Greengarth - Lake District National Park

Allocations of Land
Excluded Site
Assessments
Greengarth
Near Holmrook

Please read this section in conjunction with the
covering report
Excluded sites
Following the assessment of sites a number of sites have not been selected as
preferred sites for allocation. This report gives details of those sites which have
not been selected together with their assessment.
Sites have generally not been selected because:
The site is not available for allocation; or
The site is not considered to be suitable for allocation; or
Other sites considered to be more suitable for allocation in the settlement
which will meet the needs of the settlement and locality.
Sites that we have not selected for allocation may still be suitable for future
development. Our Development Management Service is available to discuss the
merits of individual development proposals. You can contact our duty officer or
visit a planning surgery to ask for pre-application advice.
Please use the site reference number at the top of the assessment to enter on
the online map to identify the location of the excluded site. Alternatively please
come along to one of our consultation events and we can discuss the sites you
are interested in.
The webpage for the online map is www.lakedistrict.gov.uk/allocations
A number of sites were excluded from the allocation process prior to our ‘Issues
and options’ consultation. Details of these sites are available to view on our
website at www.lakedistrict.gov.uk/allocations under the ‘Issues and Options’ and
‘Further Issues and Options’ sections. Further sites were excluded in a number of
villages as we undertook a piece of work to identify which villages (as identified in
the Core Strategy) had a proportionally high housing need and which did not.
Villages assessed where sites will not be allocated are:
Ennerdale Bridge
Eskdale Green
High/Low Lorton
Ravenglass
Threlkeld
Troutbeck/Troutbeck Bridge (Sites will be allocated for affordable housing
in Troutbeck Bridge but not Troutbeck)
The technical report explaining why these villages will not have housing
allocations is available from www.lakedistrict.gov.uk/allocations

Greengarth, near Holmrook
Site reference X1067 Site area (Ha) 4.8
Site name
Greengarth Hall
Suggested use at Issues and Employment
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
Access is considered to be
feasible but there are known
highway issues as highway
improvements are likely to be
required for this site from the sites
entry/exit points to the A595.
Yes
below)
Stage 3
No Yes
Is the site available?
Unknown
Site characteristics
This site is a relatively large previously developed site operating as a business park.
The site is located just off the A595 north of Holmrook on the way to Gosforth. The
site is located in the open countryside surrounded by agricultural land and woodland
north, east and south of the site, and the A595 runs along the western boundary.
There is a mature hedgerow along this western boundary restricting views into the
site. There is a narrow access road running along the southern boundary from
which the site is accessed via separate entrance and exit points.
Approximately only 50% of the site is in use, and a number of buildings are in a poor
state of repair. There is a residential bungalow located along the southern boundary
of the site at the entrance point.
Further
issues/opp
ortunities to
consider
Accessibility
Can issues be overcome/mitigated?
Are there opportunities for enhancement?
Issues and opportunities
Green = no issue
Amber = issues can be
addressed through mitigation
Red = Issue cannot be
satisfactorily addressed
= Opportunity for
enhancement
The site is located within 600 metres of bus stops which are
located at the junction of the A595 and the road abutting the
south of the site. There is also a surfaced footway along the
A595 into Holmrook. This site does offer opportunities to
access employment by sustainable modes of travel but due to
the sites location many journeys would be via the private car.

Archaeology
Biodiversity/
Geodiversity
Contaminate
d land
Flood risk
Health and
Wellbeing
Highways
Historic
environment
Landscape
Redevelopment of this site and any intensification of use will
need to consider the impacts of travel on the highway
infrastructure.
There are no records of any archaeological features on this site
but there are two Sites and Monuments Records relating to land
abutting this site. It is unlikely that these would preclude
development but further evaluation may be required.
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. The site is within 250 metres of a
County Wildlife Site (Holmrook Hall Wood). 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 site is a previously developed site, containing a number of
businesses associated with the nuclear industry. Previous uses
of the site have included residential buildings for Sellafield
construction staff. Consent was granted in 1991 for the change
of use of the residential blocks to B1 (office) use. Further desk
based investigations will need to be undertaken if this site is
selected as a potential site for allocation to establish if there is
any potential underground contamination, however the site is in
employment use therefore current risk is likely to be low.
This site is in a low risk area. It is located within a Zone 1 Low
Probability which is 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 CS11 and CS17 of
the Core Strategy.
This site is not currently accessible via a Public Right of Way
and the site is not designated as Important Open Space for
Recreation under Local Plan Policy S1, therefore development
would not result in the loss of recreational opportunities.
Cumbria Highways indicated that access is considered to be
feasible but there are known highway issues as highway
improvements are likely to be required for this site from the sites
entry/exit points to the A595.
The site is not located within 250 metres of any listed buildings
or conservation areas.
The area is generally open with views throughout the area
framed by irregular clumps of woodland in the west, and views
towards the edges of the High Fells to the east. The tranquillity

in the west of the area is disturbed by the greater density of
settlements and dwellings and therefore the higher traffic noise
on the A595 and network of minor roads. As this site is located
adjacent to the A595 the sense of tranquillity is disturbed.
This site is located in the open countryside surrounded by
agricultural land. However, the site is well screened by the
topography and trees surrounding the site. It is considered that
redevelopment of this site would not result in significant harm to
the landscape character given the existing use of the site, and
providing consideration is given to the appropriate scale of
development.
Neighbour
impact
Planning
history
(including
relevant
appeals)
Settlement
character
Redevelopment of this previously developed site is considered
to be beneficial to the development of a greenfield site of similar
proportions within or well related to the settlement of Gosforth
which is located approximately 2 miles from the site due to the
relatively minimal impact of development of this site on the
landscape character.
A residential bungalow is located along the southern boundary
of this site between the current entrance and exit points. There
is potential for adverse impact on neighbour amenity if
redeveloped. This site is within the natural curtilage of the site
and probably functioned as a site managers dwelling or for
security purposes etc. Consideration would need to be given to
design, layout, and use of the site if the dwelling was not
included within the site boundary if redeveloped, however there
is sufficient flexibility within the site to mitigate adverse impacts
on neighbour amenity.
A series of planning applications have been received on this
site. In 1977 dormitory blocks were granted temporary consent.
In 1993 temporary consent was granted for the change of use
form storage to B1 use.
In 1999 temporary consent was granted on part of the site for
the change of use from storage to light industrial. In 2007
planning permission was granted for the continuation of the use
of the land and buildings for B1 use. This application covered
the entire site and also included the residential dwelling located
on the southern boundary.
The previous employment uses have included B1, B2 and B8
uses, thereby indicating the suitability of this site for a variety of
employment uses on this site.
This site is located within the open countryside just outside the
settlement of Holmrook. This is an established employment site
which is currently under utilized for employment purposes. It is
considered that this site could be redeveloped without resulting
in significant harm to the character of Holmrook due to its
location to the north of the settlement. Development may result
in additional traffic movements passing through the settlement
but the A595 is already a busy highway so there are unlikely to

Tree and
Woodlands
Utilities
(electricity/g
as)
Utilities
(Sewerage/d
rainage)
be any unacceptable impacts.
There is a thick tree lined hedge running along the western
boundary of this site screening it from the A595. There are also
trees located along the other boundaries of the site. There are
also a number of other trees located within the site, however
they are not considered to be individually important specimens.
Redevelopment of the site may result in the loss of some of the
tree lined hedge along the western boundary if access
improvements are required. None of the trees are designated,
and are not considered to be individually important specimens.
However, they do contribute to the landscape character
therefore as much of the tree lined boundary as possible should
be maintained if access is required directly onto the A595.
Gas - No capacity issues have been identified. It should be
possible to supply sites on an individual basis from the existing
low pressure system. However, to provide a firm response
detailed information is required.
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.
No major investment in Gosforth is planned other than routine
maintenance. Development in the order of 30 dwellings would
present some issues for United Utilities in terms of the waste
network, but site specific improvements may address this in a
case by case basis once detailed proposals are available.
There are flooding issues at the WWTW. The additional capacity
of the treatment works is limited, but this is not an
insurmountable issue.
Utilities
(water)
Comments will be provided by United Utilities over any water
supply issues.
Summary of consultation comments
Housing: Support: 0 Object: 0 Don't mind: 0
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
Access is considered to be feasible but there are known highway issues as highway
improvements are likely to be required for this site from the sites entry/exit points to
the A595.
Summary of qualitative assessment with regards to HRA/SA

Housing Development
LDNPA does not consider that this site is a reasonable alternative for housing
development.
Employment Development:
Significant positive effect on SA objective (++):
SA5: To improve the health and wellbeing of people
SA10: To improve local air quality and reduce greenhouse gas emissions
SA15: To improve access to jobs
Significant negative effect on SA objective (--):
None identified.
Uncertain but potentially significant effect on SA objective (--? or ++?):
None identified.
Minor positive effect on SA objective (+):
None identified.
Minor negative effect on objective (-):
None identified
Uncertain, potentially minor effect on SA objective (-? or +?):
SA7: To protect and enhance biodiversity (-?)
Uncertain effect on SA objective (?):
SA8: To preserve, enhance and manage landscape quality and character for future
generations
SA17: To protect historic assets and their settings (-?)
Negligible effect on SA objective (0)
SA 11: To improve water quality and water resources
Summary of Habitats Regulations Assessment Evidence:
The potential scale of development at this site is medium (1.0-10.0 ha).
The site is not located within 250m of any European site.
Summary of assessment findings (i.e. above)
This previously developed site is located to the north of Holmrook on the edge of the
National Park. It is located approximately 2 miles from Gosforth. As this site is an
existing employment site it is protected against alternative uses by Core Strategy
planning policy CS22. As a result it is not necessary to allocate this site.
The site is well screened from views into the site due to the surrounding topography
and the tree lined hedge boundaries of the site. As a result of the screening it is
considered that the redevelopment of the site will have minimal impact on the
landscape character providing the scale is acceptable. It is considered that the
redevelopment of this site is beneficial to the development of a greenfield site of
similar proportions within or well related to Gosforth. As a result of the distance from
Gosforth this site is not considered to be easily accessible and may be reliant on the
private car. However, there is a bus stop outside the site, so sustainable modes of

travel are available.
Cumbria Highways indicated that access is considered to be feasible but there are
known highway issues as highway improvements are likely to be required for this
site from the sites entry/exit points to the A595. The improvements could result in
the loss of some of the tree lined hedge along the western boundary if an access is
to be taken directly from the A595. The loss of this hedge boundary would have an
adverse impact on the landscape character as it currently provides effective
screening of the site; however, it is not considered that the impact would be
unacceptable.
The site is located in an area of low flood risk, and the site has and continues to
provide employment space. There is potential for adverse amenity issues to arise as
a result of a more intensive employment use due to the residential dwelling located
within the site boundary on the southern boundary. Further assessment as to any
potential contamination of the site may be required given uses associated with the
nuclear industry.
This site is not selected as a preferred site as it is an existing employment site so it
protected by planning policy.
No Yes
Is this site selected as a preferred option?
If so, for what use?
Suggested requirements if allocated