Welcome to our exhibition

Background

Story Homes is preparing plans to submit a Full Planning Application for approximately 90 new homes on the land south of the A69 and north of Hill Head in Scotby.

The site is allocated for residential development in the recently adopted Local Plan 2015-2030.

The site comprises allocation R15 of the adopted Local Plan and was deemed a sustainable location for up to 90 dwellings by the independent examiner.

Photo 1: Scotby Road site frontage R 15: land east of Scotby Road and north of Hill Head, Scotby – the site lies at the northern end of Scotby, with good access to the A69 and junction 43 of the M6, and to Carlisle. Careful design of the layout, including type of dwellings and location of open space, will be required to minimise impact on the occupiers of the existing housing Photo 2: A69 site frontage and bungalows which border the site on both Hill Head and Scotby Road. The layout should ensure appropriate distances between Plan 1: Local Plan Allocation R15 existing and proposed dwellings to ensure no adverse effect on the residential amenity of existing residents. The boundary of the site with the open countryside to the east should reflect the transition from the development to the open countryside for example by the use of hedgerows. The main access will be onto Scotby Road, but there is potential for a secondary access to Hill Head. The roadside hedgerow fronting the A69 should be retained. The hedgerow fronting Scotby Road should also be retained unless some limited removal is required for sight lines.

Photo 3: Site access off Hill Head

Pre-App & Outline Application Sketches Housing Scheme| LANCASTER

Plan 2: Aerial photograph highlighting site location and context

Proposed Housing Development Land South of A69 | Scotby Introduction | 1 Site Features and Opportunities

Site Location

The site is located on the north - eastern edge of Scotby village and sits to the east of Scotby Road, south of the A69 and north of Hill Head. The site is bounded to the north by the A69 and to the south and west by existing residential development. The east of the site is partially bounded by built development as well as by open countryside which leads to Pow Maughan and Carlisle Golf Club.

Scotby Road runs to the west and connects the site with the south of the village. The pavement along this route provides a sustainable link for future residents to access many of the services Scotby has to offer.

The site is within 400m of a bus stop which has a regular bus service 85/685 to Carlisle City Centre.

Site Characteristics

The site occupies an area of 3.84 ha and forms a discreet parcel of land, well contained and bound by clear and defensible margins. The site is generally flat and comprises two fields which are currently used for arable farming. The two fields are Plan 3: Local services - diagram showing key services located in the site’s vicinity prepared by SAJ Transport Consultants separated by a hedgerow, which also contains several mature trees. Hedgerows are also found to the edge of the field boundary. The site is located within close proximity to local amenities within the village and within the walking distance to public Existing landscape features are recognised to be important elements and will be retained where possible and incorporated within transport links. The site is also located within close proximity of M6 Motorway, which separates the village from the . the proposals for the site.

Photo 4: Panoramic View of the site as seen from access point off Hill Head

Plan 4: Constraints and Opportunities Plan

Proposed Housing Development Land South of A69 | Scotby Site Features and Opportunities | 2 The Proposal

Plan 5: Proposed Sketch Site Layout

Potential Site Layout Proposed Density

The sketch layout above, shows an indicative layout for approximately 90 new homes. The site will be accessed from a Overall site-wide density will be less than 23 single point of vehicular access from Scotby Road, with pedestrian and cycle links from Hill Head. The layout has been dwellings per hectare with pockets of lower and designed to retain and enhance existing landscape features and respect the privacy of existing residents. higher densities distributed across the site to respond to its immediate context and add variety The proposed central open space has been designed around the retaining the trees running across the site. This substantial and interest. In essence, medium and lower density landscaped area will not only allow for a biodervisity linkage with surrounding landscape, but will also offer a usable open is proposed where it abuts the existing properties space at the heart of the development. with higher density located to the centre of the

Housing Mix development. The eastern boundary will be formed by the lowest density as a transition between rural The proposed development will deliver a mix of detached, semi-detached and a small number of terraced homes, ranging and urban environments. from smaller 2 bed properties to larger 5 bed homes. A number of these houses will be provided as affordable dwellings Plan 6: Figure Ground Plan Diagram for rent and to purchase at a discount.

Examples of Story Homes housetypes

Photo 5: Example of 2 bed house Photo 6: Example of 3 bed house Photo 7: Example of 4 bed house Photo 8: Example of 4 bed house Photo 9: Example of 5 bed house

Proposed Housing Development Land South of A69 | Scotby Proposed Site Plan | 3 The Proposal

Need for New Homes - Planning Policy

The adopted Local Plan (Policy SP2) identifies a minimum housing target of 9,606 new homes in the district between 2013 and 2030, with 30% of these new homes within the rural area.

The Local Plan (Policy HO1) indicates that the site can deliver 90 dwellings between 2013 and 2030 and it is anticipated that these homes will be delivered within the first five years. Our proposals will therefore help Carlisle City Council meet its housing requirements.

Historical Growth

A review of historical OS Maps (enclosed below) was carried out in order to understand how the village has grown and built form evolved over the centuries. Photo 10: Wilson Howe, Whitehaven - 3D view

Plan 7: OS Map from 1869 Plan 8: OS Map from 1901 Plan 9: OS Map from 1951 Plan 10: OS Map from 1976 Plan 11: Current Map with proposed extension

Proposed Appearance

The style of proposed development aims to create a design that respects the surrounding properties, with new homes offering details that are both in-keeping with existing buildings, especially in terms of height and external materials, and allowing for a distinctive character.

Proposed houses will be of traditional design with pitched roofs and gable ends. Special features may include dormer windows, bay windows, porch details, gables to front elevations, header and cill details or full window surrounds.

Given local context and the surrounding tradition of building mostly in brick and with fewer render properties, the proposed Plan 12: Sketch of potential development will be finished using brick and render. houses facing onto Open Space

There is potential for the new homes to face the proposed Open Space created around the retained central landscape features. This would allow deeper front gardens with hedgerow and planting to enhance the biodervisity.

There is potential for a higher density Housing Court to be located in the central part of the development. Pedestrian friendly shared surface areas will serve clusters of

Photo 11: Existing houses in Scotby, Scotby Road - variety of forms and materials smaller family homes.

Plan 13: Sketch of potential Housing Court

What Happens Next

Story Homes welcomes your feedback on the proposals for this site and will where possible consider them in the detailed design of the development. We would therefore be grateful if you can complete a Questionnaire today or take one home and post it to us at the address below by 6th December 2017: Story Homes Ltd Photo 12: Houses facing onto Scotby Road Story House Lords Way Kingmoor Business Park Carlisle CA6 4SL

We anticipate the planning application being submitted to Carlisle City Council in the first half of 2017.

Thank you for visiting today.

Photo 13: Existing built form in Scotby - predominantly semi-detached and detached properties

Proposed Housing Development Land South of A69 | Scotby Proposed Appearance | 4 Who are Story Homes?

Founded By Fred Story in 1987 we are a family business with almost 30 years of experience in developing land and communities. Since 1987 we have grown into one of the most respected and well known companies in the North of within this sector. The business owes its success and continued expansion thanks to the passion and commitment from all of our colleagues.

For nearly three decades Story Homes has been the name most often associated with aspirational houses for sale throughout the North-East, , Lancashire and Scotland. Our passion for quality and excellence has seen us become a multi award winning UK property developer; with our modern, high specification homes capturing the inspiration of buyers. We take pride in every aspect of our work and customer feedback confirms that a Story Home is a fantastic home to own.

Why are we the Builder of Choice?

• We aim to employ local contractors and use local materials wherever possible. • We are a good neighbour in the communities we develop. • We build beautiful homes which will continue to look great in the future.

• We develop schemes that enhance communities. Photo 18: High Wood - Story Homes development in Lancaster • We collect and use detailed customer feedback to continually look to improve our service.

What Makes us Different?

• We recognise the value of consultation and engagement in the development process. • We always encourage comments and feedback on our plans. • We address future needs through our developments.

Photo 19: The Grange - Recent Story Homes development in Dalston

Photo 14: Orchard Place - Story Homes Development in Appleby Photo 15: The Ridings - Recent Story Homes development in Carlisle

Photo 20: The Ridings - Recent Story Homes development in Carlisle

Photo 16: The Grange - Recent Story Homes development in Dalston

Photo 17: Eden Gate - Story Homes development in Houghton Photo 20: Wilson Howe - Aerial view of Story Homes development in Whitehaven

Proposed Housing Development Land South of A69 | Scotby Story Homes Philosophy | 5