Objection info
(queensland resort)

Queensland Country Park: why we believe Westmorland & Furness Council should refuse planning permission: application reference B12/2024/0213

The proposal is large in scale and according to the National Trust and RSPB's calculations would bring 33,488 additional visitors to an area where there are national and international designations on which it will have a significant effect.

As a decision on the earlier screening application BSS/2023/0585 from the same developer is still pending, the situation is confusing and suggests they want to build a larger site than shown in these plans. It seems the developer is assuming the screening request was granted, and carrying on regardless.

Multiple previous applications for holiday parks in this area have been refused: 

• In 1966, refusal because of biodiversity and neighbouring protected sites

• In the 1990s, refusal because of land instability

• In 2023, application B06/2023/0307 withdrawn following overwhelming objection from conservation organisations and the public

The application conflicts with multiple policies from Barrow’s Local Plan, especially those relating to biodiversity and protections for the undeveloped coast. Acceptance of this application would make a mockery of Barrow’s Local Plan and would set an extremely concerning precedent for the new Westmorland & Furness Council and its approach to nature recovery and biodiversity. 

Local Plan policy C4 (Unstable Land) only permits development on land known or suspected to be unstable where it can be demonstrated that there is no significant risk of harm to health and wellbeing and the environment. 

Where the proposed use would be particularly vulnerable to land instability, the planning application must be supported by a risk assessment report that demonstrates that adequate and environmentally acceptable mitigation measures are in place. 

The Local Plan defines Sandscale Haws and Roanhead as ‘undeveloped coast’. Policy C2 only permits development of the undeveloped coast which does not cause unacceptable harm to habitats, species, and designated sites, (which would all be significantly harmed by visitor footfall and contamination from this proposal).

Policy EC11 only permits development of self-catering holiday accommodation in certain circumstances, which are not met by this proposal.

Sinkholes/Land instability and risk of collapse

The development site is directly over a 732 foot deep mine shaft which has not been filled in or capped. The Violet Pit shaft closed in shortly after closure of the mine and it is likely a void lies below. There is high risk of sudden and catastrophic collapse in this area, especially if disturbed by development.

Mining at Roanhead used a top slicing method considered to be high risk and liable to ground collapse. There are no formal records to suggest that shafts in the area have been infilled or capped; indeed available documents are clear that only some of the shafts were capped.

Any disturbance from construction work has the potential to destabilise the side slopes of the ponds, which could have disastrous consequences. These effects could be instantaneous or occur gradually over time. The south bank of Rita is known to be unstable and slowly sliding into the pond.

Local knowledge shared with our group also highlights tipping of foundry waste into open mine shafts on this site. This was undocumented at the time and likely unregulated. Within metres of the development site our group has been advised that multiple vehicles were tipped into abandoned mine workings.

Biodiversity & the Natural Environment

Westmorland & Furness Council have committed to plans for tackling climate change and protecting and enhancing biodiversity. An overarching priority of Westmorland & Furness Council’s Local Nature Recovery Strategy (LNRS) is to “Protect existing areas of particular importance for biodiversity” such as Sandscale Haws National Nature Reserve, which is only 750 metres downstream from the application site. The LNRS’s Statement of Biodiversity Priorities makes it clear that development and tourism is a key driver of change in the natural environment. The LRNS was funded by a £14m grant; W&F Council should not allow development here after taking money and promising to protect sites of national importance for biodiversity.

Footfall from 33,488 additional visitors from this site will impact several local, national and international biodiversity and geodiversity designations. Several rare species use these designations and surrounding area for feeding, breeding, resting, roosting etc:

• 25% of the UK’s endangered natterjack toads

• Great Crested Newt (a qualifying feature of the Morecambe Bay Special Area of Conservation). The wider site will be crucial to the future survival of this species in the area.

• Bats. No surveys have been carried out to determine their presence / absence including in underground mining structures, which are known to provide roosting sites

• Otters. The applicant proposes measures to encourage otters, which already use the area. He seems unaware they enjoy natterjack toads for dinner.

• Ringed plover and oystercatcher. Both of these species breed on the beach and are susceptible to disturbance from people and dogs.

It was also reported to the Save Roanhead group that trees were felled here during nesting season in 2024 to construct major tracks through woodland. This indicates an extreme lack of care towards wildlife. Several occurrences of tree felling were reported by locals to the council.

The proposed development site is only 750 metres from Sandscale Haws, a National Nature Reserve (NNR) and Local Geological Site (LGS). Designated sites which will be affected by this proposal include: 

• the Roanhead Mines County Wildlife Site (CWS) - the developer’s map shows lodges sited within the CWS which is of high conservation value. 

• the Duddon Estuary Site of Special Scientific Interest (SSSI)

• Duddon Estuary Ramsar Site

• Morecambe Bay Special Area of Conservation (SAC)

• Morecambe Bay & Duddon Estuary Special Protection Area (SPA). 

There will be multiple impacts on these designations as a result of the development, including significant additional recreational pressure, noise, lighting etc. This planning application should not be considered without a Habitats Regulation Assessment and Environmental Impact Assessment.

Putting substantial pressure on such fragile and significant sites for biodiversity at a time when nature is well-documented as being in critical decline and when the importance of nature to humans’ physical and mental well-being and to addressing another existential crisis, climate change, is unacceptable.

Landscape Character Impact, Dark Skies, Tranquillity

The proposal would bring large numbers of visitors and associated activity to a quiet rural area, restricting access for local people.

It would impact on the currently very dark skies, tranquillity and sense of remoteness and wildness.

Policy N1 requires developments to protect and enhance landscape character as defined in the Cumbria Landscape Character Guidance & Toolkit. The proposal site is located in landscape type 3c ‘Disturbed Areas’. Amongst other things, the Toolkit says of type 3c that authorities should “Resist proposals to reclaim former mining areas for development” and “These areas will be conserved and enhanced to retain their industrial legacy and wildlife interest” and “Given their proximity to urban centres these landscapes can provide opportunities for quiet enjoyment and other recreational activities. However, the areas are susceptible to damage from inappropriate activities”.

Planning Policy C7 seeks to minimise light pollution. The potential impact of new lighting is a concern for the wildlife, local character, stargazing and the tranquillity of the area. The Cumbria Good Lighting Technical Advice Note seeks a net reduction in light pollution across the County. Westmorland & Furness Council contributed financially to the TAN and signed up to abide by it.

Tranquillity is a key attribute of the undeveloped coast and can be impacted by artificial light, noise and smells, man-made movement, activity, features and impacts. The local plan refers to the “tranquillity of the stretches of undeveloped coastline”.

Impact On Existing Access/Recreational Use and Experience of The Area

The area is a vital and accessible resource for local people, including those who may not have the time, money or transport to get into the Lakes or visit other areas to experience wild, tranquil landscapes and nature, or to enjoy quiet recreation.

People currently visit in more sustainable numbers, but significant additional numbers of visitors with large touring caravans will harm the experience of visitors to Roanhead and Sandscale Haws because it will feel less safe to walk or ride along Hawthwaite Lane. The changes will reduce the sense of remoteness, wildness and tranquillity, impact on the much-valued wildlife people can experience here and it will increase litter and dog fouling.

Sustainable Transport and Traffic Impacts

The proposal will generate a significant amount of additional traffic, including from touring caravans. The site is not readily accessible by walking, cycling, bus or train, especially for those carrying substantial luggage. 

Access to the site is via narrow rural lanes that are predominantly single-track rural lanes and used by walkers and horse-riders. Proposed passing places are privately owned gateways.

Visitor access on foot or by cycle to Dalton is significantly dangerous as it crosses a busy road at Park Road via Oaklea Road or the even more dangerous crossing from Hawthwaite Lane to Thwaite Flat.

All three former councils that now make up Westmorland & Furness Council had already declared Climate Emergency. This development would increase the need to travel and would not encourage use of sustainable alternatives to the car, and in fact, would do the opposite, and so would be in conflict with this declaration.

Other issues

The developer “intends to use turbines linked to the free-flowing watercourses for power generation and for the extraction, treatment, purification and filtration of the abundance of water within its wider ownership site, so as to satisfy all the domestic and commercial requirements of the proposed development. It is not intended to connect the lodges or caravans to the statutory mains water supplies. Moreover, utilised water will be recycled and returned to coastal watercourses after full treatment.” 

Capacity of the ponds to provide water including drinking and washing water (and potentially hot tubs) is a serious concern. Roanhead Beck is the water source for the natterjack breeding ponds. Taking from the ponds to supply a holiday park raises concerns for impacts on wildlife habitats.

Sewage systems: the Queensland development proposes a package treatment plant for sewage. All water would be ‘treated’ on site and released into the Duddon Estuary. This type of treatment does not remove traces of antibiotics and birth control drugs (for example), which would impact on wildlife habitats. In the event of a failure of this system (eg a power cut), a leak or spillage could have a devastating effect on natterjack toad populations.

Heath & Safety/Danger of drowning from deep water in the steeply sloping ponds, currents, tides etc.

Every impact listed above will be exacerbated further if the controversial Roanhead Resort (B06/2024/0024) is also permitted. The Queensland application alone would have an unacceptable impact, conflicting fundamentally with the Local Plan and bringing no benefit to the local area or population.