Bootle - Lake District National Park

Allocations of Land 

Preferred Site 

Assessments 

Bootle

Bootle 

Site reference X112 Site area (Ha) 4.36 

Site name 

Wellbank Camp 

Suggested use at Issues and Mixed Use 

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 

Isolated (unsustainable) site 

which will be reliant on private car 

use. Improved pedestrian and 

cycleway links back towards 

Bootle should be secured, 

however, unlikely to overcome the 

accessibility problems associated 

with the location. The access is 

not considered to be feasible, and 

there are known highway issues. 

Concerns over the development 

of this site in its totality, due to its 

size, location, and resultant 

impacts upon the surrounding 

countryside. It is noted that the 

site contains areas of brownfield 

land, and is relatively well 

landscaped. Employment use 

may be appropriate should 

access issues be able to be 

resolved. The site is inappropriate 

for housing in our view, given its 

remoteness. 

Yes 

Yes 

below) 

Stage 3 

No Yes 

Is the site available? 

 

Site characteristics 

This site is a former barracks used by the Ministry of Defence but sold by Defence 

Estates in 2002. A large part of the site comprises rough grass. A range of brick 

buildings and prefabricated buildings occupy part of the eastern side of the site, and 

these buildings are now vacant and in a poor state of repair. One building, a 

swimming pool used by the community, occupies the north west corner of the site. 

The site occupies a fold in the low lying coastal plain and consequently, except when 

viewed from the road to the north, it is not prominent in the landscape. Agricultural 

land surrounds this site to the north, south, east, and west, although there are 

highways along the southern boundary and part of the northern boundary of this site. 

The site is located approximately 700 metres from Bootle and 800 metres from 

Bootle Station where the Cumbrian Coastal Railway stops.

This site will be assessed as a mixed use site as this was suggested for the Issues 

and Options consultation, and Policy CS06 of our Core Strategy states we will 

consider Wellbank Camp as a possible location for mixed use development. 

Further 

issues/opp 

ortunities to 

consider 

Accessibility 

Can issues be overcome/mitigated? 

Are there opportunities for enhancement? 

Issues and opportunities 

Green = no issue 

Amber = issues can be 

addressed through mitigation 

Red = Issue cannot be 

satisfactorily addressed 

= Opportunity for 

enhancement 

This site is approximately 700 metres from centre of the 

residential area of Bootle, and approximately 950 metres to the 

services and facilities including convenience store, school, and 

public transport. Pedestrian footways and cycleways would be 

required as part of any redevelopment proposed to enable 

access to Bootle, and this would result in a benefit to the local 

community. Development of this site would also offer 

opportunity to provide pedestrian footways and cycleways to 

Bootle Station in order to link these settlements as this site is 

located approximately equidistant between these two locations. 

Archaeology 

Biodiversity/ 

Geodiversity 

Bootle Station is located approximately 800 metres from this site 

which is a stop for the Cumbrian Coastal Railway. Cumbria 

Highways have expressed concerns in relation to the relative 

distance and therefore accessibility/sustainability of this site. 

The Wellbank Camp site is however recognised in the Core 

Strategy (Policy CS06) as of strategic importance to Bootle for 

redevelopment. Any proposal on this site would be expected to 

offer pedestrian/cycle link enhancements between Bootle and 

Bootle Station thereby mitigating against current accessibility 

concerns, and offering wider community benefits for the local 

community. 

There is no record of any archaeological designations or 

features within this site or in close proximity. 

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

Contaminate 

d land 

Flood risk 

Health and 

Wellbeing 

Highways 

Historic 

environment 

Landscape 

species which will require further consideration prior to the 

submission of any planning application for the development of 

the site. Mitigation measures may be required. 

This site is previously developed having most recently being 

used as barracks for the Ministry of Defence. Although it is 

considered unlikely to be contaminated further desk based 

investigations may need to be undertaken to establish if there is 

potential of contamination of this site given it is a previously 

developed site. If found to be contaminated remediation 

measures would be required. 

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

Probability which is assessed as having a less than 1 in 1000 

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

aware of any reported localized flooding episodes. 

Any subsequent application for this site will need to address 

surface water run-off in order to comply with CS11 and CS17 of 

the Core Strategy. 

This site is not currently accessible via a Public Right of Way 

and the site is not designated as Important Open Space for 

Recreation under Local Plan Policy S1, therefore development 

would not result in the loss of recreational opportunities. 

Development proposals would be expected to have regard to 

the community’s aspiration (within the Parish Plan) to 

retaining/redeveloping community facilities (such as a swimming 

pool) on the site. 

Cumbria Highways commented that this is an ‘isolated 

(unsustainable) site which will be reliant on private car use. 

Improved pedestrian and cycleway links back towards Bootle 

should be secured, however, unlikely to overcome the 

accessibility problems associated with the location. The access 

is not considered to be feasible, and there are known highway 

issues’. 

Whilst the concerns of Cumbria Highways are noted, this site is 

of strategic importance to the community of Bootle. The principle 

of its redevelopment is supported by the adopted Core Strategy, 

and the opportunity to provide high quality links between the 

site, and Bootle and Bootle Station offer wider community 

benefits which can be secured through the redevelopment of 

this site. 

This site is not located within 250 metres of a conservation area 

or listed buildings. 

This area is characterised by the flat to gently undulating 

topography of this area of coastal plain, with its regular network 

of pastoral fields, which are divided by a mixture of hedgerows, 

dry stone walls, kests, and wire fences, which provides stark 

contrast with the vast expansive open seascape to the west and 

the dramatic rising High Fells to the east. 

This site sits comfortably within this landscape but the vacant 

and derelict appearance of the buildings within this site makes a

negative contribution to the character of the landscape. Much of 

this site does appear have returned back to Greenfield land 

particularly in the south west portion of the site. 

Neighbour 

impact 

Planning 

history 

(including 

relevant 

appeals) 

Settlement 

character 

Tree and 

Woodlands 

Utilities 

(electricity/g 

as) 

The site occupies a fold in the low lying coastal plain and is 

relatively well screened by the trees along the boundary. 

Appropriate redevelopment of this site will enhance the 

appearance of this site, as it will result in the 

removal/redevelopment of the existing buildings which detract 

from the landscape character. The topography of the site and 

consideration of the scale and mass of development will ensure 

that redevelopment overcomes concerns raised by the Planning 

Inspector in reaching his conclusions for the 2004 planning 

appeal for a holiday lodge development. 

There is a residential dwelling located near the north eastern 

boundary of this site but it is located on the opposite side of the 

road. It is unlikely that there would be any unacceptable 

neighbour amenity issues resulting from an acceptable proposal 

including residential and employment uses. 

A series of planning applications has been submitted on this site 

in the past. Most recently planning permission was refused in 

2004 for a holiday lodge development, and an appeal was 

subsequently dismissed. The Inspector concluded that the 

proposal would be harmful to the landscape of the National 

Park, and the benefits of the scheme do not outweigh the harm. 

A certificate for lawfulness was refused in 2003 for a 

dwellinghouse. However also in 2003 planning permission was 

granted for the replacement of a substandard dwelling and this 

is an extant permission. 

Whilst not immediately adjacent to Bootle, the site is only a short 

distance from Bootle, and accessibility can be significantly 

improved. Bootle does not have a distinct vernacular or historic 

form and this lessens its sensitivity to new development. 

The majority of the existing buildings on the site are in a poor 

state of repair therefore the redevelopment of this site would 

have a positive effect on the settlement and surrounding 

landscape. 

There are some trees located along the boundary of this site 

and occasional individual specimens located within this site. If 

developed it may be necessary to remove the existing trees 

within the site but this would not lead the loss of any individually 

important specimens, nor could it adversely affect the overall 

amenity value of the site. Mitigation measures such as root 

protection areas may be required for trees located on the 

boundary on the site. 

Electricity- ENWL has a commitment to provide an electricity 

supply to new build development. ENWL determine the cost of 

connection and the developer would be expected to contribute 

part or all of this cost. Sites closer to sub-stations and existing 

developments are likely to result in lower connection

costs. Further information is required to provide a detailed 

response. 

Utilities 

(Sewerage/d 

rainage) 

Utilities 

(water) 

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. 

Approximately 14 new dwellings can be accommodated by the 

existing waste water network and treatment facilities. 

Additionally, the redevelopment of Wellbank Camp should not 

create significant problems because the waste treatment plant 

will already have capacity for its former use as a Ministry of 

Defence base. UU would need further details of a proposal. 

There are no water supply issues or constraints in Bootle. 

Summary of consultation comments 

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 

Concerns over the development of this site in its totality, due to its size, location, and 

resultant impacts upon the surrounding countryside. It is noted that the site contains 

areas of brownfield land, and is relatively well landscaped. Employment use may be 

appropriate should access issues be able to be resolved. The site is inappropriate 

for housing given its remoteness. 

Isolated (unsustainable) site which will be reliant on private car use. Improved 

pedestrian and cycleway links back towards Bootle should be secured, however, 

unlikely to overcome the accessibility problems associated with the location. The 

access is not considered to be feasible, and there are known highway issues. 

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 ++?): 

None identified. 

Minor positive effect on SA objective (+): 

None identified.

Minor negative effect on objective (-): 


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

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

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

Uncertain effect on objective (?) 

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

generations 

Negligible effect on objective (0) 


Employment Development: 


None identified 














generations 



SA 11: To improve water quality and water resources 


Summary of Habitats Regulations Assessment Evidence: 

The potential scale of development at this site is medium (1.0-10.0 ha). 

It does not lie within 250m of any European sites. 

Summary of assessment findings (i.e. above) 

There are few sites which offer such opportunities to seek improvements to the local 

area and community than this site does. The site is recognised in the Core Strategy 

(Policy CS06) as of strategic importance to Bootle for redevelopment. This former 

barracks site is currently vacant and the buildings on site are in a poor state of

epair, as a result this site is considered to make a negative contribution to the 

character of the landscape. The site occupies a fold in the land so is relatively well 

screened and it is considered that further development can be accommodated on 

this site subject to appropriate scale, design, and layout. 

The site is not located immediately adjacent to Bootle as it is approximately 700 

metres from the village, and 800 metres in the other direction to Bootle Station. 

Bootle does not have a distinct vernacular or historic form so lessens its sensitivity to 

new development. Cumbria Highways commented ‘development will be reliant on 

private car use. Improved pedestrian and cycleway links back towards Bootle 

should be secured.’ This site offers the opportunity, and would be a requirement of 

redevelopment, to improve pedestrian and cycleway links to both Bootle and Bootle 

Station as the site is almost equidistant between the two. This improvement would 

be to the benefit of the wider community and not just this site. The Parish Plan 

highlights the community’s aspiration to retain/redevelop the swimming pool on the 

site as part of any scheme as this is seen as a valued community facility. 

As a result of the former use it may be necessary to undertake further investigations 

to determine if this site contains contaminated land. Redevelopment of the site would 

not result in the loss of individually important specimens of trees or affect the overall 

amenity value of the site. 

In order to redevelop this site to incorporate community facilities and open space it is 

assumed that 25% of the site would be developed for housing and 25% would be 

developed for employment land. Other uses on the remaining area of the site will be 

considered through the submission of a planning application. 

No Yes 

Is this site selected as a preferred option? 

If so, for what use? 

 

Mixed use – housing, 

employment, and open 

space (and other uses 

which will be assessed 

through submission of a 

planning application) 

Is boundary to be redrawn? (as No New site area (Ha) 4.36 

shown on ‘preferred options’ map) 

Suggested requirements if allocated 

Provision of pedestrian/cycle links between Bootle and Bootle Station 

Provision of open space and community facilities 


Site name 

Wellbank Camp, Bootle 

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) 

Potential competing uses. 

Yes

Stage 3 – amenity open space 

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

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

Is the site publicly accessible? 

Is the site used for recreation? 

Is the site within or well related to a settlement? 

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? 

Has an alternative use or development been suggested? 

Description of reasonable alternative use(s): 

Housing, employment 

Yes 

Yes 

Yes 

Yes 

Yes 

No 

No 

No 

No 

No 

No 

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

an alternative use or development? 

The site is currently a disused MOD site, owned by a private landowner. There is an 

identified need for local housing in Bootle, and a need for local employment. The 

Bootle community plan identifies the Wellbank Camp site as having potential for 

housing and employment development, and the community would like to retain the 

swimming pool currently there. There is an identified deficiency of amenity open 

space in Bootle, and a gap in provision of public parks. 


Large site with a series of single story buildings, which are now all vacant. The site is 

untidy where buildings are located. Quiet location between Bootle and Bootle 

Station, with access directly from the road linking Bootle with Bootle Station. The 

road is a narrow country lane. Bootle train station is approximately 0.5 miles away. 

The site is close enough to walk to services in Bootle, but there is currently no 

footpath or cycleway access. As the site is privately owned, it is not currently publicly 

accessible, apart from limited access to the swimming pool. 

Street lighting and some roads are present within the site. Some of site appears to 

have gone back to greenfield status. Well screened from the road by trees. 


One comment supporting open space designation. One comment objecting to each 

of housing, employment, and waste management allocations. Cumbria County 

Council has advised that there is a known highways issue. Objections are based on 

the impact of development on the surrounding countryside. 

Summary of qualitative assessment with regards to HRA/SA 

Housing Development



















generations 



Employment Development: 














Uncertain effect on objective (?)


generations 



SA 11: To improve water quality and water resources 



The potential scale of development at this site is medium (1.0-10.0 ha). 

It does not lie within 250m of any European sites. 


Any housing and/or employment development at Wellbank should include an 

element of open space and the designation of the open space areas. There is a 

deficiency of amenity open space in Bootle, and a gap in provision of public parks. 

Development of the overall site should provide publicly available open space, 

including informal recreation space (‘kickabout’ areas), and an element of public park 

space if future maintenance can be secured. 

It would be beneficial to the local community to retain access to a swimming pool on 

this site, whether it is in a new building or in the existing building. 

Yes No 

Should this site be designated as amenity open 

space?


Site name 

Bootle sports fields 

Suggested use at Issues and Open space recreation 

Options 



consultation 


Further 

assessment 

required (see 

below) 

No issues identified 

Stage 3 – Recreation open space 



Is site still in recreational use? 


If applicable does the community plan recognise it as 








Yes 

Yes 

Yes 

Yes 

Yes 

No 

No 

No 

No 

N/A 

No 




Playing fields and Bootle and District Bowling Club. Flat, good access to main road, 

well maintained. 

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


No comments received



Playing fields and Bootle and District Bowling Club. Flat, good access to main road, 

well maintained. 

Should this site be designated as formal recreation 

open space? 

Yes 

Yes 

No


Site name 

Field off Church Lane 

Suggested use at Issues and Housing 

Options 

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

through Issues and Options 

consultation 


Further 

assessment 

required (see 

Acceptable in principle subject to 

securing a suitable access 

arrangement. The frontage of the 

site could be affected by a 

proposed footway/cycleway route. 

Access is considered to be 

feasible and there are no known 

highway issues. 

Yes 

below) 

Stage 3 

No Yes 

Is the site available? 

 


This site is an agricultural field located on the northern edge of Bootle. The site is 

located directly north of Church Lane, to the east of the site is an agricultural field 

and the graveyard, and to the north and west is agricultural land. There is no 

development on this side of Church Lane but residential dwellings are located on the 

opposite side of this road. This site is flat, there is a field gate off Church Lane, and 

hedgerows form the boundary of the site fronting the highway. 

Further Can issues be overcome/mitigated? 

issues/opp Are there opportunities for enhancement? 

ortunities to 

consider 

Issues and opportunities 

Green = no issue 

Amber = issues can be 

addressed through mitigation 

Red = Issue cannot be 

satisfactorily addressed 

= Opportunity for 

enhancement 

Accessibility This site is located within 600 metres of services and facilities in 

Bootle including the Primary School, convenience store, GP 

Surgery and public transport facilities. There is a surfaced 

footpath opposite this site on Church Lane therefore this site is 

considered to be accessible. 

Archaeology There are no records of any archaeological features on this site. 

Biodiversity/ 

Geodiversity 

A preliminary desk top assessment of designations has been 

undertaken to identify any sites which are located within 250 

metres of Special Areas of Conservation, Sites of Special 

Scientific Interest, Special Protection Areas, National Nature 

Reserves, Local Nature Reserves, RAMSAR sties, County 

Wildlife Sites, and Regionally Important Geological and

Geomorphological Sites. This site is not located within 250 

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

be any adverse impact but any proposals that may have a direct 

or indirect effect on these features will be expected to give full 

consideration of the potential impact. 

Contaminate 

d land 

Flood risk 

Health and 

Wellbeing 

Highways 

Historic 

environment 

Landscape 

It is also possible that this site hosts protected habitats and 

species which will require further consideration prior to the 

submission of any planning application for the development of 

the site. Mitigation measures may be required. 

This site is an agricultural field and the planning history does not 

indicate any alternative uses. Therefore, it is unlikely that there 

would be any contamination issues on this site. 

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

Probability which is assessed as having a less than 1 in 1000 

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

aware of any reported localized flooding episodes. 

Any subsequent application for this site will need to address 

surface water run-off in order to comply with CS11 and CS17 of 

the Core Strategy. 

This site is not currently accessible via a Public Right of Way 

and the site is not designated as Important Open Space for 

Recreation under Local Plan Policy S1, therefore development 

would not result in the loss of recreational opportunities. 

Cumbria Highways commented that this site is acceptable in 

principle subject to securing a suitable access arrangement. 

The frontage of the site could be affected by a proposed 

footway/cycleway route. Access is considered to be feasible 

and there are no known highway issues. 

The site is located within 250 metres of listed buildings. The 

closest listed building is St Michael’s Church which is located to 

the east of the site on the opposite side of the A595. Although 

there are distant views of the church from the site it is 

considered that providing any development is of an acceptable 

scale there wouldn’t be an unacceptable adverse impact to the 

character and setting of this listed building. 

This area is characterised by the flat to gently undulating 

topography of this area of coastal plain, with its regular network 

of pastoral fields, which are divided by a mixture of hedgerows, 

dry stone walls, kests, and wire fences, which provides stark 

contrast with the vast expansive open seascape to the west and 

the dramatic rising High Fells to the east. 

This field forms the beginning of open countryside, when 

approaching along Church Lane from the west there are views 

across to the High Fell to the east, and closer to the site there is 

partially obscured views of the Church. However, these views 

are seen in the context of relatively modern residential 

development on the opposite side of the road. 

The site is flat therefore providing the scale of development is

Neighbour 

impact 

Planning 

history 

(including 

relevant 

appeals) 

Settlement 

character 

Tree and 

Woodlands 

Utilities 

(electricity/g 

as) 

appropriate there would not be a dominating impact on the open 

countryside as development could sit comfortably within its 

context on the edge of the settlement with further planting. 

There are no residential properties adjacent to this site as such 

there will be no detrimental impact on the neighbour amenity. 

Planning permission was granted in 1993 to move the gateway 

of the site. 

This site is located on the northern fringe of Bootle. Church 

Lane marks currently the beginning of open countryside as there 

is no development beyond this highway to the north. However, 

the presence of the graveyard adjacent to the site means 

Church Lane does not give way solely to agricultural land. If this 

site was developed it would be located close to existing 

residential dwellings, and some development could be seen as 

a natural evolution of the settlement. These dwellings opposite 

the site do not display characteristics of traditional vernacular 

buildings as they are relatively modern, as such development is 

considered to be more appropriate in this location than in the 

more historical parts of the settlement. 

The scale, design, and layout are important considerations to 

ensure development does not appear as a sporadic 

development in the open countryside. A comprehensive 

planting scheme would also be required to help mediate the 

transition from built development to open countryside. There is 

also a danger that development of this site would set a 

precedent for future development to the west of the site further 

extending into the open countryside. 

There are no trees within this site, although there are some 

located in around the boundary of this site which is 

predominantly hedgerow. There are two mature oak trees on 

the boundary, one on the southern boundary and one on 

northern boundary. Both of these have a diameter of 

approximately 500mm therefore requiring root protection areas 

of a minimum of 6m. This would particularly need to be taken 

into account for the access to the site off the southern boundary. 

It is not anticipated that development of the site would result in 

the loss of trees. 

Electricity- ENWL has a commitment to provide an electricity 

supply to new build development. ENWL determine the cost of 

connection and the developer would be expected to contribute 

part or all of this cost. Sites closer to sub-stations and existing 

developments are likely to result in lower connection 

costs. Further information is required to provide a detailed 

response. 

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

Utilities 

(Sewerage/d 

rainage) 

Utilities 

(water) 

detailed information is required. 

Approximately 14 new dwellings can be accommodated by the 

existing waste water network and treatment facilities. 

There are no water supply issues or constraints in Bootle. 


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

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

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

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

Acceptable in principle subject to securing a suitable access arrangement. The 

frontage of the site could be affected by a proposed footway/cycleway route. Access 

is considered to be feasible and there are no known highway issues. 


Housing Development 







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









generations 





Employment Development 

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

development.


The potential scale of development at this site is small (


Site name 

Bootle playing field and playground 

Suggested use at Issues and Open space recreation 

Options 



consultation 


Further 

assessment 

required (see 

below) 

No issues identified 

Stage 3 – Recreation open space 



Is site still in recreational use? 


If applicable does the community plan recognise it as 








Yes 

Yes 

Yes 

Yes 

Yes 

No 

No 

No 

No 

N/A 

No 




Playground includes informal kickabout area, used by Captain Shaw School. Flat, 

well maintained, frequently used. 

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


No comments received



Playground includes informal kickabout area, used by Captain Shaw School. 

Should this site be designated as formal recreation 

open space? 

Yes 

Yes 

No

Bootle - Lake District National Park

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