Braithwaite - Lake District National Park

Allocations of Land
Preferred Site
Assessments
Braithwaite

Braithwaite
Site reference X099 Site area (Ha) 2.8
Site name
Braithwaite playing fields
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
No (give reason)
Further
assessment
required (see
below)
None 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
No
N/A
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?
Site characteristics
Local authority playing fields. Football pitches, bowling green, tennis. Car parking.
Free public access.
Comments from Sport England (required if an alternative use is pursued)
Summary of consultation comments
Pedestrian access issues. Open space designation should not preclude extensions
to the Memorial building where that is to improve recreational access or facilities.
Summary of assessment findings (i.e. above)
Playing fields including football pitch, bowling green, tennis courts. Important for
recreation.
Should this site be designated as formal recreation
open space?
Yes
Yes
No

Site reference X1114 Site area (Ha) 1.24
Site name
Braithwaite Common
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
No (give reason)
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?
No
Is the site publicly accessible?
Is the site used for recreation?
Is the site within or well related to a settlement?
Yes
Yes
Yes
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?
N/A
Yes
No
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?
Site characteristics
Village Green. Sloped in places, passive recreation, some of site used for
carparking.
Summary of consultation comments
One ‘don’t mind’ for open space allocation. Owned by National Trust, who do not
object to the allocation.
Summary of assessment findings (i.e. above)
This site is the village green/common. It is important for the visual amenity.
Should this site be designated as amenity open
space?
Yes
Yes
No

Site reference X1164 Site area (Ha) 1.24
Site name
Braithwaite CE Primary School
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
No (give reason)
Further
assessment
required (see
below)
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?
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?
Is the site within or well related to a settlement?
Is the site publicly accessible?
N/A
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?
Site characteristics
School play area which includes tennis courts, football pitch, and basketball hoops.
Open to the public.
Comments from Sport England (required if an alternative use is pursued)
Summary of consultation comments
No comments received.
Summary of assessment findings (i.e. above)
School play area which includes tennis courts, football pitch, and basketball hoops.
Yes No
Should this site be designated as formal recreation Yes
open space?

Site reference X4005 Site area (Ha) 1.33
Site name
Land west of Coledale Gardens
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)
This is a large site, especially in
comparison with the overall
settlement of Braithwaite and the
anticipated extent of local housing
needs.
Yes
There have been flooding issues
in Braithwaite in the past and that
potentially future flood events
could impact upon this site.
It is unclear how suitable access
would be achieved.
FLD would have concerns over
the development of this site, due
to its size, location and resultant
impacts upon village character
and the surrounding countryside.
The landform is rising and highly
visible in the local landscape.
Substandard narrow roads with
no footways. Site access will be
between 2 existing accesses and
could cause conflict. Narrow
bridge leading from B5292 to site,
only 1 car width.
Stage 3
No Yes
Is the site available?
Site characteristics
This site lies to the west of the village. It is a large site on the edge of village site currently
used for agriculture. It is immediately adjacent to the cul-de-sac known as Coledale Gardens
to the east, open fields to the south and west and registered common land to the north. It has
mature hedge/trees to the front boundary (north) and a beech hedgerow to the east
boundary. The area to the north-east of the site is relatively flat, but rises steeply thereafter
north to south. The site is accessed via a field gate close to the north east corner directly from
the small road to the north which serves other residential properties nearby.
There may be possible drainage issues relating to the topography of the site.
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
Yes
Yes
Yes
Yes

Accessibility
Archaeology
Biodiversity/
Geodiversity
Contaminate
d land
Flood risk
Health and
Wellbeing
Highways
Historic
environment
Landscape
Red = Issue cannot be satisfactorily
addressed
= Opportunity for enhancement
Although located on the edge of the village it is in close proximity to the
Coledale Inn and approximately 480m to the school. There are no
pedestrian footways but there is a network of small roads which serve
the residencies and are not used for general traffic which offer a safe
walking environment.
There are no archaeological features directly affecting the site, but ID
30607 and 30594 from the Sites and Monuments Register are in close
proximity. There records would have no implications on development of
the site.
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. There are no designations o the site but it is
located within 30 metres of Moorland Core, Buttermere Fell SSSI, Lake
District High Fells SAC. 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 is a greenfield site used for grazing. We have not received any
planning applications or undertaken enforcement action on this site, so it
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 currently accessible via a public right of way or as access
land under the CROW Act. It is not designated as Important Open Space
for Recreation under Local Plan Policy S1.
Development of this site would not result in the loss of recreation
opportunities.
Cumbria Highways indicate it is unknown if access is feasible due to
substandard narrow roads with no footways. Site access will be
between 2 existing accesses and could cause conflict. Narrow bridge
leading from B5292 to site, only 1 car width.
There are no listed buildings in close proximity to the site so it is unlikely
that the development of this site will have a detrimental effect on either
the setting of a listed building or the listed building itself.
There is no Conservation Area delineated in Braithwaite.
A predominantly tranquil landscape framed by a backdrop of rugged,
angular peaks with steep V-shaped valleys covered with heather,
bracken and scree. The village lies at the boundary between the rugged

Neighbour
impact
Planning
history
(including
relevant
appeals)
Settlement
character
Tree and
Woodlands
Utilities
(electricity/g
angular slate high fell and the upland valley landscape character types
and exhibits characteristics of both.
Whilst the site is contiguous with housing development it marks the
boundary with open countryside. Intervisibility with the surrounding
landscape is limited but the steep fall north-south means that without
substantial and intrusive engineering works development would be
limited to a very small area at the south of the site.
The site is immediately adjacent to the cul-de-sac known as Coledale
Gardens. These are large detached houses set within their own grounds.
The development would be most visible from the north through the
entrance to the site and from the east.
Development on this site would have to reflect the character of the area
and respect the local amenity; therefore issues of design and scale are
key considerations.
We have no planning history for this site.
Braithwaite is largely a nucleated settlement with a traditional built
environment of rendered walls and slate roofs. There is a good mix of
housing types available, the core of the village is compact with many
terraced and semidetached properties, whilst to the northern end where
the properties run parallel to the A66 are larger detached properties with
good sized gardens.
The development of the whole of this site would constitute a large scale
extension to the village of Braithwaite which would have a significant
impact on the relatively tranquility of this area. The physical
characteristics of the site prevent that scale of development, and a more
realistic scheme could come forward in the flatter area towards the
north-east of the site. Development of the north eastern part of this field
would relate best to the form of the settlement. With the modification of
the site boundary to an area which respects this, 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 safeguarded trees through a protection order on this site.
However, the site is well screened along the northern boundary by
mature hedge/trees, and could be of amenity value to the surrounding
area. The integrity of these trees will need to be considered in any future
development. There is already some damage caused to trees due to the
new access that has been put in, and a number of other trees are
windblown probably due to the very wet nature of the ground. However
the remaining trees to the north of the site do provide good screening,
and habitat, and could be retained. They provide some amenity when
considered as a group. There are also some larch on neighbouring land
to the eastern boundary, some of which have been windblown. As they
are neighbouring trees their root protection area needs to be considered
during development. Due to the steep nature of the site the impact of
changing level will be a factor for trees.
Electricity- ENWL has a commitment to provide an electricity supply to
new build development. ENWL determine the cost of connection and

as)
Utilities
(Sewerage/d
rainage)
Utilities
(water)
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 detailed information is
required.
Depending on the location of development – there may be some issues
with the foul water network. To provide a firm response more detailed
information is required.
No water supply or capacity issues have been identified.
Summary of consultation comments
Housing: Support: 0 Object: 4 Don’t mind: 1
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
Main reasons for objection
This is a large site, especially in comparison with the overall settlement of Braithwaite and the
anticipated extent of local housing needs.
There have been flooding issues in Braithwaite in the past and that potentially future flood
events could impact upon this site.
It is unclear how suitable access would be achieved.
FLD would have concerns over the development of this site, due to its size, location and
resultant impacts upon village character and the surrounding countryside. The landform is
rising and highly visible in the local landscape.
Substandard narrow roads with no footways. Site access will be between 2 existing accesses
and could cause conflict. Narrow bridge leading from B5292 to site, only 1 car width.
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 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 (--?)
SA 17: To protect historic assets and their settings (--?)
Minor positive effect on SA objective (+):
None identified.
Minor negative effect on 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
Uncertain, potentially minor effect on SA objective (-? or +?):
None identified.
Uncertain effect on objective (?)
None identified.
Negligible effect on objective (0)
None identified.
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 medium (1.0-10.0 ha).
The site is located within 250m of the Lake District High Fells SAC.
Summary of assessment findings (i.e. above)
Part of this greenfield site is well related to existing residential properties, and would reflect
the character of development around this area. However, part of this site rises steeply and is
not considered to be suitable for development due to the landscape impact and potential
adverse impacts on the amenity of adjacent properties. A modification of the site boundary is
required to remove the steepest part of the site.
There are no environmental designations or historic characteristics which would prevent
future development of this site. However, care must be taken to design a scheme on the
north eastern part of this site without causing harm to the character of the area.
Drainage may be an issue due to the slope of the part of the site which is behind excluded.
Although the existing bridge into the field is only single car width it is not anticipated that this
would be a problem due to the redrawn boundary of the site which makes the site suitable for
only a small scale development.
On balance the need for affordable housing is considered to outweigh the concerns identified
in this assessment. It is considered that mitigation measures and improvements will
overcome concerns. As such the flatter part of the site as shown on the ‘preferred options’
map is selected as a preferred site for allocation.
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) 0.2
shown on ‘preferred options’ map)
Suggested requirements if allocated
Amend the site boundary to an area covering the north-east corner to reflect the
topography of the site as shown on the ‘preferred options’ map.