Witherslack - Preferred Site Assessments (PDF) - Lake District ...
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Allocations of Land<br />
<strong>Preferred</strong> <strong>Site</strong><br />
<strong>Assessments</strong><br />
<strong>Witherslack</strong>
<strong>Witherslack</strong><br />
<strong>Site</strong> reference X2011 <strong>Site</strong> area (Ha) 0.3<br />
<strong>Site</strong> name<br />
Part of field off Church 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 assessment<br />
required (see below)<br />
Acceptable in principle subject to<br />
Yes<br />
securing a suitable access<br />
arrangement.<br />
Concerns over the development<br />
Yes<br />
of this site, due to its location, and<br />
resultant impacts upon village<br />
character and the surrounding<br />
countryside.<br />
Concern about the cumulative<br />
impact of development.<br />
Yes<br />
Stage 3<br />
No Yes<br />
Is the site available?<br />
<br />
<strong>Site</strong> characteristics<br />
Located in the central core of the village of <strong>Witherslack</strong> in the area known as Townend, this<br />
greenfield site lies west of existing building line, which is separated from residential properties<br />
by a small access road. It lies north of Church Road which links Townend with the Church<br />
and School. It is square in shape and measures approximately 53m x 70m. To the east a<br />
narrow lane (to Rock Lea) separates the site from the housing estate known as ‘Town End<br />
Close’ and Nos 7-10 Church Road, to the south the minor road and to the west and north<br />
open fields. A hedgerow fronts the site with the road, and to the east there is a dry stone wall.<br />
The site forms part of a much larger field used for grazing and so there is no boundary to the<br />
north and west.<br />
Access to the site is via an existing field gate on the south eastern corner where the narrow<br />
lane to Rock Lea joins the minor road. There are no other features of note on the site except<br />
the sites slopes gently downhill west to east.<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 addressed<br />
through mitigation<br />
Red = Issue cannot be satisfactorily<br />
addressed<br />
Accessibility<br />
Archaeology<br />
= Opportunity for enhancement<br />
Well located to services within the central core of the village. No<br />
pedestrian footways along the Church Road linking the site to the<br />
Church and School.<br />
There are no archaeological features on or in close proximity to the site.
Biodiversity/<br />
Geodiversity<br />
Contaminate<br />
d land<br />
Flood risk<br />
Health and<br />
Wellbeing<br />
Highways<br />
Historic<br />
environment<br />
Landscape<br />
Development of this site should not result in the loss of features of<br />
archaeological importance.<br />
A preliminary desk top assessment of designations has been undertaken<br />
to identify any sites which are located within 250 metres of Special<br />
Areas of Conservation, <strong>Site</strong>s of Special Scientific Interest, Special<br />
Protection Areas, National Nature Reserves, Local Nature Reserves,<br />
RAMSAR sties, County Wildlife <strong>Site</strong>s, and Regionally Important<br />
Geological and Geomorphological <strong>Site</strong>s. This site is not located within<br />
250 metres of any of these nature designations so there is unlikely to be<br />
any adverse impact but any proposals that may have a direct or indirect<br />
effect on these features will be expected to give full consideration of the<br />
potential impact.<br />
It is also possible that this site hosts protected habitats and species<br />
which will require further consideration prior to the submission of any<br />
planning application for the development of the site. Mitigation<br />
measures may be required.<br />
This greenfield site is used for agriculture. We have no records of<br />
previous development on this site so it is unlikely to be contaminated.<br />
The site is in a low risk area. It is located within Zone 1 Low Probability<br />
which is land assessed as having a less than 1 in 1000 annual<br />
probability of river flooding in any year. We are not aware of any<br />
reported localized flooding episodes.<br />
Any subsequent application for this site will need to address surface<br />
water run-off in order to comply with Policy CS11 and CS17.<br />
This site is not designated as Important Open Space for Recreation<br />
under Local Plan Policy S1 or access land under the CROW Act. The<br />
site is not accessible via a public right of way.<br />
Development on this site would not result in the loss of provision for<br />
recreation.<br />
The development of this site for housing is acceptable in principle<br />
subject to securing a suitable access arrangement.<br />
There are no listed buildings in or in close proximity to the site. There is<br />
no conservation area delineated for <strong>Witherslack</strong>.<br />
When considering the potential impacts of development on the historic<br />
environment, it is unlikely that future development on this site will have a<br />
detrimental effect on historic environment designations.<br />
The Winster valley has an intimate pattern of pastoral fields, parkland,<br />
mature trees, hedgerows and walls, which separates the Low Fells in the<br />
west from the highly distinctive high limestone ridge of Whitbarrow Scar<br />
in the east. The result is an interesting, colourful, small-scale mosaic<br />
landscape. Along the Eastern edge of the area along the Lyth valley,<br />
damson orchards are a distinctive local feature.<br />
The Low Fells are covered in pasture and meadow, interspersed with<br />
large blocks of predominantly broadleaved woodland with patches of<br />
gorse adding a touch of vibrant colour.<br />
With the exception of the A5074 and the A590, which border the area,<br />
roads are secondary and relatively narrow, in most places lined by thick<br />
hedgerows. The hedges, and in some parts walls, combined with large<br />
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<br />
locations such as Whitbarrow and Gummers How. Whitbarrow Scar is an<br />
imposing and significant landmark within the surrounding landscape,<br />
which contributes to a strong sense of place and dominates views from<br />
the A590 in this area.<br />
Away from the A590, the sense of tranquillity is strong throughout most<br />
of the area, particularly within the Winster Valley. This is aided by the<br />
sparse settlement pattern, which consists of a handful of farms dotted<br />
along linear road corridors, occasional hamlets, the picturesque<br />
vernacular village of <strong>Witherslack</strong>, and a number of estates (often with<br />
limestone vernacular character apparent within buildings). The area has<br />
a strong sense of tranquillity due to the relative absence of dwellings,<br />
settlements, minimal sources of artificial noise and night time light<br />
pollution. The sense of tranquillity is enhanced by the presence of<br />
woodland and the limestone outcrops, which create a sense of<br />
naturalness.<br />
Neighbour<br />
impact<br />
Planning<br />
history<br />
(including<br />
relevant<br />
appeals)<br />
Settlement<br />
character<br />
It is essential that development within this area does not compromise the<br />
sense of tranquillity and respects the vernacular (predominantly<br />
limestone) buildings. Care should be taken to protect the far-reaching<br />
views across adjacent landscapes from interruption from tall vertical or<br />
large-scale developments. Issues including design, scale and layout are<br />
key considerations in the assessment of any future proposals on this<br />
site.<br />
The site is highly visible travelling west to east as you approach the site<br />
from a downhill direction. The residential properties immediately east of<br />
the site offers two different building styles. The properties known as Nos<br />
7-10 Church Road front the road and reflect Housing Association style<br />
semi-detached properties, with the gable end facing the site. Nos 5 – 6<br />
Town End Close are located behind these properties form part of the<br />
larger Town End Close housing complex and are large detached<br />
properties with conservatories facing the site. A private access road<br />
separates the site from the existing properties.<br />
Development on this site will have an immediate effect on properties<br />
Nos. 5-6 Town End Close due to their orientation. Future proposals on<br />
this site will have to give careful consideration to design, scale and<br />
layout in order to limit the impact the development as on neighbour<br />
amenity.<br />
The site plan for planning application 7/1989/5386 includes a small<br />
portion of this site. This application for the erection of 2 no pairs of semidetached<br />
houses were granted Reserved Matters Consent on<br />
20/11/1989. These properties have been built and do not extend into the<br />
site.<br />
<strong>Witherslack</strong> is a small quiet village in the south of the <strong>Lake</strong> <strong>District</strong><br />
National Park which lies northeast of Morecambe Bay. It is quite<br />
scattered with four distinct areas. Townend, Mill Side, Beck Head and<br />
the school/church. Townend is traditionally considered the centre of the<br />
village and contains the local pub The Derby Arms and the Community<br />
Shop. Mill Side is the location of the old Mill and still contains the mill<br />
pond. Beck Head lies to the north of Mill Side and is where a small river<br />
emerges from the limestone escarpment adjacent to Whitbarrow. The
area of the village with the Dean Barwick C of E School and St. Pauls<br />
church lies to the west of Yewbarrow.<br />
There is an overall sense of tranquility throughout the village and several<br />
of the buildings are vernacular in style using the locally quarried<br />
limestone. It is important that development aims to conserve the<br />
vernacular buildings and the use of local vernacular materials is<br />
promoted. The scale of future proposals should protect far-reaching<br />
views across adjacent landscapes from interruption by tall vertical or<br />
large-scale developments.<br />
Tree and<br />
Woodlands<br />
Utilities<br />
(electricity/<br />
gas)<br />
Utilities<br />
(Sewerage/<br />
drainage)<br />
Utilities<br />
(water)<br />
Policy CS03 settlement form states that development should not result in<br />
further adverse effects of areas of sporadic development in otherwise<br />
open countryside. The site is separated from existing residential<br />
development by virtue of a private access road, and could be classed as<br />
open countryside. The site is part of a larger field which rises quite<br />
steeply which provides a natural barrier to further development other<br />
than the site itself, and so would not exacerbate the adverse effects of<br />
sporadic development in the open countryside or ribbon development.<br />
The site relates well to the existing form of the settlement. The impacts<br />
on landscape and settlement character are key considerations. A<br />
modification of the boundary to an area on the eastern part of the site,<br />
and with careful consideration to the design, scale and layout it may be<br />
possible to accommodate a scheme on part of this site without having an<br />
unacceptable harmful impact on the settlement character.<br />
There are no trees on the site, so development would not result in the<br />
loss of protected trees.<br />
Gas- No capacity issues have been identified. It should be possible to<br />
supply sites on an individual basis from the existing low pressure<br />
system. However, to provide a firm response detailed information is<br />
required.<br />
Electricity- ENWL has a commitment to provide an electricity supply to<br />
new build development. ENWL determine the cost of connection and<br />
the developer would be expected to contribute part or all of this cost.<br />
<strong>Site</strong>s closer to sub-stations and existing developments are likely to result<br />
in lower connection costs. Further information is required to provide a<br />
detailed response.<br />
Environment Agency will require connection to the main sewer if<br />
available. They will want to avoid seepage of chemicals from sewer<br />
systems which could ultimately affect the water quality<br />
No water supply or capacity issues have been identified.<br />
Summary of consultation comments<br />
Summary of comments made on site X2011, Part of field off Church Road<br />
Housing: Support: 0 Object: 1 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 />
Cumbria County Council Highways response
o Feasible – Yes<br />
o Known Highway Issue – No<br />
o Comment – Acceptable in principle subject to securing a suitable assess<br />
arrangement.<br />
Main reasons for objection<br />
o Concerns over the development of this site, due to its location, and resultant<br />
impacts upon village character and the surrounding countryside.<br />
Other comments received:<br />
o Concern about the cumulative impact of development.<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 />
Significant negative 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 />
SA 15: To improve access to jobs<br />
Uncertain but potentially significant effect on SA objective (--? or ++?):<br />
SA 7: To protect and enhance biodiversity (--?)<br />
SA 8: To preserve, enhance and manage landscape quality and character for future<br />
generations (--?)<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 17: To protect historic assets and their settings (-?)<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 (
There are no environmental designations or historic characteristics which would prevent<br />
future development of this site. Care must be taken to design a scheme which does not have<br />
an unacceptable harmful impact on the settlement character and neighbour amenity.<br />
We note the concerns regarding the cumulative impacts of development upon village<br />
character and the surrounding countryside. The delivery of affordable housing is a strategic<br />
priority for the National Park and is a material consideration. The modification of the site<br />
boundary to a small area to the east of the site will help to mitigate against the adverse<br />
effects of sporadic development in other wise open countryside.<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) 0.17<br />
shown on ‘preferred options’ map)<br />
Suggested requirements if allocated<br />
The site boundary is redrawn as shown on the ‘preferred options’ map.
<strong>Site</strong> reference X2012 <strong>Site</strong> area (Ha) 0.16<br />
<strong>Site</strong> name<br />
Land north of the Village Hall<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 assessment<br />
required (see below)<br />
Acceptable in principle subject to<br />
Yes<br />
securing a suitable access<br />
arrangement.<br />
Concern about the cumulative<br />
impact of development.<br />
Yes<br />
Stage 3<br />
No Yes<br />
Is the site available?<br />
<br />
<strong>Site</strong> characteristics<br />
Located in the central core of the village of <strong>Witherslack</strong> in an area known as Townend, this<br />
greenfield site lies west of the minor road linking Townend with <strong>Witherslack</strong> Hall School and<br />
Cartmel Fell. To the south is the village hall and associated car park, to the north a property<br />
identified as the ‘Surgery’ and to the east a large field. It is oblong in shape measuring<br />
approximately 75m long x 23m wide. A dry stone wall and a line of trees front the site with the<br />
road to the west providing a very effective screen. There is no direct access into the site, and<br />
the minor road is narrow. The area is largely residential with several cottage style properties<br />
in close proximity. The site is flat with trees and bushes throughout and is significantly higher<br />
than the highway which runs immediately adjacent to the west.<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 addressed<br />
through mitigation<br />
Red = Issue cannot be satisfactorily<br />
addressed<br />
= Opportunity for enhancement<br />
Accessibility Located within the central area known as Townend. It is adjacent to the<br />
village hall, approximately 800m from the pub and community shop and<br />
approximately 1 mile from the school and church. There are no<br />
pedestrian footways along the road.<br />
Archaeology There are no archaeological features within the site. The <strong>Site</strong>s and<br />
Monuments Record is located approximately 70m to the west of the site.<br />
Development on this site should not result in the loss of important<br />
Biodiversity/<br />
Geodiversity<br />
archaeological features or designations.<br />
A preliminary desk top assessment of designations has been undertaken<br />
to identify any sites which are located within 250 metres of Special<br />
Areas of Conservation, <strong>Site</strong>s of Special Scientific Interest, Special<br />
Protection Areas, National Nature Reserves, Local Nature Reserves,<br />
RAMSAR sties, County Wildlife <strong>Site</strong>s, and Regionally Important<br />
Geological and Geomorphological <strong>Site</strong>s. This site is not located within<br />
250 metres of any of these nature designations so there is unlikely to be<br />
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<br />
on these features will be expected to give full consideration of the<br />
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 species<br />
which will require further consideration prior to the submission of any<br />
planning application for the development of the site. Mitigation<br />
measures may be required.<br />
The site consists largely of a wooded area with an area to the south<br />
which consists of a car park. It is unlikely the site is contaminated.<br />
The site is in a low risk area. It is located within Zone 1 Low Probability<br />
which is land assessed as having a less than 1 in 1000 annual<br />
probability of river flooding in any year. We are not aware of any<br />
reported localized flooding episodes.<br />
Any subsequent application for this site will need to address surface<br />
water run-off in order to comply with Policy CS11 and CS17.<br />
This site is not designated as Important Open Space for Recreation<br />
under Local Plan Policy S1. The site is not accessible via a public right<br />
of way. It is however designated as ‘open country’ under CROW Access<br />
Land.<br />
Development on this site would not result in the loss of provision for<br />
recreation.<br />
The development of this site for housing is acceptable in principle<br />
subject to securing suitable accesses.<br />
There are no listed buildings in or in close proximity to the site. There is<br />
no conservation area delineated for <strong>Witherslack</strong>.<br />
When considering the potential impacts of development on the historic<br />
environment, it is unlikely that future development on this site will have a<br />
detrimental effect on historic environment designations.<br />
The Winster valley has an intimate pattern of pastoral fields, parkland,<br />
mature trees, hedgerows and walls, which separates the Low Fells in the<br />
west from the highly distinctive high limestone ridge of Whitbarrow Scar<br />
in the east. The result is an interesting, colourful, small-scale mosaic<br />
landscape. Along the Eastern edge of the area along the Lyth valley,<br />
damson orchards are a distinctive local feature.<br />
The Low Fells are covered in pasture and meadow, interspersed with<br />
large blocks of predominantly broadleaved woodland with patches of<br />
gorse adding a touch of vibrant colour.<br />
With the exception of the A5074 and the A590, which border the area,<br />
roads are secondary and relatively narrow, in most places lined by thick<br />
hedgerows. The hedges, and in some parts walls, combined with large<br />
patches of woodland within the area, give a sense of enclosure and<br />
isolation, which is in stark contrast to the far-reaching views from higher<br />
locations such as Whitbarrow and Gummers How. Whitbarrow Scar is an<br />
imposing and significant landmark within the surrounding landscape,<br />
which contributes to a strong sense of place and dominates views from<br />
the A590 in this area.<br />
Away from the A590, the sense of tranquillity is strong throughout most<br />
of the area, particularly within the Winster Valley. This is aided by the
sparse settlement pattern, which consists of a handful of farms dotted<br />
along linear road corridors, occasional hamlets, the picturesque<br />
vernacular village of <strong>Witherslack</strong>, and a number of estates (often with<br />
limestone vernacular character apparent within buildings). The area has<br />
a strong sense of tranquillity due to the relative absence of dwellings,<br />
settlements, minimal sources of artificial noise and night time light<br />
pollution. The sense of tranquillity is enhanced by the presence of<br />
woodland and the limestone outcrops, which create a sense of<br />
naturalness.<br />
Neighbour<br />
impact<br />
Planning<br />
history<br />
(including<br />
relevant<br />
appeals)<br />
Settlement<br />
character<br />
It is essential that development within this area does not compromise the<br />
sense of tranquillity and respects the vernacular (predominantly<br />
limestone) buildings. Care should be taken to protect the far-reaching<br />
views across adjacent landscapes from interruption from tall vertical or<br />
large-scale developments. Issues including design, scale and layout are<br />
key considerations in the assessment of any future proposals on this<br />
site.<br />
The Village hall and associated car park abuts the site to the south.<br />
Access to the site could be through the existing car park which may<br />
have an impact on layout of the car park. The site is higher than the road<br />
and could overlook the properties known as ‘Yewbarrow’ located across<br />
the road. Issues such as layout and scale are key considerations to<br />
minimize any adverse impacts on neighbour amenity generated from<br />
future development on this site. The lines of trees which act as a screen<br />
are a key component and should be considered within the scheme.<br />
The site encompasses part of the village hall car park. As a<br />
consequence there are three applications affecting this site, all relating<br />
to the Village hall.<br />
Application 7/1978/5110 for a car park was granted full permission on<br />
27/12/1979.<br />
Application 7/1992/5616 for an access ramp for disabled people was<br />
granted full permission on 30/12/1992.<br />
Application 7/2006/5310 for a proposed toilet and kitchen extension,<br />
replacement of window, internal alterations and improved disabled<br />
parking and pram access was granted permission on 02/08/2006.<br />
<strong>Witherslack</strong> is a small quiet village in the south of the <strong>Lake</strong> <strong>District</strong><br />
National Park which lies northeast of Morecambe Bay. It is quite<br />
scattered with four distinct areas. Townend, Mill Side, Beck Head, and<br />
the school/church. Townend is traditionally considered the centre of the<br />
village and contains the local pub The Derby Arms and the Community<br />
Shop. Mill Side is the location of the old Mill and still contains the mill<br />
pond. Beck Head lies to the north of Mill Side and is where a small river<br />
emerges from the limestone escarpment adjacent to Whitbarrow. The<br />
area of the village with the Dean Barwick C of E School and St. Pauls<br />
church lies to the west of Yewbarrow.<br />
There is an overall sense of tranquility throughout the village and several<br />
of the buildings are vernacular in style using the locally quarried<br />
limestone. It is important that development aims to conserve the<br />
vernacular buildings and the use of local vernacular materials is<br />
promoted. The scale of future proposals should protect far-reaching<br />
views across adjacent landscapes from interruption by tall vertical or
large-scale developments.<br />
Tree and<br />
Woodlands<br />
Utilities<br />
(electricity/<br />
gas)<br />
Utilities<br />
(Sewerage/<br />
drainage)<br />
Utilities<br />
(water)<br />
The site is well screened from the west with open views across the area<br />
of land to the east. A small linear development along the eastern edge of<br />
the site would relate to the form of the settlement, respect the properties<br />
across the road which are set at a lower level and allow the line of trees<br />
fronting the site to screen the development. A modification of the site<br />
boundary to the south is required take out the area currently used as the<br />
village hall car park. With careful consideration to the design, scale,<br />
layout, and access to the site, it may be possible to accommodate a<br />
scheme on this site without having an unacceptable harmful impact on<br />
the settlement character.<br />
There is one oak tree within the site which is worthy of retention. There<br />
are road side trees outside of the site and boundary tree both at the<br />
north end and south eastern corner all of which should have their root<br />
protection area taken into account. This will reduce the number of<br />
properties that can be accommodated on the site, however there is room<br />
to develop part of the site and the trees can be within the garden area.<br />
Gas- No capacity issues have been identified. It should be possible to<br />
supply sites on an individual basis from the existing low pressure<br />
system. However, to provide a firm response detailed information is<br />
required.<br />
Electricity- ENWL has a commitment to provide an electricity supply to<br />
new build development. ENWL determine the cost of connection and<br />
the developer would be expected to contribute part or all of this<br />
cost. <strong>Site</strong>s closer to sub-stations and existing developments are likely to<br />
result in lower connection costs. Further information is required to<br />
provide a detailed response.<br />
Environment agency will require connection to the main sewer if<br />
available. They will want to avoid seepage of chemicals from sewer<br />
systems which could ultimately affect the water quality<br />
No water supply or capacity issues have been identified.<br />
Summary of consultation comments<br />
Summary of comments made on site X2012, Land north of the Village Hall<br />
Housing: Support: 0 Object: 0 Don't mind: 0<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 />
Cumbria County Council Highways response<br />
o Feasible – Yes<br />
o Known Highway Issue – No<br />
o Comment – Acceptable in principle subject to securing a suitable assess<br />
arrangement.<br />
Comments received:<br />
o Concern about the cumulative impact of development.<br />
Summary of assessment with regards to HRA/SA
Housing Development:<br />
Significant positive effect on SA objective (++):<br />
SA 3: To provide everyone with a decent home<br />
Significant negative 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 />
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 />
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 />
SA 17: To protect historic assets and their settings (-?)<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 (
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) 0.17<br />
shown on ‘preferred options’ map)<br />
Suggested requirements if allocated<br />
<strong>Site</strong> boundary is redrawn as shown on the ‘preferred options’ map.<br />
Access should be shared with the village hall car park.
<strong>Site</strong> reference X2014 <strong>Site</strong> area (Ha) 0.19<br />
<strong>Site</strong> name<br />
Woodland north of The Palace House<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 assessment<br />
required (see below)<br />
Acceptable in principle subject to<br />
Yes<br />
securing a suitable access<br />
arrangement.<br />
Concern about the cumulative<br />
impact of development.<br />
Yes<br />
Stage 3<br />
No Yes<br />
Is the site available?<br />
<br />
<strong>Site</strong> characteristics<br />
Located in the central core of the village of <strong>Witherslack</strong> in the area known as Town End, this<br />
site lies east of the minor road which travels through the village. The site is irregular in shape<br />
and measures approximately 64m long x 40m wide (at its widest point). An access track<br />
leading to the property known as ‘Blunt House’ flanks the site to the north, the property ‘The<br />
Palace House’ and grounds join the site to the west, a builder’s yard to the south and fields to<br />
the east. This site is covered with woodland and is hidden from view from the road. It is<br />
accessed via the track which itself is at a significantly lower level than the site. It is a flat site<br />
and there is a shipping container located within it.<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 addressed<br />
through mitigation<br />
Red = Issue cannot be satisfactorily<br />
addressed<br />
= Opportunity for enhancement<br />
Accessibility The site is located within Town End. There are no pedestrian footways<br />
on the minor road which serves the village. It is approximately 390m<br />
from the pub and community shop and 0.7 miles to the school.<br />
Archaeology There are no archaeological features on or in close proximity to the site.<br />
Development of this site should not result in the loss of features of<br />
Biodiversity/<br />
Geodiversity<br />
archaeological importance.<br />
A preliminary desk top assessment of designations has been undertaken<br />
to identify any sites which are located within 250 metres of Special<br />
Areas of Conservation, <strong>Site</strong>s of Special Scientific Interest, Special<br />
Protection Areas, National Nature Reserves, Local Nature Reserves,<br />
RAMSAR sties, County Wildlife <strong>Site</strong>s, and Regionally Important<br />
Geological and Geomorphological <strong>Site</strong>s. This site is not located within<br />
250 metres of any of these nature designations so there is unlikely to be<br />
any adverse impact but the site is located within 40 metres of a<br />
Moorland Core. Any proposals that may have a direct or indirect effect<br />
on these features will be expected to give full 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 species<br />
which will require further consideration prior to the submission of any<br />
planning application for the development of the site. Mitigation<br />
measures may be required.<br />
This is essentially a greenfield site. We have no records of previous<br />
development on this site so it is unlikely to be contaminated.<br />
The site is in a low risk area. It is located within Zone 1 Low Probability<br />
which is land assessed as having a less than 1 in 1000 annual<br />
probability of river flooding in any year. We are not aware of any<br />
reported localized flooding episodes.<br />
Any subsequent application for this site will need to address surface<br />
water run-off in order to comply with Policy CS11 and CS17.<br />
This site is not designated as Important Open Space for Recreation<br />
under Local Plan Policy S1 or access land under the CROW Act. The<br />
site is not accessible via a public right of way.<br />
Development on this site would not result in the loss of provision for<br />
recreation.<br />
The development of this site for housing is acceptable in principle<br />
subject to securing a suitable access.<br />
There are no listed buildings in or in close proximity to the site. There is<br />
no conservation area delineated for <strong>Witherslack</strong>.<br />
When considering the potential impacts of development on the historic<br />
environment, it is unlikely that future development on this site will have a<br />
detrimental effect on historic environment designations.<br />
The Winster valley has an intimate pattern of pastoral fields, parkland,<br />
mature trees, hedgerows and walls, which separates the Low Fells in the<br />
west from the highly distinctive high limestone ridge of Whitbarrow Scar<br />
in the east. The result is an interesting, colourful, small-scale mosaic<br />
landscape. Along the Eastern edge of the area along the Lyth valley,<br />
damson orchards are a distinctive local feature.<br />
The Low Fells are covered in pasture and meadow, interspersed with<br />
large blocks of predominantly broadleaved woodland with patches of<br />
gorse adding a touch of vibrant colour.<br />
With the exception of the A5074 and the A590, which border the area,<br />
roads are secondary and relatively narrow, in most places lined by thick<br />
hedgerows. The hedges, and in some parts walls, combined with large<br />
patches of woodland within the area, give a sense of enclosure and<br />
isolation, which is in stark contrast to the far-reaching views from higher<br />
locations such as Whitbarrow and Gummers How. Whitbarrow Scar is an<br />
imposing and significant landmark within the surrounding landscape,<br />
which contributes to a strong sense of place and dominates views from<br />
the A590 in this area.<br />
Away from the A590, the sense of tranquillity is strong throughout most<br />
of the area, particularly within the Winster Valley. This is aided by the<br />
sparse settlement pattern, which consists of a handful of farms dotted<br />
along linear road corridors, occasional hamlets, the picturesque<br />
vernacular village of <strong>Witherslack</strong>, and a number of estates (often with
limestone vernacular character apparent within buildings). The area has<br />
a strong sense of tranquillity due to the relative absence of dwellings,<br />
settlements, minimal sources of artificial noise and night time light<br />
pollution. The sense of tranquillity is enhanced by the presence of<br />
woodland and the limestone outcrops, which create a sense of<br />
naturalness.<br />
Neighbour<br />
impact<br />
Planning<br />
history<br />
(including<br />
relevant<br />
appeals)<br />
Settlement<br />
character<br />
It is essential that development within this area does not compromise the<br />
sense of tranquillity and respects the vernacular (predominantly<br />
limestone) buildings. Care should be taken to protect the far-reaching<br />
views across adjacent landscapes from interruption from tall vertical or<br />
large-scale developments. Issues including design, scale and layout are<br />
key considerations in the assessment of any future proposals on this<br />
site.<br />
The site abuts ‘The Palace House’ to the west; a track separates the site<br />
from ‘Hawthorn to the northwest, a builder’s yard to the south and fields<br />
to the east. Careful consideration must be given to the issues of scale<br />
and design to avoid being overbearing on neighbouring properties. The<br />
form of the settlement and topology of the site may make it possible to<br />
accommodate a scheme without having an unacceptable harmful impact<br />
on the settlement character and neighbouring properties.<br />
No planning history for this site.<br />
<strong>Witherslack</strong> is a small quiet village in the south of the <strong>Lake</strong> <strong>District</strong><br />
National Park which lies northeast of Morecambe Bay. It is quite<br />
scattered with four distinct areas. Townend, Mill Side, Beck Head, and<br />
the school/church. Townend is traditionally considered the centre of the<br />
village and contains the local pub The Derby Arms and the Community<br />
Shop. Mill Side is the location of the old Mill and still contains the mill<br />
pond. Beck Head lies to the north of Mill Side and is where a small river<br />
emerges from the limestone escarpment adjacent to Whitbarrow. The<br />
area of the village with the Dean Barwick C of E School and St. Pauls<br />
church lies to the west of Yewbarrow.<br />
There is an overall sense of tranquility throughout the village and several<br />
of the buildings are vernacular in style using the locally quarried<br />
limestone. It is important that development aims to conserve the<br />
vernacular buildings and the use of local vernacular materials is<br />
promoted. The scale of future proposals should protect far-reaching<br />
views across adjacent landscapes from interruption by tall vertical or<br />
large-scale developments<br />
Tree and<br />
The site is located on an area of woodland behind the existing properties<br />
which flank the southern approach road to Town End. The site follows<br />
the existing linear form of the settlement and with careful consideration<br />
to the design, scale, and layout it may be possible to accommodate a<br />
scheme on this site without having an unacceptable harmful impact on<br />
the settlement character.<br />
There are a number of trees on this site ranging from damsons to
Woodlands<br />
Utilities<br />
(electricity/<br />
gas)<br />
spruce. Some of the spruce trees could be cleared from the site.<br />
The site is an orchard but appears to be poorly maintained and is<br />
overgrown.<br />
If this site is considered to be a traditional orchard then then government<br />
guidance suggests the aim should be to retain and restore the damson<br />
trees.<br />
Gas- No capacity issues have been identified. It should be possible to<br />
supply sites on an individual basis from the existing low pressure<br />
system. However, to provide a firm response detailed information is<br />
required.<br />
Utilities<br />
(Sewerage/<br />
drainage)<br />
Utilities<br />
Electricity- ENWL has a commitment to provide an electricity supply to<br />
new build development. ENWL determine the cost of connection and<br />
the developer would be expected to contribute part or all of this<br />
cost. <strong>Site</strong>s closer to sub-stations and existing developments are likely to<br />
result in lower connection costs. Further information is required to<br />
provide a detailed response.<br />
Environment agency will require connection to the main sewer if<br />
available. They will want to avoid seepage of chemicals from sewer<br />
systems which could ultimately affect the water quality<br />
No water supply or capacity issues have been identified.<br />
(water)<br />
Summary of consultation comments<br />
Summary of comments made on site X2014, Woodland north of the Palace House<br />
Housing: Support: 0 Object: 0 Don't mind: 0<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 />
Cumbria County Council Highways response<br />
o Feasible – Yes<br />
o Known Highway Issue – No<br />
o Comment – Acceptable in principle subject to securing a suitable assess<br />
arrangement.<br />
Comments received:<br />
o Concern about the cumulative impact of development.<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 />
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 />
Minor positive effect on SA objective (+):
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 />
SA 17: To protect historic assets and their settings (-?)<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 (
<strong>Site</strong> reference X2015 <strong>Site</strong> area (Ha) 0.13<br />
<strong>Site</strong> name<br />
Orchard, <strong>Witherslack</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 />
Yes<br />
No<br />
No<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 />
No<br />
No<br />
No<br />
Is the site within or well related to a settlement?<br />
Yes<br />
Is the site or its use mentioned in the community plan?<br />
No<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 />
N/A<br />
Yes<br />
Yes<br />
Description of reasonable alternative use(s):<br />
This site was initially suggested as a housing allocation.<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 between existing properties. Good access from the main road to the A590.<br />
Large hedge and some trees screen the site from the highway. Open countryside to<br />
the west and east of the site.<br />
Summary of consultation comments<br />
No comments received.<br />
Summary of assessment findings (i.e. above)<br />
The site is part of a private domestic curtilage with no public access. Damson<br />
orchards are however a distinctive feature of this area and views into this orchard<br />
site are considered to be of wider public value.<br />
Should this site be designated as amenity open<br />
space?<br />
Yes<br />
Yes<br />
No
<strong>Site</strong> reference X2114 <strong>Site</strong> area (Ha) 0.51<br />
<strong>Site</strong> name<br />
Dean Barwick School playing field, <strong>Witherslack</strong><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 />
No issues identified.<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 />
The site includes a hard court playing area, grassed junior sized football pitch, a<br />
playing field and some children’s play equipment. A road runs to the east of the site.<br />
The site is well used, with public access outside of school hours.<br />
Comments from Sport England (required if an alternative use is pursued)<br />
Summary of consultation comments<br />
No comments received.<br />
Summary of assessment findings (i.e. above)<br />
Play areas associated with the school. We have extended the boundary for X2114 to<br />
include X2214. This is now one site only, with internal boundaries deleted.<br />
Should this site be designated as formal recreation<br />
open space?<br />
Yes<br />
Yes<br />
No