11/00713/F - Borough Council of King's Lynn & West Norfolk

The applicants’ agent addresses the CAMRA Viability tests as follows:
Population density
Three Holes is a small rural village of approx 418 Adults (source Council Electoral Services)
who would live within an area with about 2 miles of the property. Very few of these are within
1/2 mile that might be considered convenient walking distance, and drink driving regulations
deter those living further away from significant consumption. Numbers within the village
during the day make it uneconomic to open at lunchtime, although this has been tried by
most licencees during their initial period of occupation.
Upwell (including Three Holes) as a electoral district has 2260 electors but this is within an
area having 3 other licenced outlets – The Globe, The Five Bells and the Village Hall – plus
The Crown and Crown Lodge at Outwell.
There is a local shop but no other significant employment in Three Holes which acts as a
dormitory village. Few businesses are sufficiently close to consider using this for staff / visitor
entertainment. There is no significant development planned for Three Holes within the Local
Development Framework – categorised as a rural village.
Visitor Potential
Although the Council seeks to promote tourism in the area, there are few visitor attractions in
close proximity. Any tourism is likely to be either Fishermen, or Birdwatchers at Welney.
However given the property is west of Welney Wash and the road is shut by flooding for a
significant period of the winter, when the Swans are in residence, such potential is limited
and better served by other outlets such as the Lamb and Flag at Welney or other properties
further east. Passing trade on the A1101 is generally short distance traffic rather than longer
distance travellers likely to stop for refreshment.
The property has advertised Sunday lunch carveries, but the unpredictability of numbers
means food was often wasted and profitability therefore limited.
The property has had darts and domino teams in the past, but customer apathy means there
is no longer sufficient support to maintain such activities. Sky TV is prohibitively expensive
other than in high trading public houses.
Competition
The Planning Statement sets out a total of 8 other licenced outlets within a 3 mile (5km
radius). There is therefore significant competition and choice for customers. The property
has attempted to cater for all customers with separate bar and games rooms, good size beer
garden and a dedicated dining room, and has had the facility for Bed & Breakfast
accommodation in 4 rooms. Demand for all has been extremely limited and uneconomic for
a business even with all these elements/facilities.
Flexibility of the Site
The property has ample accommodation and a large site. Indeed one of the factors affecting
its viability is the significant running costs of a building this size. There is no need for
additional accommodation to meet the very limited demand that has been experienced. The
Planning Statement sets out the numerous operators that have attempted to create a viable
business at the property - all have failed, despite attempting differing ideas and themes.
11/00630/CU Development Control Board
25 July 2011
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