About Brayford Trust
Under the terms of its contract with the Council the Trust is required to provide a periodic five-year Business Plan. This document is the final version of the plan covering the period 2024/25 to 2028/29 which was approved by the Board of the Brayford Trust on 27 June 2024 for submission to the City Council
BRAYFORD TRUST LIMITED
BACKGROUND & BUSINESS PLAN 2024/25 to 2028/29
1. Background
The Freehold of the Brayford Pool is held by the City of Lincoln Council. In 1741 the Council leased the Fossdyke canal and parts of the Brayford Pool on a 999 year lease (ie to 2740) to one Richard Ellison. His successor granted a sub-lease to the Great Northern Railway Company for 894 years (the unexpired part of the lease) from 1846. This sub-lease has subsequently passed between a number of bodies and is currently held by the Canal and River Trust (CRT).
In 1976 the British Waterways Board (a predecessor of the CRT) granted a 300 year sub-lease from its own interest in the Pool back to the City Council, except for a navigable channel running through the Pool which it retained to provide a route to and from the Fossdyke Canal and the River Witham and for which the CRT is responsible. In 2010 the Council leased its interest in the Brayford Pool to the Brayford Trust for a period of 125 years, ie to 2135.
The Trust’s remit is to preserve and maintain the Brayford Pool for the people of Lincoln and visitors to this wonderful City.
Brayford Pool lies close to the commercial heart of Lincoln, at the junction of the Fossdyke Canal and the River Witham and is widely regarded as one of the jewels in Lincoln’s crown. Although its days as a thriving inland port, with bustling wharfs, warehouses and railway junctions served by canal barges are long gone, the Pool and its surroundings remain an important commercial centre and a critical asset to the City’s townscape and economy.
Brayford Wharf North is home to two hotels, two pubs, many restaurants, and a cinema. The Lincoln Boat Club and the Lincoln Sea Cadets are also based on the North Bank of the Brayford Pool. The rebuilt Harbour Master’s Office now occupied by Wagamama is arguably the pre-eminent restaurant location in Lincoln and the Viewing Platform, which for safety reasons was out of commission for some time, is open to the public.
The University of Lincoln – one of the principal drivers of the City’s economy – has its main campus on the South Bank of the Pool. The Lincoln campus will celebrate its 30th anniversary in 2026 having grown an international reputation for teaching and research over its short history in the city, making a substantial contribution to putting Lincoln on the world map.
The south bank is also home to the Lincoln Canoe Club which has had many successes over the years, with many club members having represented Great Britain in international canoeing competitions over the years. This includes representation at Olympic Games and World and European Championships.
Brayford Wharf East boasts residential flats and businesses, as well as further university buildings. All these developments benefit from their poolside location, making the maintenance and preservation of the Pool and its environs of critical importance to the economy of the city.
The moorings within the Pool are not only in an ideal location for accessing the Fossdyke and Witham Navigation, but also benefit from the rare advantage of being located in an historic City Centre.
In addition to moorings the Pool currently offers a base for informal recreation and sporting events organised by a cross-section of local organisations. The moorings are the major source of income for the Brayford Trust in carrying out its remit.
2. Major achievements of the Brayford Trust under the 2019/20 to – 2023-24 Business Plan
The Five-Year period from 2019 to 2024 can best be described as a period of consolidation to ensure that the improvements carried out in previous years were maintained and that the Brayford remained accessible to the public and retained its position as a major jewel in Lincoln’s crown alongside the Cathedral and Castle.
The moorings continued to be maintained to a high standard over the five-year period with only routine maintenance required and the ‘floating system’ was tested by ‘mother nature’ on a number of occasions!
Mooring Fees were maintained at competitive rates throughout the period. The fees are reviewed annually as a normal part of Trust business. The demand for Narrowboat moorings has remained strong and most of the time all moorings were occupied. Occupancy for cruisers has averaged around 85%. Visitor moorings have varied and were impacted by Covid Lockdowns. Visitor numbers have also been impacted by poor conditions along the Fossdyke Canal making access to Lincoln more difficult.
Working with the East Mercia Rivers Trust a number of ‘Floating Biohavens’ were established along the East Bank and to a more limited extent along the North Bank. These developments were well received by local wildlife with Swans once again nesting in the Pool.
The regular ‘litter pick’ operation (by boat) was continued to help maintain the good appearance of the Pool which, because of its location, is unfortunately seen as a place to discard bottles, cans, plastic etc.
The Operational Team was maintained and expanded throughout the period covered by the Plan with Rebecca Linney moving very effectively into the Harbour Master’s position on the retirement of Keith van Bergen. Andy Walker continued with the team which was supplemented by the appointment of Philip Coss as a deputy to Rebecca with Adele White completing the team as the Harbour Office Administrator.
The Covid pandemic brought its own challenges, but the impact was reduced by grant-aid from central and local government sources. Most (but not all!) tenants obeyed the rules to limit visits to their boats to emergencies only.
Health & Safety issues have brought their own challenges, particularly in relation to the Viewing Platform with the lower level being out of use, but now fully refurbished providing and ideal location to relax by the waterside on a warm summer evening.
And finally, it is important once again to say a big THANK YOU to the boat owners who choose to moor on the Brayford. We know that they have a choice and without them the Pool could very easily return to the appalling condition in which it could be found 50 years ago in 1969, when the Brayford Trust was originally incorporated.
3. Introduction to the 2024/29 Business Plan
Brayford Trust Ltd. (The Trust) is a both a private company (limited by guarantee) and a public benefit charity. It operates on a not for profit basis under contract to the City of Lincoln Council to manage, conserve and develop Lincoln’s Brayford Pool to the benefit of all.
To help provide accountability to the citizens of Lincoln the City Council nominates two elected members as trustees/directors to the Board of the company. One City Council nominee is by custom the Leader of the Council and Chairs the Trust. In addition:
a) The University of Lincoln…appoints two trustees/directors
b) Investors in Lincoln…appoints two trustees/directors
c) The Canal and River Trust…has a right to appoint two trustees/directors but does not exercise that right.
d) Lincoln Business Improvement Group…appoints one trustee/director.
e) The ‘Ordinary Members’ of the Trust appoint two directors.
The Trust believes that the broad basis of this governance system is effective and efficient (particularly the presence of two City Councillors on the Board) and does not see the need for any changes at the current time, neither by way of additional Trustees/Directors or additional committees.
It is important to note that although the Trust has a very close working relationship with the City of Lincoln Council the Trust is not directly controlled by the Local Authority, its relationship being governed by two documents:
> A Lease dated 13 January 2010 running for 125 years
> A Management Agreement for a term of 125 years being coterminous with the Lease.
Under the terms of the Lease the Council demises to the Trust for 125 years all the property known as Brayford Pool (the Pool) in the City of Lincoln. Exceptions include a ‘navigable channel’ through the Pool retained by the Canal and River Trust, providing a route for boats passing to and from the Fossdyke Canal and the River Witham and any statutory rights of competent authorities including (but not exclusively) the Canal and River Trust and the Environment Agency.
The Trust is obliged under the Lease to pay the Council the yearly rent of one peppercorn if demanded.
Under the terms of the Lease and compliance by the Trust of a range of conditions the Trust is allowed to ‘peaceably hold and enjoy the Property during the term of the Lease without interruption by the Council’.
The Management Agreement complements the Lease and requires the Trust to manage on the Council’s behalf Brayford Pool for the use of members of the public for the mooring of boats and other activities associated with inland waterways.
The Trust is required to provide a Business Plan to the council every five years. This is the current plan which runs from 2024/25 to 2028/29. Although the Trust is accountable under its lease only to the City Council, the Trust has nonetheless consulted with a cross section of organisations on the development of this Business Plan, including:
a) The general public via the City of Lincoln Council. Consultation with the public was previously conducted via an article in ‘Your Lincoln’, but this is no longer published and consultation with the people of Lincoln is therefore via the two elected members who sit on the Board, with one (the Leader of the Council) Chairing the Trust. The Plan will also be available on the new Website (see 4(i).
b) Founding Members…University of Lincoln; Lincoln BIG, Investors in Lincoln and the City of Lincoln Council are all consulted via their nominated Trustees/Directors.
c) Businesses and other organisations surrounding and using the Pool are levy payers to the Lincoln Business Improvement Group with a Lincoln BIG nominated director sitting on the Board of the Trust
d) The final plan will be available to all Boaters mooring on the Brayford plus the Lincoln Boat Club and the Sea Cadets.
4. The 2024/2029 Business Plan: Detailed Proposals
Any operational plan covering a five-year period is essentially strategic in nature and must primarily set out statements of general intent as well as some more specific actions, as has been the norm in previous plans. This is particularly so when the remit of the ‘Business’ in question is to maintain a natural resource that is subject to the vagaries of nature and impacted by phenomena outside of the control of that business. In the case of the Brayford Pool for example the increasing frequency of very high volumes of flood water flowing into the Pool from both the River Witham and the Fossdyke Canal.
The 2024/2029 Business Planning is again primarily a period of consolidation. The Trust proposes to carry out the following activities (subject to funding) to discharge its obligations under the Lease and the Management Agreement.
It should be noted that many activities are a continuation from the previous Business Plan, which is to be expected given that the Trust’s primary objective under its 125 year lease with the City Council has not changed.
(a) Marina Operation
The Trust’s primary objective under its lease with the City Council is to preserve for the benefit of the public the natural, artistic, cultural and recreational amenities of the Brayford Pool.
In order to raise the funds necessary to meet its objective the Trust is required to manage the Pool for the mooring of boats and other activities associated with inland waterways; in essence to run a Marina.
The Trust’s primary activity will therefore be to run the Marina in a business-like fashion to raise the funds necessary to meet its broader objectives, in particular to build up reserves for dredging as necessary.
In order to carry out the functions associated with the running of a marina the Trust employs a number of staff as follows:
Rebecca Linney…Harbour Master
Philip Coss…Assistant Harbour Master
Andy Walker…Harbour Assistant
Adele White…Harbour Administrator
(b) Moorings
The moorings are now all up to a high standard and have been tested at high water levels so we do not currently see a requirement for any additional capital developments in the short term, the only expenditure being on routine maintenance and provisions to reflect depreciation of the moorings, our primary asset.
Fees from the Moorings are by far the major source of income, without which the Pool would rapidly return to the appalling state in which it could be found in the 1960’s. Fees are reviewed on an annual basis to keep them adequate for delivering the mission and competitive with other marinas, being careful not to undercut commercial operations which would be unfair given our public sector financial support and charitable status.
The Visitor Moorings are working well and are meeting the needs of visiting boaters. Their location close to the Harbour Office allows for efficient management and enables Trust staff to provide information about Lincoln to visitors, a service that is very well received. We do not believe that any additional visitor moorings are required at this stage, neither on the south bank nor on the north bank (where moored boats would obstruct open views across the Pool) but we will obviously keep the matter under review.
(c) Dredging
Dredging is probably the most important activity for the Trust to manage, but also the most complex to plan for with any degree of accuracy and our most expensive maintenance activity. It is without doubt one of the greatest challenges in maintaining and preserving the Brayford Pool. There can be little doubt that if the increased incidence of high-water levels and flooding in recent years continues it will bring with it an increasing need for more regular dredging.
We have therefore continued to include in our financial projections provisions to build up the necessary level of reserves to deal with the problem as and when required and we will maintain a careful watch on the need for dredging, particularly on and around the moorings. The CRT are, of course, responsible for dredging the navigable channel.
(d) Charitable Status
The Trust will maintain its status as a Registered Charity concerned with the preservation for members of the public of the natural, artistic, cultural and recreational amenities of the Pool.
(e) Accounts
Accounts will be maintained and independently checked on an annual basis. The advice of our accountants will be used as necessary to inform any changes in practice required. VAT records and returns will be maintained as required by the relevant Government Departments. Annual Accounts will, of course, continue to be placed in the public domain via Companies House and the Charity Commission.
(f) Statutory Reports
The appropriate reports and confirmation statements will be provided to Companies House and the Charity Commission.
(g) Health & Safety
We will continue to contract with Arion to provide Health & Safety advice.
(h) Public Relations
Public Relations (PR) is a two-way transfer of knowledge and information between an organisation and its ‘publics’. Ongoing consultation is a valuable PR tool to maintain effective relationships with the cross section of people and organisations. We will review our PR activity from time to time.
(i) Website and Social Media
The Trust has for some time been working with the University of Lincoln to develop a new Website which is now operational and will be used to promote the facilities available
(j) Housekeeping…tackling waste plastic etc
The regular ‘housekeeping’ operation will continue to be conducted by boat to keep the Pool predominantly free of rubbish, waste plastic and other litter. Although this activity can and will be undertaken on a regular basis it is not possible to guarantee that such a large area of water with two incoming waterways will be completely free of debris at all times.
(k) Weed Control
The seasonal growth and dispersal of weed does contribute to trapping litter and sometimes it can itself be very unsightly. It is however a natural occurrence, given the fact that two waterways feed the Pool on a constant basis. Where floating weed is causing a problem (for example in moorings) it will be removed so far as is possible. The Canal and Rivers Trust will be consulted about any major weed growth coming from either the Witham or the Fossdyke. Professional advice will be sought in relation to the control of any invasive weed species and appropriate action taken. The Canoe Club makes an important contribution to the environmental management of the Brayford.
(l) South Bank: Protection from Erosion
Advice will be sought on activities to maintain the stability of the south bank of the Pool and keep it free from erosion and collapse, whilst at the same time having due regard to any statutory duties to protect rare, endangered or specified species. Any actions recommended will be carried out, subject to the availability of funding, for which grant-aid might be sought (see also (m) below).
(m) Environmental and Ecological Issues
The Trust has worked with the East Mercia Rivers Trust to establish ‘floating biohavens’ in various places around the Pool providing a haven for water wildlife. This was initially on a pilot basis but has been so well received that we hope to continue along the North bank. The Rivers Trust is currently seeking external funding for the project.
(n) Swans, other wildfowl and wildlife
The Trust does not have any direct responsibility for wildfowl or other wildlife on the Brayford, but is required under the terms of its lease to, ‘occupy operate use and manage the Property (Pool) in accordance with the principles of good environmental practice having regard to any statutory duties and proper purposes of protecting rare endangered or other specified species and their habitats including the swan population…’
The swans are, of course, wild birds and although their numbers may have currently diminished the number of other birds, in particular Canada Geese, Mallard Ducks and Moorhens has substantially increased. There is also evidence of at least one otter in the Pool, to the annoyance of some anglers, but a protected species under British law.
The large flock of immature swans that could once be seen on the Brayford has moved elsewhere…many to locations along the Witham.
No one can be sure why the swans chose to leave, and many theories abound, ranging from poaching to climate change…and the presence of Otters! Experts that the Trust has consulted point to the fact that the exodus might have been caused (and certainly exacerbated) by two pairs of breeding swans having chosen to nest successfully on or near the Pool. Swans are very territorial and will chase off any others encroaching on their territory…including their own young once they are fully grown…they are very aggressive to other birds frequently killing ducklings.
Others, having consulted (frequently the same!) experts suggest that developments around the Pool might be one cause of the exodus. It is worth noting that the Trust has not been responsible for any new developments on, in or around the Pool, having only refurbished existing buildings (Wagamama) and moorings and has no current plans for any developments.
It is also worth noting that prior to the development of the university campus the area to the south of the Pool was an abandoned and contaminated railway shunting yard, which has been substantially improved by the campus developments.
If the breeding pairs leave others might return as many are not that far away…we must wait and see. But meanwhile we will work with others to improve further the biodiversity of the area. We will also continue talking to researchers at the University of Lincoln who are monitoring wildfowl behaviour.
(o) Improvements to the South-East corner of the Pool
The area at the south-east corner of the Pool still needs some visual improvement. The old launching ramp is still a favourite area for preening (swans and other birds) but some also use other areas on the south bank. We will explore options for regular cleaning and improvements to the ramp, which would improve the general appearance of the area and would maintain the ramp as a ‘preening/rest area’ for waterfowl.
(p) The Islands
The main island, with its tree, has been a feature of the Brayford for generations. The two additional floating islands were commissioned by the Brayford Trust in 2013 with a view to replacing the ‘swan ramp’ preening area (old launching platform) because Network Rail planned to remove the ramp to make way for their new bridge, although following a re-design this did not prove necessary. Unfortunately, the main tree on the island was damaged in a storm but has been saved by some careful management.
An ‘observational report’ provided (via the university) from Biomatrix who originally manufactured the floating islands concludes that the three islands have provided a valuable refuge habitat for a wide diversity of species from otters and swans to ducks, fish and pollinators. The report contains recommendations for the future maintenance of all three islands which the Board of the Trust will consider and implement, subject to funds (including the possibility of grants) being available.
(q) Salaries
Salaries for the small team running the Brayford on a day-to-day basis will be reviewed annually (December) and revised (with effect from 1st March each year) informed by movements in CPI.
(r) Angling Policy
The lease imposes a range of conditions relating to angling and we will continue to review our policies in discussion with the relevant groups to ensure that the policies remain fit for purpose. Signage might also need to be provided, subject to funds being available.
(s) Use of Fireworks
On occasions fireworks are used as part of activities that take place around the Pool. This can be very distressing to wildlife and we will review the policy from time to time in consultation with Lincoln BIG who run most of the activities with a view to limiting (ideally excluding) the use of fireworks.
(t) General Operational Policies
The Trust maintains a number of Operational Policies that govern the day-to-day operation and details can be provided on request. The policies will be reviewed from time to time.
5. Other Activities (funds permitting)
This Business Plan covers a five-year period and in addition to the activities mentioned earlier the Trust will continue to explore the following, funds permitting:
(a) Information Boards
The series of information boards around the Pool are now quite ‘tired’ and, in partnership with Lincoln BIG, we will look at their renewal to bring the exciting story of the Brayford and its environs up to date. We are also looking into the provision of ‘History Boards’.
(b) Railway Signal Box
The railway Signal Box close to the south-east corner of the Pool is redundant and is a Listed Heritage Building. It is however currently too close to the railway line to be used as anything other than a signal box! We will explore with Network Rail the possibility of moving the signal box a few metres north away from the railway line to bring it back into some sort of use, possibly in partnership with the university. Ideas welcome!
(c) Connectivity with the City Centre
In pursuance of its wider remit to influence and contribute to the development of the full environmental, economic and recreational potential of the pool and its environs, the 2007/8 Business Plan included the preparation in partnership with the University of an Enabling Development Framework addressing various issues identified in the plan.
Planning issues identified for consideration through the Enabling Development Framework included improved connectivity between the Pool and other areas of the City, and a fully accessible pedestrian circulation around the Pool.
We will continue to explore options with the City Council and others to ensure that the Brayford continues to be seen as a ‘Jewel in the Crown’ for Lincoln including involvement in the Council’s Master Planning process.
(d) Changes in the Customer Base for Moorings
There has been some uncertainty about the longer-term prospects for fee income from Cruiser Moorings, as there have been some year-to-year income variations. Is this part of a general trend away from Cruisers or just the result of ‘one-off’ incidents? We will continue to monitor the situation with a particular focus on income from Cruiser Moorings to help identify any emerging issues.
We will seek to obtain more than just anecdotal evidence about social/behavioral changes impacting on the demand for Cruiser Moorings. There were some suggestions that interest in cruisers was diminishing with less and less interest from the younger generation. We will try to get more accurate information…perhaps discuss with CRT and/or commission a piece of consultancy.
We will explore options for changing our offer to accommodate more narrow boats and larger cruisers, as demand for both is still relatively buoyant.
We will explore scope for cost reductions when possible and we will analyse expenditure with a view to ensuring that we are getting best value for money.
We will explore what scope there is for generating additional income via the introduction of new activities as opposed to relying almost completely on income from moorings.
Ideas might include (a) holding discussions with the Boat Club and Sea Cadets to explore options for joint working; (b) purchase and renting of water-based accommodation; (c) providing boats for hire; (d) on-shore investment around the Pool; (e) future Christmas events following the closure of the Christmas Market…perhaps an ‘uphill/downhill’ Christmas event linking the three Jewels in Lincoln’s crown.
We will continue to support the City Council and others in pressing for a high-level meeting with the CRT.
We will seek and maintain involvement in the City Council’s Master Planning process when announced.
6. Financial Outlook for the Plan Period (2024/25 to 2028/29)
The Trust’s main physical asset from which it can raise funds is the Pool itself. Its sources of revenue income are the mooring fees along with the rents we receive from commercial lettings (the Barge, the ground rent on the Wagamama Lease and the Brayford Belle trip boat. An annual grant from the City of Lincoln Council helps to support the Trust’s operations.
We will continue to try to arrange discussions with the CRT with a view to improving access to the Brayford via the Fossdyke Canal.
An outline of projected income and expenditure for the five-year period is set out in an Annex for the City Council. The financial projections assume:
> Consolidation of the current operation, with no further major investment in moorings or other capital facilities envisaged in this planning period.
> Regular reviews of income, in particular mooring fees.
> Continued support from the City Council by way of an annual index linked grant.
> The development of a substantial reserve for future dredging operations, the timing of which cannot be accurately determined.
David Rossington
July 2024