Witherslack - Preferred Site Assessments (PDF) - Lake District ...

Allocations of Land 

Preferred Site 

Assessments 

Witherslack

Witherslack 

Site reference X2011 Site area (Ha) 0.3 

Site name 

Part of field off Church Road 

Suggested use at Issues and Housing 

Options 

Key issues identified at Stage 2 Can issue be potentially overcome/ mitigated? 

through Issues and Options 

consultation 

No (give reason) 

Further assessment 

required (see below) 

Acceptable in principle subject to 

Yes 

securing a suitable access 

arrangement. 

Concerns over the development 

Yes 

of this site, due to its location, and 

resultant impacts upon village 

character and the surrounding 

countryside. 

Concern about the cumulative 

impact of development. 

Yes 

Stage 3 

No Yes 

Is the site available? 

 

Site characteristics 

Located in the central core of the village of Witherslack in the area known as Townend, this 

greenfield site lies west of existing building line, which is separated from residential properties 

by a small access road. It lies north of Church Road which links Townend with the Church 

and School. It is square in shape and measures approximately 53m x 70m. To the east a 

narrow lane (to Rock Lea) separates the site from the housing estate known as ‘Town End 

Close’ and Nos 7-10 Church Road, to the south the minor road and to the west and north 

open fields. A hedgerow fronts the site with the road, and to the east there is a dry stone wall. 

The site forms part of a much larger field used for grazing and so there is no boundary to the 

north and west. 

Access to the site is via an existing field gate on the south eastern corner where the narrow 

lane to Rock Lea joins the minor road. There are no other features of note on the site except 

the sites slopes gently downhill west to east. 

Further Can issues be overcome/ mitigated? 

issues/opp Are there opportunities for enhancement? 

ortunities to 

consider 

Issues and opportunities 

Green = no issue 

Amber = issues can be addressed 

through mitigation 

Red = Issue cannot be satisfactorily 

addressed 

Accessibility 

Archaeology 

= Opportunity for enhancement 

Well located to services within the central core of the village. No 

pedestrian footways along the Church Road linking the site to the 

Church and School. 

There are no archaeological features on or in close proximity to the site.

Biodiversity/ 

Geodiversity 

Contaminate 

d land 

Flood risk 

Health and 

Wellbeing 

Highways 

Historic 

environment 

Landscape 

Development of this site should not result in the loss of features of 

archaeological importance. 

A preliminary desk top assessment of designations has been undertaken 

to identify any sites which are located within 250 metres of Special 

Areas of Conservation, Sites of Special Scientific Interest, Special 

Protection Areas, National Nature Reserves, Local Nature Reserves, 

RAMSAR sties, County Wildlife Sites, and Regionally Important 

Geological and Geomorphological Sites. This site is not located within 

250 metres of any of these nature designations so there is unlikely to be 

any adverse impact but any proposals that may have a direct or indirect 

effect on these features will be expected to give full consideration of the 

potential impact. 

It is also possible that this site hosts protected habitats and species 

which will require further consideration prior to the submission of any 

planning application for the development of the site. Mitigation 

measures may be required. 

This greenfield site is used for agriculture. We have no records of 

previous development on this site so it is unlikely to be contaminated. 

The site is in a low risk area. It is located within Zone 1 Low Probability 

which is land assessed as having a less than 1 in 1000 annual 

probability of river flooding in any year. We are not aware of any 

reported localized flooding episodes. 

Any subsequent application for this site will need to address surface 

water run-off in order to comply with Policy CS11 and CS17. 

This site is not designated as Important Open Space for Recreation 

under Local Plan Policy S1 or access land under the CROW Act. The 

site is not accessible via a public right of way. 

Development on this site would not result in the loss of provision for 

recreation. 

The development of this site for housing is acceptable in principle 

subject to securing a suitable access arrangement. 

There are no listed buildings in or in close proximity to the site. There is 

no conservation area delineated for Witherslack. 

When considering the potential impacts of development on the historic 

environment, it is unlikely that future development on this site will have a 

detrimental effect on historic environment designations. 

The Winster valley has an intimate pattern of pastoral fields, parkland, 

mature trees, hedgerows and walls, which separates the Low Fells in the 

west from the highly distinctive high limestone ridge of Whitbarrow Scar 

in the east. The result is an interesting, colourful, small-scale mosaic 

landscape. Along the Eastern edge of the area along the Lyth valley, 

damson orchards are a distinctive local feature. 

The Low Fells are covered in pasture and meadow, interspersed with 

large blocks of predominantly broadleaved woodland with patches of 

gorse adding a touch of vibrant colour. 

With the exception of the A5074 and the A590, which border the area, 

roads are secondary and relatively narrow, in most places lined by thick 

hedgerows. The hedges, and in some parts walls, combined with large 

patches of woodland within the area, give a sense of enclosure and

isolation, which is in stark contrast to the far-reaching views from higher 

locations such as Whitbarrow and Gummers How. Whitbarrow Scar is an 

imposing and significant landmark within the surrounding landscape, 

which contributes to a strong sense of place and dominates views from 

the A590 in this area. 

Away from the A590, the sense of tranquillity is strong throughout most 

of the area, particularly within the Winster Valley. This is aided by the 

sparse settlement pattern, which consists of a handful of farms dotted 

along linear road corridors, occasional hamlets, the picturesque 

vernacular village of Witherslack, and a number of estates (often with 

limestone vernacular character apparent within buildings). The area has 

a strong sense of tranquillity due to the relative absence of dwellings, 

settlements, minimal sources of artificial noise and night time light 

pollution. The sense of tranquillity is enhanced by the presence of 

woodland and the limestone outcrops, which create a sense of 

naturalness. 

Neighbour 

impact 

Planning 

history 

(including 

relevant 

appeals) 

Settlement 

character 

It is essential that development within this area does not compromise the 

sense of tranquillity and respects the vernacular (predominantly 

limestone) buildings. Care should be taken to protect the far-reaching 

views across adjacent landscapes from interruption from tall vertical or 

large-scale developments. Issues including design, scale and layout are 

key considerations in the assessment of any future proposals on this 

site. 

The site is highly visible travelling west to east as you approach the site 

from a downhill direction. The residential properties immediately east of 

the site offers two different building styles. The properties known as Nos 

7-10 Church Road front the road and reflect Housing Association style 

semi-detached properties, with the gable end facing the site. Nos 5 – 6 

Town End Close are located behind these properties form part of the 

larger Town End Close housing complex and are large detached 

properties with conservatories facing the site. A private access road 

separates the site from the existing properties. 

Development on this site will have an immediate effect on properties 

Nos. 5-6 Town End Close due to their orientation. Future proposals on 

this site will have to give careful consideration to design, scale and 

layout in order to limit the impact the development as on neighbour 

amenity. 

The site plan for planning application 7/1989/5386 includes a small 

portion of this site. This application for the erection of 2 no pairs of semidetached 

houses were granted Reserved Matters Consent on 

20/11/1989. These properties have been built and do not extend into the 

site. 

Witherslack is a small quiet village in the south of the Lake District 

National Park which lies northeast of Morecambe Bay. It is quite 

scattered with four distinct areas. Townend, Mill Side, Beck Head and 

the school/church. Townend is traditionally considered the centre of the 

village and contains the local pub The Derby Arms and the Community 

Shop. Mill Side is the location of the old Mill and still contains the mill 

pond. Beck Head lies to the north of Mill Side and is where a small river 

emerges from the limestone escarpment adjacent to Whitbarrow. The

area of the village with the Dean Barwick C of E School and St. Pauls 

church lies to the west of Yewbarrow. 

There is an overall sense of tranquility throughout the village and several 

of the buildings are vernacular in style using the locally quarried 

limestone. It is important that development aims to conserve the 

vernacular buildings and the use of local vernacular materials is 

promoted. The scale of future proposals should protect far-reaching 

views across adjacent landscapes from interruption by tall vertical or 

large-scale developments. 

Tree and 

Woodlands 

Utilities 

(electricity/ 

gas) 

Utilities 

(Sewerage/ 

drainage) 

Utilities 

(water) 

Policy CS03 settlement form states that development should not result in 

further adverse effects of areas of sporadic development in otherwise 

open countryside. The site is separated from existing residential 

development by virtue of a private access road, and could be classed as 

open countryside. The site is part of a larger field which rises quite 

steeply which provides a natural barrier to further development other 

than the site itself, and so would not exacerbate the adverse effects of 

sporadic development in the open countryside or ribbon development. 

The site relates well to the existing form of the settlement. The impacts 

on landscape and settlement character are key considerations. A 

modification of the boundary to an area on the eastern part of the site, 

and with careful consideration to the design, scale and layout it may be 

possible to accommodate a scheme on part of this site without having an 

unacceptable harmful impact on the settlement character. 

There are no trees on the site, so development would not result in the 

loss of protected trees. 

Gas- No capacity issues have been identified. It should be possible to 

supply sites on an individual basis from the existing low pressure 

system. However, to provide a firm response detailed information is 

required. 

Electricity- ENWL has a commitment to provide an electricity supply to 

new build development. ENWL determine the cost of connection and 

the developer would be expected to contribute part or all of this cost. 

Sites closer to sub-stations and existing developments are likely to result 

in lower connection costs. Further information is required to provide a 

detailed response. 

Environment Agency will require connection to the main sewer if 

available. They will want to avoid seepage of chemicals from sewer 

systems which could ultimately affect the water quality 

No water supply or capacity issues have been identified. 

Summary of consultation comments 

Summary of comments made on site X2011, Part of field off Church Road 

Housing: Support: 0 Object: 1 Don't mind: 0 

Employment: Support: 0 Object: 1 Don't mind: 0 

Waste Management: Support: 0 Object: 1 Don't mind: 0 

Open Space: Support: 0 Object: 0 Don't mind: 1 

Cumbria County Council Highways response

o Feasible – Yes 

o Known Highway Issue – No 

o Comment – Acceptable in principle subject to securing a suitable assess 

arrangement. 

Main reasons for objection 

o Concerns over the development of this site, due to its location, and resultant 

impacts upon village character and the surrounding countryside. 

Other comments received: 

o Concern about the cumulative impact of development. 

Summary of assessment with regards to HRA/SA 

Housing Development: 

Significant positive effect on SA objective (++): 

SA 3: To provide everyone with a decent home 

Significant negative effect on SA objective (--): 

SA 2: To improve access to services, facilities, the countryside and open space 

SA 5: To improve health and wellbeing 

SA 10: To improve local air quality and reduce greenhouse gas emissions 

SA 15: To improve access to jobs 

Uncertain but potentially significant effect on SA objective (--? or ++?): 

SA 7: To protect and enhance biodiversity (--?) 

SA 8: To preserve, enhance and manage landscape quality and character for future 

generations (--?) 

Minor positive effect on SA objective (+): 

None identified. 

Minor negative effect on objective (-): 


Uncertain, potentially minor effect on SA objective (-? or +?): 

SA 17: To protect historic assets and their settings (-?) 

Uncertain effect on objective (?) 


Negligible effect on objective (0) 


Employment Development: 

LDNPA does not consider that this site is a reasonable alternative for employment 

development. 

Summary of Habitats Regulations Assessment Evidence: 

The potential scale of development at this site is small (

There are no environmental designations or historic characteristics which would prevent 

future development of this site. Care must be taken to design a scheme which does not have 

an unacceptable harmful impact on the settlement character and neighbour amenity. 

We note the concerns regarding the cumulative impacts of development upon village 

character and the surrounding countryside. The delivery of affordable housing is a strategic 

priority for the National Park and is a material consideration. The modification of the site 

boundary to a small area to the east of the site will help to mitigate against the adverse 

effects of sporadic development in other wise open countryside. 

No Yes 

Is this site selected as a preferred option? 

 

If so, for what use? 

Affordable housing 

Is boundary to be redrawn? (as Yes New site area (Ha) 0.17 

shown on ‘preferred options’ map) 

Suggested requirements if allocated 

The site boundary is redrawn as shown on the ‘preferred options’ map.



Land north of the Village Hall 


Options 



consultation 





Yes 


arrangement. 



Yes 

Stage 3 

No Yes 


 


Located in the central core of the village of Witherslack in an area known as Townend, this 

greenfield site lies west of the minor road linking Townend with Witherslack Hall School and 

Cartmel Fell. To the south is the village hall and associated car park, to the north a property 

identified as the ‘Surgery’ and to the east a large field. It is oblong in shape measuring 

approximately 75m long x 23m wide. A dry stone wall and a line of trees front the site with the 

road to the west providing a very effective screen. There is no direct access into the site, and 

the minor road is narrow. The area is largely residential with several cottage style properties 

in close proximity. The site is flat with trees and bushes throughout and is significantly higher 

than the highway which runs immediately adjacent to the west. 



ortunities to 

consider 






addressed 


Accessibility Located within the central area known as Townend. It is adjacent to the 

village hall, approximately 800m from the pub and community shop and 

approximately 1 mile from the school and church. There are no 

pedestrian footways along the road. 

Archaeology There are no archaeological features within the site. The Sites and 

Monuments Record is located approximately 70m to the west of the site. 

Development on this site should not result in the loss of important 

Biodiversity/ 

Geodiversity 

archaeological features or designations. 








any adverse impact but the site located within an area designated as a

Moorland Core. Any proposals that may have a direct or indirect effect 

on these features will be expected to give full consideration of the 


Contaminate 

d land 

Flood risk 

Health and 

Wellbeing 

Highways 

Historic 

environment 

Landscape 





The site consists largely of a wooded area with an area to the south 

which consists of a car park. It is unlikely the site is contaminated. 








under Local Plan Policy S1. The site is not accessible via a public right 

of way. It is however designated as ‘open country’ under CROW Access 

Land. 


recreation. 


subject to securing suitable accesses. 


















patches of woodland within the area, give a sense of enclosure and 







of the area, particularly within the Winster Valley. This is aided by the



vernacular village of Witherslack, and a number of estates (often with 






naturalness. 

Neighbour 

impact 

Planning 

history 

(including 

relevant 

appeals) 

Settlement 

character 







site. 

The Village hall and associated car park abuts the site to the south. 

Access to the site could be through the existing car park which may 

have an impact on layout of the car park. The site is higher than the road 

and could overlook the properties known as ‘Yewbarrow’ located across 

the road. Issues such as layout and scale are key considerations to 

minimize any adverse impacts on neighbour amenity generated from 

future development on this site. The lines of trees which act as a screen 

are a key component and should be considered within the scheme. 

The site encompasses part of the village hall car park. As a 

consequence there are three applications affecting this site, all relating 

to the Village hall. 

Application 7/1978/5110 for a car park was granted full permission on 

27/12/1979. 

Application 7/1992/5616 for an access ramp for disabled people was 

granted full permission on 30/12/1992. 

Application 7/2006/5310 for a proposed toilet and kitchen extension, 

replacement of window, internal alterations and improved disabled 

parking and pram access was granted permission on 02/08/2006. 



scattered with four distinct areas. Townend, Mill Side, Beck Head, and 





emerges from the limestone escarpment adjacent to Whitbarrow. The 








views across adjacent landscapes from interruption by tall vertical or

large-scale developments. 

Tree and 

Woodlands 

Utilities 

(electricity/ 

gas) 

Utilities 

(Sewerage/ 

drainage) 

Utilities 

(water) 

The site is well screened from the west with open views across the area 

of land to the east. A small linear development along the eastern edge of 

the site would relate to the form of the settlement, respect the properties 

across the road which are set at a lower level and allow the line of trees 

fronting the site to screen the development. A modification of the site 

boundary to the south is required take out the area currently used as the 

village hall car park. With careful consideration to the design, scale, 

layout, and access to the site, it may be possible to accommodate a 

scheme on this site without having an unacceptable harmful impact on 

the settlement character. 

There is one oak tree within the site which is worthy of retention. There 

are road side trees outside of the site and boundary tree both at the 

north end and south eastern corner all of which should have their root 

protection area taken into account. This will reduce the number of 

properties that can be accommodated on the site, however there is room 

to develop part of the site and the trees can be within the garden area. 




required. 



the developer would be expected to contribute part or all of this 

cost. Sites closer to sub-stations and existing developments are likely to 

result in lower connection costs. Further information is required to 

provide a detailed response. 

Environment agency will require connection to the main sewer if 





Summary of comments made on site X2012, Land north of the Village Hall 





Cumbria County Council Highways response 




arrangement. 

Comments received: 


Summary of assessment with regards to HRA/SA












Minor positive effect on SA objective (+): 





SA 7: To protect and enhance biodiversity (-?) 








development. 



No Yes 

Is this site selected as a preferred option? 

 

If so, for what use? 

Affordable housing 

Is boundary to be redrawn? (as Yes New site area (Ha) 0.17 

shown on ‘preferred options’ map) 

Suggested requirements if allocated 

Site boundary is redrawn as shown on the ‘preferred options’ map. 

Access should be shared with the village hall car park.



Woodland north of The Palace House 


Options 



consultation 





Yes 


arrangement. 



Yes 

Stage 3 

No Yes 


 


Located in the central core of the village of Witherslack in the area known as Town End, this 

site lies east of the minor road which travels through the village. The site is irregular in shape 

and measures approximately 64m long x 40m wide (at its widest point). An access track 

leading to the property known as ‘Blunt House’ flanks the site to the north, the property ‘The 

Palace House’ and grounds join the site to the west, a builder’s yard to the south and fields to 

the east. This site is covered with woodland and is hidden from view from the road. It is 

accessed via the track which itself is at a significantly lower level than the site. It is a flat site 

and there is a shipping container located within it. 



ortunities to 

consider 






addressed 


Accessibility The site is located within Town End. There are no pedestrian footways 

on the minor road which serves the village. It is approximately 390m 

from the pub and community shop and 0.7 miles to the school. 

Archaeology There are no archaeological features on or in close proximity to the site. 

Development of this site should not result in the loss of features of 

Biodiversity/ 

Geodiversity 

archaeological importance. 








any adverse impact but the site is located within 40 metres of a 

Moorland Core. Any proposals that may have a direct or indirect effect 

on these features will be expected to give full consideration of the


Contaminate 

d land 

Flood risk 

Health and 

Wellbeing 

Highways 

Historic 

environment 

Landscape 





This is essentially a greenfield site. We have no records of previous 

development on this site so it is unlikely to be contaminated. 








under Local Plan Policy S1 or access land under the CROW Act. The 

site is not accessible via a public right of way. 


recreation. 


subject to securing a suitable access. 


















patches of woodland within the area, give a sense of enclosure and 







of the area, particularly within the Winster Valley. This is aided by the 



vernacular village of Witherslack, and a number of estates (often with






naturalness. 

Neighbour 

impact 

Planning 

history 

(including 

relevant 

appeals) 

Settlement 

character 







site. 

The site abuts ‘The Palace House’ to the west; a track separates the site 

from ‘Hawthorn to the northwest, a builder’s yard to the south and fields 

to the east. Careful consideration must be given to the issues of scale 

and design to avoid being overbearing on neighbouring properties. The 

form of the settlement and topology of the site may make it possible to 

accommodate a scheme without having an unacceptable harmful impact 

on the settlement character and neighbouring properties. 

No planning history for this site. 



scattered with four distinct areas. Townend, Mill Side, Beck Head, and 





emerges from the limestone escarpment adjacent to Whitbarrow. The 








views across adjacent landscapes from interruption by tall vertical or 

large-scale developments 

Tree and 

The site is located on an area of woodland behind the existing properties 

which flank the southern approach road to Town End. The site follows 

the existing linear form of the settlement and with careful consideration 

to the design, scale, and layout it may be possible to accommodate a 

scheme on this site without having an unacceptable harmful impact on 

the settlement character. 

There are a number of trees on this site ranging from damsons to

Woodlands 

Utilities 

(electricity/ 

gas) 

spruce. Some of the spruce trees could be cleared from the site. 

The site is an orchard but appears to be poorly maintained and is 

overgrown. 

If this site is considered to be a traditional orchard then then government 

guidance suggests the aim should be to retain and restore the damson 

trees. 




required. 

Utilities 

(Sewerage/ 

drainage) 

Utilities 



the developer would be expected to contribute part or all of this 

cost. Sites closer to sub-stations and existing developments are likely to 

result in lower connection costs. Further information is required to 

provide a detailed response. 

Environment agency will require connection to the main sewer if 




(water) 


Summary of comments made on site X2014, Woodland north of the Palace House 





Cumbria County Council Highways response 




arrangement. 

Comments received: 


Summary of assessment with regards to HRA/SA 









Minor positive effect on SA objective (+):







SA 7: To protect and enhance biodiversity (-?) 








development. 





Orchard, Witherslack 

Suggested use at Issues and Open space amenity 

Options 

Key issues identified at Stage 2 Possible to overcome or mitigate the issue? 

through issues and options 

consultation 


Further 

assessment 

required (see 

below) 

No issues identified. 

N/A 

Stage 3 – amenity open space 

Is there a local deficiency of this type of open space? 

Yes 

No 

No 

Is there a local surplus of this type of open space? 

Is the site publicly accessible? 

Is the site used for recreation? 

No 

No 

No 

Is the site within or well related to a settlement? 

Yes 

Is the site or its use mentioned in the community plan? 

No 

If applicable, does the community plan recognise it as 

worthy of retention for its current use? 

Does the site contribute to the character of the built 

environment, landscape, or settlement form? 

Has an alternative use or development been suggested? 

N/A 

Yes 

Yes 

Description of reasonable alternative use(s): 

This site was initially suggested as a housing allocation. 

If a new use is suggested what is the justification or considerations to justify 

an alternative use or development? 


Flat site between existing properties. Good access from the main road to the A590. 

Large hedge and some trees screen the site from the highway. Open countryside to 

the west and east of the site. 


No comments received. 

Summary of assessment findings (i.e. above) 

The site is part of a private domestic curtilage with no public access. Damson 

orchards are however a distinctive feature of this area and views into this orchard 

site are considered to be of wider public value. 

Should this site be designated as amenity open 

space? 

Yes 

Yes 

No



Dean Barwick School playing field, Witherslack 

Suggested use at Issues and Open space recreation 

Options 

Key issues identified at Stage 2 Possible to overcome or mitigate the issue? 

through issues and options 

consultation 


Further 

assessment 

required (see 

below) 

No issues identified. 

As below 

Stage 3 – Recreation open space 

Is there a local deficiency of this type of open space? 

Yes 

No 

No 

Is there a local surplus of this type of open space? 

No 

Is site still in recreational use? 

Is the site or its use mentioned in the community plan? 

If applicable does the community plan recognise it as 

worthy of retention for its current use? 

Does the site contribute to the character of the built 

environment, landscape, or settlement form? 

Is the site within or well related to a settlement? 

Is the site publicly accessible? 

Yes 

Yes 

Yes 

Yes 

Yes 

Yes 

Has an alternative use or development been suggested? 

No 

Description of reasonable alternative use(s): 

If a new use is suggested what is the justification or considerations to justify 

an alternative use or development? 


The site includes a hard court playing area, grassed junior sized football pitch, a 

playing field and some children’s play equipment. A road runs to the east of the site. 

The site is well used, with public access outside of school hours. 

Comments from Sport England (required if an alternative use is pursued) 


No comments received. 

Summary of assessment findings (i.e. above) 

Play areas associated with the school. We have extended the boundary for X2114 to 

include X2214. This is now one site only, with internal boundaries deleted. 

Should this site be designated as formal recreation 

open space? 

Yes 

Yes 

No

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