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

Allocations of Land 

Preferred Site 

Assessments 

Grasmere

Grasmere 

Site reference X033 Site area (Ha) 0.33 

Site name 

Fieldside, Easdale 

Suggested use at Issues and Open space recreation 

Options 

Key issues identified at Stage 2 

through issues and options 

Possible to overcome or mitigate the issue? 

No (give reason) 

consultation 

No issues identified 

Stage 3 – Recreation open space 

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

Yes 

Further 

assessment 

required (see 

below) 

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? 

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? 

Has an alternative use or development been suggested? 

Description of reasonable alternative use(s): 

Yes 

Yes 

Yes 

No 

N/A 

No 

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

an alternative use or development? 

Site characteristics 

Play area, flat, public footpath. 

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

Summary of consultation comments 

Four comments supporting open space allocation, one don’t mind. Two objections to 

housing. Recreation area is essential. National Trust do not object to the open space 

allocation. 

Summary of assessment findings (i.e. above) 

Site is a play area adjacent to residential dwellings which is publically accessible. 

Should this site be designated as formal recreation 

open space? 

Yes 

Yes 

No



Land opposite Gold Rill Hotel (and to south of 

Ryelands) 

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 

Access is considered to be 

feasible but there are known 

highway issues, and a transport 

statement and travel plan would 

be required. Pedestrian facilities 

should be provided to link to 

nearby services. 

South of Ryelands acceptable. 

Opposite Gold Rill not acceptable. 

This area is essential to the 

character of Grasmere. 

Development of this site would 

have a significant adverse impact 

on the views from Allan Bank 

which is an important historic 

house, being a Listed Building in 

the ownership of the National 

Trust which has strong 

associations with the 

Wordsworth's and Canon 

Rawnsley who lived here. 

Development as suggested would 

significantly extend the built up 

area of Grasmere and adversely 

impact upon its character - 

including upon the setting of the 

designated Conservation Area to 

the north and east of this site. 

Concerns over the development 

of this site in its totality, due to its 

size, location, and resultant 

impacts upon village character 

and the surrounding countryside. 

Partial development may be 

appropriate if undertaken 

sensitively. 

Yes 

Yes 

Yes 

Yes 

Yes 

below) 

Stage 3 

No Yes 

Is the site available? * Unknown 

*Part of site not available for 100 % affordable housing (Western field) so will be 

excluded.

Remaining area of site has not been confirmed as we have been unable to contact 

landowner. 


This greenfield site comprises of two agricultural fields located to the west of 

Grasmere Garden Centre off the highway known as Pavement End. The landowner 

has confirmed that the western field forming part of this site is not available for 100% 

affordable housing so is therefore not being considered any further in this 

assessment and the boundary will be redrawn. 

Therefore this assessment is based on the remaining area which is a single 

agricultural field with highways forming the eastern and southern boundaries, an 

agricultural field located along the western boundary, and a guest house (Ryelands) 

forming the northern boundary. On the opposite side of the highway on the southern 

boundary is a public car park after which the highway narrows when leaving 

Grasmere in this direction. A substation is located adjacent to the south west corner 

of this site. 

The site is flat and relatively well screened as a Copper Beech hedge runs along the 

southern boundary, and a number of trees are located along the eastern and 

northern boundaries. 

Further 

issues/opp 

ortunities to 

consider 

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 

Accessibility This site occupies a relatively central location and is within 600 

metres of services and facilities available in Grasmere. 

However, there are no surfaced footways located along the 

highway passing either the eastern or southern boundaries. A 

footpath leads through the Garden Centre which is located just 

to the south east of the site. If this site was allocated it offers 

the opportunity to provide a surfaced footpath adjacent to the 

highway or within the site boundary as Pavement End is a 

popular walking route. 

Archaeology 

Biodiversity/ 

Geodiversity 

There are no records of any archaeological features on this site 

but there is a Sites and Monuments Record located to the north 

of this site. This record would not prevent 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. 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. 

This site is an agricultural field and there is no record of any 

other uses in the planning history. As such it is unlikely that this 

site will be contaminated. 

Approximately half (south eastern part) of this site, from the 

north eastern corner to the south western corner, is located 

within a high flood risk area (flood zone 3a). The remaining 

area is located within a low flood risk area (flood zone 1). 

Development from a flood risk point of view would be acceptable 

on the low risk area of the site subject to appropriate access and 

egress from the site. 

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). This involves directing 

development to those areas at least risk of flooding in the first 

instance. Where development is proposed in areas of high risk 

then there must be exceptional reasons for locating 

development in those areas and such development must be 

capable of being made safe from the risk of flooding. Only 

where the Sequential Test and the Exception Test are passed 

will development be permitted. As well as recognising that there 

are circumstances where development will be required in high 

flood risk zones, PPS25 also states that it may be necessary to 

locate development in higher flood risk zones where national 

designations restrict the suitability of land in lower risk areas. 

This is relevant in National Parks where there are clearly 

considerable landscape considerations. 

Health and 

Wellbeing 

Highways 

A building must be designed to both mitigate against the effects 

of flooding and withstand its effects; evacuation procedures 

must be in place and it must be possible for people to leave the 

building safely during times of flooding and for emergency 

services to access the building. A flood risk assessment will 

need to be undertaken. 

There are no rights of access on this site through a Public Right 

of Way and the site 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 recreational opportunities. 

Cumbria Highways have indicated access is considered to be 

feasible but there are known highway issues, and a transport

statement and travel plan would be required. Pedestrian 

facilities should be provided to link to nearby services. 

Historic 

environment 

Landscape 

Given the flood risk issues consideration would need to be given 

as to whether a safe access and egress arrangement can be 

provided. 

This site is located within 250 metres of a number of listed 

buildings (Padmire to the west and many within the centre of the 

village including the Church which is Grade I listed), and lies 

adjacent to Grasmere Conservation Area along the northern and 

eastern boundaries of this site. Due to the distance from the 

site to the listed buildings and intervening development it is 

considered that development of this site is unlikely to result in 

harmful impact on the setting of these listed buildings. 

Development of the site will affect the setting of the 

Conservation Area. Careful consideration will need to be given 

to the design, scale, layout, and materials to ensure any new 

development makes a positive contribution to the setting of the 

Conservation Area. 

The valley has a sense of enclosure from the surrounding fells 

which highlights the sense of intimacy experienced within this 

area of landscape. Many of the fell slopes are dominated by 

bracken, adding to the seasonal variation of colour while a 

scattering of mature trees (principally yew and juniper) are 

significant features. The relatively small lakes of Grasmere and 

Rydal Water lie at the heart of a largely designed landscape that 

has the feel of wooded parkland or garden for the villas that 

create focal points in the valley. The open areas of pasture, 

created as viewing areas between the villas and the lakeshore 

provide small but are areas of uniformity. 

The valley bottom has significant areas of improved pasture 

surrounded by stone walls. This site is characteristic of one of 

these areas of improved pasture located on the edge of the 

settlement. The trees have matured along the northern 

boundary and there are no longer views across this site. The 

field does mark the beginning of open countryside due to the 

use of the site and is further indicated by the fact that the 

Conservation Area boundary is drawn along the northern and 

eastern boundaries of the site. 

Neighbour 

impact 

There is development to the north and south of the site and 

further to the south west along Pavement End therefore this is 

not an area of uninterrupted open countryside. The beech 

hedge makes a positive contribution to the landscape character 

and should be preserved. 

A guest house is located to the north of the site (Ryelands) 

approximately 15 metres from the boundary, and Dale Lodge 

Hotel is located on the opposite side of the highway on the 

eastern boundary with a gable end located approximately 10 

metres from the site and the main building located

Planning 

history 

(including 

relevant 

appeals) 

Settlement 

character 

Tree and 

Woodlands 

approximately 25 metres from the boundary. There is 

considerable screening offered by the northern and eastern 

boundaries of the site, and there is sufficient flexibility within the 

site to design a scheme that is of an appropriate scale and 

layout to avoid unacceptable adverse impacts on neighbour 

amenity. 

An outline planning application was submitted in 1990 for a 

residential development with plans indicating 15 dwellings on 

this site. Planning permission was refused for reasons including 

the site lies outside the settlement boundary; and development 

would be clearly visible from the surrounding area and would be 

an urban intrusion into the landscape which would cause 

serious harm to the appearance of this rural area. An appeal 

was submitted but we have no record of the outcome, however 

it is safe to assume that the appeal was dismissed. 

Nestled at the northern end of Grasmere Lake, the distinctive 

historic village of Grasmere, which overlooks the River Rothay 

exhibits a range of grey and reddish stone buildings made 

largely of dressed slate. Small cottages create an intricate feel 

in parts of the village while in other areas hotels of a significant 

size dominate and overall the village lacks the sense of having a 

centre or focal point. This site is located near some of these 

significant hotels just away from the central part of the village. 

The field is considered to be well related to the form of the 

settlement given the proximity to the village centre, adjacent 

uses, and the conservation area boundary which is located to 

the north and east of the site. However, this field and the 

adjacent field to the west do mark the beginning of open 

countryside. There is development to the north, south and south 

east of this site along Pavement End and development of this 

site is a natural extension to the built form of the settlement. The 

nearby land uses restrict distant views into the site therefore 

development of this site is not considered to result in 

unacceptable harm to the settlement character subject to 

appropriate scale, design, layout, and materials. 

There are a number of trees located along the northern and 

eastern boundaries of this site. There is also a copper beach 

hedge running along the southern boundary of the site. It is 

likely that some trees along the eastern boundary or part of the 

hedge along the southern boundary would need to be removed 

in order to provide a satisfactory access into the site. 

There are also some individual trees located within the north 

western part of the site. 

Utilities 

None of the trees within the site are protected by a Tree 

Preservation Order but some may be worthy of an Order. In 

addition root protection areas may be required to ensure 

development does not harm the important trees on the site or 

boundary. 

Electricity- ENWL has a commitment to provide an electricity

(electricity/g 

as) 

Utilities 

(Sewerage/d 

rainage) 

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 

detailed information is required. 

There are known waste water problems due to surface water 

infiltration; there is little capacity in the sewerage network or 

treatment facilities. There is no planned investment so only foulonly 

connections are acceptable. ‘Supply and demand 

investment’ by United Utilities is driven by the granting of 

planning permissions. 

Development on the east side of the A591 is suitable from a 

waste network perspective because these would avoid the 

sewer ‘bottleneck’ in the village centre. 

Utilities 

(water) 

Wet weather issues at treatment works. 

There are no water supply issues or constraints. 


Housing: Support: 2 Object: 2 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 

Access is considered to be feasible but there are known highway issues, and a 

transport statement and travel plan would be required. Pedestrian facilities should be 

provided to link to nearby services. 

South of Ryelands acceptable. Opposite Gold Rill not acceptable. This area is 

essential to the character of Grasmere. 

May be small part at right hand side of field, but not rest - part of field floods 

(culvert). 

Development of sites for affordable housing area essential but should be within the 

assessed needs for the village. 

Development of this site would have a significant adverse impact on the views from 

Allan Bank which is an important historic house, being a Listed Building in the 

ownership of the National Trust which has strong associations with the Wordsworth's 

and Canon Rawnsley who lived here. 

Development as suggested would significantly extend the built up area of Grasmere

and adversely impact upon its character - including upon the setting of the 

designated Conservation Area to the north and east of this site. 

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

resultant impacts upon village character and the surrounding countryside. Partial 

development may be appropriate if undertaken sensitively. 

Summary of assessment with regards to HRA/SA 

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). It is not 

located within 250m of any European site. 


This greenfield site is located on the western edge of Grasmere sharing two 

boundaries with highways (Pavement End to the south and unnamed to east). Given 

the sites relatively close proximity to the part of the village where the majority of 

service provision is found it is not surprising that the site is within 600 metres of 

service and facilities available, however there are no footways currently passing the 

site to link into the existing network which begins at the Garden Centre. 

Development of this site would need to incorporate pedestrian facilities, and Cumbria 

Highways consider access is feasible but there are known highways issues. Access

would need to demonstrate safe access and egress as the south western part of the 

site is located in a high flood risk area, and there remaining part of the site is located 

in a low flood risk area. Further assessment in the form of sequential test, exception 

test, and flood risk assessment will be necessary if the south western part of the site 

is considered for allocation. However, we consider only the area outside the high 

flood risk area is suitable for development due to the flood risk issue. 

Planning permission was refused in 1990 for a residential development on this site 

partly on the grounds of landscape impact and development would not be within the 

exiting limits of the settlement. This site is considered to be well related to the form 

of the settlement, although it does mark the beginning of open countryside there is 

development to the north, south, and east of the site and along Pavement End to the 

south west. There are few distant views into and across the site due to surrounding 

development and trees on the boundary therefore development of this site is unlikely 

to be considered unacceptably harmful to the character of the landscape. The 

beech hedge does make a positive contribution to the landscape character and 

should be maintained where possible. 

There is a substantial need for affordable units in Grasmere and the locality, which 

needs to be considered against the harm to the landscape and settlement character. 

Subject to appropriate scale, design, layout, and materials development could have 

a positive influence on the character of the Conservation Area. As such this site is 

considered suitable for allocation for affordable housing within the boundary shown 

on the ‘preferred options’ map, if flood risk issues mean the site can be accessed. 

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) 0.64 

shown on ‘preferred options’ map) 

Suggested requirements if allocated 

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

Any housing avoids the high flood risk area 

A new access is required which demonstrates safe access and egress during 

episodes of flooding 

Careful consideration to design, scale, layout, and materials to ensure no 

detrimental impact on Conservation Area 

Further assessment and protection of the important trees on the site and 

identification of sufficient root protection areas.



Field between A591 and Pye Lane 


Options 



consultation 


Further 

assessment 

required (see 

Part of site is subject to a 

planning application for 18 

affordable and three local needs 

dwellings. 


feasible, and acceptable in 

principle subject to securing a 

suitable access arrangement. 

This land is a vital and 

prominently visible part of a 

beautiful and dramatic approach 

to the village of Grasmere. 

Building on this land will change 

the character of this end of the 

village completely from its rural 

ambience to an urban sprawl. 

All three potential access points 

are dangerous, especially for 

children. 

No pavements are on either of the 

roads (Pye Lane, Swan Lane) as 

they are too narrow. 

Have concerns over the 

development of this site, due to its 

location, and resultant impacts 

upon village character. It forms 

part of an open space which 

contributes strongly to settlement 

character. 

This site has historically been 

used for agricultural purposes and 

still is. Any change of use may be 

detrimental to the farming 

community. 

I am concerned that the sewer 

system in Broadgate in particular 

and Grasmere in general would 

not be able to accommodate the 

extra foul and surface water that 

would be generated by housing 

development. 

Highly visible site due to open 

nature of site and difficult for any 

Yes 

Yes 

Yes 

Yes 

Yes 

Yes 

Yes 

Yes 

Yes 

below)

development to be absorbed into 

landscape. 

Stage 3 

No Yes 

Is the site available? 

 


This site is a triangular shaped agricultural field located towards the northern end of 

Grasmere near the Swan Hotel. The site is predominantly flat although there is a 

gentle slope from the north east to south west boundary. 

The site is bounded by highways on each of its three sides, with the A591 to the 

north east, Swan Lane to the south east, and Pye Lane to the west. There is a 

residential dwelling adjoining the site in the south west corner and two more 

residential dwellings adjoining the northern corner of the site. Further residential 

dwellings are located on the opposite side of Pye Lane, and the Swan Hotel is 

located opposite the site at the junction of the A591 and Swan Lane. 

The site is bounded by stone wall boundaries and there are no trees located within 

the site, although there is on tree on the western boundary (Pye Lane). 

Further Can issues be overcome/mitigated? 

issues/opp Are there opportunities for enhancement? 

ortunities to 

consider 








enhancement 

Accessibility The site is located within 600 metres of some service and 

facilities available in Grasmere including the village hall, a public 

house, and bus stops, the site is also located approximately 600 

metres from the shops on Broadgate. The site is not located 

within 600m of the primary school. There are surfaced paths 

passing the site on the north east boundary but no paths along 

Swan Lane or Pye Lane. If this site is developed a footpath 

should be provided along Swan Lane to link into the existing 

pedestrian networks, while appreciating this may not be possible 

in the south west corner. 

Archaeology There are no archaeological designations on this site but a Sites 

and Monuments Record is located within close proximity to this 

site. This is located at the cemetery which is to the north west 

of the site on Pye Lane. It is unlikely that this record would 

Biodiversity/ 

Geodiversity 

prevent development taking place on this site. 






Wildlife Sites, and Regionally Important Geological and

Geomorphological Sites. This site is not located within 250 





Contaminate 

d land 

Flood risk 

Health and 

Wellbeing 

Highways 

Historic 

environment 

Landscape 





This site is an agricultural field and we have no record of any 

planning applications indicating any other uses. It is therefore 

unlikely that there will be a risk of contamination. 

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. 

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 indicated that access is considered to be 

feasible, and acceptable in principle subject to securing a 


The site is located within 250 metres of a listed building (Swan 

Hotel) and the Conservation Area which is located 

approximately 90 metres from the site. It is unlikely that 

development on this site would have any significant impacts on 

the character of the Conservation Area. 

Consideration would have to be given to the impact on the 

nearby listed building, but this has been granted permission for 

various alterations and extensions over the years so it is not 

unspoilt. It is considered that subject to an appropriate layout 

and scale development would not have an adverse impact on 

the listed building. 






significant features. 

As the A591 is located at a higher level than the site and there is 

only a relatively low stone wall boundary the A591 offers 

relatively open vies across this site when passing this site. 

More distant views from the A591 are obstructed by other 

residential development and trees. As the north east boundary 

along the A591 is most vulnerable to interruption of

development it is considered that a landscaping swathe is 

important to be retained, as shown on the plan for the 2011 

application which was submitted. This will enable the open 

nature when passing through Grasmere to be maintained. 

Neighbour 

impact 

Planning 

history 

(including 

relevant 

appeals) 

Settlement 

character 

From distant views the site will be seen in the context of existing 

development so the impact on the landscape character is not 

considered to be unacceptable. 

There are three sites which adjoin this site. With the 

landscaping swathe there would be approximately 35 metres 

between the site and the two dwellings in the northern boundary 

so it is considered that any amenity issues could be overcome 

with landscaping. The property adjoining the south west 

boundary is located directly adjacent to the site boundary 

therefore there is greater scope for amenity issues. However, it 

is considered that there is sufficient flexibility within the site to 

avoid unacceptable impacts to the residential amenity of this 

property through appropriate design, layout, and scale of 

buildings. 

A planning application was submitted in 2011 for a residential 

development of 18 dwellings (15 affordable and 3 local needs). 

This application was withdrawn without a recommendation or 

decision being taken. 







centre or focal point. This site is located towards the northern 

end of Grasmere well related to the residential areas near to the 

Swan Hotel. 

This site is a triangular field located surrounded by highways. It 

is located close to existing residential dwellings so is considered 

to relate well to the form of the settlement. A comprehensive 

landscaping scheme would be required to ensure new 

development sits into the landscape, and careful consideration 

would need to be given to the scale, layout, design, and 

materials given this relatively prominent location. 

Tree and 

Woodlands 

Concerns have been raised through the consultation that 

development of this site, due to its location, would impact upon 

village character as it forms part of an open space which 

contributes strongly to settlement character. We consider that 

with the landscaping swathe and an appropriate level of 

development this site will not result in unacceptable impact to 

the settlement character. 

There is only one tree located on the north western boundary. 

This tree should be retained and a root protection area may be 

required to safeguard the tree from damage.

Utilities 


as) 

Utilities 

(Sewerage/d 

rainage) 

Electricity- ENWL has a commitment to provide an electricity 




developments are likely to result in lower connection costs. 

Further information is required to provide a detailed response. 














Utilities 

(water) 








Access is considered to be feasible, and acceptable in principle subject to securing a 



assessed needs for the village. 

This land is a vital and prominently visible part of a beautiful and dramatic approach 

to the village of Grasmere. 

Building on this land will change the character of this end of the village completely 

from its rural ambience to an urban sprawl. 

All three potential access points are dangerous, especially for children. 

Once you have built on the land it is gone forever as a beautiful part of the 

environment. 

Have concerns over the development of this site, due to its location, and resultant 

impacts upon village character. It forms part of an open space which contributes

strongly to settlement character. 

We need the meadows to produce enough food to feed livestock through the six 

month winter when grass doesn't grow in Grasmere. 

No pavements are on either of the roads as they are too narrow. 

Agricultural land - difficult to access, no footpaths on Pye Lane and Swan Lane. 

This site has historically been used for agricultural purposes and still is. Any change 

of use may be detrimental to the farming community. 

I am concerned that the sewer system in Broadgate in particular and Grasmere in 

general would not be able to accommodate the extra foul and surface water that 

would be generated by housing development. 

Highly visible site due to open nature of site and difficult for any development to be 

absorbed into landscape. 
























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

development. 


The potential scale of development at this site is small (



Woodland between Swan Hotel and Benfield 


Options 



consultation 


Further 

assessment 

required (see 


feasible but there are known 

highway issues. Acceptable in 



However there should be no 

direct access onto A591. 

Object to Swan car park area but 

rest alright for housing. 

Any development here may be 

detrimental to the local wildlife 

including the red squirrel 

protection scheme. 

Detrimental to the village of 

Grasmere. 

Yes 

Yes 

Yes 

Yes 

below) 

Stage 3 

No Yes 


 


This site comprises of two pieces of land separated by Greenhead Gill which runs 

east to west through the site. The northern part of the site contains a number of 

trees and also forms the storage and refuse area for the Swan Hotel. Planning 

permission was recently granted to extend the car park into this existing refuse area, 

as such this part of the site is not available for allocation. The remaining part of the 

site lies to the south of Greenhead Gill, it is a piece of unused agricultural land, and 

is this area which will be considered in the rest of the assessment. 

The site is accessed via a field gate adjacent to the bridge which fronts onto the 

A591. Along the southern boundary are residential dwellings on Benfield which back 

up closely to the site boundary. The site narrows to a point on the eastern boundary, 

the northern boundary is formed by the Gill, and there are a number of trees along 

this boundary. There are also two trees located along the western boundary which 

front the highway. 

Further 

issues/opp 

ortunities to 

consider 








satisfactorily addressed

Accessibility 

Archaeology 

Biodiversity/ 

Geodiversity 


enhancement 

The site is located within 600 metres of some services and 

facilities available in Grasmere including the village hall, a public 

house, and bus stops, the site is also located approximately 600 

metres from the shops on Broadgate. There are surfaced paths 

passing the site and there is a surfaced public footpath on the 

opposite side of the A591 which leads into the village. 

There are two Sites and Monuments Records located near the 

entrance to the site. These records would not preclude 

development taking place. 
















Contaminate 

d land 

Flood risk 

Health and 

Wellbeing 

Highways 

Greenhead Gill runs along the western boundary of the site so 

further investigation will be required and it will need to be 

demonstrated that any construction does not result in adverse 

impacts on the watercourse. 

This site is an area of unused agricultural land and there is no 

record of any other uses in the planning history. As such it is 

unlikely that this site will be contaminated. 



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

aware of any reported localized flooding episodes even though 

the site is located adjacent to the Gill, and consultation 

responses suggest that this Gill does not flood this site. 








Cumbria Highways commented access is considered to be 

feasible but there are known highway issues. Acceptable in 

principle subject to securing a suitable access arrangement.

However there should be no direct access onto A591. 

Historic 

environment 

As only the south eastern part of the site is being considered for 

development as a result of the recent planning application 

access would need to be taken from the A591. The existing 

field gate is too close to the bridge pillions which would restrict 

visibility therefore a new access would need to be taken to the 

south of the existing access. 

The site is located within 250 metres of Grade II listed buildings 

(The Swan Hotel and Forest Side). 

The Swan Hotel is located approximately 70 metres north of the 

site. There is a reasonable level of tree cover between the site 

and the Swan Hotel, and the hotel car park lies between the 

two. It is considered that development of the site is unlikely to 

have a significant impact on the setting or character of the listed 

building. 

Landscape 

Neighbour 

impact 

Planning 

Development is unlikely to have any impact on the setting of 

Forest Side due to intervening development. 







This site lies adjacent to an existing residential area (Benfield), 

there is a line of trees along the northern boundary with a car 

park beyond, and to the east there is further domestic curtilage. 

The site currently offers very little to the character of the 

landscape and providing the majority of the trees can be 

retained along the northern boundary there is unlikely to be 

significant impact to the character of the landscape if developed. 

The residential dwellings of Benfield lie adjacent to the southern 

boundary of this site. The rear elevations of No’s 4-7 back onto 

the site and there is approximately 9 metres between the site 

boundary and the rear elevation. The side elevations of No’s 1 

and 8 also face the southern site boundary with the nearest part 

of No 1 approximately 3.5 metres from the boundary wall. 

Given the close proximity of these dwellings to the site boundary 

there is potential for adverse amenity issues to arise. It would be 

necessary to design the layout of the scheme so that there was 

sufficient distance to avoid any unacceptable overlooking, 

overbearing impact, or loss of light. In order to achieve this it is 

likely the dwellings would need to be located towards the 

northern boundary adjacent to the Gill. Subject to appropriate 

scale, design, and layout it is considered that a scheme could 

be provided on this site which does not result in unacceptable 

neighbour amenity issues. 

We have no record of any planning applications that relate

history 

(including 

relevant 

appeals) 

Settlement 

character 

Tree and 

Woodlands 

directly to this site. 







centre or focal point. This site is located towards the northern 

end of Grasmere well related to the residential areas near to the 

Swan Hotel. This site currently offers little to the character of 

the settlement and currently appears to be unused. It is 

therefore considered that this site could be developed with little 

detrimental impact to the character of the settlement. 

There are a number of trees located along the northern 

boundary of the site adjacent to Greenhead Gill. There are also 

two trees located on the western boundary where the site meets 

the A591. None of these trees are currently protected by a 

designation but may be worthy of protection. 

One of these trees on the boundary fronting the highway is 

located almost in the centre of the boundary. As a new access 

point is required these two trees on the western boundary and in 

particular the one in the centre of the boundary are vulnerable to 

damage during construction of an access. 

Utilities 


as) 

Utilities 

(Sewerage/d 

rainage) 

It is important to retain tree cover along the northern boundary 

of the site, therefore these trees should be retained although 

trimming will be required, and mitigation measures may be 

required to ensure this. 


















waste network perspective because these would avoid the



Utilities 

(water) 







Access is considered to be feasible but there are known highway issues. Acceptable 

in principle subject to securing a suitable access arrangement. However there 

should be no direct access onto A591. 

Acceptable as within old development boundary. 

Object to Swan car park area but rest alright for housing. 

To the right of the stream - stream doesn't flood. 

Right hand side/left hand side hotel car park. 

Close to A591 and other dwellings. 

Any development here may be detrimental to the local wildlife including the red 

squirrel protection scheme. 

Detrimental to the village of Grasmere. 










generations (++?) 





None identified.











development. 




 



Is boundary to be redrawn? (as Yes New site area (Ha) 0.25 



Redrawing the boundary as shown on the ‘preferred options’ map in order to 

retain a landscaping swathe 

A new access is required from the A591 

Consideration of options for a new access to avoid damage or loss of the 

trees on the boundary fronting the highway. Removal of the tree in the centre 

of the boundary is a last resort if other options do not meet highway 

standards.



Land to south east of How Beck 


Options 



consultation 


Further 

assessment 

required (see 


feasible and acceptable in 



No flood problems. 

It is in the centre of the village and 

easily accessible. 

Not very visible site. 

Yes 

Yes 

Yes 

Yes 

below) 

Stage 3 

No Yes 


 


This greenfield site is located off Broadgate which is one of the main routes into 

Grasmere where the majority of services and facilities are found. The highway runs 

along the eastern boundary with a stone wall and hedge screening almost all views 

into the site. To the west is the Youth Hostel, and to the north west is a residential 

dwelling (How Beck) with the domestic curtilage directly to the north of the site 

fronting onto the highway. To the south of the site is an agricultural field and there is 

a narrow single track access lane to the youth hostel running along the southern 

boundary. The field is currently accessed via a field gate from this narrow access 

track. 

There are a number of relatively young trees within the site, particularly along the 

southern boundary of the site. The River Rothay is located approximately 60 metres 

north of the site. The site is flat and currently appears to be unused. 

Further 

issues/opp 

ortunities to 

consider 

Accessibility 

Archaeology 










enhancement 

This site is located within 600 metres of services and facilities 

available in Grasmere, and there is a pedestrian footways 

passing the site leading south to where the majority of the 

services and facilities are located. 

There are no records of any archaeological features on or 

adjacent to this site.

Biodiversity/ 

Geodiversity 

Contaminate 

d land 

Flood risk 
















This site is a former kitchen garden and there is no record of 

any other uses in the planning history. As such it is unlikely that 

this site will be contaminated. 



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

aware of any reported localized flooding episodes. 




Health and 

Wellbeing 

Highways 

Historic 

environment 

Landscape 

The area of high flood risk runs along the eastern boundary of 

the site but does not extend into the site. 






feasible and acceptable in principle subject to securing a 


This site is located within Grasmere Conservation Area, and is 

located within 250 metres of a listed building (Dockwray 

Cottage). Development of this site is likely to have little impact 

on the setting of the listed building due to the distance from the 

site to the building (approx. 220 metres). Careful consideration 

will need to be given to the scale, design, layout, and materials 

to ensure any scheme makes a positive contribution to the 

Conservation Area, but it is considered that a scheme could be 

developed on this site without causing adverse impacts to the 

character and setting of the Conservation Area. 

Development of this site will not result in the loss of any 

important views as identified in the Conservation Area 

Appraisal. 

The valley has a sense of enclosure from the surrounding fells





significant features. The village is overlooked and enclosed by 

the surrounding fells and the rocky hill, Helm Crag, which is 

popular with walkers and known locally as the Lion and the 

Lamb, due to the shape of rock formations on its summit. 

Neighbour 

impact 

Planning 

history 

(including 

relevant 

appeals) 

Settlement 

character 

Tree and 

Woodlands 

This site is located on one of the main entrances into the heart 

of Grasmere where much of the tourist activity occurs. The site 

is considered to be well related to existing developments which 

front Broadgate, and is relatively well screened from the 

highway. The stone wall running along the eastern boundary 

adds to the landscape character, but the site itself makes a 

limited contribution as such it is considered that this site could 

be developed without causing unacceptable landscape harm. 

Development will be seen in the context of adjacent and nearby 

development in the village. 

The boundary of the site is located approximately 28 metres 

from How Beck, and 35 metres from the Youth Hostel. 

Relatively good screening is offered by the site boundary 

therefore it is considered that development of this site is unlikely 

to result in adverse amenity issues providing the design is of an 

appropriate scale and layout. 

A planning application was submitted and subsequently refused 

in 1996 for a car park on part of the site. There are no other 

records of planning applications relating to this site. 







centre or focal point. 

This site is considered to be well related to the form of the 

settlement located just off the main road (Broadgate) running 

through Grasmere which contains many of the shops and 

facilities. There are buildings surrounding the site so it does feel 

like part of the village. Subject to appropriate design, scale, and 

layout of the site it is considered development of this site could 

be accommodated without resulting in unacceptable harm to the 

settlement character. However, given its location in the 

Conservation Area the choice of materials will be an important 

consideration. 

There are a number of relatively young trees within this site, and 

there is a beech hedge running along the eastern boundary 

above the stone wall. None of the trees on the site are 

protected by any designations, and they are not considered to

Utilities 


as) 

be important individual specimens or particularly important to 

the character of the settlement. Towards the rear of the site the 

becomes a woodland and should be retained. The hedge and 

stone wall along the eastern boundary does contribute to the 

visual amenity therefore consideration should be given to 

retaining as much of this feature as possible while finding an 

access point. 











Utilities 

(Sewerage/d 

rainage) 











Utilities 

(water) 







Access is considered to be feasible and acceptable in principle subject to securing a 


Very suitable in part for elderly, less mobile and disabled people. 

No flood problems. 

It is in the centre of the village and easily accessible. 

Access does not present serious problems.

Old kitchen garden - useless piece of land. 

Not very visible site. 


assessed needs for the village 

Nicely concealed from main road but on road into the village. 

























development. 



Cumbria Highways indicate that access is considered to be feasible and there are 

unlikely to be any issues of contamination. There are limited views of this site due to 

the screening offered by the hedges and trees along the boundary, and due to 

existing buildings. The stone wall running along the eastern boundary adds to the 

landscape and settlement character, but the site itself makes a limited contribution 

as such it is considered that this site could be developed without causing 

unacceptable landscape harm. The broad support identified through the public 

consultation reflects this judgment of the limited impact of development on the 

underutilized piece of land. 

Development of the site would result in the loss of some trees from within the site but 

these are not considered to be important individual specimens and make a limited 

contribution to the visual amenity. The site lies within the Conservation Area but 

development of this site will not result in the loss of any important views as identified 

in the Conservation Area Appraisal. Careful consideration will need to be given to 

the scale, design, layout, and materials to ensure development does not harm the 

Conservation Area. 

On balance the need for affordable housing in Grasmere is considered to outweigh 

the concerns associated with development of a site in the Conservations Area and 

the loss of young trees within the site, as such the site as identified on the ‘preferred 

options’ map is considered to be suitable for development. 

No Yes 


 



Is boundary to be redrawn? (as No New site area (Ha) 0.29 



A new access is required from Broadgate but as much of the wall and hedge 

should be retained as possible



Broadgate Park 


Options 

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


consultation 


Further 

assessment 

required (see 

below) 

As below 



Yes 

No 

No 


No 









Yes 

Yes 

Yes 

Yes 

Yes 

Yes 


No 





Large recreation ground in village centre. Playground, football pitches, seating, bins, 

next to public car park. To north of Memorial Hall. 



Six comments supporting open space allocation. Three objections to housing, two 

objections to employment allocation. Site provides recreation for residents and 

visitors, well used and safe play area for children. 


Large recreation ground in village centre which includes playground, football pitches, 

seating, and bins. 


open space? 

Yes 

Yes 

No



Dale Lodge Hotel, Grasmere 

Suggested use at Issues and Open space amenity 

Options 



consultation 


Further 

assessment 

required (see 

below) 

No issues identified. 

N/A 

Stage 3 – amenity open space 




Is the site used for recreation? 



If applicable, does the community plan recognise it as 






Yes 

Yes 

Yes 

Yes 

No 

No 

No 

No 

No 

N/A 

No 




Formal gardens, access for hotel guests only. Amenity value. 


Three comments supporting open space allocation. Comments referred to the 

beauty of the gardens. 


Formal gardens, access for hotel guests only but site is of high amenity value. 

Should this site be designated as amenity open 

space? 

Yes 

Yes 

No



Grasmere CE VA Primary School 


Options 



consultation 


Further 

assessment 

required (see 

New school proposed for part of 

site. 



Yes 

Yes 

below) 

No 

No 


No 










Yes 

Yes 

Yes 

Yes 

Yes 

Yes 

Yes 


Build new school on some of the site. 



New school would only use part of the site, and there would still be playing fields 

available for students and the public. If the new school was built on the playing 

fields, we would expect the development to meet CS21 requirements and to find an 

alternative for playing fields. 


School playing fields, play equipment, hard standing playground. Public access 

outside of school hours. In village centre. 



Three comments supporting open space allocation, two objections to housing, one 

objection to each of employment and waste management allocations. It is an 

essential play and sports area. 


School playing fields, play equipment, hard standing playground. 

Boundary change – to reflect the boundary as in the Local Plan. This excludes the

school building. 


open space? 

Yes 

Yes 

No



Land to west of A591, surrounding Field Head 

Cottage, Grasmere 


Options 



consultation 


Further 

assessment 

required (see 

below) 

Potential conflict of use 

Yes 



Yes 

Yes 

No 


No 




Yes 

Yes 

Yes 







Yes 

No 

N/A 

No 

Description of reasonable alternative use(s): Housing 



The site has amenity value. There is a deficiency of allotments throughout the 

National Park, and increasing demand for allotment sites. 


Currently used as allotments. Flat site which is quite small. The site is outside of the 

centre of Grasmere, alongside the A591. There is housing to the south, and open 

countryside to the north and west. 


One objection to each of housing, employment and waste management allocation. 

One supporting comment for open space allocation and one ‘don’t mind’. 


Part of the site is used as allotments and it is proposed to designate as open space. 

Boundary change to remove the house and the southern end of the site from the 

site. 


space? 

Yes 

Yes 

No



Land adjacent Rothay and path 


Options 



consultation 


Further 

assessment 

required (see 

below) 


N/A 













Yes 

Yes 

Yes 

Yes 

Yes 

Yes 

No 

No 

No 

N/A 

No 





Flat site, mature trees, next to River Rothay, site important for visual amenity. 


Three comments supporting open space allocation. One objection to housing. 

Beautiful open space. 


Flat site with mature trees, next to River Rothay and surfaced footpath so site 

important for visual amenity. 


space? 

Yes 

Yes 

No



Grasmere square 


Options 



consultation 


Further 

assessment 

required (see 

below) 


N/A 














Yes 

Yes 

Yes 

Yes 

Yes 

Yes 

No 

No 

No 

N/A 

No 




Village green. Flat site, well maintained, busy in summer, seats. 


Five comments supporting open space allocation, two objections to housing, one 

objection to each of employment and waste management. Essential open space for 

residents and visitors. Passive recreational use. National Trust land. 


This site is the village green. It is a flat site with seats and is well maintained. 


space? 

Yes 

Yes 

No



Land near Grandy Close, Easdale Road 


Options 



consultation 


Further 

assessment 

required (see 


feasible; there are known highway 

issues such as the access with. 

The site could be accessed from 

the existing access. 

Site is suitable for housing having 

regard to the nature of the 

surrounding development and the 

relative proximity to a significant 

range of service functions in 

Grasmere. 

Yes 

Yes 

below) 

Stage 3 

No Yes 


 


This site is an area of undeveloped land within Grandy Close, between the dwellings 

and the highway which runs along the eastern boundary of the site. To the north is 

an area of woodland associated with Thorney How Hostel, to the west is the side 

elevation of No 4 Grandy Close and its associated domestic curtilage. To the south 

of the site is an area of car parking (not within site boundary), the access into 

Grandy Close and No’s 5 and 6 Grandy Close. The site is within the curtilage of 

these residential dwelling of Grandy Close. 

The site is flat, and there appears to be standing water on the site indicating poor 

drainage. The site is accessed via a single track road off Easdale Road. The 

adjacent dwellings in Grandy Close are constructed of stone/ slate. There is a tree 

located towards the centre of the northern boundary. 

Further 

issues/opp 

ortunities to 

consider 

Accessibility 










enhancement 

The site is not located within 600 metres of services and 

facilities available in Grasmere, and there are no public 

transport services within 600 metres of the site. There are also 

no footpaths along the unnamed road which the site is accessed

Archaeology 

Biodiversity/ 

Geodiversity 

Contaminate 

d land 

Flood risk 

Health and 

Wellbeing 

Highways 

Historic 

environment 

from, or on Easdale Road (although there is a stretch of footway 

in a field adjacent to the highway past High Fieldside). 

However, these roads are lightly trafficked and there are many 

walkers found on Easdale Road as this is a popular walking 

route to Easdale Tarn. Development of this site would be reliant 

on the private car but this is only a small site so the number of 

dwellings which could be accommodated on the site would be 

limited. 

There are no archaeological designations relating to this site but 

there is a Sites and Monuments Record relating to Cragfoot 

which is located just to the south of Grandy Close. This record 

would not preclude development of the site taking place. 
















This site is an area of unused land associated with Grandy 

Close and there is no record of any other uses in the planning 

history. As such it is unlikely that this site will be contaminated. 



annual probability of river flooding in any year. During site visits 

it was noted that there appeared to be areas of standing water 

indicating the site is poorly drained, however it is considered any 

drainage issues could satisfactorily be overcome. 









feasible; there are known highway issues such as the access 

width. The site could be accessed from the existing access. 

The site is located within 250 metres of listed buildings but it is 

not within 250 metres of the Grasmere Conservation Area. The 

closest listed building is located approximately 70 metres from 

the site (Thorney How Hostel) but due to the topography of the

Landscape 

Neighbour 

impact 

Planning 

history 

(including 

relevant 

appeals) 

Settlement 

character 

land surrounding the site and the tree cover there would be no 

impact on the setting or character of this listed building or any 

other listed buildings within 250 metres of the site as they 

cannot be seen from the site. The existing dwellings at Grandy 

Close are not listed but are constructed of traditional materials 

and are characteristic of the local vernacular as such any 

development of this site would need to respect the character of 

appearance of these existing dwellings. 







This site is located away from the main areas of the village, off 

the valley floor. The site is well screened from distant views by 

the surrounding topography, tree cover and existing buildings. 

Although this site occupies an open countryside location it is 

contained within an existing residential area, therefore 

development on this infill plot is not considered to result in 

significant harm to the character of the landscape subject to 

appropriate design and materials. 

There are residential dwellings abutting the western boundary 

(No 4) of this site and there are further residential dwellings 

located just to the south of this site (No 5 &6). The gable end of 

No 4 faces the site but there are no windows in this elevation, 

and there is a conifer hedge along the garden boundary which 

will restrict views into the site. Part of the area in font of this site 

is used by the existing residential as a parking area, so 

alternative parking arrangements within Grandy Close may need 

to be provided but this will depend of the layout of any future 

proposal. Subject to appropriate siting, scale, and design it is 

considered that a scheme could be accommodated on this site 

without resulting in unacceptable neighbour amenity issues. 

We have no record of any planning applications being submitted 

on this site. 

Small cottages create an intricate feel in parts of the village 

while in other areas hotels of a significant size dominate and 

overall the village lacks the sense of having a centre or focal 

point. This site is located in an open countryside location but is 

contained within an existing residential area known as Grandy 

Close as such it is well related to existing properties if not the 

form of the settlement. There are a number of residential areas 

located away from the main parts of the settlement such as High 

Fieldside and The Croft which are located on Easdale Road. 

This site is an infill opportunity within an existing residential area 

therefore subject to appropriate design, scale, layout, and

Tree and 

Woodlands 

Utilities 


as) 

Utilities 

(Sewerage/d 

rainage) 

materials there is unlikely to be significant harm to the 

settlement character. 

There is an individual tree located on the northern boundary of 

the site but it is not protected by any designation. It is unlikely 

that this tree would be affected by development, and it does not 

appear to be an individually important specimen or important to 

the visual amenity. 





















Utilities 

(water) 



Housing: Support: 2 Object: 0 Don’t mind: 1 

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 

Access is considered to be feasible; there are known highway issues such as the 

access with. The site could be accessed from the existing access. 

It is noted that this site was first put forward by the National Trust as a suitable 

housing site in December 2009. It remains of the view that it is suitable for housing 

having regard to the nature of the surrounding development and the relative 

proximity to a significant range of service functions in Grasmere. 



Significant positive effect on SA objective (++):






generations (--?) 
















development. 



site. 

Although the site is not particularly well related to the form of the settlement it is 

recognised as an infill opportunity within an existing development which will help 

towards meeting some of the affordable housing need of the locality. On balance 

the need for affordable housing in Grasmere and the contribution this site can make 

to address the housing imbalance is considered to outweigh the poor accessibility of 

this site by sustainable modes of travel. As such the area shown on the ‘preferred 

options’ map is considered to be suitable for affordable housing. 

No Yes 


 



Is boundary to be redrawn? (as No New site area (Ha) 0.11 



Development which reflects the scale and character of the existing dwellings 

in Grandy Close. 

Identification of alternative parking spaces within Grandy Close for the 

residents.

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