Lane End Waberthwaite - Lake District National Park

Allocations of Land
Preferred Site
Assessments
Lane End
Waberthwaite

Lane End (Waberthwaite)
Site reference X4037 Site area (Ha) 0.18
Site name
Land north of Hawthorn Bank
Suggested use at Issues and Housing
Options
Key issues identified at Stage 2 Can issue be potentially overcome/ mitigated?
through Issues and Options
consultation
No (give reason)
Further assessment
required (see below)
Due to the lack of verges on this
road the site should be served
from a single access point that will
achieve maximum visibility, this is
likely to result in the loss of a
substantial length of mature
hedge line. There may also be a
need to extend the speed limit on
this side of the road as it is
currently only covers part of the
site frontage
Yes
Stage 3
No Yes
Is the site available?
Site characteristics
The site lies on the northern side of the minor road which links Lane End with Newbiggin,
approximately 200m from the village centre. The site is largely rectangular in shape and
measures approximately 72m long x 23m wide. This edge of village site lies north of the
property known as Hawthorn Bank. Immediately adjacent to the site to the east is an access
track to Muckleground Farm which is also used as a public footpath. It has a hedgerow to the
front boundary and north west boundary and a post and wire fence to the south-east
boundary. The site is currently part of a large flat field used for grazing so there is no
boundary to the north/north-east at present. The site is accessed directly from the minor road
which is a shared with the adjacent access track. There are no pylons within the site area but
cables cross the site. There are no other features of note on the site.
Further Can issues be overcome/ mitigated?
issues/opp Are there opportunities for enhancement?
ortunities to
consider
Issues and opportunities
Green = no issue
Amber = issues can be addressed
through mitigation
Red = Issue cannot be satisfactorily
addressed
= Opportunity for enhancement
Accessibility The site is adjacent to the C4027 leading from the A595 to Newbiggin;
this is a quiet single road which is lightly used. The A595 is the main
road serving the west coast linking the south of Cumbria to Whitehaven
and Sellafield. It is very busy especially at peak times. The site is
approximately 124m from the Post Office & Shop, 314m to the school

Archaeology
Biodiversity/
Geodiversity
Contaminate
d land
Flood risk
Health and
Wellbeing
Highways
Historic
environment
Landscape
and A595 and 582m to the Brown Cow Inn and bus stop. There is a
pedestrian footway to the west of the A595 travelling from the Brown
Cow Inn back towards the village.
There are no archaeological features immediately affecting the site or in
close proximity to it. Future development of this site should not result in
the loss of features of archaeological interest.
A preliminary desk top assessment of designations has been undertaken
to identify any sites which are located within 250 metres of Special Areas
of Conservation, Sites of Special Scientific Interest, Special Protection
Areas, National Nature Reserves, Local Nature Reserves, RAMSAR
sties, County Wildlife Sites, and Regionally Important Geological and
Geomorphological Sites. This site is not located within 250 metres of any
of these nature designations so there is unlikely to be any adverse
impact but any proposals that may have a direct or indirect effect on
these features will be expected to give full consideration of the potential
impact.
It is also possible that this site hosts protected habitats and species
which will require further consideration prior to the submission of any
planning application for the development of the site. Mitigation
measures may be required.
This is a greenfield site used for agriculture. We do not have any records
of previous development on this site and so it is unlikely the land is
contaminated.
The site is in a low risk area. It is located within Zone 1 Low Probability
which is land assessed as having a less than 1 in 1000 annual
probability of river flooding in any year. We are not aware of any
reported localized flooding episodes.
Any subsequent application for this site will need to address surface
water run-off in order to comply with Policy CS11 and CS17.
The site is not designated as Important Open Space for Recreation
under Local Plan Policy S1, and although there is a public right of way
adjacent to the east of the site, the site itself is not subject to public
access. The development of this site would not result in the loss of
recreational opportunities.
Cumbria Highways indicate that an access is feasible but due to the lack
of verges on this road the site should be served from a single access
point that will achieve maximum visibility. This is likely to result in the
loss of a substantial length of mature hedge line. There may also be a
need to extend the speed limit on this side of the road as it is currently
only covers part of the site frontage.
There are no listed buildings on or in close proximity to the site so it is
unlikely that the development of this site will have a detrimental effect on
the historic environment.
There is no Conservation Area delineated for Lane End.
The flat to gently undulating topography of this area of coastal plain, with
its regular network of pastoral fields, which are divided by a mixture of
hedgerows, dry stone walls, kests and wire fences, provides stark
contrast with the vast expansive open seascape to the west and the
dramatic rising High Fells to the east. Extensive long-distance views
create a sense of openness and continuity. The settlement pattern is
generally sparse and isolated, consisting of a handful of settlements and

a scattering farmsteads and houses. The west coast railway runs
through the area, with occasional trains causing short term disturbance
to the tranquillity locally. The A595 is a busy coastal road which again
can cause disturbance at peak times.
Neighbour
impact
Planning
history
(including
relevant
appeals)
Settlement
character
Tree and
Woodlands
Utilities
(electricity/
gas)
The landscape is sensitive to large scale development and tall buildings
which would interrupt the long distance views. Future development will
need to respect the settlement pattern and tranquillity of the area. It is
considered that a small scale development will be read in the context of
existing dwellings and would not be unduly prominent to the landscape
character.
The site does not have any immediate neighbours. There are fields to
the north east, north west, south west and a farm access track to the
south east. This access is used as a public footpath and any future
development would have to take this into consideration to ensure the
scheme is not prejudicial to the future use of the footpath.
Issues of design and scale are issues which need careful consideration.
Planning application 7/1987/4068 for an agricultural workers bungalow
was refused outline planning permission on 07/08/1987.
The reasons for refusal state the proposal would result in an injury to the
visual amenities of the locality, would constitute scattered development
unrelated to any existing settlement and would be contrary to policy,
which severely restricts new residential development in the countryside
unless there can be shown to be an essential local need, which in this
case has not been established.
Lane End is a small, linear settlement close to the estuary of the River
Esk which is centred around the minor road (C4027) linking the A595
and Newbiggin. The character is influenced by the heavily used A595
which conflicts with the predominantly tranquil landscape. The properties
are largely traditional either stone faced or rendered with a slate roof.
A linear development along the site would relate to the form of the
settlement. However, the access track does establish a physical feature
which could be seen as providing a village boundary. Development
beyond this track could constitute sporadic development in the open
countryside.
In order to retain the small scale and intimate settlement pattern, issues
such as design, scale and form will be important considerations. It may
be possible to accommodate a scheme on this site without having an
unacceptable harmful impact on the settlement character. It will be
important that the design and layout does not reflect ribbon development
fronting the highway.
There are no protected trees on or in close proximity to this site.
Development on this site will not result in the loss of protected trees.
Electricity- ENWL has a commitment to provide an electricity supply to
new build development. ENWL determine the cost of connection and
the developer would be expected to contribute part or all of this
cost. Sites closer to sub-stations and existing developments are likely to
result in lower connection costs. Further information is required to
provide a detailed response.

Utilities
(Sewerage/
drainage)
Utilities
(water)
There are no known problems with the fresh water network.
Environment Agency will require connection to the main sewer if
available. They will want to avoid seepage of chemicals from sewer
systems which could ultimately affect water quality
No water supply or capacity issues have been identified.
Summary of consultation comments
Housing: Support: 0 Object: 0 Don’t mind: 1
Employment: Support: 0 Object: 0 Don’t mind: 0
Waste Management: Support: 0 Object: 0 Don’t mind: 0
Open Space: Support: 0 Object: 0 Don’t mind: 0
Due to the lack of verges on this road the site should be served from a single access point
that will achieve maximum visibility, this is likely to result in the loss of a substantial length of
mature hedge line. There may also be a need to extend the speed limit on this side of the
road as it is currently only covers part of the site frontage
Summary of qualitative assessment with regards to HRA/SA
Housing Development:
Significant positive effect on SA objective (++):
SA 3: To provide everyone with a decent home
Significant negative effect on SA objective (--):
SA 15: To improve access to jobs
Uncertain but potentially significant effect on SA objective (--? or ++?):
SA 8: To preserve, enhance and manage landscape quality and character for future
generations (--?)
Minor positive effect on SA objective (+):
None identified.
Minor negative effect on objective (-):
SA 2: To improve access to services, facilities, the countryside and open space
SA 5: To improve health and wellbeing
SA 10: To improve local air quality and reduce greenhouse gas emissions
Uncertain, potentially minor effect on SA objective (-? or +?):
SA 7: To protect and enhance biodiversity (-?)
SA 17: To protect historic assets and their settings (-?)
Uncertain effect on objective (?)
None identified.
Negligible effect on objective (0)
None identified.
Employment Development:
LDNPA does not consider that this site is a reasonable alternative for employment
development.
Summary of Habitats Regulations Assessment Evidence:

The potential scale of development at this site is small (

Site reference X4040 Site area (Ha) 0.56
Site name
Land opposite Brown Cow Inn
Suggested use at Issues and Housing
Options
Key issues identified at Stage 2 Can issue be potentially overcome/ mitigated?
through Issues and Options
consultation
No (give reason)
Further assessment
required (see below)
Identified as area susceptible to
Yes
surface water flooding
A speed survey and count will be
required to allow a safe access to
be formed, as part of this a speed
limit through the village along the
A595 will need to be investigated
and considered as betterment. An
extension to the partial frontage
footway would be required which
will result in the loss of some
mature hedge line.
Yes
Stage 3
No Yes
Is the site available?
Site characteristics
The site lies on the western side of the A595 and is approximately 140m from the village
centre. It is largely rectangular in shape and measures approximately 150m long x 44m wide.
This site lies south of the village school and opposite the Brown Cow Inn. It has a hedgerow
to the front boundary (east) and a post and wire fence to the north and west boundary. The
site is accessed to the south from a single farm track which serves Langley Park. The
southern part of the site is currently used for the storage of building material and logs. A
stream runs through the site north-west to south-east. There is a tree located towards the
south-east boundary. The field gently undulates south to north.
Further Can issues be overcome/ mitigated?
issues/opp Are there opportunities for enhancement?
ortunities to
consider
Issues and opportunities
Green = no issue
Amber = issues can be addressed
through mitigation
Red = Issue cannot be satisfactorily
addressed
= Opportunity for enhancement
Accessibility The site is within easy walking distance of the services offered locally
within the village. It is adjacent to the busy A595, but there is a public
footway. There is a bus stop adjacent to the site.
Archaeology There are no archaeological features on or in close proximity to the site.
Development on this site should of result in the loss of archaeological
Biodiversity/
Geodiversity
features.
A preliminary desk top assessment of designations has been undertaken
to identify any sites which are located within 250 metres of Special Areas
of Conservation, Sites of Special Scientific Interest, Special Protection
Areas, National Nature Reserves, Local Nature Reserves, RAMSAR

sties, County Wildlife Sites, and Regionally Important Geological and
Geomorphological Sites. This site is not located within 250 metres of any
of these nature designations so there is unlikely to be any adverse
impact but any proposals that may have a direct or indirect effect on
these features will be expected to give full consideration of the potential
impact.
Contaminate
d land
Flood risk
Health and
Wellbeing
Highways
Historic
environment
Landscape
It is also possible that this site hosts protected habitats and species
which will require further consideration prior to the submission of any
planning application for the development of the site. Mitigation
measures may be required.
This site gives the appearance of agricultural use. The southern part of
the site is used for the storage of locally felled timber and parts of the
site have been covered with rubble. We have no planning history with
regards to previous development on the site; it is unlikely to be
contaminated.
The site is in a low risk area. It is located within Zone 1 Low Probability
which is land assessed as having a less than 1 in 1000 annual
probability of river flooding in any year. We are not aware of any
reported localized flooding episodes.
Any subsequent application for this site will need to address surface
water run-off in order to comply with Policy CS11 and CS17.
The site is not designated as Important Open Space for Recreation
under Local Plan Policy S1, and although there is a public right of way
adjacent to the east of the site, the site itself is not subject to public
access. The development of this site would not result in the loss of
recreational opportunities.
Cumbria Highways indicate that whilst this site has a large frontage to
the public highway a speed survey and count will be required to allow a
safe access to be formed, as part of this a speed limit through the village
along the A595 will need to be investigated and considered as
betterment. An extension to the partial frontage footway would be
required which will result in the loss of some mature hedge line.
There are no listed buildings on or in close proximity to the site so it is
unlikely that the development of this site will have a detrimental effect on
the historic environment. There is no Conservation Area delineated for
Lane End.
The flat to gently undulating topography of this area of coastal plain, with
its regular network of pastoral fields, which are divided by a mixture of
hedgerows, dry stone walls, kests and wire fences, provides stark
contrast with the vast expansive open seascape to the west and the
dramatic rising High Fells to the east. Extensive long-distance views
create a sense of openness and continuity. The settlement pattern is
generally sparse and isolated, consisting of a handful of settlements and
a scattering farmsteads and houses. The west coast railway runs
through the area, with occasional trains causing short term disturbance
to the tranquillity locally. The A595 is a busy coastal road which again
can cause disturbance at peak times.
The landscape is sensitive to large scale development and tall buildings
which would interrupt the long distance views. Future development will
need to respect the settlement pattern and tranquillity of the area. It is

Neighbour
impact
Planning
history
(including
relevant
appeals)
Settlement
character
Tree and
Woodlands
Utilities
(electricity/
gas)
considered that the landscape could accommodate some development
of this site without resulting in unacceptable harm.
The Brown Cow Inn is located to the east of the site across the A595.
There are no immediate neighbours to the site.
However, issues of design and scale need careful consideration.
Application 7/2007/4015 for timber drying store for locally felled timber
was approved with conditions on 04/02/2008. This store is under
construction on the southern boundary of the site so this area will be
removed from the site boundary.
Application 7/2008/4075 for two advance directional signs was granted
advert approval on 03/03/2009.
Lane End is a small, linear settlement close to the estuary of the River
Esk which is centred around the minor road (C4027) linking the A595
and Newbiggin. The character is influenced by the heavily used A595
which conflicts with the predominantly tranquil landscape. The properties
are largely traditional either stone faced or rendered with a slate roof.
Issues such as design, scale, and form will be important considerations.
Although it is less well related to the existing settlement, it may be
possible to accommodate a scheme on this site without having an
unacceptable harmful impact on the settlement character.
There are no protected trees on or in close proximity to this site.
There is a mature tree on the side of the road opposite the pub approx.
12m radius should be given as root protection for this tree. This tree is
worthy of protection if the site is developed. The root protection areas of
trees on the southern end of the site should also be taken into account
however the root protection areas will be smaller.
Electricity- ENWL has a commitment to provide an electricity supply to
new build development. ENWL determine the cost of connection and
the developer would be expected to contribute part or all of this
cost. Sites closer to sub-stations and existing developments are likely to
result in lower connection costs. Further information is required to
provide a detailed response.
Utilities
(Sewerage/
drainage)
The mains gas pipeline runs along the road side in this field which
restricts the development potential of the northern part of this site as it
narrows.
There are no known problems with the foul water network.
Environment Agency will require connection to the main sewer if
available. They will want to avoid seepage of chemicals from sewer
systems which could ultimately affect water quality
No water supply or capacity issues have been identified.
Utilities
(water)
Summary of consultation comments
Housing: Support: 0 Object: 0 Don’t mind: 1
Employment: Support: 0 Object: 0 Don’t mind: 0
Waste Management: Support: 0 Object: 0 Don’t mind: 0
Open Space: Support: 0 Object: 0 Don’t mind: 0
Identified as area susceptible to surface water flooding
Whilst this site has a large frontage to the public highway a speed survey and count will be
required to allow a safe access to be formed, as part of this a speed limit through the village

along the A595 will need to be investigated and considered as betterment. An extension to
the partial frontage footway would be required which will result in the loss of some mature
hedge line. The access to this site could also serve X4041 which is to the rear of this site and
fronts onto a lane which has a poor access onto the public highway.
Summary of assessment with regards to HRA/SA
Housing Development:
Significant positive effect on SA objective (++):
SA 3: To provide everyone with a decent home
Significant negative effect on SA objective (--):
SA 15: To improve access to jobs
Uncertain but potentially significant effect on SA objective (--? or ++?):
SA 8: To preserve, enhance and manage landscape quality and character for future
generations (--?)
Minor positive effect on SA objective (+):
None identified.
Minor negative effect on objective (-):
SA 2: To improve access to services, facilities, the countryside and open space
SA 5: To improve health and wellbeing
SA 10: To improve local air quality and reduce greenhouse gas emissions
Uncertain, potentially minor effect on SA objective (-? or +?):
SA 7: To protect and enhance biodiversity (-?)
SA 17: To protect historic assets and their settings (-?)
Uncertain effect on objective (?)
None identified.
Negligible effect on objective (0)
None identified.
Employment Development:
LDNPA does not consider that this site is a reasonable alternative for employment
development.
Summary of Habitats Regulations Assessment Evidence:
The potential scale of development at this site is small (

northern most part of this site is considered to be unsuitable to accommodate development
however it may be appropriate for domestic curtilage or landscaping.
On balance part of this site is considered to be suitable to accommodate residential use, as it
is anticipated that concerns identified can be adequately mitigated. This site is selected as a
preferred site for housing on the revised area as shown on the ‘preferred options’ map.
No Yes
Is this site selected as a preferred option?
If so, for what use?
Housing
Is boundary to be redrawn? (as Yes New site area (Ha) 0.14
shown on ‘preferred options’ map)
Suggested requirements if allocated
Site is redrawn as shown on the ‘preferred options’ map
Further consideration to an acceptable access arrangement.
Development will need to avoid the gas pipeline
Root protection areas required for the trees at the southern end of the site.
Possible Tree Preservation Order for the mature tree within the site to protect it during
development and afterwards when pressure on it will be enhanced.

Site reference X5003 Site area (Ha) 0.44
Site name
Waberthwaite C of E Primary School,
Waberthwaite
Suggested use at Issues and Open space recreation
Options
Key issues identified at Stage 2 Possible to overcome or mitigate the issue?
through issues and options
consultation
No (give reason)
Further
assessment
required (see
below)
No issues identified.
As below
Stage 3 – Recreation open space
Is there a local deficiency of this type of open space?
Is there a local surplus of this type of open space?
Is site still in recreational use?
Is the site or its use mentioned in the community plan?
If applicable does the community plan recognise it as
worthy of retention for its current use?
Does the site contribute to the character of the built
environment, landscape, or settlement form?
Is the site within or well related to a settlement?
Is the site publicly accessible?
Has an alternative use or development been suggested?
Description of reasonable alternative use(s):
Yes
Yes
N/A
Yes
Yes
No
No
No
No
No
No
If a new use is suggested what is the justification or considerations to justify
an alternative use or development?
Site characteristics
The site is a children’s play area, with equipment and kickabout areas. It is used by
moderate numbers.
Comments from Sport England (required if an alternative use is pursued)
Summary of consultation comments
No comments received – site not identified at issues and options stage.

Summary of assessment with regards to HRA/SA
Summary of assessment findings (i.e. above)
The site is a children’s play area, with equipment and kickabout areas. Site is still in
recreational use, available for public use outside of school hours.
Should this site be designated as formal recreation
open space?
Yes
Yes
No