The Use of Mobile Homes as
Residential Accommodation
Report
September 2013
Castle Point Borough Council
Contents
Introduction
2
Location and Quantity of Provision
4
Comparison with Other Areas
14
Satisfaction with Provision
16
Socio-Economic Implications
24
Implications for Housing Land Supply
27
Conclusions
28
Appendices
29
1
Castle Point Borough Council
Introduction
The NPPF expects local planning authorities to prepare local plans that are based on
adequate, up-to-date and relevant evidence about the economic, social and environmental
characteristics and prospects of the area. This evidence base should be proportionate to
the issues and circumstances of a local area.
In Castle Point, as is revealed by the information that follows in this report, there are a
number of households living in mobile homes. This number has increased substantially
over the last decade as a result of changes to the tourism economy in the borough. There
has been a change from the use of caravan sites as holiday parks where units are used for
holiday purposes and let by the week or are owned privately as a holiday home. These
units usually stand on concrete bases with services “plugged in”. In the main this change
has seen the replacement of static caravans on these sites with semi-permanent mobile
homes and chalets used for all year round residential purposes. Such units are normally
known as park homes and are specifically designed to look more like conventional
bungalows.
This report has been prepared as a response to this locally specific issue to describe the
past and likely future contribution towards housing supply that caravans may make. It has
considered the impact residential caravans have had on housing completions in the past. It
also considers the potential for caravan sites to supply additional residential
accommodation moving forward. This will allow the Council to plan proactively for future
housing land supply based on an understanding of the local market in residential caravans.
Unlike traditional homes, it is not possible to use planning and building control records to
monitor the change of use of caravans on a caravan site. Therefore, this report uses a
range of other data sources to provide an accurate picture of the contribution caravans
make to local housing supply.
A recent appeal decision in relation to a housing proposal in Castle Point indicated that park
homes should not count towards housing supply in Castle Point, and to count them is not
within the spirit of the NPPF. However, the Mobile Homes Act 2013 and associated
ministerial announcements indicate that this is not the Government’s position in relation to
park homes. In a speech to the residential park industry in July 2013, the Minister for
Housing, Mark Prisk MP stated that the residential park homes should be ‘regarded as an
integral part of the housing market’. The introduction of the Mobile Homes Act provides
additional rights to residents of mobile homes in light of growth in this sector, and the need
to ensure residents, who are quite often older people, feel secure in their homes.
This report therefore seeks to explain in detail the nature of provision in Castle Point, and
primary data on the lifestyle choices that have resulted in the growth of the residential use
of caravans in Castle Point has been collected to underpin this explanation.
Additionally, this report gives consideration to the impact that changes in the number of
households living in static caravans have had on the local community. In particular,
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Castle Point Borough Council
consideration has been given to the socio-economic implications arising from the rapid and
significant changes that have occurred at Thorney Bay Caravan Park to the south of
Canvey Island, which until 2005/2006 was still in use as a holiday park, and now is the
permanent residential address of some 300+ households.
For the purposes of this report the definition of a caravan is that which is found in the
Caravan sites and Control of Development Act 1960 as supplemented by section 13 of the
Caravan Sites Act 1968. This states that a “caravan means any structure designed or
adapted for human habitation which is capable of being moved from one place to another
(whether by being towed, or being transported on a motor vehicle or trailer…”.
3
Castle Point Borough Council
The Location and Quantity of Provision
Castle Point
There are four static caravan parks in Castle Point. These are:
•
•
•
•
Holehaven Caravan Park, Haven Road, Canvey Island
Kings Park, Hindles Road, Canvey Island
Kingsley Park, Hart Road, Thundersley
Thorney Bay Caravan Park, Thorney Bay Road, Canvey Island
The location of these parks is shown in figure 2.
With the exception of Kingsley Park, these sites are all located on Canvey Island and
commenced their existence as holiday parks for tourists. Due to the decline in popularity of
seaside resorts across the UK as the availability of beach holidays abroad expanded in the
1980’s and 1990’s these parks are no longer able to operate viably as holiday parks.
Therefore, since the 1990’s the Council has seen a gradual shift of focus towards the
provision of residential accommodation on these sites for permanent year round
occupation.
Each of the individual sites in Castle Point has followed its own business model for
achieving this shift over varying timescales. The history and contribution of each site to the
overall provision of residential accommodation in Castle Point is explained in more detail
later in this report.
Census data, as set out in figure 1 below shows that the number of households living in
caravans in Castle Point increased by 806 between 2001 and 2011.
Figure 1: Comparison of Census 2001 and 2011 Data on Household Accommodation Type
Year
2001
2011
Change
Caravans in Residential Use
Number
% of Total Dwellings
432
1.21%
1238
3.4%
+ 806
+2.19%
The figure of 1,238 caravans is included within calculations related to the overall number of
homes in Castle Point at 2011. Therefore, any population or household projections
prepared using the 2011 Census data will take account of the number of people and
households living in caravans in Castle Point.
4
Castle Point Borough Council
Figure 2: Map showing the location of Static Caravan Parks in Castle Point
5
Castle Point Borough Council
Holehaven Caravan Park
Planning permission for the use of Holehaven Caravan Park for the siting of caravans for
residential use was granted in 1965 (application CAN/311/65). Figure 3 shows the site in
use for this purpose in the 1980’s.
Figure 3: Holehaven Caravan Park circa 1980
Source: Canvey Community Archive
Various applications for the redevelopment of the site for permanent homes were made and
several were approved during the 1990’s and early 2000’s. However, due to the nearby
location of the Oikos oil storage installation, and changing advice from the Health and
Safety Executive, only a part of the housing proposals to the west of the site were
delivered. The remainder of the site is still used for the siting of caravans, which are now
arranged in a more orderly and less spacious configuration. Figure 4 shows the current
arrangement of caravans at this site, with the newly provided homes in the background.
Figure 4: Image of Holehaven Caravan Park circa 2012
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Castle Point Borough Council
Source: Castle Point Borough Council
As the siting of static caravans upon Holehaven Caravan Park is permitted by the initial
planning applications for the residential caravan use dating back to 1965, it has been
necessary to monitor the change of configuration of caravan provision on this site through
the collection of data from the Census and Council Tax records. This has provided a clear
indication of the contribution Holehaven Caravan Park has made to housing provision in
Castle Point during the period 2001 to 2011.
Figure 5: Comparison between Census Data and Council Tax data for Holehaven Caravan Park
between 2001 and 2011
Year
2001
2011
Change
Data Sources
Census Data on Household
Council Tax Records for
Accommodation Type for
Holehaven Caravan Park
Canvey Island West Ward1
21
31
30
31
9
0
Baring in mind that the Census is likely to under report on people living a more transient
lifestyle, such as those who may live in mobile homes, the reasonable level of consistency
between the two sets of data related to this site suggest that Holehaven Caravan Park has
become more established as a residential park over the past 10 years, but has not
contributed additional homes to housing supply.
1
Given the alignment with Council Tax records, it is assumed that the households living in caravans in
Canvey Island West Ward according to the Census can be found at Holehaven Caravan Park rather than at
Thorney Bay Caravan Park in 2001. Lower Layer Super Output Area Data was used to determine the
distribution between Holehaven Caravan Park and Thorney Bay Caravan Park.
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Castle Point Borough Council
Kings Park
Kings Park Caravan Park, Canvey Island has an extensive planning history dating back to
1957. A list of the relevant planning decision in relation to the siting of caravans on site is
available at appendix 1.
The site was initially used as a holiday park and grew extensively through the 1960’s and
70’s to accommodate the increased demand for holidaying across the UK. Kings Park was
a popular holiday park with a pool, club house and other ancillary facilities. Figure 3 shows
the type of accommodation present at Kings Holiday Camp as it was then know in 1970.
Figure 6: Image of Kings Holiday Camp circa 1970
Source: Canvey Community Archive
During the 1990’s the demand from holiday makers declined and the owners of the site
commenced a programme of converting the site to residential use. Since the 1990’s the
demand for park homes has grown, particularly amongst older people seeking to release
equity within property whilst retaining a UK residence. Kings Park has therefore become a
popular residential caravan park for the over 50’s. Figure 7 shows the type of
accommodation currently present at Kings Park, as it is now known.
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Castle Point Borough Council
Figure 7: Image of Kings Park circa 2012
Source: Park Home Living
As the siting of static caravans upon Kings Park is permitted by the initial planning
applications for the holiday camp dating back to 1957, it has been necessary to monitor the
change of use of the site from holiday use to permanent residential use through the
collection of data from the Census and Council Tax records.
Figure 8: Comparison between Census Data and Council Tax data for Kings Park between 2001 and
2011
Year
2001
2011
Change
Data Sources
Council Tax Records for Kings
Census Data on Household
Park
Accommodation Type for
Canvey Island North Ward2
320
308
627
762
307
454
Both sets of data indicate a growth in the number of caravans being used for residential
purposes at Kings Park. However, there is some inconsistency between the data sources,
with the level of growth for the period 2001 to 2011 varying by approximately 50%. A count
of the caravans on this site was therefore undertaken at November 2012. This indicated
that at that time 801 caravans were present on the site. This physical count is more
2
There are no other locations where static caravans could reasonably be located within Canvey Island North
Ward, and therefore it is assumed that the entire quantum of households living in caravans in this ward can be
found at Kings Park.
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Castle Point Borough Council
consistent with the Council Tax records than the Census data, and therefore it is assumed
that the Council Tax records provide the most accurate account of the likely number of
residential caravan present at Kings Park at April 2011. Therefore it is considered that
Kings Park contributed around 450 additional permanent residential homes to the overall
housing provision within Castle Point in the period 2001 to 2011.
Kingsley Park
Original planning consent for the use of land to the south of Dark Lane for the siting of
caravans was approved in 1950 under planning applications EEC/BEN/138/50 and
EEC/BEN/151/50. Further temporary extensions to the site were approved in 1958 and
1960 allowing the site to extend into the area where homes on The Rundels now stand.
There were no conditions attached to the initial application restricting the residential use of
caravans at this site. Local history is silent on role of this site within the local community.
Figure 9: Kingsley Park circa 2012
Source: Castle Point Borough Council
The initial planning application did not provide details or restrictions on the number of
caravans to be sited at Kingsley Park. Therefore, it is necessary to monitor changes to the
configuration of caravans at this site through the collection of data from the Census and
Council Tax records. These records show the contribution Kingsley Park has made to
housing provision in Castle Point during the period from 2001 to 2011.
10
Castle Point Borough Council
Figure 10: Comparison between Census Data and Council Tax data for Kingsley Park between 2001
and 2011
Year
2001
2011
Change
Data Sources
Census Data on Household
Council Tax Records for
Accommodation Type for Cedar
Kingsley Park
Hall Ward3
77
93
74
93
-3
0
As with the other sites, the Census appears to under report the number of households living
in caravans compared to the Council Tax records. There is however for both sets of data
limited or no change between 2001 and 2011. Therefore it is clear that during the period
2001 to 2011, Kingsley Park did not contribute any additional permanent residential homes
to the overall housing provision within Castle Point.
Thorney Bay Caravan Park
Thorney Bay was initially used as an army camp during the WWII, and the period shortly
after.
Figure 11: Thorney Bay Army Camp
Source: Canvey Community Archive
3
There are no other locations where static caravans could reasonably be located within Cedar Hall Ward, and
therefore it is assumed that the entire quantum of households living in caravans in this ward can be found at
Kingsley Park.
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Castle Point Borough Council
The site was then attained by Colonel Fielder following the war, and he planned to make
Canvey Island only second to Southend as a seaside holiday and industrial resort. He
converted the Army Camp at Thorney Bay into a holiday camp, attaining an initial
permission for the siting of caravans as early as 1949.
Figure 12: Thorney Bay circa 1950
Source: Canvey Community Archive
Thorney Bay Caravan Park has an extensive planning history dating back to 1949. As with
Kings Park, this site grew extensively through the 1970’s and was a popular holiday
destination. The site has its own club-house and pool. It is located near to the beach and
recreation opportunities at Canvey Seafront. A list of the relevant planning decision in
relation to the siting of caravans on site is available at appendix 2.
As with many smaller seaside towns in the UK, the tourist industry on Canvey fell into
decline during the 1990’s. However, unlike Kings Park, Thorney Bay continued as a holiday
park until the early 2000’s. In 2005, the Fielder family sold Thorney Bay Caravan Park to
the King family (previous owners of Kings Park). The new owners instigated changes to the
site at that time which allowed for the caravans at the site to be used as residential
accommodation on a rental basis.
As the siting of static caravans upon Thorney Bay is permitted by the initial planning
applications for the holiday camp dating back to 1949, it has been necessary to monitor the
change of use of the site from holiday use to permanent residential use through the
collection of data from the Census and Council Tax records. This has provided a clear
indication of the contribution Kings Park has made to housing provision in Castle Point
during the period 2001 to 2011.
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Castle Point Borough Council
Figure 13: Comparison between Census Data and Council Tax data for Kings Park between 2001 and
2011
Year
2001
2011
Change
Data Sources
Census Data on Household
Council Tax Records for
Accommodation Type for
Thorney Bay Caravan Park
Canvey Island South and West
Wards 4
0
0
239
333
239
333
Both sets of data indicate a growth in the number of caravans being used for residential
purposes at Thorney Bay Park. However, there is some inconsistency between the data
sources, with the level of growth for the period 2001 to 2011 varying by approximately 30%.
Unfortunately, due to the presence of caravans in temporary use on the site, a site count is
not useful in this instance. For other sites, it is apparent that the Census has under reported
the number of households, and that the Council Tax records are more accurate. It is
therefore considered that Thorney Bay has contributed in the region of 330 additional
permanent residential homes to the overall housing provision within Castle Point in the
period 2001 to 2011.
4
There are no other locations where static caravans could reasonably be located within Canvey Island South
Ward, and therefore it is assumed that the entire quantum of households living in caravans in this ward can be
found at Thorney Bay. A significant part of the site straddles Canvey Island West Ward. Lower Super Output
Area data has been used to determine the distribution between the two sites in this ward.
13
Castle Point Borough Council
Comparison with Other Areas
An analysis of Census 2011 data has been undertaken to compare the number and
proportion of households living in caravans in Castle Point compared to other areas of the
country.
Figure 14 shows the top 20 local authority areas for the total number of households living in
caravans or other mobile or temporary structures at 2011. This shows that when compared
to other local authority areas in England Castle Point has the 6th highest number of
households living in caravans. This is a notable change in position since 2001, where
Castle Point had the 59th highest number of households living in caravans or other mobile
or temporary structures.
Figure 14: Top 20 Local Authority areas by number of households living in caravans or other mobile
or temporary structures
Source: Census 2011
Rank LA Name
Region Name
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
East of England
South West
South West
West Midlands
South East
East of England
East Midlands
South West
South East
West Midlands
North West
East of England
South East
North West
West Midlands
South East
South West
South West
West Midlands
South East
Kings Lynn and West Norfolk
Cornwall
Wiltshire
Wyre Forest
New Forest
Castle Point
East Lindsey
Teignbridge
Runnymede
Shropshire
West Lancashire
Central Bedfordshire
Arun
Cheshire West and Chester
Stratford-on-Avon
Dover
North Somerset
East Dorset
Herefordshire
Thanet
No. of Caravans or
other mobile or
temporary structures
4339
4294
1512
1361
1303
1275
1228
1174
1144
1063
1056
1033
1030
1019
1015
976
950
947
940
925
Figure 15 meanwhile shows the top 20 local authority areas in terms of the proportion of
households living in caravans or other mobile or temporary structures. This shows that
when compared to other local authority areas in England, Castle Point has the 2nd highest
proportion of households living in caravans in 2011. In 2001 Castle Point had the 31st
14
Castle Point Borough Council
highest proportion of households living in caravans. Again, compared to elsewhere in
England the proportional change in Castle Point has been significant over the period 2001
to 2011.
Figure 15: Top 20 Local Authority areas by proportion of households living in caravans or other
mobile or temporary structures
Source: Census 2011
Rank
LA Name
Region Name
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
Kings Lynn and West Norfolk
Castle Point
Runnymede
Wyre Forest
East Dorset
West Lancashire
Teignbridge
Mole Valley
Tewkesbury
Dover
Fylde
East Lindsey
South Staffordshire
Stratford-on-Avon
Bracknell Forest
Wyre
Cornwall
South Buckinghamshire
Maldon
Purbeck
East of England
East of England
South East
West Midlands
South West
North West
South West
South East
South West
South East
North West
East Midlands
West Midlands
West Midlands
South East
North West
South West
South East
East of England
South West
% Caravans or other
mobile or temporary
structures
5.9
3.4
3.3
3
2.4
2.2
2
2
1.9
1.9
1.9
1.9
1.9
1.9
1.8
1.8
1.7
1.7
1.7
1.6
It should be borne in mind that the analysis of local residential caravan sites comparing
Census data with Council Tax records suggests that the Census has under reported the
number of households living in caravans within Castle Point. Actual numbers of households
and the proportion of households living in caravans in Castle Point are likely to be higher
than that shown in figures 14 and 15 of this report.
15
Castle Point Borough Council
Satisfaction with Provision
In order to determine whether the residential use of caravans meets the accommodation
needs of residents, a survey was undertaken of all those residents living in mobile homes,
and registered for Council Tax purposes. A total of 1,325 residents were contacted using
Council Tax records from July 2013. The following response rates were achieved:
Figure 16: Response Rates for Survey of Residents Living in Mobile Homes
Park
Holehaven Caravan Park
Kings Park
Kingsley Park Homes
Thorney Bay Caravan Park
Total
Number of
Responses
16
447
45
0
508
Number
Surveyed
32
768
86
439
1325
Response Rate
50%
58%
52%
0%
38%
Figure 16, clearly shows good response rates for Holehaven Caravan Park, Kings Park and
Kingsley Park Homes. Any information arising from this survey will therefore be statistically
robust. It is also clear from figure 16, that there were no response from Thorney Bay. This is
most likely related to the more recent conversion of this park for residential uses, and those
socio-economic issues set out previously in this report, which means residents are less
likely to engage in civic activities such as surveys for the local authority.
Overall, 92.5% of residents indicated that they liked living in a mobile home, whilst 7.5%
indicated that they liked living on the site on which their home is located. However, 40%
indicated that they would prefer living in Bricks and Mortar accommodation, suggesting that
there is a proportion of people making do with accommodation that they would prefer not to
live in. This is significant, given that a substantial number of the people responding to the
survey were elderly, and may be more sensitive, in terms of health, to the quality of their
accommodation.
Holehaven Caravan Park
Due to the low number of responses received from Holehaven Caravan Park, due to its
relatively small size, limited data for this site is included within this report in order to
maintain the anonymity of respondents.
In general terms, the survey results for Holehaven Caravan Park indicate that this site
comprises mobile homes mainly available for rent. It is a well liked, quiet site meeting the
need for low cost accommodation mainly amongst people from the local area and
elsewhere in Essex. The site is generally considered to be secure, with a number of
residents favouring the community atmosphere. However, residents expressed concerns
about winter warmth and the cost of fuel for heating as particular issues.
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Castle Point Borough Council
Figure 17, shows the reasons why residents moved to Holehaven Caravan Park. Figures
18 and 19, meanwhile shows those residents who indicated that they like living in a mobile
homes and they like living at Holehaven Caravan Park.
Figure 17: Reasons why residents moved to Holehaven Caravan Park
Release Equity
Downsize
Move away from the city
Move closer to the coast
To be close to friends/family
Community atmosphere on site
Security of park environment
lower cost accommodation
Availability of accommodation
% Residents
0%
0%
0%
6%
13%
13%
19%
19%
56%
Figure 18: Proportion of Holehaven Caravan Park residents who indicated that they liked living in a
Mobile Home
Like Living in Mobile Home?
Yes
No
% Residents
94%
6%
Figure 19: Proportion of Holehaven Caravan Park residents who indicated that they liked living at that
site
Like Living at this site?
Yes
No
% Residents
94%
6%
Whilst 94% of residents at this site live living in a mobile home, and like living at Holehaven
Caravan Park, 34% of the existing residents would prefer to live in bricks and mortar
accommodation. Of significance, 44% of those who moved to Holehaven Caravan Park due
to the availability of accommodation would prefer to live in bricks and mortar
accommodation. Holehaven Caravan Park is therefore responding to the demand for low
cost accommodation, but is not in all cases the place residents would choose to live.
Kings Park
The number of response received from Kings Park was significant, representing well over
50% of those consulted. It is therefore possible to provide a wider range of data in respect
of Kings Park compared to Holehaven Caravan Park without risking the anonymity of
respondents.
98% of the respondents own their homes on Kings Park. Figure 20 shows how long
residents have lived at the park. Meanwhile, figure 21 shows the places from which
residents have moved to live at Kings Park.
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Castle Point Borough Council
Figure 20: Length of Residency at Kings Park
Length of Residency
0 - 5 years
6 - 10 years
11 years +
Blank
% Residents
23%
43%
33%
1%
Figure 21: Places from which residents have moved to live at Kings Park
Location of Previous Home
Castle Point
Essex
London
Elsewhere in England
Abroad
Blank
% Residents
19%
26%
42%
11%
1%
0%
This information shows that the majority of residents at Kings Park have lived at the site for
10 years or less, with just 33% having lived at the site for longer than 10 years. Just 19% of
the residents at Kings Park previously lived in Castle Point. The vast majority of residents at
the site have moved to Kings Park from elsewhere in Essex or from London. Many
residents indicated that they previously lived in parts of East London including Dagenham,
Hornchurch, Rainham or Romford.
Figure 22, shows the reasons that people chose to move the Kings Park. Compared to
Holehaven Caravan Park, the reasons are more varied and reflect the fact that people have
moved to the site for quality of life reasons as opposed to simply because of the availability
of accommodation. The security of the park environment featured highly in the reason for
residents having chosen to move to Kings Park in the first instance.
Figure 22: Reasons why residents moved to Kings Park
Release Equity
Downsize
Move away from the city
Move closer to the coast
To be close to friends/family
Community atmosphere on site
Security of park environment
lower cost accommodation
Availability of accommodation
% Residents
11%
30%
17%
11%
18%
35%
70%
13%
4%
Figures 23 and 24 show those residents who indicated that they like living in a park home,
and those residents who indicated that they like living at Kings Park respectively. It is clear
from detailed analysis of the responses, that those who moved to Kings Park to release
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Castle Point Borough Council
equity were less likely to like living in a mobile home, and at Kings Park, than those who
moved to the park for other reasons.
Figure 23: Proportion of Kings Park residents who indicated that they liked living in a Mobile Home
Like Living in Mobile Home?
Yes
No
% Residents
92%
8%
Figure 24: Proportion of Kings Park residents who indicated that they liked living at that site
Like Living at this site?
Yes
No
% Residents
91%
9%
Whilst 92% of residents at Kings Park like living in a mobile home, 38% of the residents
from this park indicated that they would prefer to live in bricks and mortar accommodation.
Figure 25, shows a comparison between those who like, and dislike, living in a mobile
home, and those who would prefer to live in bricks and mortar accommodation. Those who
dislike living in a mobile home had a proportionally greater preference for bricks and mortar
accommodation compared to those who like their current accommodation.
Figure 25: Comparison of those who like and dislike living in a Caravan, and those who would prefer
Bricks and Mortar Accommodation
Like Living in a Mobile
Home?
Yes (413)
No (34)
Prefer Bricks and Mortar
No.
%
140
34%
32
94%
Residents were asked to indicate what they liked about living at the park. Figure 26 sets out
the responses to this.
Figure 26: Good things about living at Kings Park
Close to coast
Close to shops and services
Close to friends/family
Attractive environment
Security of the site
Community atmosphere
Low cost accommodation
% Residents
26%
34%
26%
36%
92%
48%
9%
Security emerged as the best thing about living at Kings Park, followed by the community
atmosphere. Other matters related to the quality of the site and location to the coast, shops
and services were also highlighted regularly by respondents to the survey. The cost of
accommodation was not considered by many residents to be a good feature of Kings Park.
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Castle Point Borough Council
Indeed, when residents were asked to identify issues that they had experienced whilst living
in a mobile home at Kings Park issues of costs featured highly in the response received, as
set out in figure 27.
Figure 27: Issues with living in a mobile home at Kings Park
Issues with living in a mobile home at Kings Park % Residents
Staying warmth in the winter
32%
Cost of fuel for heating
56%
Cost of accommodation
5%
Cost of site fees
60%
Noise
3%
Crime and anti-social behaviour
2%
Issues of cost were a significant concern for residents living at Kings Park with 3 in every
five residents indicating that site fees were too high. Almost as many residents raised the
issues associated with the cost of fuel for heating. In order to determine whether any of
these issues is driving the desire for some to move to bricks and mortar accommodation the
responses to both questions were compared. Figure 28 shows this comparison.
Figure 28: Proportion of Residents who raised an Issue who would prefer Bricks and Mortar
Accommodation
Issue
Staying warmth in the winter
Cost of fuel for heating
Cost of accommodation
Cost of site fees
Noise
Crime & anti-social behaviour
No. Residents
Raising Issue
145
249
21
267
13
8
Residents Raising Issue and
Preferring Bricks and Mortar
No.
% of Residents
Raising Issue
86
59%
115
46%
15
71%
122
46%
8
62%
5
63%
Numerically, a significant number of those preferring bricks and mortar accommodation had
experienced issues with the cost of fuel for heating and the cost of site fees. However,
proportionally, those people who had raised other issues associated with noise, crime and
winter warmth were also likely to indicate a preference for bricks and mortar
accommodation.
The results of this survey for Kings Park indicate that there are a great number of people
living at the park who are satisfied with their living environment, and in particular the
security of the park. Very few residents identified issues of crime and anti-social behaviour.
However, the cost of living at the site and heating a mobile home during winter months are
an issue for park residents, and therefore a proportion would prefer alternative bricks and
mortar accommodation. This preference is proportionally higher amongst those who moved
to the site to simply release equity. Those who moved to the site for reasons associated
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Castle Point Borough Council
with the environment and the community are proportionally less likely to prefer a move to
bricks and mortar accommodation.
The demand for accommodation at Kings Park is therefore less related to the cost of
accommodation than seen at Holehaven Caravan Park. There is a greater interest amongst
residents in the security and quality of the environment and the community on the site.
Whilst, some residents find, following a period of residency, that the site and/or living in a
mobile home is not to their taste, many residents enjoy a good standard of living at the park
and are happy to live there.
Kingsley Park
Kingsley Park mainly comprises mobile homes owned by their occupants. It is a
longstanding site where 53% of the residents have lived for in excess of 10 years. 75% of
the residents at Kingsley Park previously lived within Castle Point or elsewhere in Essex
before moving to the site. A significant number of those who came from elsewhere in Essex
previously lived in Rochford District or Southend Borough.
Figure 29, shows the reasons residents of this site gave for having moved to Kingsley Park.
Figure 29: Reasons why residents moved to Kingsley Park
Release Equity
Downsize
Move away from the city
Move closer to the coast
To be close to friends/family
Community atmosphere on site
Security of park environment
lower cost accommodation
Availability of accommodation
% Residents
16%
29%
9%
4%
18%
16%
13%
38%
9%
Whilst the reasons given for moving to Kingsley Park are variable, it is clear that the size
and cost of accommodation on this site were a determining factor for many.
Figures 30 and 31 show those residents who indicated that they like living in a park home,
and those residents who indicated that they like living at Kingsley Park respectively. Most
residents have indicated that they like their current living arrangements.
Figure 30: Proportion of Kingleys Park residents who indicated that they liked living in a Mobile Home
Like Living in Mobile Home?
Yes
No
% Residents
93%
7%
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Castle Point Borough Council
Figure 31: Proportion of Kingley Park residents who indicated that they liked living at that site
Like Living at this site?
Yes
No
% Residents
89%
11%
When asked what was good about living at Kingsley Park, residents gave the responses set
out in figure 32.
Figure 32: Good things about living at Kingsley Park
Close to coast
Close to shops and services
Close to friends/family
Attractive environment
Security of the site
Community atmosphere
Low cost accommodation
% Residents
9%
64%
33%
20%
31%
44%
22%
Kingsley Park is well located in terms of proximity to shops and services in Thundersley
village. There also appears to be a good community atmosphere upon the site with this
being valued by 44% of the residents on the site. As this site is located further away from
the coast than those sites on Canvey Island, this was not identified as a particular benefit
by residents on this site.
Figure 33: Issues affecting residents at Kingsley Park
Staying warm in the winter
Cost of fuel for heating
Cost of accommodation
Cost of site fees
Noise
Crime and anti-social behaviour
% Residents
38%
42%
2%
38%
2%
4%
In terms of issues affecting this site, figure 33 sets out the response of Kingsley Park
residents. This shows that issues associated with cost are a concern for residents of
Kingsley Park, as they were with residents of Kings Park. This however is likely to be a
greater driver for preference for ‘bricks and mortar’ accommodation for residents of this site,
given the proportion who indicated that they moved to the site initially due to lower cost of
accommodation. 53% of residents at this site would prefer bricks and mortar
accommodation
Similar to Kings Park, there are a number of residents at Kingsley Park who favour their
living environment and choice of accommodation. However, it would appear that there is a
level of dissatisfaction with the site itself and with living in a mobile home which has
resulted in a high preference for bricks and mortar accommodation. This is potentially
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Castle Point Borough Council
because the lower cost of accommodation on this site, which was favoured by many in
making the choice to move to the site, has been affected by increased site fees and the
high cost of heating a mobile home during winter months.
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Castle Point Borough Council
Socio-Economic Implications
Holehaven Caravan Park, Kings Park and Kingsley Park all happily coexist alongside the
existing communities in Castle Point. Kings Park and Kingsley Park are both gated sites
offering a good degree of security to their residents, and the survey of residents indicates a
reasonable degree of satisfaction with the accommodation, maintenance and facilities on
these two sites in particular. Generally, these sites provide owner occupied
accommodation, although a small number of units on Kings Park are rented.
Thorney Bay however is somewhat different. Caravans previously used as holiday
accommodation are now being rented on a weekly basis without need for references. Due
to the relatively low costs of this accommodation compared to that on offer in London, the
site has been advertised there, attracting a large wave of migrants in addition to local
people in need of cheap and/or quickly available accommodation. This has resulted in the
rapid creation, since 2006, of a low income, vulnerable community including many families
with children.
Census data has been considered in order to determine whether people living in caravans
at Kings Park and Thorney Bay have a good quality of life, having regard to the dimensions
of deprivation. The dimensions of deprivation are indicators based on the four selected
household characteristics - Employment (any member of a household not a full-time student
is either unemployed or long-term sick); Education (no person in the household has at least
level 2 education, and no person aged 16-18 is a full-time student); Health and disability
(any person in the household has general health 'bad or very bad' or has a long term health
problem); and Housing (Household's accommodation is either overcrowded, with an
occupancy rating -1 or less, or is in a shared dwelling, or has no central heating).
Kings Park comprises most of Lower Super Output Area Castle Point 009C, whilst Thorney
Bay Caravan Park comprises approximately half of Lower Super Output Area Castle Point
011E. It has therefore been possible to extract dimensions of deprivation scores for these
parks. Holehaven Caravan Park and Kingsley Park are too small, and make up too little of
their respective Lower Super Output Areas for the effect of the use of mobile homes as
accommodation to be notable.
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Castle Point Borough Council
Figure 17: Dimensions of Deprivation
Source: Census 2011
45%
% of Households
40%
35%
30%
25%
20%
Thorney Bay LSOA
15%
Kings Park LSOA
10%
Castle Point
5%
England
0%
Household is Household is Household is Household is Household is
Not Deprived Deprived in 1 Deprived in 2 Deprived in 3 Deprived in 4
in Any
Dimension Dimensions Dimensions Dimensions
Dimension
Dimensions of Deprivation
Those Lower Super Output Areas which comprise a significant number of residents living in
caravans show higher levels of deprivation than elsewhere in Castle Point. For both parks,
the number of people not experiencing a dimension of deprivation is lower than elsewhere
in Castle Point, and the England average. Meanwhile, the number of residents within these
areas experiencing two or more dimensions of deprivation is higher than the Castle Point or
England averages.
It should be noted figures are likely to be higher for Kings Park because a greater
proportion of the Lower Super Output Area comprises the park, when compared to Thorney
Bay. However, it is clear to note that deprivation affects those sites favoured by residents
as greatly as those sites occupied by low income, vulnerable families.
It is likely that a high number of those responding to the Census and living in mobile homes
indicated that they did not have any form of central heating. This is a key issue for those
living in mobile homes generally. Additionally, it is known that a significant proportion of the
older population of Castle Point do not benefit from educational qualifications due to the
impacts of WWII and overcrowding in the London education system in the post war era. It is
not therefore surprising that there are higher levels of deprivation at this site given the
concentration of older people living in mobile homes. When income deprivation is
considered for the Lower Super Output Area in which Kings Park is located, it scores
reasonably well compared to other areas nearby.
Thorney Bay meanwhile scores less well than Kings Park in terms of income, and also in
terms of children living with income deprivation. This indicates that income and
unemployment are bigger drivers of deprivation at this park compared to Kings Park where
the majority of residents are retirees. Unemployment at Thorney Bay stands at 9.5% which
is significantly above the Castle Point average of 5.2%.
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Castle Point Borough Council
There are also issues with crime and anti-social behaviour at Thorney Bay. The Policy
website shows that within 1 mile of Kings Park, there were 82 crimes reported in July 2013.
In the same period 172 crimes were reported within 1 mile of Thorney Bay. Additional
resources have been directed to Thorney Bay to address this issue.
There are therefore socio-economic implications associated with living in mobile homes.
The most basic implication, affecting most of those living in such homes is the provision of
sufficient heating to keep warm during the winter months. Such issues will be particularly
troubling for those on low incomes. This is therefore likely to have a greater effect at
Thorney Bay than at Kings Park where data indicates incomes are relatively better.
However, Kings Park comprises mainly retirees, and therefore there is an issue that a
larger than average population of older people are living in accommodation that does not
offer the best winter warmth.
Thorney Bay meanwhile, also experiences issues associated with unemployment and
crime. There are also a number of young people living in income deprivation upon the site.
This has long-term consequences for the ability of these children to achieve their potential,
and for the community in terms of supporting an economically inactive population.
It is clear from this information that the residential use of mobile homes as residential
accommodation does not have the best socio-economic outcomes. Older people living in
mobile homes put themselves at risk of issues associated with winter warmth. This being
said however, residents at Kings Park have made an active choice to move to the site, and
have reasonable income levels to support their needs.
Thorney Bay however has wider implications for the local community and the local
economy. The use of mobile homes for accommodation has acted to concentrate low
income families, resulting in a concentration of unemployed people, children experiencing
income deprivation and increased criminal activity.
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Castle Point Borough Council
Implications for Housing Land Supply
It is clear from both Census data and from Council Tax data that an increase in the
availability of caravans for residential use resulted in an increased housing supply of the
order of 800 homes in Castle Point in the period from 2001 to 2011. This increase was
largely as a result of the change of use of Kings Park and Thorney Bay Caravan Parks from
holiday use to residential use. To date, the Council has only included those caravans
registering for Council Tax at Kings Park within the housing figures for the period 2001 to
2011. However, given that caravans at Thorney Bay were included as homes within the
Census 2011 outcomes, and this will be reflected in population and household data moving
forward, it is appropriate that the housing supply figures for the period 2001 to 2011 are
appropriately adjusted to include these homes also. Figure 16, below, therefore shows
amended housing completion data taking into account the full change in the number of
caravans being used for residential accommodation during this period.
Figure 16: Revised Housing Completion Data including the contribution of static caravans in
residential use.
Type
Traditional Homes
Caravans
Total
Requirement (RSS)
Variation
Year
2001/02
2002/03
2003/04
2004/05
2005/06
2006/07
2007/08
2008/09
2009/10
2010/11
Sub-total 2001 - 2011
2001 – 2011
2001 – 2011
2001 - 2011
2001 – 2011
Net Change
68
70
54
218
163
80
105
91
115
98
1,062
800
1,862
2,000
-138
There remains approximately 800 caravans at the Thorney Bay Caravan Park which are
still rented on a temporary basis to contract workers and others seeking temporary
accommodation including some holiday makers. There is the potential for these caravans to
move into the supply of permanent residential homes over the next decade. However, this
may not occur as the site owner has received a decision to grant planning consent (subject
to a Section 106 Legal Agreement) to redevelop a significant proportion of the site for
traditional residential development. As part of these proposals only 300 caravans will be
retained on the western most part of the site. If delivered, there will be no further increases
in the use of caravans for residential accommodation into the future. Ultimately, as
additional traditional homes are built the proportion of households living in caravans will
reduce.
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Castle Point Borough Council
Conclusions
The change of use of static caravans from holiday accommodation to residential
accommodation has made a significant contribution to housing provision over the last
decade (2001 to 2011). Approximately, 800 additional caravans moved into permanent
residential use over this time period, primarily on the Kings Park and Thorney Bay sites.
This is supported by evidence from the Census and from Council Tax records.
However, whilst some of this provision has contributed positively towards the community, in
particular at Kings Park, the nature of the provision at Thorney Bay has had negative socioeconomic consequences both for the surrounding community and for the vulnerable
families who have found themselves living at the site.
Due to these issues there is support for proposals to redevelop a significant proportion of
the site for traditional homes. However, it is the intention of the owner to retain a smaller
caravan park of 300 caravans for residential use towards the west of the existing site. The
Council need to consider how it will ensure that the socio-economic issues that have arisen
on the larger site do not occur again on the smaller site, and also how this smaller site
should be brought forward in a way that co-exists happily alongside the larger community
as Holehaven Caravan Park, Kings Park and Kingsley Park do. In this regard it is
recommended that the Council work with the owner to ensure that the quality of
accommodation, the tenure arrangements and the pace of provision are appropriate to
ensuring the health and well-being of residents and creating a more stable community.
Assuming that the proposals to redevelop this site as proposed for traditional housing are
delivered in full over the next 10 years, then it is unlikely that the number of households
living in caravans in Castle Point will increase further between 2011 and 2021. Indeed, as a
result of the development of traditional housing over this period, it is expected that the
proportion of households living in caravans will reduce.
However, should the Thorney Bay site not be redeveloped as proposed, then there is the
potential for a further 800 caravans moving from transient use into permanent residential
use. This will increase further the number of households living in caravans, and the
associated socio-economic issues arising from this. It is therefore imperative that the
Council work alongside the site owners to encourage and facilitate the redevelopment of
this site in an appropriate timeframe.
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Castle Point Borough Council
Appendix 1: Kings Park Planning Application History
including site map (Caravan Usage)
The following planning decisions, as shown in the colours indicated on the plan at appendix
1, permit the use of the site for the siting of caravans. Initially, some of these decisions
limited the use of caravans on the site during the winter period or, in some cases, during
the month of February. An application removing these conditions was approved in 1989.
Approvals for use of additional land for the siting of caravans since that time were
unrestricted in terms of the period of use throughout the year.
ECC/CAN/11/57 Use of approximately 48 acres at Newlands, Canvey Island as
recreational caravan and camping site in accordance with the attached plans.
•
•
Use restricted to 1st March to 31st October each year
Area permitted for the siting of caravans shown in pink
ECC/CAN/285/62 Use of land at Newlands Camp Site for Camping site and recreation
•
•
No conditions attached to this application at all
Area permitted for the siting of caravans shown in blue
T/CAN/258/66 Extension to Holiday Camp Caravans at Newlands Holiday Camp
•
•
Condition did not allow use of caravans on the site in February or during the week
from 1st November to 31st January
Area permitted for the siting of caravans shown in orange
CAN/100/70/B Proposed siting of caravans on existing filled borrow pits and tree planting at
Newlands Chalet and Caravan Park
•
•
No conditions related to the occupation of caravans sited on the site
Area permitted for the siting of caravans shown as purple
CAN/100/70/K Proposed re-siting of caravans at Newlands Chalets and Caravan Park
•
•
No conditions related to the occupation of caravans sited on the site
Area permitted for the siting of caravans shown in Green
CPT/862/87 Use of land for the stationing of Caravans at Hindles Road, Canvey Island
•
•
No conditions related to the occupation of caravans sited on the site
Area permitted for the siting of caravans shown in brown
CPT/1322/88 Removal of conditions restricting the occupation of caravans and chalets
between November and February at Newlands Holiday Camp, Hindles Road, Canvey
Island
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Castle Point Borough Council
•
Shown as black hatching (overlaying initial applications)
CPT/375/94 Change of use of vacant land to use for holiday camp, caravan parking and
associated leisure facilities at land adjacent to Kings Holiday Park, Newlands, Canvey
Island
•
•
No condition related to the occupation of caravans sited on the site
Two areas permitted for the siting of caravans shown in yellow
CPT/624/03/CLE Use of land for caravan purposes for 12 months a year without restriction
as to occupancy
•
Area permitted for the siting of caravans shown as red coloured area
30
Appendix 2: Thorney Bay Planning Application
History (Caravan Usage)
The following planning decisions permit the use of Thorney Bay Caravan Park for the
siting of caravans. Applications for this site were largely unrestricted in terms of
occupancy.
CAN/336/49 – Proposal for the layout of a camping and caravan site
•
No restrictions on occupation
CAN/49/50 – Proposal for the layout of a camping and caravan site
•
No restriction on occupation
CAN/435/71 – Additional position for caravan siting
•
No restriction on occupation
CAN/435/71/B – Use of land for the siting of 100 caravans
•
Restricted occupation between 31st October and 1st March
CPT/1282/75 – Extension of Caravan Areas
•
No restriction on occupation
CAN/435/71/B/VAR - Variation of consent allowing year round occupation of
caravans permitted under 435/71/B (Granted on 16th October 2001)