Grasmere - Preferred Site Assessments (PDF) - Lake District ...
Grasmere - Preferred Site Assessments (PDF) - Lake District ... Grasmere - Preferred Site Assessments (PDF) - Lake District ...
Allocations of Land Preferred Site Assessments Grasmere
- Page 3: Grasmere Site reference X033 Site a
- Page 6 and 7: Remaining area of site has not been
- Page 8 and 9: statement and travel plan would be
- Page 10 and 11: (electricity/g as) Utilities (Sewer
- Page 12 and 13: would need to demonstrate safe acce
- Page 14 and 15: development to be absorbed into lan
- Page 16 and 17: development it is considered that a
- Page 18 and 19: strongly to settlement character. W
- Page 20 and 21: Site reference X2058 Site area (Ha)
- Page 22 and 23: However there should be no direct a
- Page 24 and 25: sewer ‘bottleneck’ in the villa
- Page 26 and 27: Is this site selected as a preferre
- Page 28 and 29: Biodiversity/ Geodiversity Contamin
- Page 30 and 31: Utilities (electricity/g as) be imp
- Page 32 and 33: Cumbria Highways indicate that acce
- Page 34 and 35: Site reference X2068 Site area (Ha)
- Page 36 and 37: school building. Should this site b
- Page 38 and 39: Site reference X2097 Site area (Ha)
- Page 40 and 41: Site reference X4021 Site area (Ha)
- Page 42 and 43: Landscape Neighbour impact Planning
- Page 44 and 45: SA 3: To provide everyone with a de
Allocations of Land<br />
<strong>Preferred</strong> <strong>Site</strong><br />
<strong>Assessments</strong><br />
<strong>Grasmere</strong>
<strong>Grasmere</strong><br />
<strong>Site</strong> reference X033 <strong>Site</strong> area (Ha) 0.33<br />
<strong>Site</strong> name<br />
Fieldside, Easdale<br />
Suggested use at Issues and Open space recreation<br />
Options<br />
Key issues identified at Stage 2<br />
through issues and options<br />
Possible to overcome or mitigate the issue?<br />
No (give reason)<br />
consultation<br />
No issues identified<br />
Stage 3 – Recreation open space<br />
Is there a local deficiency of this type of open space?<br />
Yes<br />
Further<br />
assessment<br />
required (see<br />
below)<br />
No<br />
No<br />
Is there a local surplus of this type of open space?<br />
No<br />
Is site still in recreational use?<br />
Yes<br />
Is the site or its use mentioned in the community plan?<br />
If applicable does the community plan recognise it as<br />
worthy of retention for its current use?<br />
Does the site contribute to the character of the built<br />
environment, landscape, or settlement form?<br />
Is the site within or well related to a settlement?<br />
Is the site publicly accessible?<br />
Has an alternative use or development been suggested?<br />
Description of reasonable alternative use(s):<br />
Yes<br />
Yes<br />
Yes<br />
No<br />
N/A<br />
No<br />
If a new use is suggested what is the justification or considerations to justify<br />
an alternative use or development?<br />
<strong>Site</strong> characteristics<br />
Play area, flat, public footpath.<br />
Comments from Sport England (required if an alternative use is pursued)<br />
Summary of consultation comments<br />
Four comments supporting open space allocation, one don’t mind. Two objections to<br />
housing. Recreation area is essential. National Trust do not object to the open space<br />
allocation.<br />
Summary of assessment findings (i.e. above)<br />
<strong>Site</strong> is a play area adjacent to residential dwellings which is publically accessible.<br />
Should this site be designated as formal recreation<br />
open space?<br />
Yes<br />
Yes<br />
No
<strong>Site</strong> reference X2029 <strong>Site</strong> area (Ha) 1.98<br />
<strong>Site</strong> name<br />
Land opposite Gold Rill Hotel (and to south of<br />
Ryelands)<br />
Suggested use at Issues and Housing<br />
Options<br />
Key issues identified at Stage 2 Can issue be potentially overcome/mitigated?<br />
through Issues and Options<br />
consultation<br />
No (give reason)<br />
Further<br />
assessment<br />
required (see<br />
Access is considered to be<br />
feasible but there are known<br />
highway issues, and a transport<br />
statement and travel plan would<br />
be required. Pedestrian facilities<br />
should be provided to link to<br />
nearby services.<br />
South of Ryelands acceptable.<br />
Opposite Gold Rill not acceptable.<br />
This area is essential to the<br />
character of <strong>Grasmere</strong>.<br />
Development of this site would<br />
have a significant adverse impact<br />
on the views from Allan Bank<br />
which is an important historic<br />
house, being a Listed Building in<br />
the ownership of the National<br />
Trust which has strong<br />
associations with the<br />
Wordsworth's and Canon<br />
Rawnsley who lived here.<br />
Development as suggested would<br />
significantly extend the built up<br />
area of <strong>Grasmere</strong> and adversely<br />
impact upon its character -<br />
including upon the setting of the<br />
designated Conservation Area to<br />
the north and east of this site.<br />
Concerns over the development<br />
of this site in its totality, due to its<br />
size, location, and resultant<br />
impacts upon village character<br />
and the surrounding countryside.<br />
Partial development may be<br />
appropriate if undertaken<br />
sensitively.<br />
Yes<br />
Yes<br />
Yes<br />
Yes<br />
Yes<br />
below)<br />
Stage 3<br />
No Yes<br />
Is the site available? * Unknown<br />
*Part of site not available for 100 % affordable housing (Western field) so will be<br />
excluded.
Remaining area of site has not been confirmed as we have been unable to contact<br />
landowner.<br />
<strong>Site</strong> characteristics<br />
This greenfield site comprises of two agricultural fields located to the west of<br />
<strong>Grasmere</strong> Garden Centre off the highway known as Pavement End. The landowner<br />
has confirmed that the western field forming part of this site is not available for 100%<br />
affordable housing so is therefore not being considered any further in this<br />
assessment and the boundary will be redrawn.<br />
Therefore this assessment is based on the remaining area which is a single<br />
agricultural field with highways forming the eastern and southern boundaries, an<br />
agricultural field located along the western boundary, and a guest house (Ryelands)<br />
forming the northern boundary. On the opposite side of the highway on the southern<br />
boundary is a public car park after which the highway narrows when leaving<br />
<strong>Grasmere</strong> in this direction. A substation is located adjacent to the south west corner<br />
of this site.<br />
The site is flat and relatively well screened as a Copper Beech hedge runs along the<br />
southern boundary, and a number of trees are located along the eastern and<br />
northern boundaries.<br />
Further<br />
issues/opp<br />
ortunities to<br />
consider<br />
Can issues be overcome/mitigated?<br />
Are there opportunities for enhancement?<br />
Issues and opportunities<br />
Green = no issue<br />
Amber = issues can be<br />
addressed through mitigation<br />
Red = Issue cannot be<br />
satisfactorily addressed<br />
= Opportunity for<br />
enhancement<br />
Accessibility This site occupies a relatively central location and is within 600<br />
metres of services and facilities available in <strong>Grasmere</strong>.<br />
However, there are no surfaced footways located along the<br />
highway passing either the eastern or southern boundaries. A<br />
footpath leads through the Garden Centre which is located just<br />
to the south east of the site. If this site was allocated it offers<br />
the opportunity to provide a surfaced footpath adjacent to the<br />
highway or within the site boundary as Pavement End is a<br />
popular walking route.<br />
Archaeology<br />
Biodiversity/<br />
Geodiversity<br />
There are no records of any archaeological features on this site<br />
but there is a <strong>Site</strong>s and Monuments Record located to the north<br />
of this site. This record would not prevent development of the<br />
site.<br />
A preliminary desk top assessment of designations has been<br />
undertaken to identify any sites which are located within 250<br />
metres of Special Areas of Conservation, <strong>Site</strong>s of Special<br />
Scientific Interest, Special Protection Areas, National Nature<br />
Reserves, Local Nature Reserves, RAMSAR sties, County<br />
Wildlife <strong>Site</strong>s, and Regionally Important Geological and<br />
Geomorphological <strong>Site</strong>s. This site is not located within 250
metres of any of these nature designations so there is unlikely to<br />
be any adverse impact but any proposals that may have a direct<br />
or indirect effect on these features will be expected to give full<br />
consideration of the potential impact.<br />
Contaminate<br />
d land<br />
Flood risk<br />
It is also possible that this site hosts protected habitats and<br />
species which will require further consideration prior to the<br />
submission of any planning application for the development of<br />
the site. Mitigation measures may be required.<br />
This site is an agricultural field and there is no record of any<br />
other uses in the planning history. As such it is unlikely that this<br />
site will be contaminated.<br />
Approximately half (south eastern part) of this site, from the<br />
north eastern corner to the south western corner, is located<br />
within a high flood risk area (flood zone 3a). The remaining<br />
area is located within a low flood risk area (flood zone 1).<br />
Development from a flood risk point of view would be acceptable<br />
on the low risk area of the site subject to appropriate access and<br />
egress from the site.<br />
It is possible to allow development in areas of high flood risk<br />
where a series of tests are passed. PPS25 requires a two stage<br />
process which planning authorities should apply to development<br />
proposals on sites which are at a high risk of flooding (the<br />
Sequential Test and the Exception Test). This involves directing<br />
development to those areas at least risk of flooding in the first<br />
instance. Where development is proposed in areas of high risk<br />
then there must be exceptional reasons for locating<br />
development in those areas and such development must be<br />
capable of being made safe from the risk of flooding. Only<br />
where the Sequential Test and the Exception Test are passed<br />
will development be permitted. As well as recognising that there<br />
are circumstances where development will be required in high<br />
flood risk zones, PPS25 also states that it may be necessary to<br />
locate development in higher flood risk zones where national<br />
designations restrict the suitability of land in lower risk areas.<br />
This is relevant in National Parks where there are clearly<br />
considerable landscape considerations.<br />
Health and<br />
Wellbeing<br />
Highways<br />
A building must be designed to both mitigate against the effects<br />
of flooding and withstand its effects; evacuation procedures<br />
must be in place and it must be possible for people to leave the<br />
building safely during times of flooding and for emergency<br />
services to access the building. A flood risk assessment will<br />
need to be undertaken.<br />
There are no rights of access on this site through a Public Right<br />
of Way and the site is not designated as Important Open Space<br />
for Recreation under Local Plan Policy S1. Development of this<br />
site would not result in the loss of recreational opportunities.<br />
Cumbria Highways have indicated access is considered to be<br />
feasible but there are known highway issues, and a transport
statement and travel plan would be required. Pedestrian<br />
facilities should be provided to link to nearby services.<br />
Historic<br />
environment<br />
Landscape<br />
Given the flood risk issues consideration would need to be given<br />
as to whether a safe access and egress arrangement can be<br />
provided.<br />
This site is located within 250 metres of a number of listed<br />
buildings (Padmire to the west and many within the centre of the<br />
village including the Church which is Grade I listed), and lies<br />
adjacent to <strong>Grasmere</strong> Conservation Area along the northern and<br />
eastern boundaries of this site. Due to the distance from the<br />
site to the listed buildings and intervening development it is<br />
considered that development of this site is unlikely to result in<br />
harmful impact on the setting of these listed buildings.<br />
Development of the site will affect the setting of the<br />
Conservation Area. Careful consideration will need to be given<br />
to the design, scale, layout, and materials to ensure any new<br />
development makes a positive contribution to the setting of the<br />
Conservation Area.<br />
The valley has a sense of enclosure from the surrounding fells<br />
which highlights the sense of intimacy experienced within this<br />
area of landscape. Many of the fell slopes are dominated by<br />
bracken, adding to the seasonal variation of colour while a<br />
scattering of mature trees (principally yew and juniper) are<br />
significant features. The relatively small lakes of <strong>Grasmere</strong> and<br />
Rydal Water lie at the heart of a largely designed landscape that<br />
has the feel of wooded parkland or garden for the villas that<br />
create focal points in the valley. The open areas of pasture,<br />
created as viewing areas between the villas and the lakeshore<br />
provide small but are areas of uniformity.<br />
The valley bottom has significant areas of improved pasture<br />
surrounded by stone walls. This site is characteristic of one of<br />
these areas of improved pasture located on the edge of the<br />
settlement. The trees have matured along the northern<br />
boundary and there are no longer views across this site. The<br />
field does mark the beginning of open countryside due to the<br />
use of the site and is further indicated by the fact that the<br />
Conservation Area boundary is drawn along the northern and<br />
eastern boundaries of the site.<br />
Neighbour<br />
impact<br />
There is development to the north and south of the site and<br />
further to the south west along Pavement End therefore this is<br />
not an area of uninterrupted open countryside. The beech<br />
hedge makes a positive contribution to the landscape character<br />
and should be preserved.<br />
A guest house is located to the north of the site (Ryelands)<br />
approximately 15 metres from the boundary, and Dale Lodge<br />
Hotel is located on the opposite side of the highway on the<br />
eastern boundary with a gable end located approximately 10<br />
metres from the site and the main building located
Planning<br />
history<br />
(including<br />
relevant<br />
appeals)<br />
Settlement<br />
character<br />
Tree and<br />
Woodlands<br />
approximately 25 metres from the boundary. There is<br />
considerable screening offered by the northern and eastern<br />
boundaries of the site, and there is sufficient flexibility within the<br />
site to design a scheme that is of an appropriate scale and<br />
layout to avoid unacceptable adverse impacts on neighbour<br />
amenity.<br />
An outline planning application was submitted in 1990 for a<br />
residential development with plans indicating 15 dwellings on<br />
this site. Planning permission was refused for reasons including<br />
the site lies outside the settlement boundary; and development<br />
would be clearly visible from the surrounding area and would be<br />
an urban intrusion into the landscape which would cause<br />
serious harm to the appearance of this rural area. An appeal<br />
was submitted but we have no record of the outcome, however<br />
it is safe to assume that the appeal was dismissed.<br />
Nestled at the northern end of <strong>Grasmere</strong> <strong>Lake</strong>, the distinctive<br />
historic village of <strong>Grasmere</strong>, which overlooks the River Rothay<br />
exhibits a range of grey and reddish stone buildings made<br />
largely of dressed slate. Small cottages create an intricate feel<br />
in parts of the village while in other areas hotels of a significant<br />
size dominate and overall the village lacks the sense of having a<br />
centre or focal point. This site is located near some of these<br />
significant hotels just away from the central part of the village.<br />
The field is considered to be well related to the form of the<br />
settlement given the proximity to the village centre, adjacent<br />
uses, and the conservation area boundary which is located to<br />
the north and east of the site. However, this field and the<br />
adjacent field to the west do mark the beginning of open<br />
countryside. There is development to the north, south and south<br />
east of this site along Pavement End and development of this<br />
site is a natural extension to the built form of the settlement. The<br />
nearby land uses restrict distant views into the site therefore<br />
development of this site is not considered to result in<br />
unacceptable harm to the settlement character subject to<br />
appropriate scale, design, layout, and materials.<br />
There are a number of trees located along the northern and<br />
eastern boundaries of this site. There is also a copper beach<br />
hedge running along the southern boundary of the site. It is<br />
likely that some trees along the eastern boundary or part of the<br />
hedge along the southern boundary would need to be removed<br />
in order to provide a satisfactory access into the site.<br />
There are also some individual trees located within the north<br />
western part of the site.<br />
Utilities<br />
None of the trees within the site are protected by a Tree<br />
Preservation Order but some may be worthy of an Order. In<br />
addition root protection areas may be required to ensure<br />
development does not harm the important trees on the site or<br />
boundary.<br />
Electricity- ENWL has a commitment to provide an electricity
(electricity/g<br />
as)<br />
Utilities<br />
(Sewerage/d<br />
rainage)<br />
supply to new build development. ENWL determine the cost of<br />
connection and the developer would be expected to contribute<br />
part or all of this cost. <strong>Site</strong>s closer to sub-stations and existing<br />
developments are likely to result in lower connection<br />
costs. Further information is required to provide a detailed<br />
response.<br />
Gas- No capacity issues have been identified. It should be<br />
possible to supply sites on an individual basis from the existing<br />
low pressure system. However, to provide a firm response<br />
detailed information is required.<br />
There are known waste water problems due to surface water<br />
infiltration; there is little capacity in the sewerage network or<br />
treatment facilities. There is no planned investment so only foulonly<br />
connections are acceptable. ‘Supply and demand<br />
investment’ by United Utilities is driven by the granting of<br />
planning permissions.<br />
Development on the east side of the A591 is suitable from a<br />
waste network perspective because these would avoid the<br />
sewer ‘bottleneck’ in the village centre.<br />
Utilities<br />
(water)<br />
Wet weather issues at treatment works.<br />
There are no water supply issues or constraints.<br />
Summary of consultation comments<br />
Housing: Support: 2 Object: 2 Don't mind: 0<br />
Employment: Support: 0 Object: 1 Don't mind: 0<br />
Waste Management: Support: 0 Object: 1 Don't mind: 0<br />
Open Space: Support: 0 Object: 0 Don't mind: 1<br />
Access is considered to be feasible but there are known highway issues, and a<br />
transport statement and travel plan would be required. Pedestrian facilities should be<br />
provided to link to nearby services.<br />
South of Ryelands acceptable. Opposite Gold Rill not acceptable. This area is<br />
essential to the character of <strong>Grasmere</strong>.<br />
May be small part at right hand side of field, but not rest - part of field floods<br />
(culvert).<br />
Development of sites for affordable housing area essential but should be within the<br />
assessed needs for the village.<br />
Development of this site would have a significant adverse impact on the views from<br />
Allan Bank which is an important historic house, being a Listed Building in the<br />
ownership of the National Trust which has strong associations with the Wordsworth's<br />
and Canon Rawnsley who lived here.<br />
Development as suggested would significantly extend the built up area of <strong>Grasmere</strong>
and adversely impact upon its character - including upon the setting of the<br />
designated Conservation Area to the north and east of this site.<br />
Concerns over the development of this site in its totality, due to its size, location, and<br />
resultant impacts upon village character and the surrounding countryside. Partial<br />
development may be appropriate if undertaken sensitively.<br />
Summary of assessment with regards to HRA/SA<br />
Housing Development<br />
Significant positive effect on SA objective (++):<br />
SA 15: To improve access to jobs<br />
Significant negative effect on SA objective (--):<br />
SA 3: To provide everyone with a decent home<br />
SA 5: To improve health and wellbeing<br />
Uncertain but potentially significant effect on SA objective (--? or ++?):<br />
SA 17: To protect historic assets and their settings (--?)<br />
Minor positive effect on SA objective (+):<br />
SA 2: To improve access to services, facilities, the countryside and open space<br />
SA 10: To improve local air quality and reduce greenhouse gas emissions<br />
Minor negative effect on objective (-):<br />
None identified.<br />
Uncertain, potentially minor effect on SA objective (-? or +?):<br />
SA 7: To protect and enhance biodiversity (-?)<br />
Uncertain effect on objective (?)<br />
SA 8: To preserve, enhance and manage landscape quality and character for future<br />
generations (?)<br />
Negligible effect on objective (0)<br />
None identified.<br />
Employment Development:<br />
LDNPA does not consider that this site is a reasonable alternative for employment<br />
development.<br />
Summary of Habitats Regulations Assessment Evidence:<br />
The potential scale of development at this site is medium (1.0-10.0 ha). It is not<br />
located within 250m of any European site.<br />
Summary of assessment findings (i.e. above)<br />
This greenfield site is located on the western edge of <strong>Grasmere</strong> sharing two<br />
boundaries with highways (Pavement End to the south and unnamed to east). Given<br />
the sites relatively close proximity to the part of the village where the majority of<br />
service provision is found it is not surprising that the site is within 600 metres of<br />
service and facilities available, however there are no footways currently passing the<br />
site to link into the existing network which begins at the Garden Centre.<br />
Development of this site would need to incorporate pedestrian facilities, and Cumbria<br />
Highways consider access is feasible but there are known highways issues. Access
would need to demonstrate safe access and egress as the south western part of the<br />
site is located in a high flood risk area, and there remaining part of the site is located<br />
in a low flood risk area. Further assessment in the form of sequential test, exception<br />
test, and flood risk assessment will be necessary if the south western part of the site<br />
is considered for allocation. However, we consider only the area outside the high<br />
flood risk area is suitable for development due to the flood risk issue.<br />
Planning permission was refused in 1990 for a residential development on this site<br />
partly on the grounds of landscape impact and development would not be within the<br />
exiting limits of the settlement. This site is considered to be well related to the form<br />
of the settlement, although it does mark the beginning of open countryside there is<br />
development to the north, south, and east of the site and along Pavement End to the<br />
south west. There are few distant views into and across the site due to surrounding<br />
development and trees on the boundary therefore development of this site is unlikely<br />
to be considered unacceptably harmful to the character of the landscape. The<br />
beech hedge does make a positive contribution to the landscape character and<br />
should be maintained where possible.<br />
There is a substantial need for affordable units in <strong>Grasmere</strong> and the locality, which<br />
needs to be considered against the harm to the landscape and settlement character.<br />
Subject to appropriate scale, design, layout, and materials development could have<br />
a positive influence on the character of the Conservation Area. As such this site is<br />
considered suitable for allocation for affordable housing within the boundary shown<br />
on the ‘preferred options’ map, if flood risk issues mean the site can be accessed.<br />
No Yes<br />
Is this site selected as a preferred option?<br />
<br />
If so, for what use?<br />
Affordable housing<br />
Is boundary to be redrawn? (as Yes New site area (Ha) 0.64<br />
shown on ‘preferred options’ map)<br />
Suggested requirements if allocated<br />
<strong>Site</strong> is redrawn as shown on the ‘preferred options’ map<br />
Any housing avoids the high flood risk area<br />
A new access is required which demonstrates safe access and egress during<br />
episodes of flooding<br />
Careful consideration to design, scale, layout, and materials to ensure no<br />
detrimental impact on Conservation Area<br />
Further assessment and protection of the important trees on the site and<br />
identification of sufficient root protection areas.
<strong>Site</strong> reference X2032 <strong>Site</strong> area (Ha) 0.79<br />
<strong>Site</strong> name<br />
Field between A591 and Pye Lane<br />
Suggested use at Issues and Housing<br />
Options<br />
Key issues identified at Stage 2 Can issue be potentially overcome/mitigated?<br />
through Issues and Options<br />
consultation<br />
No (give reason)<br />
Further<br />
assessment<br />
required (see<br />
Part of site is subject to a<br />
planning application for 18<br />
affordable and three local needs<br />
dwellings.<br />
Access is considered to be<br />
feasible, and acceptable in<br />
principle subject to securing a<br />
suitable access arrangement.<br />
This land is a vital and<br />
prominently visible part of a<br />
beautiful and dramatic approach<br />
to the village of <strong>Grasmere</strong>.<br />
Building on this land will change<br />
the character of this end of the<br />
village completely from its rural<br />
ambience to an urban sprawl.<br />
All three potential access points<br />
are dangerous, especially for<br />
children.<br />
No pavements are on either of the<br />
roads (Pye Lane, Swan Lane) as<br />
they are too narrow.<br />
Have concerns over the<br />
development of this site, due to its<br />
location, and resultant impacts<br />
upon village character. It forms<br />
part of an open space which<br />
contributes strongly to settlement<br />
character.<br />
This site has historically been<br />
used for agricultural purposes and<br />
still is. Any change of use may be<br />
detrimental to the farming<br />
community.<br />
I am concerned that the sewer<br />
system in Broadgate in particular<br />
and <strong>Grasmere</strong> in general would<br />
not be able to accommodate the<br />
extra foul and surface water that<br />
would be generated by housing<br />
development.<br />
Highly visible site due to open<br />
nature of site and difficult for any<br />
Yes<br />
Yes<br />
Yes<br />
Yes<br />
Yes<br />
Yes<br />
Yes<br />
Yes<br />
Yes<br />
below)
development to be absorbed into<br />
landscape.<br />
Stage 3<br />
No Yes<br />
Is the site available?<br />
<br />
<strong>Site</strong> characteristics<br />
This site is a triangular shaped agricultural field located towards the northern end of<br />
<strong>Grasmere</strong> near the Swan Hotel. The site is predominantly flat although there is a<br />
gentle slope from the north east to south west boundary.<br />
The site is bounded by highways on each of its three sides, with the A591 to the<br />
north east, Swan Lane to the south east, and Pye Lane to the west. There is a<br />
residential dwelling adjoining the site in the south west corner and two more<br />
residential dwellings adjoining the northern corner of the site. Further residential<br />
dwellings are located on the opposite side of Pye Lane, and the Swan Hotel is<br />
located opposite the site at the junction of the A591 and Swan Lane.<br />
The site is bounded by stone wall boundaries and there are no trees located within<br />
the site, although there is on tree on the western boundary (Pye Lane).<br />
Further Can issues be overcome/mitigated?<br />
issues/opp Are there opportunities for enhancement?<br />
ortunities to<br />
consider<br />
Issues and opportunities<br />
Green = no issue<br />
Amber = issues can be<br />
addressed through mitigation<br />
Red = Issue cannot be<br />
satisfactorily addressed<br />
= Opportunity for<br />
enhancement<br />
Accessibility The site is located within 600 metres of some service and<br />
facilities available in <strong>Grasmere</strong> including the village hall, a public<br />
house, and bus stops, the site is also located approximately 600<br />
metres from the shops on Broadgate. The site is not located <br />
within 600m of the primary school. There are surfaced paths<br />
passing the site on the north east boundary but no paths along<br />
Swan Lane or Pye Lane. If this site is developed a footpath<br />
should be provided along Swan Lane to link into the existing<br />
pedestrian networks, while appreciating this may not be possible<br />
in the south west corner.<br />
Archaeology There are no archaeological designations on this site but a <strong>Site</strong>s<br />
and Monuments Record is located within close proximity to this<br />
site. This is located at the cemetery which is to the north west<br />
of the site on Pye Lane. It is unlikely that this record would<br />
Biodiversity/<br />
Geodiversity<br />
prevent development taking place on this site.<br />
A preliminary desk top assessment of designations has been<br />
undertaken to identify any sites which are located within 250<br />
metres of Special Areas of Conservation, <strong>Site</strong>s of Special<br />
Scientific Interest, Special Protection Areas, National Nature<br />
Reserves, Local Nature Reserves, RAMSAR sties, County<br />
Wildlife <strong>Site</strong>s, and Regionally Important Geological and
Geomorphological <strong>Site</strong>s. This site is not located within 250<br />
metres of any of these nature designations so there is unlikely to<br />
be any adverse impact but any proposals that may have a direct<br />
or indirect effect on these features will be expected to give full<br />
consideration of the potential impact.<br />
Contaminate<br />
d land<br />
Flood risk<br />
Health and<br />
Wellbeing<br />
Highways<br />
Historic<br />
environment<br />
Landscape<br />
It is also possible that this site hosts protected habitats and<br />
species which will require further consideration prior to the<br />
submission of any planning application for the development of<br />
the site. Mitigation measures may be required.<br />
This site is an agricultural field and we have no record of any<br />
planning applications indicating any other uses. It is therefore<br />
unlikely that there will be a risk of contamination.<br />
This site is in a low risk area. It is located within a Zone 1 Low<br />
Probability which is assessed as having a less than 1 in 1000<br />
annual probability of river flooding in any year.<br />
Any subsequent application for this site will need to address<br />
surface water run-off in order to comply with CS11 and CS17 of<br />
the Core Strategy.<br />
This site is not currently accessible via a Public Right of Way<br />
and the site is not designated as Important Open Space for<br />
Recreation under Local Plan Policy S1, therefore development<br />
would not result in the loss of recreational opportunities.<br />
Cumbria Highways indicated that access is considered to be<br />
feasible, and acceptable in principle subject to securing a<br />
suitable access arrangement.<br />
The site is located within 250 metres of a listed building (Swan<br />
Hotel) and the Conservation Area which is located<br />
approximately 90 metres from the site. It is unlikely that<br />
development on this site would have any significant impacts on<br />
the character of the Conservation Area.<br />
Consideration would have to be given to the impact on the<br />
nearby listed building, but this has been granted permission for<br />
various alterations and extensions over the years so it is not<br />
unspoilt. It is considered that subject to an appropriate layout<br />
and scale development would not have an adverse impact on<br />
the listed building.<br />
The valley has a sense of enclosure from the surrounding fells<br />
which highlights the sense of intimacy experienced within this<br />
area of landscape. Many of the fell slopes are dominated by<br />
bracken, adding to the seasonal variation of colour while a<br />
scattering of mature trees (principally yew and juniper) are<br />
significant features.<br />
As the A591 is located at a higher level than the site and there is<br />
only a relatively low stone wall boundary the A591 offers<br />
relatively open vies across this site when passing this site.<br />
More distant views from the A591 are obstructed by other<br />
residential development and trees. As the north east boundary<br />
along the A591 is most vulnerable to interruption of
development it is considered that a landscaping swathe is<br />
important to be retained, as shown on the plan for the 2011<br />
application which was submitted. This will enable the open<br />
nature when passing through <strong>Grasmere</strong> to be maintained.<br />
Neighbour<br />
impact<br />
Planning<br />
history<br />
(including<br />
relevant<br />
appeals)<br />
Settlement<br />
character<br />
From distant views the site will be seen in the context of existing<br />
development so the impact on the landscape character is not<br />
considered to be unacceptable.<br />
There are three sites which adjoin this site. With the<br />
landscaping swathe there would be approximately 35 metres<br />
between the site and the two dwellings in the northern boundary<br />
so it is considered that any amenity issues could be overcome<br />
with landscaping. The property adjoining the south west<br />
boundary is located directly adjacent to the site boundary<br />
therefore there is greater scope for amenity issues. However, it<br />
is considered that there is sufficient flexibility within the site to<br />
avoid unacceptable impacts to the residential amenity of this<br />
property through appropriate design, layout, and scale of<br />
buildings.<br />
A planning application was submitted in 2011 for a residential<br />
development of 18 dwellings (15 affordable and 3 local needs).<br />
This application was withdrawn without a recommendation or<br />
decision being taken.<br />
Nestled at the northern end of <strong>Grasmere</strong> <strong>Lake</strong>, the distinctive<br />
historic village of <strong>Grasmere</strong>, which overlooks the River Rothay<br />
exhibits a range of grey and reddish stone buildings made<br />
largely of dressed slate. Small cottages create an intricate feel<br />
in parts of the village while in other areas hotels of a significant<br />
size dominate and overall the village lacks the sense of having a<br />
centre or focal point. This site is located towards the northern<br />
end of <strong>Grasmere</strong> well related to the residential areas near to the<br />
Swan Hotel.<br />
This site is a triangular field located surrounded by highways. It<br />
is located close to existing residential dwellings so is considered<br />
to relate well to the form of the settlement. A comprehensive<br />
landscaping scheme would be required to ensure new<br />
development sits into the landscape, and careful consideration<br />
would need to be given to the scale, layout, design, and<br />
materials given this relatively prominent location.<br />
Tree and<br />
Woodlands<br />
Concerns have been raised through the consultation that<br />
development of this site, due to its location, would impact upon<br />
village character as it forms part of an open space which<br />
contributes strongly to settlement character. We consider that<br />
with the landscaping swathe and an appropriate level of<br />
development this site will not result in unacceptable impact to<br />
the settlement character.<br />
There is only one tree located on the north western boundary.<br />
This tree should be retained and a root protection area may be<br />
required to safeguard the tree from damage.
Utilities<br />
(electricity/g<br />
as)<br />
Utilities<br />
(Sewerage/d<br />
rainage)<br />
Electricity- ENWL has a commitment to provide an electricity<br />
supply to new build development. ENWL determine the cost of<br />
connection and the developer would be expected to contribute<br />
part or all of this cost. <strong>Site</strong>s closer to sub-stations and existing<br />
developments are likely to result in lower connection costs.<br />
Further information is required to provide a detailed response.<br />
Gas- No capacity issues have been identified. It should be<br />
possible to supply sites on an individual basis from the existing<br />
low pressure system. However, to provide a firm response<br />
detailed information is required.<br />
There are known waste water problems due to surface water<br />
infiltration; there is little capacity in the sewerage network or<br />
treatment facilities. There is no planned investment so only foulonly<br />
connections are acceptable. ‘Supply and demand<br />
investment’ by United Utilities is driven by the granting of<br />
planning permissions.<br />
Development on the east side of the A591 is suitable from a<br />
waste network perspective because these would avoid the<br />
sewer ‘bottleneck’ in the village centre.<br />
Utilities<br />
(water)<br />
Wet weather issues at treatment works.<br />
There are no water supply issues or constraints.<br />
Summary of consultation comments<br />
Housing: Support: 1 Object: 16 Don't mind: 0<br />
Employment: Support: 0 Object: 14 Don't mind: 0<br />
Waste Management: Support: 0 Object: 14 Don't mind: 0<br />
Open Space: Support: 8 Object: 2 Don't mind: 1<br />
Access is considered to be feasible, and acceptable in principle subject to securing a<br />
suitable access arrangement.<br />
Development of sites for affordable housing area essential but should be within the<br />
assessed needs for the village.<br />
This land is a vital and prominently visible part of a beautiful and dramatic approach<br />
to the village of <strong>Grasmere</strong>.<br />
Building on this land will change the character of this end of the village completely<br />
from its rural ambience to an urban sprawl.<br />
All three potential access points are dangerous, especially for children.<br />
Once you have built on the land it is gone forever as a beautiful part of the<br />
environment.<br />
Have concerns over the development of this site, due to its location, and resultant<br />
impacts upon village character. It forms part of an open space which contributes
strongly to settlement character.<br />
We need the meadows to produce enough food to feed livestock through the six<br />
month winter when grass doesn't grow in <strong>Grasmere</strong>.<br />
No pavements are on either of the roads as they are too narrow.<br />
Agricultural land - difficult to access, no footpaths on Pye Lane and Swan Lane.<br />
This site has historically been used for agricultural purposes and still is. Any change<br />
of use may be detrimental to the farming community.<br />
I am concerned that the sewer system in Broadgate in particular and <strong>Grasmere</strong> in<br />
general would not be able to accommodate the extra foul and surface water that<br />
would be generated by housing development.<br />
Highly visible site due to open nature of site and difficult for any development to be<br />
absorbed into landscape.<br />
Summary of assessment with regards to HRA/SA<br />
Housing Development<br />
Significant positive effect on SA objective (++):<br />
SA 3: To provide everyone with a decent home<br />
SA 15: To improve access to jobs<br />
Significant negative effect on SA objective (--):<br />
None identified.<br />
Uncertain but potentially significant effect on SA objective (--? or ++?):<br />
SA 17: To protect historic assets and their settings (--?)<br />
Minor positive effect on SA objective (+):<br />
None identified.<br />
Minor negative effect on objective (-):<br />
None identified.<br />
Uncertain, potentially minor effect on SA objective (-? or +?):<br />
SA 7: To protect and enhance biodiversity (-?)<br />
Uncertain effect on objective (?)<br />
SA 8: To preserve, enhance and manage landscape quality and character for future<br />
generations (?)<br />
Negligible effect on objective (0)<br />
SA 2: To improve access to services, facilities, the countryside and open space<br />
SA 5: To improve health and wellbeing<br />
SA 10: To improve local air quality and reduce greenhouse gas emissions<br />
Employment Development:<br />
LDNPA does not consider that this site is a reasonable alternative for employment
development.<br />
Summary of Habitats Regulations Assessment Evidence:<br />
The potential scale of development at this site is small (
<strong>Site</strong> reference X2058 <strong>Site</strong> area (Ha) 0.42<br />
<strong>Site</strong> name<br />
Woodland between Swan Hotel and Benfield<br />
Suggested use at Issues and Housing<br />
Options<br />
Key issues identified at Stage 2 Can issue be potentially overcome/mitigated?<br />
through Issues and Options<br />
consultation<br />
No (give reason)<br />
Further<br />
assessment<br />
required (see<br />
Access is considered to be<br />
feasible but there are known<br />
highway issues. Acceptable in<br />
principle subject to securing a<br />
suitable access arrangement.<br />
However there should be no<br />
direct access onto A591.<br />
Object to Swan car park area but<br />
rest alright for housing.<br />
Any development here may be<br />
detrimental to the local wildlife<br />
including the red squirrel<br />
protection scheme.<br />
Detrimental to the village of<br />
<strong>Grasmere</strong>.<br />
Yes<br />
Yes<br />
Yes<br />
Yes<br />
below)<br />
Stage 3<br />
No Yes<br />
Is the site available?<br />
<br />
<strong>Site</strong> characteristics<br />
This site comprises of two pieces of land separated by Greenhead Gill which runs<br />
east to west through the site. The northern part of the site contains a number of<br />
trees and also forms the storage and refuse area for the Swan Hotel. Planning<br />
permission was recently granted to extend the car park into this existing refuse area,<br />
as such this part of the site is not available for allocation. The remaining part of the<br />
site lies to the south of Greenhead Gill, it is a piece of unused agricultural land, and<br />
is this area which will be considered in the rest of the assessment.<br />
The site is accessed via a field gate adjacent to the bridge which fronts onto the<br />
A591. Along the southern boundary are residential dwellings on Benfield which back<br />
up closely to the site boundary. The site narrows to a point on the eastern boundary,<br />
the northern boundary is formed by the Gill, and there are a number of trees along<br />
this boundary. There are also two trees located along the western boundary which<br />
front the highway.<br />
Further<br />
issues/opp<br />
ortunities to<br />
consider<br />
Can issues be overcome/mitigated?<br />
Are there opportunities for enhancement?<br />
Issues and opportunities<br />
Green = no issue<br />
Amber = issues can be<br />
addressed through mitigation<br />
Red = Issue cannot be<br />
satisfactorily addressed
Accessibility<br />
Archaeology<br />
Biodiversity/<br />
Geodiversity<br />
= Opportunity for<br />
enhancement<br />
The site is located within 600 metres of some services and<br />
facilities available in <strong>Grasmere</strong> including the village hall, a public<br />
house, and bus stops, the site is also located approximately 600<br />
metres from the shops on Broadgate. There are surfaced paths<br />
passing the site and there is a surfaced public footpath on the<br />
opposite side of the A591 which leads into the village.<br />
There are two <strong>Site</strong>s and Monuments Records located near the<br />
entrance to the site. These records would not preclude<br />
development taking place.<br />
A preliminary desk top assessment of designations has been<br />
undertaken to identify any sites which are located within 250<br />
metres of Special Areas of Conservation, <strong>Site</strong>s of Special<br />
Scientific Interest, Special Protection Areas, National Nature<br />
Reserves, Local Nature Reserves, RAMSAR sties, County<br />
Wildlife <strong>Site</strong>s, and Regionally Important Geological and<br />
Geomorphological <strong>Site</strong>s. This site is not located within 250<br />
metres of any of these nature designations so there is unlikely to<br />
be any adverse impact but any proposals that may have a direct<br />
or indirect effect on these features will be expected to give full<br />
consideration of the potential impact.<br />
It is also possible that this site hosts protected habitats and<br />
species which will require further consideration prior to the<br />
submission of any planning application for the development of<br />
the site. Mitigation measures may be required.<br />
Contaminate<br />
d land<br />
Flood risk<br />
Health and<br />
Wellbeing<br />
Highways<br />
Greenhead Gill runs along the western boundary of the site so<br />
further investigation will be required and it will need to be<br />
demonstrated that any construction does not result in adverse<br />
impacts on the watercourse.<br />
This site is an area of unused agricultural land and there is no<br />
record of any other uses in the planning history. As such it is<br />
unlikely that this site will be contaminated.<br />
This site is in a low risk area. It is located within a Zone 1 Low<br />
Probability which is assessed as having a less than 1 in 1000<br />
annual probability of river flooding in any year. We are not<br />
aware of any reported localized flooding episodes even though<br />
the site is located adjacent to the Gill, and consultation<br />
responses suggest that this Gill does not flood this site.<br />
Any subsequent application for this site will need to address<br />
surface water run-off in order to comply with CS11 and CS17 of<br />
the Core Strategy.<br />
There are no rights of access on this site through a Public Right<br />
of Way and the site is not designated as Important Open Space<br />
for Recreation under Local Plan Policy S1. Development of this<br />
site would not result in the loss of recreational opportunities.<br />
Cumbria Highways commented access is considered to be<br />
feasible but there are known highway issues. Acceptable in<br />
principle subject to securing a suitable access arrangement.
However there should be no direct access onto A591.<br />
Historic<br />
environment<br />
As only the south eastern part of the site is being considered for<br />
development as a result of the recent planning application<br />
access would need to be taken from the A591. The existing<br />
field gate is too close to the bridge pillions which would restrict<br />
visibility therefore a new access would need to be taken to the<br />
south of the existing access.<br />
The site is located within 250 metres of Grade II listed buildings<br />
(The Swan Hotel and Forest Side).<br />
The Swan Hotel is located approximately 70 metres north of the<br />
site. There is a reasonable level of tree cover between the site<br />
and the Swan Hotel, and the hotel car park lies between the<br />
two. It is considered that development of the site is unlikely to<br />
have a significant impact on the setting or character of the listed<br />
building.<br />
Landscape<br />
Neighbour<br />
impact<br />
Planning<br />
Development is unlikely to have any impact on the setting of<br />
Forest Side due to intervening development.<br />
The valley has a sense of enclosure from the surrounding fells<br />
which highlights the sense of intimacy experienced within this<br />
area of landscape. Many of the fell slopes are dominated by<br />
bracken, adding to the seasonal variation of colour while a<br />
scattering of mature trees (principally yew and juniper) are<br />
significant features.<br />
This site lies adjacent to an existing residential area (Benfield),<br />
there is a line of trees along the northern boundary with a car<br />
park beyond, and to the east there is further domestic curtilage.<br />
The site currently offers very little to the character of the<br />
landscape and providing the majority of the trees can be<br />
retained along the northern boundary there is unlikely to be<br />
significant impact to the character of the landscape if developed.<br />
The residential dwellings of Benfield lie adjacent to the southern<br />
boundary of this site. The rear elevations of No’s 4-7 back onto<br />
the site and there is approximately 9 metres between the site<br />
boundary and the rear elevation. The side elevations of No’s 1<br />
and 8 also face the southern site boundary with the nearest part<br />
of No 1 approximately 3.5 metres from the boundary wall.<br />
Given the close proximity of these dwellings to the site boundary<br />
there is potential for adverse amenity issues to arise. It would be<br />
necessary to design the layout of the scheme so that there was<br />
sufficient distance to avoid any unacceptable overlooking,<br />
overbearing impact, or loss of light. In order to achieve this it is<br />
likely the dwellings would need to be located towards the<br />
northern boundary adjacent to the Gill. Subject to appropriate<br />
scale, design, and layout it is considered that a scheme could<br />
be provided on this site which does not result in unacceptable<br />
neighbour amenity issues.<br />
We have no record of any planning applications that relate
history<br />
(including<br />
relevant<br />
appeals)<br />
Settlement<br />
character<br />
Tree and<br />
Woodlands<br />
directly to this site.<br />
Nestled at the northern end of <strong>Grasmere</strong> <strong>Lake</strong>, the distinctive<br />
historic village of <strong>Grasmere</strong>, which overlooks the River Rothay<br />
exhibits a range of grey and reddish stone buildings made<br />
largely of dressed slate. Small cottages create an intricate feel<br />
in parts of the village while in other areas hotels of a significant<br />
size dominate and overall the village lacks the sense of having a<br />
centre or focal point. This site is located towards the northern<br />
end of <strong>Grasmere</strong> well related to the residential areas near to the<br />
Swan Hotel. This site currently offers little to the character of<br />
the settlement and currently appears to be unused. It is<br />
therefore considered that this site could be developed with little<br />
detrimental impact to the character of the settlement.<br />
There are a number of trees located along the northern<br />
boundary of the site adjacent to Greenhead Gill. There are also<br />
two trees located on the western boundary where the site meets<br />
the A591. None of these trees are currently protected by a<br />
designation but may be worthy of protection.<br />
One of these trees on the boundary fronting the highway is<br />
located almost in the centre of the boundary. As a new access<br />
point is required these two trees on the western boundary and in<br />
particular the one in the centre of the boundary are vulnerable to<br />
damage during construction of an access.<br />
Utilities<br />
(electricity/g<br />
as)<br />
Utilities<br />
(Sewerage/d<br />
rainage)<br />
It is important to retain tree cover along the northern boundary<br />
of the site, therefore these trees should be retained although<br />
trimming will be required, and mitigation measures may be<br />
required to ensure this.<br />
Electricity- ENWL has a commitment to provide an electricity<br />
supply to new build development. ENWL determine the cost of<br />
connection and the developer would be expected to contribute<br />
part or all of this cost. <strong>Site</strong>s closer to sub-stations and existing<br />
developments are likely to result in lower connection costs.<br />
Further information is required to provide a detailed response.<br />
Gas- No capacity issues have been identified. It should be<br />
possible to supply sites on an individual basis from the existing<br />
low pressure system. However, to provide a firm response<br />
detailed information is required.<br />
There are known waste water problems due to surface water<br />
infiltration; there is little capacity in the sewerage network or<br />
treatment facilities. There is no planned investment so only foulonly<br />
connections are acceptable. ‘Supply and demand<br />
investment’ by United Utilities is driven by the granting of<br />
planning permissions.<br />
Development on the east side of the A591 is suitable from a<br />
waste network perspective because these would avoid the
sewer ‘bottleneck’ in the village centre.<br />
Wet weather issues at treatment works.<br />
Utilities<br />
(water)<br />
There are no water supply issues or constraints.<br />
Summary of consultation comments<br />
Housing: Support: 3 Object: 2 Don't mind: 0<br />
Employment: Support: 0 Object: 2 Don't mind: 0<br />
Waste Management: Support: 0 Object: 2 Don't mind: 0<br />
Open Space: Support: 1 Object: 0 Don't mind: 0<br />
Access is considered to be feasible but there are known highway issues. Acceptable<br />
in principle subject to securing a suitable access arrangement. However there<br />
should be no direct access onto A591.<br />
Acceptable as within old development boundary.<br />
Object to Swan car park area but rest alright for housing.<br />
To the right of the stream - stream doesn't flood.<br />
Right hand side/left hand side hotel car park.<br />
Close to A591 and other dwellings.<br />
Any development here may be detrimental to the local wildlife including the red<br />
squirrel protection scheme.<br />
Detrimental to the village of <strong>Grasmere</strong>.<br />
Summary of assessment with regards to HRA/SA<br />
Housing Development<br />
Significant positive effect on SA objective (++):<br />
SA 3: To provide everyone with a decent home<br />
SA 15: To improve access to jobs<br />
Significant negative effect on SA objective (--):<br />
None identified.<br />
Uncertain but potentially significant effect on SA objective (--? or ++?):<br />
SA 8: To preserve, enhance and manage landscape quality and character for future<br />
generations (++?)<br />
SA 17: To protect historic assets and their settings (--?)<br />
Minor positive effect on SA objective (+):<br />
None identified.<br />
Minor negative effect on objective (-):<br />
None identified.
Uncertain, potentially minor effect on SA objective (-? or +?):<br />
SA 7: To protect and enhance biodiversity (-?)<br />
Uncertain effect on objective (?)<br />
None identified.<br />
Negligible effect on objective (0)<br />
SA 2: To improve access to services, facilities, the countryside and open space<br />
SA 5: To improve health and wellbeing<br />
SA 10: To improve local air quality and reduce greenhouse gas emissions<br />
Employment Development:<br />
LDNPA does not consider that this site is a reasonable alternative for employment<br />
development.<br />
Summary of Habitats Regulations Assessment Evidence:<br />
The potential scale of development at this site is small (
Is this site selected as a preferred option?<br />
<br />
If so, for what use?<br />
Affordable housing<br />
Is boundary to be redrawn? (as Yes New site area (Ha) 0.25<br />
shown on ‘preferred options’ map)<br />
Suggested requirements if allocated<br />
Redrawing the boundary as shown on the ‘preferred options’ map in order to<br />
retain a landscaping swathe<br />
A new access is required from the A591<br />
Consideration of options for a new access to avoid damage or loss of the<br />
trees on the boundary fronting the highway. Removal of the tree in the centre<br />
of the boundary is a last resort if other options do not meet highway<br />
standards.
<strong>Site</strong> reference X2062 <strong>Site</strong> area (Ha) 0.29<br />
<strong>Site</strong> name<br />
Land to south east of How Beck<br />
Suggested use at Issues and Housing<br />
Options<br />
Key issues identified at Stage 2 Can issue be potentially overcome/mitigated?<br />
through Issues and Options<br />
consultation<br />
No (give reason)<br />
Further<br />
assessment<br />
required (see<br />
Access is considered to be<br />
feasible and acceptable in<br />
principle subject to securing a<br />
suitable access arrangement.<br />
No flood problems.<br />
It is in the centre of the village and<br />
easily accessible.<br />
Not very visible site.<br />
Yes<br />
Yes<br />
Yes<br />
Yes<br />
below)<br />
Stage 3<br />
No Yes<br />
Is the site available?<br />
<br />
<strong>Site</strong> characteristics<br />
This greenfield site is located off Broadgate which is one of the main routes into<br />
<strong>Grasmere</strong> where the majority of services and facilities are found. The highway runs<br />
along the eastern boundary with a stone wall and hedge screening almost all views<br />
into the site. To the west is the Youth Hostel, and to the north west is a residential<br />
dwelling (How Beck) with the domestic curtilage directly to the north of the site<br />
fronting onto the highway. To the south of the site is an agricultural field and there is<br />
a narrow single track access lane to the youth hostel running along the southern<br />
boundary. The field is currently accessed via a field gate from this narrow access<br />
track.<br />
There are a number of relatively young trees within the site, particularly along the<br />
southern boundary of the site. The River Rothay is located approximately 60 metres<br />
north of the site. The site is flat and currently appears to be unused.<br />
Further<br />
issues/opp<br />
ortunities to<br />
consider<br />
Accessibility<br />
Archaeology<br />
Can issues be overcome/mitigated?<br />
Are there opportunities for enhancement?<br />
Issues and opportunities<br />
Green = no issue<br />
Amber = issues can be<br />
addressed through mitigation<br />
Red = Issue cannot be<br />
satisfactorily addressed<br />
= Opportunity for<br />
enhancement<br />
This site is located within 600 metres of services and facilities<br />
available in <strong>Grasmere</strong>, and there is a pedestrian footways<br />
passing the site leading south to where the majority of the<br />
services and facilities are located.<br />
There are no records of any archaeological features on or<br />
adjacent to this site.
Biodiversity/<br />
Geodiversity<br />
Contaminate<br />
d land<br />
Flood risk<br />
A preliminary desk top assessment of designations has been<br />
undertaken to identify any sites which are located within 250<br />
metres of Special Areas of Conservation, <strong>Site</strong>s of Special<br />
Scientific Interest, Special Protection Areas, National Nature<br />
Reserves, Local Nature Reserves, RAMSAR sties, County<br />
Wildlife <strong>Site</strong>s, and Regionally Important Geological and<br />
Geomorphological <strong>Site</strong>s. This site is not located within 250<br />
metres of any of these nature designations so there is unlikely to<br />
be any adverse impact but any proposals that may have a direct<br />
or indirect effect on these features will be expected to give full<br />
consideration of the potential impact.<br />
It is also possible that this site hosts protected habitats and<br />
species which will require further consideration prior to the<br />
submission of any planning application for the development of<br />
the site. Mitigation measures may be required.<br />
This site is a former kitchen garden and there is no record of<br />
any other uses in the planning history. As such it is unlikely that<br />
this site will be contaminated.<br />
This site is in a low risk area. It is located within a Zone 1 Low<br />
Probability which is assessed as having a less than 1 in 1000<br />
annual probability of river flooding in any year. We are not<br />
aware of any reported localized flooding episodes.<br />
Any subsequent application for this site will need to address<br />
surface water run-off in order to comply with CS11 and CS17 of<br />
the Core Strategy.<br />
Health and<br />
Wellbeing<br />
Highways<br />
Historic<br />
environment<br />
Landscape<br />
The area of high flood risk runs along the eastern boundary of<br />
the site but does not extend into the site.<br />
There are no rights of access on this site through a Public Right<br />
of Way and the site is not designated as Important Open Space<br />
for Recreation under Local Plan Policy S1. Development of this<br />
site would not result in the loss of recreational opportunities.<br />
Cumbria Highways commented access is considered to be<br />
feasible and acceptable in principle subject to securing a<br />
suitable access arrangement.<br />
This site is located within <strong>Grasmere</strong> Conservation Area, and is<br />
located within 250 metres of a listed building (Dockwray<br />
Cottage). Development of this site is likely to have little impact<br />
on the setting of the listed building due to the distance from the<br />
site to the building (approx. 220 metres). Careful consideration<br />
will need to be given to the scale, design, layout, and materials<br />
to ensure any scheme makes a positive contribution to the<br />
Conservation Area, but it is considered that a scheme could be<br />
developed on this site without causing adverse impacts to the<br />
character and setting of the Conservation Area.<br />
Development of this site will not result in the loss of any<br />
important views as identified in the Conservation Area<br />
Appraisal.<br />
The valley has a sense of enclosure from the surrounding fells
which highlights the sense of intimacy experienced within this<br />
area of landscape. Many of the fell slopes are dominated by<br />
bracken, adding to the seasonal variation of colour while a<br />
scattering of mature trees (principally yew and juniper) are<br />
significant features. The village is overlooked and enclosed by<br />
the surrounding fells and the rocky hill, Helm Crag, which is<br />
popular with walkers and known locally as the Lion and the<br />
Lamb, due to the shape of rock formations on its summit.<br />
Neighbour<br />
impact<br />
Planning<br />
history<br />
(including<br />
relevant<br />
appeals)<br />
Settlement<br />
character<br />
Tree and<br />
Woodlands<br />
This site is located on one of the main entrances into the heart<br />
of <strong>Grasmere</strong> where much of the tourist activity occurs. The site<br />
is considered to be well related to existing developments which<br />
front Broadgate, and is relatively well screened from the<br />
highway. The stone wall running along the eastern boundary<br />
adds to the landscape character, but the site itself makes a<br />
limited contribution as such it is considered that this site could<br />
be developed without causing unacceptable landscape harm.<br />
Development will be seen in the context of adjacent and nearby<br />
development in the village.<br />
The boundary of the site is located approximately 28 metres<br />
from How Beck, and 35 metres from the Youth Hostel.<br />
Relatively good screening is offered by the site boundary<br />
therefore it is considered that development of this site is unlikely<br />
to result in adverse amenity issues providing the design is of an<br />
appropriate scale and layout.<br />
A planning application was submitted and subsequently refused<br />
in 1996 for a car park on part of the site. There are no other<br />
records of planning applications relating to this site.<br />
Nestled at the northern end of <strong>Grasmere</strong> <strong>Lake</strong>, the distinctive<br />
historic village of <strong>Grasmere</strong>, which overlooks the River Rothay<br />
exhibits a range of grey and reddish stone buildings made<br />
largely of dressed slate. Small cottages create an intricate feel<br />
in parts of the village while in other areas hotels of a significant<br />
size dominate and overall the village lacks the sense of having a<br />
centre or focal point.<br />
This site is considered to be well related to the form of the<br />
settlement located just off the main road (Broadgate) running<br />
through <strong>Grasmere</strong> which contains many of the shops and<br />
facilities. There are buildings surrounding the site so it does feel<br />
like part of the village. Subject to appropriate design, scale, and<br />
layout of the site it is considered development of this site could<br />
be accommodated without resulting in unacceptable harm to the<br />
settlement character. However, given its location in the<br />
Conservation Area the choice of materials will be an important<br />
consideration.<br />
There are a number of relatively young trees within this site, and<br />
there is a beech hedge running along the eastern boundary<br />
above the stone wall. None of the trees on the site are<br />
protected by any designations, and they are not considered to
Utilities<br />
(electricity/g<br />
as)<br />
be important individual specimens or particularly important to<br />
the character of the settlement. Towards the rear of the site the<br />
becomes a woodland and should be retained. The hedge and<br />
stone wall along the eastern boundary does contribute to the<br />
visual amenity therefore consideration should be given to<br />
retaining as much of this feature as possible while finding an<br />
access point.<br />
Electricity- ENWL has a commitment to provide an electricity<br />
supply to new build development. ENWL determine the cost of<br />
connection and the developer would be expected to contribute<br />
part or all of this cost. <strong>Site</strong>s closer to sub-stations and existing<br />
developments are likely to result in lower connection costs.<br />
Further information is required to provide a detailed response.<br />
Gas- No capacity issues have been identified. It should be<br />
possible to supply sites on an individual basis from the existing<br />
low pressure system. However, to provide a firm response<br />
detailed information is required.<br />
Utilities<br />
(Sewerage/d<br />
rainage)<br />
There are known waste water problems due to surface water<br />
infiltration; there is little capacity in the sewerage network or<br />
treatment facilities. There is no planned investment so only foulonly<br />
connections are acceptable. ‘Supply and demand<br />
investment’ by United Utilities is driven by the granting of<br />
planning permissions.<br />
Development on the east side of the A591 is suitable from a<br />
waste network perspective because these would avoid the<br />
sewer ‘bottleneck’ in the village centre.<br />
Wet weather issues at treatment works.<br />
Utilities<br />
(water)<br />
There are no water supply issues or constraints.<br />
Summary of consultation comments<br />
Housing: Support: 5 Object: 0 Don't mind: 0<br />
Employment: Support: 0 Object: 1 Don't mind: 0<br />
Waste Management: Support: 0 Object: 1 Don't mind: 0<br />
Open Space: Support: 0 Object: 1 Don't mind: 0<br />
Access is considered to be feasible and acceptable in principle subject to securing a<br />
suitable access arrangement.<br />
Very suitable in part for elderly, less mobile and disabled people.<br />
No flood problems.<br />
It is in the centre of the village and easily accessible.<br />
Access does not present serious problems.
Old kitchen garden - useless piece of land.<br />
Not very visible site.<br />
Development of sites for affordable housing area essential but should be within the<br />
assessed needs for the village<br />
Nicely concealed from main road but on road into the village.<br />
Summary of assessment with regards to HRA/SA<br />
Housing Development<br />
Significant positive effect on SA objective (++):<br />
SA 3: To provide everyone with a decent home<br />
SA 15: To improve access to jobs<br />
Significant negative effect on SA objective (--):<br />
None identified.<br />
Uncertain but potentially significant effect on SA objective (--? or ++?):<br />
SA 17: To protect historic assets and their settings (--?)<br />
Minor positive effect on SA objective (+):<br />
SA 2: To improve access to services, facilities, the countryside and open space<br />
SA 5: To improve health and wellbeing<br />
SA 10: To improve local air quality and reduce greenhouse gas emissions<br />
Minor negative effect on objective (-):<br />
None identified.<br />
Uncertain, potentially minor effect on SA objective (-? or +?):<br />
SA 7: To protect and enhance biodiversity (-?)<br />
Uncertain effect on objective (?)<br />
SA 8: To preserve, enhance and manage landscape quality and character for future<br />
generations (?)<br />
Negligible effect on objective (0)<br />
None identified.<br />
Employment Development:<br />
LDNPA does not consider that this site is a reasonable alternative for employment<br />
development.<br />
Summary of Habitats Regulations Assessment Evidence:<br />
The potential scale of development at this site is small (
Cumbria Highways indicate that access is considered to be feasible and there are<br />
unlikely to be any issues of contamination. There are limited views of this site due to<br />
the screening offered by the hedges and trees along the boundary, and due to<br />
existing buildings. The stone wall running along the eastern boundary adds to the<br />
landscape and settlement character, but the site itself makes a limited contribution<br />
as such it is considered that this site could be developed without causing<br />
unacceptable landscape harm. The broad support identified through the public<br />
consultation reflects this judgment of the limited impact of development on the<br />
underutilized piece of land.<br />
Development of the site would result in the loss of some trees from within the site but<br />
these are not considered to be important individual specimens and make a limited<br />
contribution to the visual amenity. The site lies within the Conservation Area but<br />
development of this site will not result in the loss of any important views as identified<br />
in the Conservation Area Appraisal. Careful consideration will need to be given to<br />
the scale, design, layout, and materials to ensure development does not harm the<br />
Conservation Area.<br />
On balance the need for affordable housing in <strong>Grasmere</strong> is considered to outweigh<br />
the concerns associated with development of a site in the Conservations Area and<br />
the loss of young trees within the site, as such the site as identified on the ‘preferred<br />
options’ map is considered to be suitable for development.<br />
No Yes<br />
Is this site selected as a preferred option?<br />
<br />
If so, for what use?<br />
Affordable housing<br />
Is boundary to be redrawn? (as No New site area (Ha) 0.29<br />
shown on ‘preferred options’ map)<br />
Suggested requirements if allocated<br />
A new access is required from Broadgate but as much of the wall and hedge<br />
should be retained as possible
<strong>Site</strong> reference X2066 <strong>Site</strong> area (Ha) 2.0<br />
<strong>Site</strong> name<br />
Broadgate Park<br />
Suggested use at Issues and Open space recreation<br />
Options<br />
Key issues identified at Stage 2 Possible to overcome or mitigate the issue?<br />
through issues and options<br />
consultation<br />
No (give reason)<br />
Further<br />
assessment<br />
required (see<br />
below)<br />
As below<br />
Stage 3 – Recreation open space<br />
Is there a local deficiency of this type of open space?<br />
Yes<br />
No<br />
No<br />
Is there a local surplus of this type of open space?<br />
No<br />
Is site still in recreational use?<br />
Is the site or its use mentioned in the community plan?<br />
If applicable does the community plan recognise it as<br />
worthy of retention for its current use?<br />
Does the site contribute to the character of the built<br />
environment, landscape, or settlement form?<br />
Is the site within or well related to a settlement?<br />
Is the site publicly accessible?<br />
Yes<br />
Yes<br />
Yes<br />
Yes<br />
Yes<br />
Yes<br />
Has an alternative use or development been suggested?<br />
No<br />
Description of reasonable alternative use(s):<br />
If a new use is suggested what is the justification or considerations to justify<br />
an alternative use or development?<br />
<strong>Site</strong> characteristics<br />
Large recreation ground in village centre. Playground, football pitches, seating, bins,<br />
next to public car park. To north of Memorial Hall.<br />
Comments from Sport England (required if an alternative use is pursued)<br />
Summary of consultation comments<br />
Six comments supporting open space allocation. Three objections to housing, two<br />
objections to employment allocation. <strong>Site</strong> provides recreation for residents and<br />
visitors, well used and safe play area for children.<br />
Summary of assessment findings (i.e. above)<br />
Large recreation ground in village centre which includes playground, football pitches,<br />
seating, and bins.<br />
Should this site be designated as formal recreation<br />
open space?<br />
Yes<br />
Yes<br />
No
<strong>Site</strong> reference X2068 <strong>Site</strong> area (Ha) 0.6<br />
<strong>Site</strong> name<br />
Dale Lodge Hotel, <strong>Grasmere</strong><br />
Suggested use at Issues and Open space amenity<br />
Options<br />
Key issues identified at Stage 2 Possible to overcome or mitigate the issue?<br />
through issues and options<br />
consultation<br />
No (give reason)<br />
Further<br />
assessment<br />
required (see<br />
below)<br />
No issues identified.<br />
N/A<br />
Stage 3 – amenity open space<br />
Is there a local deficiency of this type of open space?<br />
Is there a local surplus of this type of open space?<br />
Is the site publicly accessible?<br />
Is the site used for recreation?<br />
Is the site within or well related to a settlement?<br />
Is the site or its use mentioned in the community plan?<br />
If applicable, does the community plan recognise it as<br />
worthy of retention for its current use?<br />
Does the site contribute to the character of the built<br />
environment, landscape, or settlement form?<br />
Has an alternative use or development been suggested?<br />
Description of reasonable alternative use(s):<br />
Yes<br />
Yes<br />
Yes<br />
Yes<br />
No<br />
No<br />
No<br />
No<br />
No<br />
N/A<br />
No<br />
If a new use is suggested what is the justification or considerations to justify<br />
an alternative use or development?<br />
<strong>Site</strong> characteristics<br />
Formal gardens, access for hotel guests only. Amenity value.<br />
Summary of consultation comments<br />
Three comments supporting open space allocation. Comments referred to the<br />
beauty of the gardens.<br />
Summary of assessment findings (i.e. above)<br />
Formal gardens, access for hotel guests only but site is of high amenity value.<br />
Should this site be designated as amenity open<br />
space?<br />
Yes<br />
Yes<br />
No
<strong>Site</strong> reference X2072 <strong>Site</strong> area (Ha) 0.34<br />
<strong>Site</strong> name<br />
<strong>Grasmere</strong> CE VA Primary School<br />
Suggested use at Issues and Open space recreation<br />
Options<br />
Key issues identified at Stage 2 Possible to overcome or mitigate the issue?<br />
through issues and options<br />
consultation<br />
No (give reason)<br />
Further<br />
assessment<br />
required (see<br />
New school proposed for part of<br />
site.<br />
Stage 3 – Recreation open space<br />
Is there a local deficiency of this type of open space?<br />
Yes<br />
Yes<br />
below)<br />
No<br />
No<br />
Is there a local surplus of this type of open space?<br />
No<br />
Is site still in recreational use?<br />
Is the site or its use mentioned in the community plan?<br />
If applicable does the community plan recognise it as<br />
worthy of retention for its current use?<br />
Does the site contribute to the character of the built<br />
environment, landscape, or settlement form?<br />
Is the site within or well related to a settlement?<br />
Is the site publicly accessible?<br />
Has an alternative use or development been suggested?<br />
Yes<br />
Yes<br />
Yes<br />
Yes<br />
Yes<br />
Yes<br />
Yes<br />
Description of reasonable alternative use(s):<br />
Build new school on some of the site.<br />
If a new use is suggested what is the justification or considerations to justify<br />
an alternative use or development?<br />
New school would only use part of the site, and there would still be playing fields<br />
available for students and the public. If the new school was built on the playing<br />
fields, we would expect the development to meet CS21 requirements and to find an<br />
alternative for playing fields.<br />
<strong>Site</strong> characteristics<br />
School playing fields, play equipment, hard standing playground. Public access<br />
outside of school hours. In village centre.<br />
Comments from Sport England (required if an alternative use is pursued)<br />
Summary of consultation comments<br />
Three comments supporting open space allocation, two objections to housing, one<br />
objection to each of employment and waste management allocations. It is an<br />
essential play and sports area.<br />
Summary of assessment findings (i.e. above)<br />
School playing fields, play equipment, hard standing playground.<br />
Boundary change – to reflect the boundary as in the Local Plan. This excludes the
school building.<br />
Should this site be designated as formal recreation<br />
open space?<br />
Yes<br />
Yes<br />
No
<strong>Site</strong> reference X2074 <strong>Site</strong> area (Ha) 0.2<br />
<strong>Site</strong> name<br />
Land to west of A591, surrounding Field Head<br />
Cottage, <strong>Grasmere</strong><br />
Suggested use at Issues and Open space amenity<br />
Options<br />
Key issues identified at Stage 2 Possible to overcome or mitigate the issue?<br />
through issues and options<br />
consultation<br />
No (give reason)<br />
Further<br />
assessment<br />
required (see<br />
below)<br />
Potential conflict of use<br />
Yes<br />
Stage 3 – amenity open space<br />
Is there a local deficiency of this type of open space?<br />
Yes<br />
Yes<br />
No<br />
Is there a local surplus of this type of open space?<br />
No<br />
Is the site publicly accessible?<br />
Is the site used for recreation?<br />
Is the site within or well related to a settlement?<br />
Yes<br />
Yes<br />
Yes<br />
Is the site or its use mentioned in the community plan?<br />
If applicable, does the community plan recognise it as<br />
worthy of retention for its current use?<br />
Does the site contribute to the character of the built<br />
environment, landscape, or settlement form?<br />
Has an alternative use or development been suggested?<br />
Yes<br />
No<br />
N/A<br />
No<br />
Description of reasonable alternative use(s): Housing<br />
If a new use is suggested what is the justification or considerations to justify<br />
an alternative use or development?<br />
The site has amenity value. There is a deficiency of allotments throughout the<br />
National Park, and increasing demand for allotment sites.<br />
<strong>Site</strong> characteristics<br />
Currently used as allotments. Flat site which is quite small. The site is outside of the<br />
centre of <strong>Grasmere</strong>, alongside the A591. There is housing to the south, and open<br />
countryside to the north and west.<br />
Summary of consultation comments<br />
One objection to each of housing, employment and waste management allocation.<br />
One supporting comment for open space allocation and one ‘don’t mind’.<br />
Summary of assessment findings (i.e. above)<br />
Part of the site is used as allotments and it is proposed to designate as open space.<br />
Boundary change to remove the house and the southern end of the site from the<br />
site.<br />
Should this site be designated as amenity open<br />
space?<br />
Yes<br />
Yes<br />
No
<strong>Site</strong> reference X2097 <strong>Site</strong> area (Ha) 1.49<br />
<strong>Site</strong> name<br />
Land adjacent Rothay and path<br />
Suggested use at Issues and Open space amenity<br />
Options<br />
Key issues identified at Stage 2 Possible to overcome or mitigate the issue?<br />
through issues and options<br />
consultation<br />
No (give reason)<br />
Further<br />
assessment<br />
required (see<br />
below)<br />
No issues identified.<br />
N/A<br />
Stage 3 – amenity open space<br />
Is there a local deficiency of this type of open space?<br />
Is there a local surplus of this type of open space?<br />
Is the site publicly accessible?<br />
Is the site used for recreation?<br />
Is the site within or well related to a settlement?<br />
Is the site or its use mentioned in the community plan?<br />
If applicable, does the community plan recognise it as<br />
worthy of retention for its current use?<br />
Does the site contribute to the character of the built<br />
environment, landscape, or settlement form?<br />
Has an alternative use or development been suggested?<br />
Yes<br />
Yes<br />
Yes<br />
Yes<br />
Yes<br />
Yes<br />
No<br />
No<br />
No<br />
N/A<br />
No<br />
Description of reasonable alternative use(s):<br />
If a new use is suggested what is the justification or considerations to justify<br />
an alternative use or development?<br />
<strong>Site</strong> characteristics<br />
Flat site, mature trees, next to River Rothay, site important for visual amenity.<br />
Summary of consultation comments<br />
Three comments supporting open space allocation. One objection to housing.<br />
Beautiful open space.<br />
Summary of assessment findings (i.e. above)<br />
Flat site with mature trees, next to River Rothay and surfaced footpath so site<br />
important for visual amenity.<br />
Should this site be designated as amenity open<br />
space?<br />
Yes<br />
Yes<br />
No
<strong>Site</strong> reference X2259 <strong>Site</strong> area (Ha) 0.15<br />
<strong>Site</strong> name<br />
<strong>Grasmere</strong> square<br />
Suggested use at Issues and Open space amenity<br />
Options<br />
Key issues identified at Stage 2 Possible to overcome or mitigate the issue?<br />
through issues and options<br />
consultation<br />
No (give reason)<br />
Further<br />
assessment<br />
required (see<br />
below)<br />
No issues identified.<br />
N/A<br />
Stage 3 – amenity open space<br />
Is there a local deficiency of this type of open space?<br />
Is there a local surplus of this type of open space?<br />
Is the site publicly accessible?<br />
Is the site used for recreation?<br />
Is the site within or well related to a settlement?<br />
Is the site or its use mentioned in the community plan?<br />
If applicable, does the community plan recognise it as<br />
worthy of retention for its current use?<br />
Does the site contribute to the character of the built<br />
environment, landscape, or settlement form?<br />
Has an alternative use or development been suggested?<br />
Description of reasonable alternative use(s):<br />
Yes<br />
Yes<br />
Yes<br />
Yes<br />
Yes<br />
Yes<br />
No<br />
No<br />
No<br />
N/A<br />
No<br />
If a new use is suggested what is the justification or considerations to justify<br />
an alternative use or development?<br />
<strong>Site</strong> characteristics<br />
Village green. Flat site, well maintained, busy in summer, seats.<br />
Summary of consultation comments<br />
Five comments supporting open space allocation, two objections to housing, one<br />
objection to each of employment and waste management. Essential open space for<br />
residents and visitors. Passive recreational use. National Trust land.<br />
Summary of assessment findings (i.e. above)<br />
This site is the village green. It is a flat site with seats and is well maintained.<br />
Should this site be designated as amenity open<br />
space?<br />
Yes<br />
Yes<br />
No
<strong>Site</strong> reference X4021 <strong>Site</strong> area (Ha) 0.11<br />
<strong>Site</strong> name<br />
Land near Grandy Close, Easdale Road<br />
Suggested use at Issues and Housing<br />
Options<br />
Key issues identified at Stage 2 Can issue be potentially overcome/mitigated?<br />
through Issues and Options<br />
consultation<br />
No (give reason)<br />
Further<br />
assessment<br />
required (see<br />
Access is considered to be<br />
feasible; there are known highway<br />
issues such as the access with.<br />
The site could be accessed from<br />
the existing access.<br />
<strong>Site</strong> is suitable for housing having<br />
regard to the nature of the<br />
surrounding development and the<br />
relative proximity to a significant<br />
range of service functions in<br />
<strong>Grasmere</strong>.<br />
Yes<br />
Yes<br />
below)<br />
Stage 3<br />
No Yes<br />
Is the site available?<br />
<br />
<strong>Site</strong> characteristics<br />
This site is an area of undeveloped land within Grandy Close, between the dwellings<br />
and the highway which runs along the eastern boundary of the site. To the north is<br />
an area of woodland associated with Thorney How Hostel, to the west is the side<br />
elevation of No 4 Grandy Close and its associated domestic curtilage. To the south<br />
of the site is an area of car parking (not within site boundary), the access into<br />
Grandy Close and No’s 5 and 6 Grandy Close. The site is within the curtilage of<br />
these residential dwelling of Grandy Close.<br />
The site is flat, and there appears to be standing water on the site indicating poor<br />
drainage. The site is accessed via a single track road off Easdale Road. The<br />
adjacent dwellings in Grandy Close are constructed of stone/ slate. There is a tree<br />
located towards the centre of the northern boundary.<br />
Further<br />
issues/opp<br />
ortunities to<br />
consider<br />
Accessibility<br />
Can issues be overcome/mitigated?<br />
Are there opportunities for enhancement?<br />
Issues and opportunities<br />
Green = no issue<br />
Amber = issues can be<br />
addressed through mitigation<br />
Red = Issue cannot be<br />
satisfactorily addressed<br />
= Opportunity for<br />
enhancement<br />
The site is not located within 600 metres of services and<br />
facilities available in <strong>Grasmere</strong>, and there are no public<br />
transport services within 600 metres of the site. There are also<br />
no footpaths along the unnamed road which the site is accessed
Archaeology<br />
Biodiversity/<br />
Geodiversity<br />
Contaminate<br />
d land<br />
Flood risk<br />
Health and<br />
Wellbeing<br />
Highways<br />
Historic<br />
environment<br />
from, or on Easdale Road (although there is a stretch of footway<br />
in a field adjacent to the highway past High Fieldside).<br />
However, these roads are lightly trafficked and there are many<br />
walkers found on Easdale Road as this is a popular walking<br />
route to Easdale Tarn. Development of this site would be reliant<br />
on the private car but this is only a small site so the number of<br />
dwellings which could be accommodated on the site would be<br />
limited.<br />
There are no archaeological designations relating to this site but<br />
there is a <strong>Site</strong>s and Monuments Record relating to Cragfoot<br />
which is located just to the south of Grandy Close. This record<br />
would not preclude development of the site taking place.<br />
A preliminary desk top assessment of designations has been<br />
undertaken to identify any sites which are located within 250<br />
metres of Special Areas of Conservation, <strong>Site</strong>s of Special<br />
Scientific Interest, Special Protection Areas, National Nature<br />
Reserves, Local Nature Reserves, RAMSAR sties, County<br />
Wildlife <strong>Site</strong>s, and Regionally Important Geological and<br />
Geomorphological <strong>Site</strong>s. This site is not located within 250<br />
metres of any of these nature designations so there is unlikely to<br />
be any adverse impact but any proposals that may have a direct<br />
or indirect effect on these features will be expected to give full<br />
consideration of the potential impact.<br />
It is also possible that this site hosts protected habitats and<br />
species which will require further consideration prior to the<br />
submission of any planning application for the development of<br />
the site. Mitigation measures may be required.<br />
This site is an area of unused land associated with Grandy<br />
Close and there is no record of any other uses in the planning<br />
history. As such it is unlikely that this site will be contaminated.<br />
This site is in a low risk area. It is located within a Zone 1 Low<br />
Probability which is assessed as having a less than 1 in 1000<br />
annual probability of river flooding in any year. During site visits<br />
it was noted that there appeared to be areas of standing water<br />
indicating the site is poorly drained, however it is considered any<br />
drainage issues could satisfactorily be overcome.<br />
Any subsequent application for this site will need to address<br />
surface water run-off in order to comply with CS11 and CS17 of<br />
the Core Strategy.<br />
There are no rights of access on this site through a Public Right<br />
of Way and the site is not designated as Important Open Space<br />
for Recreation under Local Plan Policy S1. Development of this<br />
site would not result in the loss of recreational opportunities.<br />
Cumbria Highways commented access is considered to be<br />
feasible; there are known highway issues such as the access<br />
width. The site could be accessed from the existing access.<br />
The site is located within 250 metres of listed buildings but it is<br />
not within 250 metres of the <strong>Grasmere</strong> Conservation Area. The<br />
closest listed building is located approximately 70 metres from<br />
the site (Thorney How Hostel) but due to the topography of the
Landscape<br />
Neighbour<br />
impact<br />
Planning<br />
history<br />
(including<br />
relevant<br />
appeals)<br />
Settlement<br />
character<br />
land surrounding the site and the tree cover there would be no<br />
impact on the setting or character of this listed building or any<br />
other listed buildings within 250 metres of the site as they<br />
cannot be seen from the site. The existing dwellings at Grandy<br />
Close are not listed but are constructed of traditional materials<br />
and are characteristic of the local vernacular as such any<br />
development of this site would need to respect the character of<br />
appearance of these existing dwellings.<br />
The valley has a sense of enclosure from the surrounding fells<br />
which highlights the sense of intimacy experienced within this<br />
area of landscape. Many of the fell slopes are dominated by<br />
bracken, adding to the seasonal variation of colour while a<br />
scattering of mature trees (principally yew and juniper) are<br />
significant features.<br />
This site is located away from the main areas of the village, off<br />
the valley floor. The site is well screened from distant views by<br />
the surrounding topography, tree cover and existing buildings.<br />
Although this site occupies an open countryside location it is<br />
contained within an existing residential area, therefore<br />
development on this infill plot is not considered to result in<br />
significant harm to the character of the landscape subject to<br />
appropriate design and materials.<br />
There are residential dwellings abutting the western boundary<br />
(No 4) of this site and there are further residential dwellings<br />
located just to the south of this site (No 5 &6). The gable end of<br />
No 4 faces the site but there are no windows in this elevation,<br />
and there is a conifer hedge along the garden boundary which<br />
will restrict views into the site. Part of the area in font of this site<br />
is used by the existing residential as a parking area, so<br />
alternative parking arrangements within Grandy Close may need<br />
to be provided but this will depend of the layout of any future<br />
proposal. Subject to appropriate siting, scale, and design it is<br />
considered that a scheme could be accommodated on this site<br />
without resulting in unacceptable neighbour amenity issues.<br />
We have no record of any planning applications being submitted<br />
on this site.<br />
Small cottages create an intricate feel in parts of the village<br />
while in other areas hotels of a significant size dominate and<br />
overall the village lacks the sense of having a centre or focal<br />
point. This site is located in an open countryside location but is<br />
contained within an existing residential area known as Grandy<br />
Close as such it is well related to existing properties if not the<br />
form of the settlement. There are a number of residential areas<br />
located away from the main parts of the settlement such as High<br />
Fieldside and The Croft which are located on Easdale Road.<br />
This site is an infill opportunity within an existing residential area<br />
therefore subject to appropriate design, scale, layout, and
Tree and<br />
Woodlands<br />
Utilities<br />
(electricity/g<br />
as)<br />
Utilities<br />
(Sewerage/d<br />
rainage)<br />
materials there is unlikely to be significant harm to the<br />
settlement character.<br />
There is an individual tree located on the northern boundary of<br />
the site but it is not protected by any designation. It is unlikely<br />
that this tree would be affected by development, and it does not<br />
appear to be an individually important specimen or important to<br />
the visual amenity.<br />
Electricity- ENWL has a commitment to provide an electricity<br />
supply to new build development. ENWL determine the cost of<br />
connection and the developer would be expected to contribute<br />
part or all of this cost. <strong>Site</strong>s closer to sub-stations and existing<br />
developments are likely to result in lower connection costs.<br />
Further information is required to provide a detailed response.<br />
Gas- No capacity issues have been identified. It should be<br />
possible to supply sites on an individual basis from the existing<br />
low pressure system. However, to provide a firm response<br />
detailed information is required.<br />
There are known waste water problems due to surface water<br />
infiltration; there is little capacity in the sewerage network or<br />
treatment facilities. There is no planned investment so only foulonly<br />
connections are acceptable. ‘Supply and demand<br />
investment’ by United Utilities is driven by the granting of<br />
planning permissions.<br />
Development on the east side of the A591 is suitable from a<br />
waste network perspective because these would avoid the<br />
sewer ‘bottleneck’ in the village centre.<br />
Wet weather issues at treatment works.<br />
Utilities<br />
(water)<br />
There are no water supply issues or constraints.<br />
Summary of consultation comments<br />
Housing: Support: 2 Object: 0 Don’t mind: 1<br />
Employment: Support: 0 Object: 0 Don’t mind: 0<br />
Waste Management: Support: 0 Object: 0 Don’t mind: 0<br />
Open Space: Support: 0 Object: 0 Don’t mind: 0<br />
Access is considered to be feasible; there are known highway issues such as the<br />
access with. The site could be accessed from the existing access.<br />
It is noted that this site was first put forward by the National Trust as a suitable<br />
housing site in December 2009. It remains of the view that it is suitable for housing<br />
having regard to the nature of the surrounding development and the relative<br />
proximity to a significant range of service functions in <strong>Grasmere</strong>.<br />
Summary of assessment with regards to HRA/SA<br />
Housing Development<br />
Significant positive effect on SA objective (++):
SA 3: To provide everyone with a decent home<br />
Significant negative effect on SA objective (--):<br />
SA 15: To improve access to jobs<br />
Uncertain but potentially significant effect on SA objective (--? or ++?):<br />
SA 8: To preserve, enhance and manage landscape quality and character for future<br />
generations (--?)<br />
SA 17: To protect historic assets and their settings (--?)<br />
Minor positive effect on SA objective (+):<br />
None identified.<br />
Minor negative effect on objective (-):<br />
SA 2: To improve access to services, facilities, the countryside and open space<br />
SA 5: To improve health and wellbeing<br />
SA 10: To improve local air quality and reduce greenhouse gas emissions<br />
Uncertain, potentially minor effect on SA objective (-? or +?):<br />
SA 7: To protect and enhance biodiversity (-?)<br />
Uncertain effect on objective (?)<br />
None identified.<br />
Negligible effect on objective (0)<br />
None identified.<br />
Employment Development:<br />
LDNPA does not consider that this site is a reasonable alternative for employment<br />
development.<br />
Summary of Habitats Regulations Assessment Evidence:<br />
The potential scale of development at this site is small (
site.<br />
Although the site is not particularly well related to the form of the settlement it is<br />
recognised as an infill opportunity within an existing development which will help<br />
towards meeting some of the affordable housing need of the locality. On balance<br />
the need for affordable housing in <strong>Grasmere</strong> and the contribution this site can make<br />
to address the housing imbalance is considered to outweigh the poor accessibility of<br />
this site by sustainable modes of travel. As such the area shown on the ‘preferred<br />
options’ map is considered to be suitable for affordable housing.<br />
No Yes<br />
Is this site selected as a preferred option?<br />
<br />
If so, for what use?<br />
Affordable housing<br />
Is boundary to be redrawn? (as No New site area (Ha) 0.11<br />
shown on ‘preferred options’ map)<br />
Suggested requirements if allocated<br />
Development which reflects the scale and character of the existing dwellings<br />
in Grandy Close.<br />
Identification of alternative parking spaces within Grandy Close for the<br />
residents.