The costs involved from the purchase to today: 

 

Lodge - £37,500

Refurbishment completed to accommodate holidaymakers: £12,500

Site fees paid: £6267

Legal expenses: £30,000

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Total loss to date: £86,287

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During the first year and only year the claimant let the lodge he broke even. This is due to the floods at Cogenhoe causing a delay in the refurbishment and letting the unit. The claimant covered only the running costs but did not make a profit. This was projected for the second year running at a 70% occupancy. 

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As we have seen and evidenced on the 'others renting' page, individuals were still letting their units (with Mr Shanks's knowledge) up until at least January 2024. As the claimant was singled out and made to stop he has therefore incurred a loss of 2.5 years of potential income. The lodge was listed on Airbnb for £95 a night. This equates to a loss of £49,875 at a 70% occupancy which was achieved in the first letting season.

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Below is a breakdown of some of the key dates in the selling and following legal action:

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September 20th 2020 - Initial Enquiry to Stuart via Facebook. 

September 22nd 2020 - Follow up Facebook. Claimant enquiring 'Are there any restrictions on Holiday let'. Ignored this and asked when to view. Intention to use unit as holiday let.

September 29th 2020 -Viewed Lodge in Person.

October 3rd 2020 - Meet in person - Claimant asked on no short of three occasions if the unit could be used for holiday let. Stuart confirmed this on three occasions and pointed to someone already doing this on site. The person who did it on Cogenhoe had had good success with workmen staying for long periods according to Stuart. Pure Leisure were advertising to MEMBERS OF THE PUBLIC that you could book holidays at Cogenhoe. The claimant made it clear the unit was being used a holiday rental investment and renovations would be undertaken. 

October 5th 2020 -Lodge paid for.

November 22nd 2020 -  Mr Shanks sent illegible pictures of the contract from his personal email. 

December 8th 2020 - Stuart requested cash in hand money for furniture removal. Stuart then requested it via BACS. the claimant paid this. Breaching his contract, one would think. 

December 13th 2020 - Claimant sent Facebook messages - Specifically asked which insurance to use as holiday rental cover was needed. Mr Shanks suggested several providers.

October 9th 2021- Threatening letter received from General Manager Nigel stating claimant was using the unit for subletting and to stop or they would take further action. Oct 19th claimant sent a letter (also via email to Sally Higgins - Operations Manager) in response, highlighting the unit was being operated in line with the conditions of which it was sold. 

October 26th 2021 - The claimant instructed solicitors to act on their behalf.

Between 2021 to Jan 2023 - Official Solicitor emails/letters Part 36 offer by the claimant, this was ignored by Billing.

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Between 2021 to Current date:

​Pure Leisure sold Billing Aquadrome Ltd to Royal Resorts.

Royal Resorts went into administration putting a stay on the court claim against Billing Aquadrome Ltd.

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​Barristers advised the claimant he could recover his funds from Pure Leisure as they were the parent company at the time the sale. They also represented on their own website that holiday lets were allowed at Cogenhoe. 

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​Due to Billing Aquadrome Ltd's administration, it is the claimant's view, based upon legal advice given, the responsibility for remedy falls on either the parent company at the time of purchase (Pure Leisure Limited) and/or the site's new owners Meadow Bay Village.

 

To date, both Pure Leisure Ltd and Meadow Bay Villages have offered no remedy, despite being aware of the misrepresentation by Mr Shanks. Pure Leisure's management have been contacted to try and find a resolution and have ignored the communication sent. 

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