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

Allocations of Land 

Preferred Site 

Assessments 

Ambleside

Ambleside 

Site reference X004 Site area (Ha) 4.46 

Site name 

St Martin’s grounds, Ambleside 

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? 

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): 

Yes 

Yes 

Yes 

N/A 

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? 

Site characteristics 

Northern half of the site is steeply sloped, there is an area of mature woodland. Part 

of the site is car park. 

Summary of consultation comments 

One objection to open space designation. Objection requested that we exclude the 

car parking areas for Rydal Road. We agree with removal of car parking area from

the allocation. 

Summary of assessment with regards to HRA/SA 

Summary of assessment findings (i.e. above) 

Northern half of the site is steeply sloped, there is an area of mature woodland which 

is important to visual amenity. Part of the site is car park which is proposed to be 

removed from the open space designation. 

We have made a boundary change. We have reduced the boundary near the 

building. 

Yes No 

Should this site be designated as amenity open Yes 

space?



Land to south of St Martin’s college, Ambleside 


Options 



consultation 


Further 

assessment 

required (see 

below) 


N/A 














Yes 

Yes 

Yes 

Yes 

N/A 

Yes 

No 

No 

No 

No 

No 




Undulating site, trees and shrubs, benches, close to Ambleside town centre. 


One objection to open space designation, due to the site’s limited ability to perform 

an amenity or recreation function for students or residents. 


Undulating site, trees and shrubs, benches, close to Ambleside town centre which is 

important to visual amenity. 

Should this site be designated as amenity open 

space? 

Yes 

Yes 

No



Field off A593 to south of properties on Loughrigg 

Meadow 

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 below) 

Cumbria County Council 

Yes 

Highways confirm that the site is 

feasible and acceptable in 

principle subject to the provision 

of a suitable access arrangement. 

A Transport Assessment and 

Travel Plan required due to the 

size of the site. 

The owner of Loughrigg Meadow 

strongly supports development of 

this site. It is believed that 

Loughrigg Meadow is eminently 

suitable for a range of uses. 

Yes 

Believe that there is demand for 

affordable housing and extra care 

housing on the site. 

There are no notable site specific 

constraints that would prejudice 

the viability of the development. 

Although the site does slope 

towards the highway, this would 

not hinder its development for 

housing use. 

The site abuts the existing 

development boundary and is 

within walking distance of the 

facilities in Ambleside town centre 

making it a sustainable and viable 

development proposition. 

The development of affordable 

housing, open market housing, a 

care home, and extra care units 

on this site supports many of the 

Sustainability Objectives including 

SA2, SA3, SA5, SA6, SA16. 

Topography and the highly visible 

nature of any development on the 

eastern part of this site it is 

Yes 

Yes 

Yes 

Yes 

Yes

considered that at most only part 

of it should be considered for 

allocation for housing purposes. 

I find it sad that in Ambleside the 

LDNPA is even considering the 

conversion of agricultural land 

into housing use. 

Potential closure of Ambleside 

Campus will release some of the 

student accommodation as well 

as further college buildings that 

could be used for housing. 

Ambleside sprawl’ must be 

avoided, although X010 could be 

considered as ‘infill’ 

Yes 

Yes 

Stage 3 

No Yes 

Is the site available? 

 


The site is agricultural land to the east of Borrans and immediately south of the residential 

development of Loughrigg Park. The site rises steeply to the east and the extreme eastern 

portion of the site is above the road level at Loughrigg Park. The site is not readily visible 

from Lake Road, though tree on the site and residential properties on Loughrigg Park are. 

The site is readily visible from Borrans Road where there is an existing crossover to two field 

gates. 

Further 

issues/opp 

ortunities to 

consider 

Accessibility 

Archaeology 

Biodiversity/ 

Geodiversity 

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 

The site is within walking distance of the centre of Ambleside where 

services and facilities are available including public transport services. 

There are no Heritage Assets recorded for the site. To the south the site 

adjoins two Sites and Monuments Records. Archaeological evaluation of 

this site make be required given the proximity of nearby records. 

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 

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. 

There is nothing in the planning history for the site to suggest a risk of 

contaminated land, and this is a greenfield site. 

Approximately half of this site is located within a high flood risk area 

(Flood zone 3a). The remaining eastern half of the site is located within 

a low flood risk area (Flood zone 1). 

It is possible to allow development in areas of high flood risk where a 

series of tests are passed. PPS25 requires a two stage process which 

planning authorities should apply to development proposals on sites 

which are at a high risk of flooding (the Sequential Test and the 

Exception Test). I addition a flood risk assessment would need to be 

prepared to accompany any application. 

Recently published Practice Guidance to accompany PPS25 seeks to 

quantify what a ‘safe’ development should be. This is broken down into 

two broad categories; design and management and access and egress. 

A building must be designed to both mitigate against the effects of 

flooding and withstand its effects; evacuation procedures must be in 

place in the same way as fire evacuation procedures and it must be 

possible for people to leave the building safely during times of flooding 

and for emergency services to access the building. As a result of the 

high flood risk area the boundary will be redrawn to exclude that area of 

the site for allocation. 

Health and 

Wellbeing 

Highways 

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, it is not 

designated as Important Open Space for Recreation under Local Plan 

Policy S1, and it is not designated as access land under the CROW Act. 

Adjacent to the site is a large area designated as recreational amenity 

space; however development of this site would not impact recreational 

opportunities. 

Cumbria County Council Highways confirm that the site is feasible and 

acceptable in principle subject to the provision of a suitable access 

arrangement. 

A Transport Assessment and Travel Plan required due to the size of the 

site. 

Historic 

environment 

There are opportunities to access the site directly from the A591 and/or 

Loughrigg Park. 

The site is located 130 metres from Listed Building 545/10/34 and within 

250 metres from Ambleside Conservation Area. There is extensive 

screening between the site and the closest listed building (Rothay Manor 

Hotel) therefore there are unlikely to be any detrimental impacts on the

Landscape 

setting or character of the listed building. Development will have little 

impact on the setting and character of the conservation area due to 

intervening development. 

Set back further to the north of the lake, the town of Ambleside sits 

comfortably within the surrounding enclosure of high fells. The buildings 

show striking differences, reflecting the evolution of the town. 

The traditional grey stone and slate buildings, with white detailing and 

adjacent more modern housing developments are visible against the 

predominantly green fell backdrop, within views northwards from the 

lake. 

Neighbour 

impact 

Planning 

history 

(including 

relevant 

appeals) 

Settlement 

character 

Tree and 

Woodlands 

Utilities 

(electricity/g 

as) 

Utilities 

(Sewerage/d 

The site provides agricultural land within Ambleside, but if developed 

appropriately will not be unduly prominent in the wider landscape. 

The site adjoins residential development on Loughrigg Meadow and 

Loughrigg Park. Development at the top of the hill would need to 

carefully consider adverse amenity issues which may arise through 

appropriate design, scale, and layout. 

The flat portion of the site is sufficiently large to mitigate potential 

adverse impact through design. Consideration will have to points of 

access, whether this will be via Loughrigg Park, Borrans Lane or a 

combination to serve a larger development. 

In 1976 an application for residential development on the eastern portion 

of the site was submitted and subsequently withdrawn. 

In 1990 Cumbria County Council submitted an application for a new link 

road running across the southern boundary of the site and connecting 

with Lake Road and McIver Lane. The application was refused consent. 

The site provides an undeveloped space within Ambleside, which is 

easily visible to those travelling on Borrans Road. The predominant land 

uses in the immediate vicinity of the site tend toward open space; 

sporting facilities, hotel and grounds, while residential development is 

located on the north and north eastern boundary. As such the site is 

considered to be well related to the form of the settlement but would 

represent an urban extension. It is considered that the sensitive 

development of the site will not have an adverse impact upon the 

settlement character. 

There are a number of mature tree on the site and on the boundary, but 

there are no recorded Tree Preservation Orders. These trees may have 

a root protection area of up to 15m which could limit the scope of 

development. They also may require a TPO to be served prior to 

development to protect the mature trees during and after development 

as the trees will be under greater pressure. 

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. 

The treatment works have flooded in the past and due to it being 

landlocked it is difficult to extend / improve the facility.

ainage) 

There is a bottleneck in the sewerage network close to the treatment 

station which, due to infiltration, limits capacity. New developments 

must therefore ensure that no surface water enters the foul water 

system. 

Area by X010 very constrained (wet weather issues) – developer 

contributions may be required 

Utilities For the fresh water supply network, the less elevated sites are preferred 

(water) 


Housing: Support: 2 Object: 2 Don't mind: 0 

Employment: Support: 1 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 

The owner of Loughrigg Meadow strongly supports development of this site. It is believed that 

Loughrigg Meadow is eminently suitable for a range of uses. 

Believe that there is demand for affordable housing and extra care housing on the site. 

There are no notable site specific constraints that would prejudice the viability of the 

development. Although the site does slope towards the highway, this would not hinder its 

development for housing use. 

The site abuts the existing development boundary and is within walking distance of the 

facilities in Ambleside town centre making it a sustainable and viable development 

proposition. 

The development of affordable housing, open market housing, a care home, and extra care 

units on this site supports many of the Sustainability Objectives including SA2, SA3, SA5, 

SA6, SA16. 

Topography and the highly visible nature of any development on the eastern part of this site it 

is considered that at most only part of it should be considered for allocation for housing 

purposes. 

I find it sad that in Ambleside the LDNPA is even considering the conversion of agricultural 

land into housing use. 

Potential closure of Ambleside Campus will release some of the student accommodation as 

well as further college buildings that could be used for housing. 

Ambleside sprawl’ must be avoided, although X010 could be considered as ‘infill’. 


Housing Development: 

Significant positive effect on SA objective (++): 

SA 15: To improve access to jobs

Significant negative effect on SA objective (--): 

SA 3: To provide everyone with a decent home 

SA 5: To improve health and wellbeing 

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

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

Minor positive effect on SA objective (+): 

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

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

Minor negative effect on objective (-): 

None identified. 

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

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

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: 

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 not located within 250m of any European site. 


The site would provide a logical urban extension to Ambleside. Any proposal would have to 

be carefully designed to respect the settlement character along the Borrans Road and Rothay 

Road corridor. Development of the eastern portion of the site has the greatest potential to 

impact upon the settlement character due to the raised topography although this is 

considered to be well related to the form of the settlement as it would be adjacent to existing 

residential dwellings. 

Cumbria Highways have indicated that the site is considered to feasible and acceptable in 

principle. Further consideration will need to be given to access arrangements as access 

could be taken directly from the A591 or Loughrigg Park. Indeed access may need to be 

taken from both options as the western part of the site is located in a high flood risk area so if 

allocated mitigation measures to ensure safe access and egress would need to be put in 

place. Consideration would need to be given to the layout to ensure the mature trees are not 

damaged or lost as a result of development. 

On balance this site is considered to be a suitable site for allocation but as a result of the high 

flood risk area the boundary will be redrawn to exclude that area of the 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) 1.2 

shown on ‘preferred options’ map) 

Suggested requirements if allocated 

Redrawing the boundary as shown on the ‘preferred options’ map 

Root protection areas of the existing trees are a key consideration in subsequent 

schemes particularly regarding layout. 

The treatment of surface water is particularly pertinent to this site.



Rothay Park, Ambleside 

Suggested use at Issues and Open space recreation 

Options 



consultation 


Further 

assessment 

required (see 

below) 

As below 

Stage 3 – Recreation open space 


Yes 

No 

No 


No 

Is site still in recreational use? 


If applicable does the community plan recognise it as 








Yes 

Yes 

Yes 

Yes 

Yes 

No 

No 




Includes football club and playground, tennis court, flat grassed area. Walking 

distance to Ambleside. 

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


One comment supporting open space designation – ‘maintain the existing open 

space’. One comment objecting to the designation – ‘provides no amenity or 

recreation function’. 


Site includes football club and playground, tennis court, flat grassed area. Walking 

distance to Ambleside. We have reviewed the boundary to exclude land next to the 

tennis courts and to exclude land where there are buildings to the east of the site,

from the site designation. 

Should this site be designated as formal recreation 

open space? 

Yes 

Yes 

No

Site reference X117 Site area (Ha) 0.35 Ha 


Land behind 20-28 Fisherbeck Park 


Options 



consultation 




Cumbria County Council 

Yes 

Highways confirm that the site is 


principle subject to the provision 

of a suitable access arrangement. 

A route has been left as a gap in 

Yes 

the housing so that the adjoining 

land can be developed. 

Ambleside provides a good 

supply of public amenities, 

transport links, and local 

employment. 

X117 is marshy, and quickly 

becomes waterlogged in rain, and 

in reasonably heavy rain, water 

flows off this agricultural land onto 

the road. Significant work would 

be required to properly drain this 

land. 

Yes 

Building on this site will only add 

to problems of surface drainage in 

the area. 

It is understood that the filtration 

plant at Ambleside is already at 

maximum capacity. How will the 

possible development of these 

sites affect this plant? More 

housing would add pressure to 

the drainage system which is 

overloaded at present. 

Requirement for the installation of 

a new water main because the 

supply pressure is already at the 

lower end of the pressure range 

in this area. 

Access to Fisherbeck Park is not 

good at the best of times; steep 

hill makes it difficult in adverse 

conditions. 

Yes 

Yes 

Yes 

Yes

The turning from Old Lake Road 

onto Fisherbeck Park is not only 

extremely tight but is blind. 

We feel that any access road 

would be extremely close to our 

house 

These main services are over 

600m away, and this is a real 

disadvantage judged by the 

LDNPA sustainability criteria. 

If houses (or even flats) were 

allowed then these would be 

much more visible than 

bungalows and the impact on the 

local neighbourhood, and on 

views from the Wansfell direction, 

would in my view be totally 

unacceptable. 

I do not believe that agricultural 

land (including X117) on the edge 

of Ambleside should be ‘nibbled 

away’ in this testing time for 

farming locally, and this site 

would result in greenfield 

development. 

The comments that the land is 

‘available’ and that access would 

be from Fisherbeck Park, seems 

to suggest that the owner of the 

main site is also the owner of the 

small plot of land between 20 and 

22 Fisherbeck Park, understood 

that this is not in same ownership. 

This is a tiny strip of land which 

would provide space for only a 

few houses, it would cost a lot of 

money to bring the services to a 

few properties when there are 

areas nearer the town with better 

access to facilities. 

We understand that this plot is not 

within the settlement boundary, 

and with other sites available 

within the boundary in Ambleside 

for potential housing; there is no 

Yes 

Yes 

Yes 

Yes 

Yes 

Yes 

Yes 

Yes

justifiable reason why a change of 

boundary or use is required for 

this site. 

Stage 3 

No Yes 

Is the site available? 

 


The site is agricultural land to the south of Fisherbeck Park which contains residential 

bungalows. The site is part of a larger field which is bounded by Skelghyll Lane to the south 

and west. The site is rough grassland and forms the crest of a hill which grades relatively 

steeply to the west to boundary with Skelghyll Lane. Access to the site would be via 

Fisherbeck Park. 

Further Can issues be overcome/mitigated? 

issues/opp Are there opportunities for enhancement? 

ortunities to 

consider 






addressed 


Accessibility The site is located approximately 600 metres from the beginning of the 

shopping area in Ambleside. The site is located approximately 350 

metres from a bus stop (On Lake Road next to car park) although there 

is a small section where there are no footways for pedestrians. This site 

adjacent to an existing residential area and is considered to be 

accessible to services and facilities by sustainable modes of travel. 

Archaeology The site is contained within a Sites and Monuments Record which 

Biodiversity/ 

Geodiversity 

covers much of the residential area on Blue Hill Road. 









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


Contaminate 

d land 

Flood risk 




measures may be required. 

There is no evidence in the planning history to indicate a risk of 

contaminated land, and this is a greenfield 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. Consultation responses suggest 

the site suffers from surface water and drainage issues, and this would

need to be satisfactorily addressed if this site is to be allocated. 

Health and 

Wellbeing 

Highways 

Historic 

environment 

Landscape 


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

Strategy. 







Cumbria County Council Highways confirm that the site is feasible and 

acceptable in principle subject to the provision of a suitable access 

arrangement. 

The site is not located within 250 metres of a listed building or 

Ambleside Conservation Area. 


comfortably within the surrounding enclosure of high fells. Its setting is 

predominantly wooded with a combination of soft deciduous woodland 

cloaking the lower fell sides (with the more regular form of coniferous 

trees poking out of the top of the canopy) and single mature trees dotted 

within the surrounding landscape, giving a parkland feel. The buildings 





lake. 

Neighbour 

impact 

Planning 

history 

(including 

relevant 

appeals) 

The site lies beyond the residential development of Fisherbeck Park 

which was constructed in the 1970s. The reason for refusal of the 

proposed extension to in 1976 relied upon the potential visual impact as 

skyline development. Although development would be visible from 

Skelghyll Lane it would not be readily visible from Lake Road. 

Development of the site would in the wider landscape be difficult to 

distinguish from the existing development on Fisherbeck Park. 

The site is at a slightly higher elevation than the bungalows to the north, 

however, this is not considered to be significant. The number of 

properties which could be accommodated on the site is not likely to 

materially affect the volume of traffic on Fisherbeck Park and the 

junction with Old Lake Road. Consideration would need to be given to 

the impact on the amenity of the dwellings adjacent to the access road 

to the site. 

In 1976 an application was submitted for two bungalows and highway 

access immediately to the south of Fisher Beck Park. The application 

was refused on the grounds that: 

The proposal would appear as skyline development and would result in 

an undesirable extension of development into unspoilt countryside which 

would be detrimental to visual amenities of the area. 

Although development would be visible from Skelghyll Lane it would not

e readily visible from Lake Road. Development of the site would in the 

wider landscape be difficult to distinguish from the existing development 

on Fisherbeck Park. 

Settlement 

character 

Tree and 

Woodlands 

Utilities 


as) 

Utilities 

(Sewerage/d 

rainage) 

Utilities 

(water) 

An application was submitted in June 2011 (7/2011/5274) for eleven 

units of affordable housing. 3 August 2011 Development Control 

Committee approved the application subject to conditions as such the 

principle of development has been accepted on this site. 

The site lies beyond the residential development of Fisherbeck Park 

which was constructed in the 1970s. The reason for refusal of the 

proposed extension to in 1976 relied upon the potential visual impact as 

skyline development. Although development would be visible from 

Skelghyll Lane it would not be readily visible from Lake Road. 

Development of the site would in the wider landscape be difficult to 

distinguish from the existing development on Fisherbeck Park. The site 

is considered to relate well to the form of the settlement. 

There are a number of trees on the site, but no recorded Tree 

Preservation Orders. Development of this site may result in the loss of 

some of these trees. These trees may have a root protection area of up 

to 15m which could limit the scope of development. They also may 

require a TPO to be served prior to development to protect the mature 

trees during and after development as the trees will be under greater 

pressure. 




required. 

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

new build development. ENWL determine the cost of connection and 

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

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

result in lower connection costs. Further information is required to 

provide a detailed response. 


landlocked it is difficult to extend / improve the facility. 




system. 

Residents highlighted problems with the water mains; existing supply 

pressures are already low. 





Open Space: Support: 1 Object: 0 Don't mind: 2

A route has been left as a gap in the housing so that the adjoining land can be developed. 

Ambleside provides a good supply of public amenities, transport links, and local employment. 

X117 is marshy, and quickly becomes waterlogged in rain, and in reasonably heavy rain, 

water flows off this agricultural land onto the road. Significant work would be required to 

properly drain this land. 

Building on this site will only add to problems of surface drainage in the area. 

We understand that the latest regulations state that no development shall take place within 25 

m of a known water course. 

It is understood that the filtration plant at Ambleside is already at maximum capacity. How will 

the possible development of these sites affect this plant? More housing would add pressure 

to the drainage system which is overloaded at present. 

Requirement for the installation of a new water main because the supply pressure is already 

at the lower end of the pressure range in this area. 

Access to Fisherbeck Park is not good at the best of times; steep hill makes it difficult in 

adverse conditions. 

The turning from Old Lake Road onto Fisherbeck Park is not only extremely tight but is blind. 

We feel that any access road would be extremely close to our house 

These main services are over 600m away, and this is a real disadvantage judged by the 

LDNPA sustainability criteria. 

If houses (or even flats) were allowed then these would be much more visible than bungalows 

and the impact on the local neighbourhood, and on views from the Wansfell direction, would 

in my view be totally unacceptable. 

I do not believe that agricultural land (including X117) on the edge of Ambleside should be 

‘nibbled away’ in this testing time for farming locally, and this site would result in greenfield 

development. 

The comments that the land is ‘available’ and that access would be from Fisherbeck Park, 

seems to suggest that the owner of the main site is also the owner of the small plot of land 

between 20 and 22 Fisherbeck Park, understood that this is not in same ownership. 

University of Cumbria will soon downsize, so this should release more properties. 

This is a tiny strip of land which would provide space for only a few houses, it would cost a lot 

of money to bring the services to a few properties when there are areas nearer the town with 

better access to facilities. 

We understand that this plot is not within the settlement boundary, and with other sites 

available within the boundary in Ambleside for potential housing; there is no justifiable reason 

why a change of boundary or use is required for this site. 

Summary of assessment with regards to HRA/SA




SA 15: To improve access to jobs 





generations (--?) 








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






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

development. 


The potential scale of development at this site is small (



Belle Vue Lane 


Options 



consultation 


Further 

assessment 

required (see 

below) 


N/A 














Yes 

Yes 

N/A 

Yes 

No 

No 

No 

No 

No 

No 

No 




Formal gardens, well maintained. No public access but amenity value. 


No comments received 


Formal gardens, well maintained. No public access but amenity value 


space? 

Yes 

Yes 

No



Nook Lane 


Options 



consultation 


Further 

assessment 

required (see 

below) 


N/A 














Yes 

Yes 

Yes 

Yes 

N/A 

Yes 

No 

No 

No 

No 

No 




Grassed areas are well maintained. Good access, frequent use, passive recreational 

use. 




Grassed areas are well maintained. Good access, frequent use, passive recreational 

use. 


space? 

Yes 

Yes 

No



Ambleside Woodland 


Options 



consultation 


Further 

assessment 

required (see 

below) 


N/A 













Yes 

Yes 

Yes 

N/A 

Yes 

No 

No 

No 

No 

No 

No 





Behind bus depot, close to centre of Ambleside, not used. The site screens the 

sewage works. 




Behind bus depot, close to centre of Ambleside, not used. The site screens the 

sewage works so is important to visual amenity. 


space? 

Yes 

Yes 

No



Log House Field, Ambleside 


Options 



consultation 


Further 

assessment 

required (see 

below) 


N/A 



Yes 

No 

No 




No 

No 

No 


Yes 








N/A 

No 

No 

No 




Rectangular field, marshy ground, dominant site from Lake Road. 


One ‘don’t mind’ comment. National Trust own the land and are happy for it to be 

designated as open space. 



Rectangular field, marshy ground, dominant site from Lake Road which is important 

to visual amenity. 


space? 

Yes 

Yes 

No

Site reference X2079a Site area (Ha) 1.83 


Land of McIver Lane 


Options 



consultation 




CCC Highways confirm the site is 

Yes 


principle, subject to the provision 

of a suitable access. 

Strongly support. Question why 

this land is not already in 

development. 

Yes 

The development of housing in 

Ambleside will stimulate and 

encourage housing development 

elsewhere within the LDNP. 

Given the identified need for 

housing in the area, it is thought 

that the identification of this site 

will encourage further housing 

development in Ambleside and in 

twin support wider investments in 

the town. 

I find it sad that in Ambleside the 

LDNPA is even considering the 

conversion of agricultural land 

into housing use. 

‘Ambleside sprawl’ must be 

avoided, although this site may be 

considered as ‘infill’. 

The potential closure of 

Ambleside campus would release 

some of the student 

accommodation as well as further 

college buildings. This should 

provide additional opportunities 

for affordable housing. 

Yes 

Yes 

Yes 

Yes 

Stage 3 

No Yes 

Is the site available? ? ? 


Site was originally promoted as part of the much larger X2079. Cumbria County Council is 

now marketing the portion of X2079 which has extant consent for residential development. 

As a result the site has been spilt into three discrete elements.

This site (X2079a) is the largest piece of the subdivided site and has consent for 6 detached 

bungalows on part of the site. The consent has been implemented. Access to the site is off 

McIver Lane via an access road shared with the electricity substation which is located on the 

eastern boundary of the site. To the north west of the site is an agricultural field (X2080). 

Brackley Wood is located along the western boundary of the site. The land rises from the 

south east to north west and west of this site. 

Further 

issues/opp 

ortunities to 

consider 

Accessibility 

Archaeology 

Biodiversity/ 

Geodiversity 

Can issues be overcome/mitigated? 

Are there opportunities for enhancement? 






addressed 


The site is located within 600 metres of shops and a bus stop (Lake 

Road), but is not located within 600 metres of other services and 

facilities available in Ambleside. There are no pedestrian footways on 

McIver Lane but it is one-way traffic, and signed for access only 

therefore should be relatively lightly trafficked. As the site is within 

walking distance of the bus stop it is considered to be accessible to 

services and facilities by sustainable modes of travel. 

The site falls within a Sites and Monuments Record, and is within 250m 

of the Galava Roman Fort which is a Scheduled Ancient Monument. Due 

to nearby records archaeological evaluation of this site may be 

necessary prior to development. 









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


Contaminate 

d land 

Flood risk 




measures may be required. The site is within 150m of a bat roost to the 

south west, but this is not considered to be significant. 

There is no evidence of contaminated land upon the site planning 

history, and this is a greenfield 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 

localized flooding issues. 


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

Health and 

Wellbeing 

Highways 

Historic 

environment 

Landscape 

Neighbour 

impact 

Planning 

history 

(including 

relevant 

appeals) 

Settlement 

character 

Tree and 

Woodlands 

Strategy. 







CCC Highways confirm the site is feasible and acceptable in principle, 

subject to the provision of a suitable access. 

If this site is considered to be suitable alongside site X2080 then 

consideration will need to be given to providing an access through this 

site in order to access X2080 

The site fall 250m of the Galava Roman Fort, and listed buildings. It is 

unlikely that development of this site would impact on the character or 

setting of listed buildings due to intervening development and the 

distance from the site. 


comfortably within the surrounding enclosure of high fells. Its setting is 

predominantly wooded with a combination of soft deciduous woodland 

cloaking the lower fell sides (with the more regular form of coniferous 

trees poking out of the top of the canopy) and single mature trees dotted 

within the surrounding landscape, giving a parkland feel. The buildings 





lake. The site is well screened from Waterhead by Brackley Wood and 

development of the site would not cause adverse harm on the wider 

landscape subject to appropriate design, scale, and layout. 

The site adjoins the Quaysiders Club and Ambleside Court, but the 

potential for adverse impact is considered to be slight. 

In 1966 permission was granted for Use the land as a site for six 

bungalows. This consent relates to the southern part of the site. 

Although the six bungalows have not been constructed, the access road 

was built prior to 1967. In 2005 a Certificate of Lawful Proposed Use or 

Development was granted for the implementation of the 1966 

permission. 

Waterhead is distinct in terms of settlement character from the main 

settlement of Ambleside, focused as it is upon the lakeshore, not Stock 

Ghyll. The site is well screened from Waterhead by Brackley Wood and 

development of the site would not cause adverse harm to settlement 

character. 

There are a number of mature trees on the site, but no recorded Tree 

Preservation Orders (TPO). Brackley Wood to the south west of the site 

is covered by area TPO. 

The mature oak trees within site and mature trees on boundary which 

may require 15m Root protection area. However it would be possible to 

develop this site. Root protection areas for trees will reduce the number 

of houses that could fit on the site.

Utilities 


as) 

Utilities 

(Sewerage/d 

rainage) 

Utilities 

(water) 




required. 

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

new build development. ENWL determine the cost of connection and 

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

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

result in lower connection costs. Further information is required to 

provide a detailed response. 


landlocked it is difficult to extend / improve the facility. 




system. 

No water supply or capacity issues have been identified 





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

Strongly support. Question why this land is not already in development. 

The development of housing in Ambleside will stimulate and encourage housing development 

elsewhere within the LDNP. Given the identified need for housing in the area, it is thought 

that the identification of this site will encourage further housing development in Ambleside 

and in twin support wider investments in the town. 

I find it sad that in Ambleside the LDNPA is even considering the conversion of agricultural 

land into housing use. 

‘Ambleside sprawl’ must be avoided, although this site may be considered as ‘infill’. 

The potential closure of Ambleside campus would release some of the student 

accommodation as well as further college buildings. This should provide additional 

opportunities for affordable housing. 

Summary of assessment with regards to HRA/Sather assessment for SA/HRA in this form 

refers to the entire site X2079 and not just part (a). 




SA 15: To improve access to jobs





generations (--?) 

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













LDNPA does not consider this site to be a reasonable alternative for employment 

development. 


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. 


A portion of the site has extant consent for 6 bungalows with no occupancy restriction. 

Cumbria County Council is currently marketing the whole site. The site is considered to relate 

well to the form of the settlement. In general it is considered that development of this site will 

have minimal impact on the landscape character subject to appropriate scale, design, and 

layout. 

Cumbria Highways indicate that access is considered to be feasible. Consideration would 

need to be given to the access to the site to the north (X2080) if it is selected for allocation as 

aces would need to be shared. The site is accessible to services and facilities by sustainable 

modes of travel. 

The site is in a low flood risk area, and is unlikely to be contaminated. The site is located 

within 250 metres of the Galava Roman Fort which is designated as a Scheduled Ancient 

Monument. 

Mature oak trees within site and mature trees on boundary which may require 15m RPA. The 

comments regarding the amenity value of the site are noted, however, and extant planning 

permission already exists on this site and presents itself as a development opportunity to 

maximize the benefits the site can provide for the local community with regards to affordable 

housing provision. As such this site is selected as a preferred site for allocation with the view

that some affordable housing can be provided on this site. As part of the larger site is not 

available the boundary will be redrawn as shown on the ‘preferred options’ map. 

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) 0.94 

shown on ‘preferred options’ map) 

Suggested requirements if allocated 

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

Further consideration to root protection areas to protect important trees. 

Archaeological evaluation may be required.



White Platts Recreation Ground 


Options 



consultation 


Further 

assessment 

required (see 

below) 

As below 













Yes 

Yes 

N/A 

Yes 

Yes 

Yes 

No 

No 

No 

No 

No 





Public park, includes tennis courts, bowling green, crazy golf, pitch and putt. Small 

fee to use facilities. Popular. 



No comments received. 


A popular public park which includes tennis courts, bowling green, crazy golf, pitch 

and putt. Small fee to use facilities. 


open space? 

Yes 

Yes 

No



Stockghyll wood 


Options 



consultation 


Further 

assessment 

required (see 

below) 


N/A 



Yes 

No 

No 


No 




Yes 

Yes 

Yes 







N/A 

Yes 

No 

No 





Owned by South Lakeland District Council. Mature trees, good access, popular 

recreation area. 





Mature trees, good access, popular recreation area but is also important to visual 

amenity. 


space? 

Yes 

Yes 

No



Gale How Park 


Options 



consultation 


Further 

assessment 

required (see 

below) 


N/A 













Yes 

Yes 

N/A 

Yes 

No 

No 

No 

No 

No 

No 

No 





Private woodlands and garden, amenity value. No public access. 




Private woodlands and garden, with high amenity value. No public access. 


space? 

Yes 

Yes 

No



Old Lake Road 


Options 



consultation 


Further 

assessment 

required (see 

below) 


N/A 














Yes 

Yes 

N/A 

Yes 

No 

No 

No 

No 

No 

No 

No 




Private garden and wooded area, residential area. Amenity value. 




Private garden and wooded area which has winder amenity value. Site is not 

publically accessible. 


space? 

Yes 

Yes 

No



Kirkfield play area, Ambleside 


Options 



consultation 


Further 

assessment 

required (see 

below) 


N/A 



Yes 

No 

No 


No 

Is the site still in recreational use? 

Yes 


No 







N/A 

Yes 

Yes 

Yes 


No 





The site is within the Kirkfield Estate. The majority of the site is an informal kickabout 

area. The site includes a children’s playground in Kirkfield Estate. It is a safe area for 

play away from busy roads. 

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




The site is within the Kirkfield Estate. The majority of the site is an informal kickabout 

area. The site includes a children’s playground in Kirkfield Estate. We are extending 

X2162 to include X2129. 


space? 

Yes 

Yes 

No



Spring Lodge, Ambleside 


Options 



consultation 


Further 

assessment 

required (see 

below) 


N/A 



Yes 

No 

No 




No 

No 

No 


Yes 








N/A 

Yes 

No 

No 




Private garden, with no public access. The site includes trees. It is surrounded by 

residential properties and is important for visual amenity. 




Private garden, with no public access. The site includes trees. It is surrounded by 

residential properties and is important for visual amenity. 


space? 

Yes 

Yes 

No



Ambleside Park 


Options 



consultation 


Further 

assessment 

required (see 

below) 


N/A 














Yes 

Yes 

N/A 

Yes 

No 

No 

No 

No 

No 

No 

No 




Important for visual amenity, private park. Wooded area, well maintained, 5-10min 

walk to town centre. 




Site is a wooded area, well maintained and important for visual amenity. Site is not 

publically accessible. 


space? 

Yes 

Yes 

No



Borran’s Park, Ambleside 


Options 



consultation 


Further 

assessment 

required (see 

below) 


N/A 














Yes 

Yes 

Yes 

Yes 

N/A 

Yes 

No 

No 

No 

No 

No 




Good access, public car park, seating. Close to Waterhead. Flat site on edge of 

Windermere lake. 




Flat site on edge of Windermere lake which is publically accessible and of high 

amenity value. 


space? 

Yes 

Yes 

No



Ambleside Rugby Union Club 


Options 



consultation 


Further 

assessment 

required (see 

below) 

As below 













Yes 

Yes 

N/A 

Yes 

Yes 

Yes 

No 

No 

No 

No 

No 





Rugby pitch, car park, club house. 





This site is a rugby pitch with clubhouse and parking. 


open space? 

Yes 

Yes 

No



Bowling Club, Ambleside 


Options 



consultation 


Further 

assessment 

required (see 

below) 

As below 













Yes 

Yes 

N/A 

Yes 

Yes 

Yes 

No 

No 

No 

No 

No 





Bowling green, public welcome, seats, lighting, car park. 





This site is a bowling green with seats, lighting, and car park. 


open space? 

Yes 

Yes 

No



Ambleside CE Primary School 


Options 



consultation 


Further 

assessment 

required (see 

below) 

As below 













Yes 

Yes 

N/A 

Yes 

Yes 

Yes 

No 

No 

No 

No 

No 





Playground, including playing pitch. Trees, grass and tarmac areas. 





This site is a playground associated with the school. We have extended the 

boundary, to include the site on the other side of the road. 


open space? 

Yes 

Yes 

No



Rydal chase and church 


Options 



consultation 


Further 

assessment 

required (see 

below) 


N/A 














Yes 

Yes 

N/A 

Yes 

No 

No 

No 

No 

No 

No 

No 




Private gardens and churchyard, amenity value. No public access. 




Site is private gardens and churchyard which have high amenity value. No public 

access. 


space? 

Yes 

Yes 

No

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