use of local produce. A 6 day retreat costs £200 per person, including all food and
classes.
The external appearance of the barn has remained unchanged and access is
provided by tracks within the estate.
Example C: Marwell Adventure Barn
Opened in 2005, the Adventure Barn at Marwell Outdoor Activity Centre
provides indoor soft play equipment for children up to the age of 10. Although,
the barn does not explicitly provide visitor accommodation, the Activity Centre
provides bunk barns and tented accommodation on site.
Park
The examples above offer opportunities for use of traditional agricultural
buildings and barns within sensitive landscapes in England. Where soft
landscaping, access and appropriate infrastructure exists or can be appropriately
provided, the examples highlight the flexibility of uses which the interior can
deliver. The scheme could contribute to the accommodation offer in the National
Park through the following means:
•
Promoting sensitive reuse of traditional buildings which contribute to the
Special Qualities of the Yorkshire Dales;
•
Encouraging people to stay longer in the Park through enhancing the
recreational offer and the diversity of indoor-based activities
Achieving this Scheme through current Local Plan (2006) Policy
27
Fielden Clegg (2009) Feildbarn
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Final Report
These conversions could be supported in principle by Local Plan policy B1
Historic Landscapes, which seeks to protect the historic integrity of the Dales, and
B15 Conversions of Traditional Buildings, which seeks to ensure changes are
achieved with as little impact on the character and setting of traditional buildings.
However, associated policy criteria may restrict the diversity of uses set out
within the examples.
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Final Report
7
Conclusions and Future Actions
7.1
Introduction
The assessment of constraints and opportunities for the provision of visitor
accommodation indicates that issues comprise both planning considerations and
wider visitor economy issues. In addition to overarching conclusions, three main
themes emerge through the findings which centre on the type, quality and scale of
the visitor accommodation.
7.2
Key Conclusions
7.2.1
Overarching Conclusions
An appropriate time for change: With the release of the English National Parks
and Broads Circular 2010 and the adoption of the National Planning Policy
Framework, it is pertinent to reassess the role of visitor accommodation in the
Park and the understand the changing demand of tourists
Updated national guidance, the National Park Purposes and the special qualities
and experiences of the Yorkshire Dales will become the framework for reexamining Local Plan policies.
Validation of the Management Plan Objective E4: Throughout the year, the
average number of overnight stays in self-catering accommodation is around two
thirds longer than the average length of stay in serviced accommodation.
Overnight visitors currently account for a third of all visitors to the Yorkshire
Dales, but account for over half the economic spend.
To develop the overnight visitor economy within the Park in accordance with
Management Objective E4, emphasis should be placed on encouraging visitors to
stay in non-serviced accommodation.
Tourism Sector Roles and Local Employment: Almost all visitor
accommodation providers who employed additional staff confirmed that
employees commuted from the local area. Only two visitor accommodation
providers employed a very small number of their staff from a larger catchment.
Evidence suggests that roles in the tourism sector attract employees from a local
catchment. Strong demand is unlikely to exist for the provision of additional
accommodation for tourism employees.
7.2.2
Type of Accommodation
Growth in Demand for ‘Budget’ and High Quality Temporary
Accommodation: Whilst statistics indicate that the tourism sector in the National
Park has remained relatively stable, anecdotal evidence from the stakeholder
interviews suggests that the reality is more complex. Over the past three years,
budget accommodation and high quality temporary accommodation providers
expressed a growth in demand, whereas providers of self-catering cottages and
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Final Report
exclusive hotel accommodation had experienced a plateau or decline in occupancy
levels.
Cost of accommodation is a key driver behind encouraging overnight stays.
Anecdotal evidence suggests that demand for ‘low budget’ accommodation and
‘high quality temporary’ accommodation, ‘novelty’ accommodation and ‘off-grid’
accommodation had increased.
A Changing Type of Tourist: Although the appeal to families and outdoor
enthusiasts remains strong, the Park is beginning to see a small but growing
number of young people choosing to visit the Park and a growing multi-cultural
dimension to the number of tourists.
Different types of tourist demand a variety of accommodation types and formats;
young people are typically more likely to request budget accommodation whilst
multicultural groups may request accommodation with a family emphasis.
The demand for visitor accommodation is very sensitive to fluctuations in the
weather: Flexible bookings and quality temporary visitor accommodation were
seen as the two methods for allowing the Park to thrive in unseasonable weather.
Flexibility to deliver good quality temporary accommodation could attract
overnight visitors during unseasonably good weather and offer additional low
budget capacity during exceptional weather in high season.
Up-scaling the quality of accommodation, diversifying the recreational offer
through middle and upper budget activities for example game shooting ,and
emphasising local networks focused on food provision were described as methods
to attract corporate groups and affluent groups to visit the Park out of season.
This must be balanced against the management of the tourists to ensure that the
Park is not damaged through corrosion during vulnerable winter months.
Stark variations exist for low and high season accommodation prices: High
concentrations of costlier provision, for example hotels, B&Bs and self-catering
accommodation, and low number of budget accommodation establishments
(hostels, campsites and touring caravans) renders the Park relatively inaccessible
for overnight stays on lower budgets.
Anecdotal evidence from stakeholders alludes to an increasing level of demand
for low budget quality accommodation. Whilst the supply of costlier self-catering
holiday cottages will be controlled by market pressures, the supply of low budget
types of accommodation has been limited in satisfying demand, particularly from
younger markets.
Stable demand exists for short-term static caravan rental: Static caravans and
holiday chalets available for short-term rental account for a very low proportion
(1.2%) of the overall accommodation provision in the Yorkshire Dales. However,
there are three times more non-rental or ‘owner occupied’ style caravans present
within the park.
The visual impact of static caravans in the Park is such that there are likely to be
areas within the Park, particularly from concentrations of provision around
disruption. Local Plan (2006) policies consider the impact of chalets on the local
landscape to be less disruptive than caravans.
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Final Report
The rationale for expanding the number of pitches was premised on the need to
accommodate larger caravan units on existing sites.
Whilst there are low levels of static caravans available for rental by tourists
within the Park, there are consistent levels of demand. The existing provision of
static caravans for rental should therefore be maintained as it performs an
important role delivering budget self-catering accommodation for families and
the elderly.
High levels of provision of non-rental caravans cater for demand from the ‘owner
occupied’ or the second home market. It is important to consider limiting the
detrimental impacts on landscape arising from concentrations of caravan
provision.
Use of traditional buildings for visitor accommodation is not considered to
have a detrimental impact on the Park: Analysis of historic planning
applications and anecdotal evidence from stakeholder interviews suggests that
people want to preserve traditional buildings such as barns and outbuildings
across the Park. One stakeholder expressed their concern about areas of the Park
beginning to look ‘derelict’ as traditional buildings were left to ruin.
Traditional buildings across the Park should be assessed for their suitability for
use as visitor accommodation.
7.2.3
Scale of Accommodation
There is an opportunity to encourage more high quality hotels: Analysis
suggests that large quantities of bed &breakfasts and hotel accommodation within
the Park may reflect the general acceptability of this type of accommodation by
the Park Authority, however there are very low numbers of high-end hotel
providers.
Drawing on earlier conclusions for methods to extend and upscale the season,
encouraging the development of additional high-end hotel accommodation may be
achieved through targeted marketing at a specific site within the Park.
The Park has lost a number of large unit accommodation providers: The
reconfiguration of YHA sites and the closure of LEA units have resulted in a
lower number of large format accommodation providers in the Park. Overall
demand for large bed dormitories has fallen; hostel providers are now
reconfiguring their sites to provide better quality, smaller format units which have
proven to be more popular.
Hostels provide an important mechanism for delivering affordable
accommodation. Whilst the supply of large format accommodation for school
groups and societies has fallen, the reconfiguration of existing provision means
that sites are now more accessible to all parties and can still be used by large
groups.
7.2.4
Quality of Accommodation
Adding value to the existing recreational offer: A large number of visitor
attractions within the Yorkshire Dales lend themselves to one-day leisure days,
which are often commutable from towns and cities on the periphery. On the
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Final Report
whole, stakeholders argued that a fundamental priority for encouraging visitors to
stay overnight would be to recognise the importance of multi-day activities which
involve a residential stay within the Park.
A number of visitor accommodation providers wished to add value to the existing
recreational offer of the Park, through types of multi-day and pre-packaged
activities such as mountain-biking, walking, photography and other craft
workshops linked to local trades.
Upgrading the quality of the existing accommodation offer. Anecdotal
evidence from stakeholder interviews and evidence from past planning
applications highlights that, on the whole, providers wish to add value and
diversify their existing accommodation offer to respond to market demand. In
particular, providers of campsites and touring caravans expressed desire to add
value to their existing offer through innovative accommodation types and
betterment of their existing provision.
Offering flexibility to existing accommodation providers to develop small-scale
extensions, provided there this is a need for that particular type of
accommodation within the locality, may be a way of satisfying the desire to
diversify and add value to their existing offer.
Page 73
8
Recommendations
8.1
Introduction
Final Report
The following section sets out a series of recommendations for expanding the
quality and diversity of the accommodation offer within the National Park to
encourage people to stay overnight.
8.2
Recommendations
Recommendation 1a: Consider allowing more flexibility for sensitively
designed, small-scale extensions to existing budget self-catering
accommodation or temporary accommodation provision, particularly where
a deficit exists.
Issue
Variations in the low and high season prices for hotels, bed and breakfasts and
self-catering accommodation are vast. High concentrations of costlier
accommodation (Hotels, B&Bs and Self-Catering Holiday Cottages) and low
capacity of budget accommodation establishments (hostels, campsites and touring
caravans) have rendered the Park relatively inaccessible for overnight stays on
lower budgets during summer months.
Current Local Plan Policy VF3 Tented Camp Sites and PolicyVF4 Sites for
Touring Caravans may have limited the supply of low cost accommodation such
as camp sites and touring caravans. This policy crystallised the Park Authority’s
desires to preserve the holistic beauty of the landscape.
Flexibility to deliver additional quality temporary accommodation could achieve
Management Objective E4 by attracting overnight visitors during unseasonably
good weather and offer additional low budget capacity during exceptional weather
in high season.
Evidence
•
Data analysis of high and low season prices for Hotels, B&Bs and SelfCatering Cottages demonstrates that the proportion of low-budget
accommodation falls significantly during summer months. As a result of this
low capacity of budget accommodation, the Park becomes relatively
inaccessible for low budgets during summer months.
•
The assessment of recent and historic planning applications suggests that the
principle of conversions for bed & breakfast, hotel and self-catering holiday
cottages accommodation is generally well-accepted, whilst the refusal rate for
campsites and touring caravan applications is proportionally higher. Reasons
for refusal of campsites and touring caravan extensions centre on the negative
impact on the character of the landscape.
The way forward
•
Fulfilling the renewed primary Park purpose of conserving and enhancing the
natural beauty, wildlife and cultural heritage within the Park will remain the
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Final Report
principle consideration in planning decisions. Therefore the impact of
development on the landscape will remain a principal planning consideration.
•
Allowing more flexibility for sensitively designed, small-scale extensions to
existing self-catering temporary accommodation providers where the principle
of development is already accepted, may be a mechanism for improving
public enjoyment of the Park. This recommendation will fulfil the Park
Authority’s ambitions to foster the economic and social well-being of
residents within the National Park.
•
The impact on the natural beauty and wildlife within the Park may be
minimised through conditions to control use throughout the year. These tools
may be used to mediate conflicting views on the negative implications of
‘honey-pot’ sites in the Park during summer months.
Recommendation 1b: Support seasonal diversification of existing
accommodation sites to provide good quality and innovative budget
accommodation.
Issue
Anecdotal evidence from stakeholder interviews and evidence from past planning
applications demonstrates that, on the whole, providers wish to up-scale and
diversify their existing offer through implementing novelty accommodation, high
quality temporary accommodation and ‘off-grid’ accommodation to respond to
market demand.
Local Plan Policy GP2 General Design Policy, Policy B1 Historic Landscapes
and Policy B7 Building Design seek to preserve the unusual degree of
architectural homogeneity across the Park. However this may have resulted in
limited opportunities to develop good quality and innovative temporary
accommodation at existing accommodation sites.
Offering flexibility to existing accommodation providers to develop small-scale
extensions, provided there this is a need for that particular type of accommodation
within the locality and that there is no significant additional land take, may be a
way of satisfying the desire to diversify and add value to their existing offer.
Alongside supporting the EUROPARC Federation’s Charter for Sustainable
Tourism, this recommendation is also likely to support the achievement of
Management Objective E4, the progression of Management Objective B1 ‘to
promote the Yorkshire Dales National Park as a leading sustainable tourism
destination in the UK’ and the promotion of the National Park as a high quality
place to live and work, which attracts ‘low impact’ businesses. The
recommendation would benefit from Management Objectives B5 which aims to
establish a professional network to encourage innovative, high-quality and more
sustainable building design that complements the distinctive landscape character
of the YDNP.
Evidence
•
Evidence from stakeholder interviews indicates that on the whole, providers
aspire to add value to their current accommodation offer to cater for a
changing type of tourist.
•
Cost of accommodation is a key driver behind encouraging overnight stays.
Anecdotal evidence suggests that demand for low budget accommodation has
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Final Report
grown over the past three years, particularly for ‘novelty’ accommodation,
high quality temporary accommodation and ‘off-grid’ accommodation.
•
Flexibility to deliver good quality temporary accommodation could attract
overnight visitors during unseasonal weather and offer additional low budget
capacity during exceptional weather in high season.
The way forward
•
Preserving and enhancing the natural beauty, wildlife and cultural heritage of
the National Park remains a fundamental concern of this recommendation.
•
Supporting seasonal diversification of existing accommodation to provide
good quality and innovative budget accommodation, where the principal of
development is already accepted, is unlikely to further the negative impact on
the unusual degree of architectural homogeneity and the historic environment
of the Park.
•
The risk of further negative impact on the landscape of the Park may be
reduced by limiting the number of good quality temporary accommodation
units at any one given site and occupancy restrictions similar to those applied
in Case Study One: Bivouac, Masham.
Recommendation 2a: Encourage the conversion of an existing building for
further high-end hotel accommodation, linked to middle and upper budget
activities, as a method of up-scaling and extending the season.
Issue
Recommendation 1a and 1b seek to up-scale and extend the budget tourism offer
to encourage more visitors to stay overnight. However it is necessary to encourage
the development of further high-end accommodation to extend the visitor
accommodation season for middle and upper budgets.
Evidence
•
Hotels and bed & breakfasts make a significant contribution to the overall
accommodation stock within the Yorkshire Dales, however there are only five
5* hotels within the Yorkshire Dales.
•
Whilst one hotel provider perceived more expensive accommodation to be less
popular, the wider stakeholder group identified a deficiency in the number of
high-end providers
•
Up-scaling the quality of accommodation, diversifying the recreational offer
through middle and upper budget activities for example game shooting and
emphasising local networks focused on food provision were described by
stakeholders as methods to attract affluent groups and corporate groups from
neighbouring urban conurbations to visit the Park out of season.
The way forward
•
Encouraging the conversion of an existing building for high-end hotel
accommodation may be achieved through targeted marketing of a specific site
or production of a development brief of acceptable uses and forms for a
traditional building.
•
Providing high-end hotel accommodation will seek to attract affluent groups
to the Park out of season. Each of these methods for encouraging development
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Final Report
should appraise the sustainability aspects of a proposed scheme to ensure that
the Park will not be damaged during vulnerable winter months.
Recommendation 2b: Consider allowing greater flexibility towards
applications for sensitively-designed visitor accommodation development on
new sites or previously development land, in locations where landscape
capacity exists to sustain greater levels of visitor accommodation or where
there are existing connections to local centres.
Issue
Following from recommendation 2a, it is likely that demand for new sites to
provide visitor accommodation will generate over the life of the new Local Plan
Period.
Where this scenario arises, the National Park may offer greater flexibility as to
whether the site is appropriate for development. An appropriate site may be in
locations where the landscape is already considered to be compromised or in
locations where landscape capacity exists to sustain greater levels of visitor
accommodation. Similarly, development of new visitor accommodation upon
previously developed land or land with existing connections to local centres may
also help achieve Management Objective E4 to expand the visitor accommodation
offer within the Park.
Evidence
•
Although applications for new sites are less common than applications for
conversions or expansion, a review of recent planning applications submitted
between 1st December and 31st January 2013 identified that there were a total
of 57 applications (or an average of 27 a year) by applicants wishing to deliver
new or expand existing visitor accommodation.
•
Project 2: Identification of Employment Land and Business Needs and
Opportunities, prepared by Arup in 2013, recommends that a strict
‘employment only’ approach to existing employment and employment
opportunity sites is no longer appropriate in the new economic context of the
Park. It is therefore appropriate to considered which of these sites could be
better used for visitor accommodation purposes.
The Way Forward
•
Considering the suitability of new sites for development may expand the
existing visitor accommodation offer to encourage people to stay overnight
within the Park. A landscape appraisal of the National Park or an evidenced
understanding of highly sensitive locations within the Park will be
fundamental to delivering sites in locations where there is landscape capacity
to sustain the cumulative impact of development.
•
Future planning policies or planning conditions limiting the proposed scale
and design of visitor accommodation development will be important to control
the impact of development on the landscape.
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Final Report
Recommendation 3: Assess traditional farm buildings within the Park to
understand which would be suitable for adaption for visitor accommodation
and which may be suitable for restoration, maintenance or loss.
Issue
It is clear that the Park Authority and residents of the Park wish to preserve
traditional buildings as a special feature of the Yorkshire Dales. The condition of
a large number of these unique buildings is poor; therefore use of traditional
buildings for visitor accommodation may be one way of preserving traditional
buildings.
Evidence from stakeholder engagement has identified that the success of barn
conversions is connected to the viability of the proposed use. The opportunity for
return on the cost of conversion through income the new use generates is therefore
likely to be a consideration.
This would aim to achieve Management Objective A3 and A4 by securing the
contribution that historic field barns and dry-stone walls make to the National
Park.
Evidence
•
Analysis of historic planning applications and anecdotal evidence from
stakeholder interviews suggests that people want to preserve traditional
buildings such as barns and outbuildings across the Park. Nevertheless,
various applications for visitor accommodation within the Park, particularly
for hostel accommodation, were refused on the basis that accommodation did
not meet the stringent criteria within Policy VF2 Bunk House Barns or Policy
B14 Extensions and Alternations to Buildings.
•
One stakeholder expressed their concern about areas of the Park beginning to
look ‘derelict’ as traditional buildings were left to ruin.
The way forward
•
Similar to the ‘Farm buildings and Change on the Bolton Abbey Estate, North
Yorkshire’ undertaken by English Heritage 28, the National Park Authority
should seek to assess the quality and condition of traditional farm buildings
within the Park to understand which may be most suitable for visitor
accommodation. This methodology is consistent with the overall approach
suggested within the Local Plan Options Report August 2013.
•
To minimise the resultant negative impacts associated with visitor
accommodation within isolated traditional building, traffic management plans
and visitor accommodation management details should be requested alongside
planning applications submitted.
Recommendation 4: Promote connections between visitor accommodation
and multi-day visitor activities and local centres through a Yorkshire Dales
managed business forum.
Issue
28
English Heritage (2009) Farm Buildings and Change on the Bolton Abbey Estate, North
Yorkshire
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Final Report
A large number of visitor attractions within the Yorkshire Dales lend themselves
to one-day leisure days, which are often commutable from towns and cities on the
periphery. A priority mechanism for encouraging visitors to stay overnight would
be to recognise the importance of multi-day activities which involve a residential
stay within the Park.
This would seek to make the Dales accessible and relevant to a diverse range of
groups, encourage voluntary activities and achieve active engagement of school
groups in the conservation of the Park (Management Objectives B6, B8, B7 and
C6).
Evidence
•
The Special Qualities, Special Experiences Strategy seeks to promote
sustainable multi-day activities such as prominent walking and cycling events,
promote user pay-back holidays or voluntary activities, where visitor are
interested in conserving and enhancing the special qualities.
•
One of the key priorities from the Sustainable Tourism Action Plan is to
encourage overnight stays through pre-packaged accommodation and activity
holidays which promote the understanding of conservation and voluntary
visitor payback to the Park.
•
A number of visitor accommodation providers wished to add value to the
existing recreational offer of the Park, through types of multi-day and prepackaged activities such as mountain-biking, walking, photography and other
craft workshops linked to local trades.
The way forward
•
Promote joint-marketing of activities and related accommodation across the
Park, and where possible encourage strong connections to the local centres of
Sedbergh, Hawes, Reeth and Grassington.
Page 79

Understanding the Needs and Opportunities for Visitor

Transcription

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