The Planning Inspectorate (England) Temple Quay House, 2 the Square, Temple Quay, Bristol, BS1 6PN

From: [email protected] Sent: 21 September 2020 10:10 To: developmentcontrol Subject: Planning Inspectorate APP/A2335/W/20/3256311: Land off Aldcliffe Road Attachments: 211 Statement and 3rd Party Reps - To App or LPA - Development Management Team - 21 Sep 2020.pdf; 3P JONATHAN EASTON.pdf; 3P V Teasdale.pdf; THIRD PARTY REPRESENTATION - CLLR MANDY BANNON.pdf; THIRD PARTY REPRESENTATION - DEREK WHITEWAY.pdf; THIRD PARTY REPRESENTATION - DR SUE POPE.pdf; THIRD PARTY REPRESENTATION - G CLOKEY.pdf; THIRD PARTY REPRESENTATION - G ELLIS.pdf; THIRD PARTY REPRESENTATION - GINA DOWDING.pdf; THIRD PARTY REPRESENTATION - H SHORT.pdf; THIRD PARTY REPRESENTATION - J F & D PARRETT.pdf; THIRD PARTY REPRESENTATION - K CLOKEY.pdf; THIRD PARTY REPRESENTATION - K WALTON.pdf; THIRD PARTY REPRESENTATION - LOUISE KIRKUP.pdf; THIRD PARTY REPRESENTATION - M PORTER.pdf; THIRD PARTY REPRESENTATION - M SWAN.pdf; THIRD PARTY REPRESENTATION - MARK BATESON.pdf; THIRD PARTY REPRESENTATION - MR IAN GREGORY.pdf; THIRD PARTY REPRESENTATION - MR IAN STUART.pdf; THIRD PARTY REPRESENTATION - MR KEITH CARMAN.pdf; THIRD PARTY REPRESENTATION - MR MARK SHACKLETON.pdf; THIRD PARTY REPRESENTATION - MR MICK CURRAN.pdf; THIRD PARTY REPRESENTATION - MR ROBERT HACKING.pdf; THIRD PARTY REPRESENTATION - MRS CHRISTINE CURRAN.pdf; THIRD PARTY REPRESENTATION - MRS HELEN EASTON.pdf; THIRD PARTY REPRESENTATION - MRS JEAN BROWN.pdf; THIRD PARTY REPRESENTATION - MS CHRISTINE BISSELL.pdf; THIRD PARTY REPRESENTATION - MS MOLLIE FOXALL.pdf; THIRD PARTY REPRESENTATION - MS RUTH TANNER.pdf; THIRD PARTY REPRESENTATION - MS. KATHY BARTON.pdf; THIRD PARTY REPRESENTATION - P GAGER.pdf; THIRD PARTY REPRESENTATION - PROFESSOR AND MRS JOHN AND CHRISTINE DICKINSON.pdf; THIRD PARTY REPRESENTATION - SUSAN AND IAN STUART.pdf; THIRD PARTY REPRESENTATION - T DANT.pdf

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The Planning Inspectorate (England) Temple Quay House, 2 The Square, Temple Quay, Bristol, BS1 6PN

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Development Management Team Your Ref: 19/01460/OUT Lancaster City Council Our Ref: APP/A2335/W/20/3256311 PO Box 4 Town Hall Lancaster LA1 1QR

21 September 2020

Dear Development Management Team,

Town and Country Planning Act 1990 Appeal by Aldcliffe Hall Estates Site Address: Land off Aldcliffe Road, Aldcliffe, Lancaster, Lancashire

I enclose for your information a copy of the third party correspondence on the above appeal(s).

If you have any comments on the points raised, please send 2 copies to me no later than 5th October 2020. You should comment solely on the representations enclosed with this letter.

You cannot introduce new material or put forward arguments that should have been included in your earlier statement. If you do, your comments will not be accepted and will be returned to you.

Comments submitted after the deadline will not be seen by the Inspector unless there are extraordinary circumstances for the late submission.

Yours sincerely,

Anton Godfrey Anton Godfrey

Where applicable, you can use the internet to submit documents, to see information and to check the progress of cases through the Planning Portal. The address of our search page is - www.planningportal.gov.uk/planning/ appeals/online/search From: CAT Sent: 14 September 2020 08:28 To: North 1 Subject: FW: Appeal Ref: 3256311 - land off Aldcliffe Road Lancaster Attachments: Screenshot 2020-09-13 at 14.41.15.png

For Anton

From: Jonathan Easton Sent: 13 September 2020 14:47 To: CAT Subject: Appeal Ref: 3256311 - land off Aldcliffe Road Lancaster

Dear Sir or Madam:

I am local resident wishing to make representations in relation to appeal ref APP/A2335/W/20/3256311. The deadline for submitting third party comments is 16th September 2020 but it is not possible to make any representations via PINS’ portal. When I click “Make Representations” I get a screen without a form to complete (see attached screenshot).

I can only think of two explanations for this. First, there is a technical glitch at my end or with PINS’ portal. However, other local people have experienced the same problem as me. Second, the formal ‘Start Letter’ has not yet been issued and the deadline of 16th September for submitting representations is not accurate.

Would you be able to assist please? Alternatively, if it is possible to send representations directly to the case officer or to PINS, that may be more straightforward.

I would welcome your most urgent attention to this matter given the apparently imminent expiry of the representation period.

Many thanks indeed,

Jonathan Easton

Please note that the contents of this email and any attachments are privileged and/or confidential and intended solely for the use of the intended recipient. If you are not the intended recipient of this email and its attachments, you must take no action based upon them, nor must you copy or show them to anyone. Please contact the sender if you believe you have received this email in error and then delete this email from your system.

The statements expressed in this e-mail are personal and do not necessarily reflect the opinions or policies of the Inspectorate.

1 DPC:76616c646f72

From: Vee Teasdale Sent: 16 September 2020 17:30 To: North 1 Subject: Re: Appeal Reference 20/00028/REF

Apologies

Fw: Appeal Ref: 3256311 - land off Aldcliffe Road Lancaster

On Wed, 16 Sep 2020, 17:17 North 1, wrote: Please provide the appeal reference and/or full site address so that we may match your representation to the correct appeal. The reference you have given appears to be the LPA reference.

Regards

North1 appeals team

-----Original Message----- From: Vee Teasdale Sent: 16 September 2020 16:34 To: North 1 Subject: Appeal Reference 20/00028/REF

Site Address 346801 460087 Proposed erection of 9 dwellings

The canal area from the railway bridge to Deep Cutting is,an area of natural beauty for the residents of Lancaster to enjoy. Within a short walk one can be out in perfect, quiet, unspoiled countryside. Walkers, cyclists, canoe and barge people and anglers all enjoy this area.

The nearby Fairfield nature reserve volunteers have done so much to create a wildlife haven and encourage the growth of flora and fauna.

Unfortunately there are developers who care little for such natural amenities.

The road to Aldcliffe beside the canal is already extremely busy and dangerous. We do not want more traffic to add to the problem.

I hope you will uphold the decision of Lancaster City Council who are aware of what will be lost if these houses are built.

Vera Teasdale Cromwell Road Off Aldcliffe Road [Coronavirus advice image with text saying Hands, Face, Space]

1 Please contact the sender if you believe you have received this email in error and then delete this email from your system.

The statements expressed in this e-mail are personal and do not necessarily reflect the opinions or policies of the Inspectorate.

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2 For official use only (date received): 15/09/2020 19:03:33

The Planning Inspectorate

COMMENTS ON CASE (Online Version)

Please note that comments about this case need to be made within the timetable. This can be found in the notification letter sent by the local planning authority or the start date letter. Comments submitted after the deadline may be considered invalid and returned to sender.

Appeal Reference: APP/A2335/W/20/3256311

DETAILS OF THE CASE

Appeal Reference APP/A2335/W/20/3256311

Appeal By ALDCLIFFE HALL ESTATES

Site Address Land off Aldcliffe Road Aldcliffe Lancaster Lancashire Grid Ref Easting: 346801 Grid Ref Northing: 460087

SENDER DETAILS

Name CLLR MANDY BANNON

Address 3 Kennedy Close Lancaster Lancaster Lancashire LA1 5ES

ABOUT YOUR COMMENTS

In what capacity do you wish to make representations on this case?

Appellant Agent Interested Party / Person Land Owner Rule 6 (6)

What kind of representation are you making?

Final Comments Proof of Evidence Statement Statement of Common Ground Interested Party/Person Correspondence

Page 1 of 3 Other

YOUR COMMENTS ON THE CASE

3 Kennedy Close Lancaster LA1 5ES

15th Sept 2020

Dear Planning Inspector

Inspectorate Ref: APP/A2335/W/3256311 Appeal by Aldcliffe Hall Estates Site Address: Land off Aldcliffe Road, Aldcliffe, Lancaster, Lancashire (outline application for the erection of 9 dwellings with associated access)

I would like to object to the Appeal to overturn Lancaster City Council’s decision to refuse the above development. (Ref 19/01460/007).

I am objecting to the proposed development as a Lancaster resident who frequently walks and cycles through and past the hamlet of Aldcliffe, enjoying the magnificent views down over the Lune estuary, and across fields.

I am also objecting to this development as a City councillor and member of the Planning Regulatory Committee.

My main reasons are as follows:

• Aldcliffe is not identified as a ‘sustainable settlement’ within the City Council’s newly adopted Local Plan – indeed, the appeal site is identified as ‘open countryside’. There are no amenities such as a shop, and as it is not on a bus route, the residents of this proposed development would be over-reliant on cars. This issue takes on greater significance since Lancaster City Council declared a Climate Emergency in January 2019, and has been working hard to reduce carbon emissions to net zero by 2030.

• The proposed development for nine large detached family homes, does not meet local housing need as identified by the Local Plan. The development has no provision for affordable housing for instance.

• The intrusive location of the development would visibly damage the local landscape character - for example spoiling the view from the canal.

• The impact on heritage assets would be severe, especially the setting of ‘Inverlune’, which the City Council has listed as a non-designated heritage asset.

• Road safety impact - the proposed development and inevitable increase in traffic is likely to put pedestrians and cyclists at much greater risk, as Aldcliffe Road is narrow with no pavement and is shared between walkers; cyclists; car traffic; and heavy farm machinery, at certain times of the year. There is considerable walking and cycling traffic through the hamlet. Since lockdown, I have noticed increasingly more people walking and cycling through Aldcliffe for pleasure and recreation. Smugglers Lane footpath and Aldcliffe Hall Lane both connect to the popular Lancaster to Glasson Dock cycle route which follows the Lune estuary, a site of special scientific interest (SSSI) and part of Morecambe Bay Special Protection Area (SPA) – one of the highest international conservation designations. As a result, many people choose to walk and cycle through Aldcliffe on their way to or from the cycle path - and it is therefore popular with bird watchers, families, walking and cycling groups etc. I understand that

Page 2 of 3 Aldcliffe-with-Stodday parish’s emerging Neighbourhood Development Plan recognises the hamlet’s important role in these recreational activities, and the plan aims to protect and enhance existing routes for cyclists and walkers, identify new routes, and encourage greater accessibility. The proposed development and its increased car traffic would undermine the parish council’s Neighbourhood Development Plan and put countless lives at risk.

Many people choose to live in or visit Aldcliffe because of its tranquility, unspoilt nature of the landscape and the historical diversity of its rural architecture.

If this appeal was granted and the proposed development was allowed to go ahead, it would set a dangerous precedent for other non-sustainable designated settlements to be spoilt by unsympathetic and incongruous building.

I would therefore please urge you to turn down the appeal and help preserve this unique rural settlement for the future enjoyment of visitors and residents.

Yours faithfully

Cllr Mandy Bannon Marsh ward, Lancaster

Page 3 of 3 ALDCLIFFE with STODDAY PARISH COUNCIL

Derek Whiteway, Clerk to the Council Tel: 01524 64908 (Home) 122 North Wing, The Residence 07805 260976 (Mobile) Kershaw Drive Email: [email protected] Lancaster LA1 3TF Website: www.aldcliffewithstoddaypc.org

Planning Inspectorate Temple Quay House 2 The Square Bristol BS1 6PN

Submitted online

11th September 2020

Dear Sirs

APP/A2335/W/20/3256311 Outline application for the erection of 9 dwellings with associated access on land at Aldcliffe Road, Aldcliffe, Lancaster.

Please accept this as an objection by Aldcliffe with Stodday Parish Council to the above planning appeal being considered by the Inspectorate. The objection is intended to be read alongside the Parish Council’s objection, submitted on 28th December 2019 to the Local Planning Authority (LPA), Lancaster City Council in response to planning application 19/1460/OUT. The Parish Council welcomed and fully agreed with the LPA’s conclusions and decision to refuse planning permission in its Decision Notice, issued on 21st January 2020. The reasons quoted by the LPA for refusal, were all issues included in the Parish Council’s response, namely (in brief): • Detrimental impact on the character and appearance of the area, contrary to the aims and objectives of the National Planning Policy Framework (NPPF); • Harm to the significance of both the Listed Buildings and the non-designated heritage asset; • A failure to demonstrate adequate visibility splays for a safe vehicular access and a safe pedestrian environment; and • A very low density development and inefficient use of land, contrary to the aims and objectives of the NPPF.

Since the LPA’s refusal of planning application 19/01460/OUT, the Parish Council has identified no factors or changes that might mitigate or reduce the concerns it expressed in

objecting to the application. In objecting to the appeal, Councillors do not seek to re-state their concerns, which are still as relevant as in December 2019, but they do wish to bring to the Inspector’s attention the following matters, which add weight to the arguments against this proposed development.

1. The LPA’s adoption of its Local Plan.

Lancaster City Council adopted its Local Plan on 29th July 2020. In doing so, Policy SP2: Lancaster District Settlement Hierarchy confirmed Aldcliffe’s designation as not being a sustainable settlement and therefore classed as one of those “…not considered to be sustainable locations for future development and should only support small-scale development where there is an evidenced local need to do so.” The LPA’s adoption of the Local Plan provides confirmation that it has identified a 5- year land supply for the provision of housing. As pointed out in objecting to the application, 9 additional dwellings represent an increase of 12% on the current housing stock in Aldcliffe. Given the numbers involved in the LPA’s overall 20-year housing requirement, the Parish Council asserts that this proposed increase, involving homes of an unsuitable type and density, is wholly disproportionate and unacceptable.

2. Aldcliffe with Stodday Neighbourhood Plan

a) Housing Needs In objecting to the planning application, the Parish Council referred to the emerging Neighbourhood Development Plan (NDP)and gave details of results obtained from two exercises researching local housing needs. Further progress has been made over the intervening months, with a draft NDP now produced and discussed with the LPA. The research demonstrated that the greatest level of need is for 1 – 3 bedroom dwellings to meet the needs of smaller households and accommodation for older residents. By contrast, the appellant is proposing a development of larger family sized housing. No evidence has been submitted to demonstrate how the development will seek to meet the identified local housing needs in the parish.

b) Local Heritage

The proposed development site is in close proximity to two Grade II listed properties, numbers 1-5 Aldcliffe Cottages and East Lodge (which has not been mentioned by Aldcliffe Hall Estates in their application or appeal) and would be detrimental to both sites. Since the Parish Council submitted its objection to the planning application, the City Council has recognised the property ‘Inverlune’ as a ‘non-designated heritage asset’. This aligns with the Parish Council’s views on the significant heritage value of ‘Inverlune’, alongside the Grade 2 listed buildings and other properties in the parish. The NDP Working Group is currently compiling a list of such assets to be included in the emerging Plan. The Parish Council absolutely refutes and rejects the assertions made in the

appeal documents that the proposed development will have little or no negative impact on the setting and heritage value of ‘Inverlune’.

c) Health and Recreation The impacts of the Covid-19 pandemic have served to highlight the significance and attraction of Aldcliffe with Stodday parish as a destination for walkers and cyclists alike. As well as the benefits to the parish’s residents, the wide-ranging network of footpaths and cycle routes attracts a regular influx of visitors, predominantly from the nearby City. Numbers visiting the parish during the height of the pandemic restrictions increased noticeably.

The physical and mental wellbeing benefits of these activities are well recognised by the Parish Council and the draft NDP includes the objective: “To support improved accessibility and health and wellbeing for all by protecting existing networks according to the users’ hierarchy whereby pedestrians and cyclists are prioritised whilst recognising the parish's role as an important area for informal recreation”. The Parish Council is extremely concerned that further housing development, as proposed, could have a significant and damaging impact on health and wellbeing, particularly by introducing additional traffic onto Aldcliffe Road.

3. Access and highway impacts In refusing outline planning permission, the LPA recognised the limitations and dangers associated with Aldcliffe Road in the area of the development site. Since the refusal of planning permission, a new supermarket (Aldi) received planning approval and has recently opened at the Northern end of Aldcliffe Road, in Lancaster. Councillors have recently observed an expected increase in traffic using Aldcliffe Road through the hamlet as a shortcut or ‘rat-run’ to this store.

The appellant refers regularly to the precedent set by the 6 dwelling development at Park Meadow, completed in 2015 on the other side of Aldcliffe Road. It has been recently confirmed by the LPA that a passage linking Park Meadow with Aldcliffe Hall Drive was included in that development to provide occupants of the new dwellings access to the Drive to prevent the need to walk down Aldcliffe Road (our emphasis). Aldcliffe Hall Drive itself is a well-used and safe route to Aldcliffe for both residential and visiting pedestrians. The Drive is now (subject to Secretary of State confirmation) designated as a restricted byway, following a successful application by the Parish Council. As the Park Meadow cul-de-sac is privately owned and maintained, the owners are not obliged to permit access to people outside the development, and signs have been erected asserting the passage to be ‘private’. Given this situation, residents of a new development, as with existing residents to the East of Aldcliffe Road and other pedestrians would be denied similarly safe access to Aldcliffe Hall Drive from this location.

The Appeal Process The Parish Council notes from the published guidance that the Inspector’s appeal process is likely to involve a site visit. Parish Councillors would encourage the Inspector to carry

out a site visit, and in the interest of gaining a full appreciation of the site and surrounding landscape, would ask the Inspector to visit the following viewpoints (shown on the attached plan using Google maps):

A. canal towpath and footpath FP1-1-49 neighbouring the development to consider visual impact; B. the point at which Aldcliffe Road corners towards Aldcliffe from the canal, to assess the safety of vehicles and pedestrians entering and leaving the site; and C. the approach to Aldcliffe along Aldcliffe Road from the Stodday direction to assess the impact on the landscape and help understand the potential highway implications, including the sharp corner at Bank Farm and poor visibility with hill and slight curve as it passes the proposed site entrance.

Summary and Conclusion

In summary, the Parish Council maintains that the points raised in its objection to outline planning application 19/01460/OUT remain fully relevant and the Council objects unreservedly to this appeal.

It is the view of the Parish Councillors that this application, following on from the previously permitted 6 dwelling development at Park Meadow, is clearly and wholly driven by the financial interests of the applicant. The application and appeal demonstrate no features intended or likely to improve the appearance, nature and vibrancy of the community and its landscapes. In light of the LPA’s now adopted Local Plan and its constituent policies, the Parish Council suggests that the appeal and the outline planning permission are completely inappropriate and the Inspector is therefore urged to reject the appeal.

Yours faithfully,

Derek Whiteway Clerk to the Parish Council

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Attachment

Parish Council’s suggested viewpoints for an Appeal Site Visit

For official use only (date received): 11/09/2020 17:43:04

The Planning Inspectorate

COMMENTS ON CASE (Online Version)

Appeal Reference: APP/A2335/W/20/3256311

DETAILS OF THE CASE

Appeal Reference APP/A2335/W/20/3256311

Appeal By ALDCLIFFE HALL ESTATES

Site Address Land off Aldcliffe Road Aldcliffe Lancaster Lancashire Grid Ref Easting: 346801 Grid Ref Northing: 460087

SENDER DETAILS

Name DR SUE POPE

Address 22 Marlton Way LANCASTER LA1 5BW

ABOUT YOUR COMMENTS

In what capacity do you wish to make representations on this case?

Appellant Agent Interested Party / Person Land Owner Rule 6 (6)

What kind of representation are you making?

Final Comments Proof of Evidence Statement Statement of Common Ground Interested Party/Person Correspondence Other

Page 1 of 2 YOUR COMMENTS ON THE CASE

I live close to Lancaster canal and am alarmed at the prospect of a housing development on what is currently fields. There are plenty of brown field sites in Lancaster that need to be developed first.

Page 2 of 2 For official use only (date received): 14/09/2020 12:16:22

The Planning Inspectorate

COMMENTS ON CASE (Online Version)

Appeal Reference: APP/A2335/W/20/3256311

DETAILS OF THE CASE

Appeal Reference APP/A2335/W/20/3256311

Appeal By ALDCLIFFE HALL ESTATES

Site Address Land off Aldcliffe Road Aldcliffe Lancaster Lancashire Grid Ref Easting: 346801 Grid Ref Northing: 460087

SENDER DETAILS

Name MR GAVIN CLOKEY

Address Croagh Patrick Aldcliffe LANCASTER LA1 5BQ

ABOUT YOUR COMMENTS

In what capacity do you wish to make representations on this case?

Appellant Agent Interested Party / Person Land Owner Rule 6 (6)

What kind of representation are you making?

Final Comments Proof of Evidence Statement Statement of Common Ground Interested Party/Person Correspondence Other

Page 1 of 2 YOUR COMMENTS ON THE CASE

I wish to appeal against this planning application on the following grounds:

1. There is very poor access to the main road through Aldcliffe and any access will most likely create a road hazard on an already limited access route 2. This development will have a negative effect on the rural environment, fields, trees and associated wildlife will be lost forever due to this development

Thank you Gavin Clokey

Page 2 of 2 For official use only (date received): 17/09/2020 17:47:32

The Planning Inspectorate

COMMENTS ON CASE (Online Version)

Appeal Reference: APP/A2335/W/20/3256311

DETAILS OF THE CASE

Appeal Reference APP/A2335/W/20/3256311

Appeal By ALDCLIFFE HALL ESTATES

Site Address Land off Aldcliffe Road Aldcliffe Lancaster Lancashire Grid Ref Easting: 346801 Grid Ref Northing: 460087

SENDER DETAILS

Name MR GARY ELLIS

Address The Cherries, Haverbreaks Road Lancaster Lancaster None used LA1 5BJ

ABOUT YOUR COMMENTS

In what capacity do you wish to make representations on this case?

Appellant Agent Interested Party / Person Land Owner Rule 6 (6)

What kind of representation are you making?

Final Comments Proof of Evidence Statement Statement of Common Ground Interested Party/Person Correspondence

Page 1 of 2 Other

YOUR COMMENTS ON THE CASE

We live in the area and the proposed development would be clearly seen from our home but we did not receive a notification of the appeal.

We wish to confirm our prior objection to this planning application on the grounds previously set out in the observations of Lancaster City Council’s Planning Policy Team, Kirkwells Planning Consultants, the Aldcliffe Parish Council, City Councillor Tim Dant and several other concerned members of the community.

The canal walk during the pandemic has been used by young and old alike to access the countryside. The proposed development would be clearly visible on the brow of the hill and it seems a great pity that the fine views enjoyed by so many, by foot or by boat, should be lost forever for the sake of 9 households.

Page 2 of 2 27 Cheltenham Road Lancaster LA1 4SZ 16th September 2020

Planning Inspectorate, Temple Quay House, 2 The Square, Bristol BS1 6PN

Dear Madam/Sir,

Inspectorate Ref: APP/A2335/W/3256311 – outline application for the erection of 9 dwellings with associated access, Land at Grid Reference 346801 460087, Aldcliffe Road, Lancaster, Lancashire

As County and City Councillors for Scotforth West, Lancaster, we are writing to support the refusal of the outline planning application by Lancaster City Council (Ref 19/01460/OUT) and object to the appeal by the applicant, Mr Stratford-Hall (Ref 20/00028/REF). We support the many local residents and Aldcliffe Parish Council, who have contacted us about this appeal. We fully agree with the residents’ concerns, and Lancaster City Council’s decision to refuse the planning application. We believe the reasons for refusal were made on sound material planning grounds, which have not been successfully rebutted by the updated statements submitted by the appellant. The Planning Inspector will have received many letters explaining why this site isn’t suitable for development, so we will not go into great detail as to why we feel the planning inspector should support the refusal, but the main points are listed below.  The appeal site at Aldcliffe Road is not one of the allocated sites for development in the City Council’s recently adopted Local Plan, so any development on this rural site would therefore be a departure from the adopted Local Plan and would need to demonstrate exceptional grounds for approval. We believe there are no exceptional groups.

 The appeal site and type of housing does not address the housing need for the area.

 There is no sustainable transport links to the appeal site. The pedestrian route mentioned in The Transport Statement provided by the appellant is not safe, a visit to the site would make this obvious, this same route is not ideal for cyclists either. There are no local amenities in Aldcliffe, and also no public transport links to the site, therefore the site is not in a sustainable location.

 The visual impact of the development has not been fairly assessed by the appellant, and the local character would be changed significantly, especially from the nearby canal towpath.

We sincerely hope that the Planning Inspector agrees that the refusal should be upheld.

Your faithfully,

Gina Dowding, Joanna Young and Abi Mills County and City Councillors for Scotforth West For official use only (date received): 14/09/2020 18:33:09

The Planning Inspectorate

COMMENTS ON CASE (Online Version)

Appeal Reference: APP/A2335/W/20/3256311

DETAILS OF THE CASE

Appeal Reference APP/A2335/W/20/3256311

Appeal By ALDCLIFFE HALL ESTATES

Site Address Land off Aldcliffe Road Aldcliffe Lancaster Lancashire Grid Ref Easting: 346801 Grid Ref Northing: 460087

SENDER DETAILS

Name MRS HILARY SHORT

Address Whitegates Sunnyside Close LANCASTER LA1 5NH

ABOUT YOUR COMMENTS

In what capacity do you wish to make representations on this case?

Appellant Agent Interested Party / Person Land Owner Rule 6 (6)

What kind of representation are you making?

Final Comments Proof of Evidence Statement Statement of Common Ground Interested Party/Person Correspondence Other

Page 1 of 2 YOUR COMMENTS ON THE CASE

I am writing to oppose the proposed housing development at Aldcliffe.

The development will be visible from Lancaster canal and will intrude upon what is currently a green landscape along both sides through one of the loveliest stretches of Lancaster canal and an area that is important for the development of local conservation.

This stretch of the canal is a place where kingfishers and herons can be seen. It is part of a series of ecological corridors linking the area along the drumlins to the estuary and the Fairfield Nature reserve. of green open spaces to local people has been very clear during the current Covid crisis. This area along the canal is particularly important because of its closeness to the city centre and to other green recreational spaces. This part of an area of Lancaster which has been developed as a green sanctuary close to the City Centre. It connects walks around The Fairifeld Assocaition Nature Reserve and walks along the canal to the estuary at Glasson Dock.

These are not houses designed to provide for those who need a foot on the ladder. This is a development of expensive housing which will adversely an area rich in wildlife and valued by the many local people who use it.

Page 2 of 2 2 Aldcliffe Mews LANCASTER LA1 5BT

11th September 2020

Dear Sir/Madam

APP/A2335/W/20/3256311 – Outline Application for the erection of 9 dwellings with associated access on land at Aldcliffe Rd, Aldcliffe, Lancaster

Please accept this letter as our objection to the above appeal.

The original application for outline planning permission was rejected by Lancaster City Council on 21st January 2020, decision which we fully support.

The Local Plan recently adopted by the City Council identified the hamlet of Aldcliffe as not being a sustainable settlement and therefore classed as not considered to be suitable for future development unless there is any evidence of local need. Aldcliffe with Stodday Parish Council has carried out a Housing Needs Assessment as part of the production of its Neighbourhood Development Plan (NDP) and this did not identify any such local need. The results of this Assessment can be viewed in detail on the Parish Council Website, https://aldcliffewithstoddaypc.org/.

We are also concerned that the proposed vehicular egress from the site on to Aldcliffe Road presents a major hazard. Viewing this location on a map does not enable one to fully appreciate the lack of clear visibility for drivers and cyclists particularly when approaching from the north (i.e. from the city). The curve in the road is more pronounced than even the larger scale Ordnance Survey map suggests. Similarly the proposed pedestrian egress on to the Aldcliffe Road south of the junction with Aldcliffe Hall Lane is by a blind bend and is a potential danger to drivers, cyclists and pedestrians alike.

The proposed site is close to East Lodge, a Grade II listed building and opposite Aldcliffe Cottages, also Grade II listed. It also is adjacent to the property known as Inverlune which is architecturally significant as one of the first designs of the renowned architect C B Pearson in the Arts and Crafts style and opposite the property known as Inglewood, an early example of the use of shuttered concrete.. The Parish Council have identified these last two properties as Non-designated Heritage Assets. The appeal by Aldcliffe Hall Estates either ignores or dismisses the relevance of all these properties but there is little doubt that the proposed development would detract from their historical significance.

The appeal makes the point that the proposal would be similar to a recent development on the opposite side of Aldcliffe Road for six large houses which was approved by the City Council and suggests that approval should be similarly given in this case. However it can be claimed that this original development has not blended in with the characteristics of the hamlet and thus it would be a mistake to continue in this vein. Finally we would refer to the previous appeal against the refusal to develop land adjacent to Aldcliffe Hall Lane in which the Inspector noted “Accordingly, I find that the adverse environmental impacts on the character and appearance significantly and demonstrably outweigh the benefits that have been identified including the contribution to housing supply. As such the appeal proposal does not constitute the sustainable development for which there would be a presumption in favour of.”

We would suggest that this decision is also appropriate for the current appeal.

Yours faithfully

J F & D Parrett For official use only (date received): 16/09/2020 20:34:19

The Planning Inspectorate

COMMENTS ON CASE (Online Version)

Appeal Reference: APP/A2335/W/20/3256311

DETAILS OF THE CASE

Appeal Reference APP/A2335/W/20/3256311

Appeal By ALDCLIFFE HALL ESTATES

Site Address Land off Aldcliffe Road Aldcliffe Lancaster Lancashire Grid Ref Easting: 346801 Grid Ref Northing: 460087

SENDER DETAILS

Name MRS K CLOKEY

Address 1 Aldcliffe Mews Aldcliffe LANCASTER LA1 5BT

ABOUT YOUR COMMENTS

In what capacity do you wish to make representations on this case?

Appellant Agent Interested Party / Person Land Owner Rule 6 (6)

What kind of representation are you making?

Final Comments Proof of Evidence Statement Statement of Common Ground Interested Party/Person Correspondence Other

Page 1 of 2 YOUR COMMENTS ON THE CASE

My husband and I object to the proposed new development in Aldcliffe on the grounds that is neither necessary nor desirable. The area would not be enhanced by a further offering of new housing. Aldcliffe is a charming area and is ever more popular now with walkers, cyclists and families simply enjoying being immersed in the countryside and to build upon the fields would detract from the unspoiled nature of the place.

Page 2 of 2

KEVAN WALTON ______Walnut Bank Lodge, Stodday, Lancaster, LA2 0AG Tel: 01524 845299 Mobile: 07931 546 125

email: [email protected]

The Planning Inspectorate

Dear Sirs

Ref: Objection - APP/A2335/W/20/3256311: Land off Aldcliffe Road, Aldcliffe, Lancaster Outline application for the erection of 9 dwellings with associated access on land at Aldcliffe Road, Aldcliffe, Lancaster

I urge you to refuse the Appeal by Aldcliffe Hall Estates with regard to the above Planning Issue.

I am particularly concerned as to the impact the development will have on an important landscape feature, namely the North Lancashire Drumlin Field. Drumlins are glacial deposits left by retreating glaciers and have been a feature of this landscape since the Ice Ages and in this case reflect the ice movements radiating from the Lake District and Western Pennines. They are recognised nationally as a classic glacial feature. Marshy land can occur between the drumlins and therefore the old village settlements such as Aldcliffe and Stodday were built on the top of the drumlins and were of a size and extent sympathetic to the coastal drumlin landscape.

In contrast to the old dwellings, the proposed buildings are alien to the original architecture of the area and in combination with the similar buildings already built on Park Meadow opposite will totally change the character of the landscape and settlement, particularly when approached or viewed from the north and east respectively. The same drumlin has already been scarred by about 40 acres of solar panels on the western and southern flanks and these are clearly visible from the Lune Estuary coastal path to the west (despite the developers claiming they would not be seen). With further development on the eastern flank, the landscape value of the coastal drumlins is gradually being eroded. This particular drumlin is within easy reach of Lancaster along the canal towpath and coastal path and its urbanisation will deprive the people of Lancaster and the wider community of a unique and accessible landscape.

In addition, the Appeal should be dismissed on the following grounds:

• The village (or rather, hamlet) of Aldcliffe is not identified in “A Local Plan for Lancaster District 2011 – 2031” (the “Development Plan”) as sustainable.

• It fails to satisfy local needs as identified by the Aldcliffe-with-Stodday Parish Council which concluded that smaller houses and those suitable for older residents were required.

• The development will be in “open countryside” which the Development Plan states should be maintained.

• Each house is likely to have at least 2 cars. The road approaching the development from the north has restricted width, no footpath and a sharp bend at the Lancaster Canal which has had accidents and many near misses. The approach from the south is single track with passing places which is commonly gridlocked. These roads have been a “rat run” avoiding the one way system in the city for some time and have become particularly busy since the Aldi store opened recently on Aldcliffe Road. Further traffic from the proposed development will only exacerbate this problem.

• There is no direct access to the city or its amenities for walkers or cyclists without using the main roads.

• Inverlune is a classic Arts and Crafts house and a Non Designated Heritage Asset the setting of which will be severally compromised by this development. There are Grade 2 listed buildings in Aldcliffe close to the site.

• The Aldcliffe-with-Stodday Parish Council is well advanced in formulating a Neighbourhood Plan and it would not be appropriate to undertake such development until the Neighbourhood Plan has been adopted.

(I have a B,Sc. in Geology and Geography (majoring in Geomorphology), I am a Fellow of The Geological Society of London (F.G.S) and Chartered Geologist (C.Eng.). I am also an Aldcliffe- with-Stodday Parish Councillor).

Mr Kevan Walton, B.Sc., M.Sc., C. Geol., F.G.S. Walnut Bank Lodge, Stodday, Lancaster, LA2 0AG

2 From: Louise Kirkup Sent: 08 September 2020 16:02 To: North 1 Cc: Gmbateson Subject: Objection - APP/A2335/W/20/3256311: Land off Aldcliffe Road, Aldcliffe, Lancaster

Dear Sirs

Ref: Objection - APP/A2335/W/20/3256311: Land off Aldcliffe Road, Aldcliffe, Lancaster - Outline application for the erection of 9 dwellings with associated access on land at Aldcliffe Road, Aldcliffe, Lancaster

Further to my previous email dated 3rd September 2020, which was submitted with an objection to the above appeal, prepared on behalf of the landowner of Inverlune and The Limes, I would be grateful if you would forward the following further comments in relation to the site visit by the Planning Inspector.

The significant adverse visual and highways impacts of the proposed development can be appreciated from several key viewpoints located around the proposal site.

These viewpoints are considered to be the following: - From the canal towpath and FP1-1-49 to the east of the development site, looking west towards Inverlune. From this viewpoint the potential impact of built form on the setting of Inverlune, and the erosion of the green gap between the City of Lancaster and the village of Aldcliffe can be appreciated; - From Aldcliffe Road, at the bend in the road near the entrance to the canal towpath to the north east of the development site, looking south west towards Inverlune. From this viewpoint the hazardous bend in the road and reduced sightlines can be seen quite clearly. - From Aldcliffe Road, to the west of the development site, looking east. From this Viewpoint the viewer can appreciate the sharp bend at Bank Farm and limited visibility approaching the proposed site entrance. In addition from the approach northwards along Aldcliffe Road presents a clear and uninterrupted view of Inverlune.

I would be grateful if the Inspector would give the above full and careful consideration during the site visit.

Kind regards Louise Kirkup

-- Louise Kirkup BSc (Hons), Dip TRP, MCD, MRTPI

Director

Kirkwells - town planning and sustainable development consultants

Lancashire Digital Technology Centre

Bancroft Road

1 Burnley

Lancashire

BB10 2TP

Telephone: 01282 872570

Mobile: 07530 608697 [email protected]

2 For official use only (date received): 16/09/2020 16:03:48

The Planning Inspectorate

COMMENTS ON CASE (Online Version)

Appeal Reference: APP/A2335/W/20/3256311

DETAILS OF THE CASE

Appeal Reference APP/A2335/W/20/3256311

Appeal By ALDCLIFFE HALL ESTATES

Site Address Land off Aldcliffe Road Aldcliffe Lancaster Lancashire Grid Ref Easting: 346801 Grid Ref Northing: 460087

SENDER DETAILS

Name MISS MICHELLE PORTER

Address 2 Aldcliffe Cottages Aldcliffe LANCASTER LA1 5BQ

ABOUT YOUR COMMENTS

In what capacity do you wish to make representations on this case?

Appellant Agent Interested Party / Person Land Owner Rule 6 (6)

What kind of representation are you making?

Final Comments Proof of Evidence Statement Statement of Common Ground Interested Party/Person Correspondence Other

Page 1 of 2 YOUR COMMENTS ON THE CASE

This situation has already been considered and refused not that long ago. The practicalities of the situation have not changed. The merciless expansion of a beautiful hamlet like this still makes no sense; with regards to local transport infrastructure, local need and local conservation aims. More housing here on this precarious site will only add to the woes of this ancient area, in respect of footfall and traffic, not to mention further endangering pedestrians, cyclists, horse riders and other road users, on a road already considered a rat run, it would be completely unsuitable and an environmental and potentially dangerous disaster for little gain.

Page 2 of 2 For official use only (date received): 15/09/2020 17:12:00

The Planning Inspectorate

COMMENTS ON CASE (Online Version)

Appeal Reference: APP/A2335/W/20/3256311

DETAILS OF THE CASE

Appeal Reference APP/A2335/W/20/3256311

Appeal By ALDCLIFFE HALL ESTATES

Site Address Land off Aldcliffe Road Aldcliffe Lancaster Lancashire Grid Ref Easting: 346801 Grid Ref Northing: 460087

SENDER DETAILS

Name MR MICHAEL SWAN

Address 61 Regent Street LANCASTER LA1 1SH

ABOUT YOUR COMMENTS

In what capacity do you wish to make representations on this case?

Appellant Agent Interested Party / Person Land Owner Rule 6 (6)

What kind of representation are you making?

Final Comments Proof of Evidence Statement Statement of Common Ground Interested Party/Person Correspondence Other

Page 1 of 2 YOUR COMMENTS ON THE CASE

I feel strongly that this is an inappropriate development of luxury dwellings in a rural area. I, like many others, enjoy following the route of the canal and value the uninterrupted view of trees and fields. There can be no safe access for vehicles onto Aldcliffe Road which is a narrow country lane and there is nosafe place place for residents on foot.

Page 2 of 2 Objection to Inspectorate Ref APP/A2335/W/20/3256311 Land off Aldcliffe Road, Aldcliffe, Lancaster On behalf of the owner of Inverlune and The Limes Draft V2 01.09.2020

Objection to Inspectorate Ref APP/A2335/W/20/3256311 Land off Aldcliffe Road, Aldcliffe, Lancaster On behalf of the owner of Inverlune and The Limes Draft V2 01.09.2020

1.0 Introduction

1.1 This objection to Inspectorate Ref APP/A2335/W/20/3256311 Outline application for the erection of 9 dwellings with associated access on land at Aldcliffe Road, Aldcliffe, Lancaster, has been prepared by Kirkwells Town Planning Consultants on behalf of Mr Mark Bateson, the owner of the two properties of Inverlune and The Limes, which adjoin the application site along its western boundary. 1.2 The Planning Inspectorate's Procedural Guide Planning appeals - England, July 2020 sets out in paragraph 1.10 that the Inspector will take account of: • the material submitted to the local planning authority; • all the appeal documents; • any relevant legislation and policies, including changes to legislation, any new Government policy or guidance and any new or emerging development plan policies since the local planning authority’s decision was issued; • any other matters that are material to the appeal. 1.3 The objection sets out additional information relating to new development plan policies, namely the policies in the recently adopted Local Plan for Lancaster District 2011-2031 Parts One and Two, and provides further evidence related to the significance of the non-designated local heritage asset of Inverlune, which should be considered as an additional matter material to the appeal. 1.4 The objection should be read alongside the objection previously submitted to Lancaster City Council in response to planning application 19/1460/OUT - Outline application for the erection of 9 dwellings with associated access on Land at Grid Reference 346801 460087, Aldcliffe Road, Lancaster, Lancashire, prepared by Kirkwells Town Planning Consultants on behalf of Mr Mark Bateson.

Objection to Inspectorate Ref APP/A2335/W/20/3256311 Land off Aldcliffe Road, Aldcliffe, Lancaster On behalf of the owner of Inverlune and The Limes Draft V2 01.09.2020

2.0 A Local Plan for Lancaster District 2011 - 2031 Part One: Strategic Policies and Land Allocations DPD and Part Two: Review of the Development Management DPD, Adoption Version July 2020

2.1 Lancaster City Council adopted a new Local Plan for Lancaster District (including a Strategic Policies & Land Allocations DPD and reviewed Development Management DPD) on 29th July 2020. The Strategic Policies and Land Allocations DPD provides a new strategic planning basis for development within the district. The DPD also includes a series of land allocations which identify how development needs will be met and protects land and places of environmental, economic and social value. The Development Management DPD sets out a series generic planning policies which will be used by the Council to determine applications and deliver sustainable development. 2.2 Upon adoption these documents superseded the previous Local Plan which was formed of the residual elements of the 2004 Lancaster District Local Plan, 2008 Lancaster District Core Strategy and 2014 Development Management DPD. These three documents have now been formally withdrawn. 2.3 The very recent adoption of the new Local Plan demonstrates that the City Council should have a 5 year land supply for new housing. The Local Plan identifies a 20 year housing requirement of 10,440 new dwellings which will be delivered through completions, site allocations and policies. 2.4 A number of new Local Plan policies are considered particularly relevant to the appeal proposal. These include: 2.5 Part One: Strategic Policies and Land Allocations DPD • POLICY SP2: LANCASTER DISTRICT SETTLEMENT HIERARCHY In the settlement hierarchy the village of Aldcliffe is not identified one of the sustainable settlements which 'will provide the focus of growth for Lancaster district outside the main urban areas.' Aldcliffe falls under 4. RURAL VILLAGES; 'These settlements will accommodate development that meets evidenced local needs only.' Paragraph 7.9 explains that 'The remaining villages are not considered to be sustainable locations for future development and should only support small-scale development where there is an evidenced local need to do so.'

Objection to Inspectorate Ref APP/A2335/W/20/3256311 Land off Aldcliffe Road, Aldcliffe, Lancaster On behalf of the owner of Inverlune and The Limes Draft V2 01.09.2020

• POLICY SP3: DEVELOPMENT STRATEGY FOR LANCASTER DISTRICT This sets out that 'development in other rural villages will only be supported where it is clearly demonstrated that it is meeting proven local needs.' As explained in the objection to the planning application, the Parish Council has commissioned and undertaken research to help identify local housing need in the Parish as part of the evidence base to support the emerging Draft Neighbourhood Development Plan. The greatest level of need is for 1 - 3 bedroom dwellings to meet the needs of smaller households and accommodation for older residents. The appeal proposal would provide a scheme of larger family sized housing of a single uniform size and detailed evidence has not been submitted to demonstrate how the proposal would meet proven local housing needs in Aldcliffe. • POLICY SP7: MAINTAINING LANCASTER DISTRICT’S UNIQUE HERITAGE This Policy explains that 'Lancaster district has an extraordinarily rich and varied historic environment which is described in more detail through this chapter of the Plan. The heritage assets within the district have all played a major role in helping to shape the district’s distinctive identity.' The Policy adds that 'as well as fulfilling its statutory duties, the Council will: a) Seek to identify, protect and enhance local heritage assets.' Inverlune is considered to be a non-designated heritage asset by Lancaster City Council. The NDP Steering Group on behalf of the Parish Council, is in the process of preparing a local list of non-designated heritage assets in the Parish, and Inverlune has been identified for inclusion in the local list. Further information about the significance of Inverlune is provided in Section 3.0 below. There is a need to protect and, where possible enhance this local heritage asset. • POLICY SP9: MAINTAINING STRONG AND VIBRANT COMMUNITIES

This Policy recognises the role of planning and development in promoting health and wellbeing. The Policy sets out that 'New development should deliver safe, cohesive and healthy communities across the social gradient which benefit from quality homes, good accessibility to open spaces and recreational provision, and promote the role of sustainable transport, particularly cycling and walking.'

Objection to Inspectorate Ref APP/A2335/W/20/3256311 Land off Aldcliffe Road, Aldcliffe, Lancaster On behalf of the owner of Inverlune and The Limes Draft V2 01.09.2020

The Parish of Aldcliffe with Stodday has a particular role in providing accessible, informal recreational opportunities for local residents and residents of the City of Lancaster. Walking and cycling have mental and physical health and wellbeing benefits, and the development proposal would have an adverse impact on health and wellbeing by introducing additional vehicular traffic onto Aldcliffe Road, a well-used rural road and local walking and cycling route, as explained in more detail in relation to Policy T2 below.

• POLICY EN3: THE OPEN COUNTRYSIDE The appeal site lies within the area identified as Open Countryside on the adopted Strategic Policies and Land Allocations Policies Map. Policy EN3 sets out that 'Any development proposals located within the open countryside should have due regard to all relevant policies contained within the Local Plan, in particular policies within the Development Management DPD relating to development in the rural areas.' • POLICY T2: CYCLING AND WALKING NETWORK

Policy T2 sets out that 'The Council are committed to supporting and promoting the role of cycling and walking in the district, building on previous successes of Lancaster’s role as a Cycling Demonstration Town providing safe and secure facilities.'

As set out in the previous objection to the outline planning application, the proposed development would have an adverse impact on local pedestrian and cyclist safety. The area provides recreational opportunities for residents of nearby Lancaster City and local people as well as visitors from further afield such as those using the long distance walking and cycling routes.

Aldcliffe Road is a single track road with no pavement and is widely used by local residents and visitors as a recreational walking route linking to the longer distance recreational routes and public footpaths. Aldcliffe Road also links to an access point on the Canal towpath which is well used as a cycle route linking Lancaster City to Galgate and Lancaster University.

The development of 9 new houses could lead to additional vehicular traffic which would conflict with pedestrian and cycle safety on Aldcliffe Road.

Objection to Inspectorate Ref APP/A2335/W/20/3256311 Land off Aldcliffe Road, Aldcliffe, Lancaster On behalf of the owner of Inverlune and The Limes Draft V2 01.09.2020

2.6 Part Two: Review of the Development Management DPD • POLICY DM1: NEW RESIDENTIAL DEVELOPMENT AND MEETING HOUSING NEEDS Policy DM1 advises that 'The Council will support proposals that seek to promote balanced communities and meet evidenced housing needs by supporting proposals that accord with the Council’s latest Strategic Housing Market Assessment. There may be circumstances where it would not be appropriate to provide for the full range of housing needs identified in the Strategic Housing Market Assessment, for example: VI. Sites in rural locations, where there is an up-to-date village or parish housing needs assessment that is a more appropriate indication of housing need.' As set out in 2.5 above, recent housing needs evidence indicates that the greatest level of need is for 1 - 3 bedroom dwellings to meet the needs of smaller households and accommodation for older residents. There is no evidence that the proposal would contribute towards a balanced community in the Parish.

• POLICY DM4: RESIDENTIAL DEVELOPMENT OUTSIDE MAIN URBAN AREAS Policy DM4 sets out that 'Proposals for new housing in other settlements which have not been identified as sustainable settlements will only be supported if it can be demonstrated that the development will enhance the vitality of the local community and meet an identified and specific local housing need. Proposals lacking sufficient justification will be considered using the Rural Exceptions Sites criteria set out in Policy DM5 of this DPD. General Requirements for Rural Housing In all cases, proposals for new residential development on non- allocated sites must: I. Be well related to the existing built form of the settlement; II. Be proportionate to the existing scale and character of the settlement unless exceptional circumstances can be demonstrated; III. Be located where the environment and infrastructure can accommodate the impacts of expansion; IV. Demonstrate good siting and design in order to conserve and where possible enhance the character and quality of the landscape; and

Objection to Inspectorate Ref APP/A2335/W/20/3256311 Land off Aldcliffe Road, Aldcliffe, Lancaster On behalf of the owner of Inverlune and The Limes Draft V2 01.09.2020

V. Consider all other relevant policies, in particular Policy DM44 and policies contained within the Arnside and Silverdale Area of Outstanding Natural Beauty DPD.' As set out in the previous objection, the majority of properties in the part of the village close to the proposed development site are traditional terraces of modest scale. The neighbouring property of Inverlune is a substantial, Arts and Crafts style property set in its own grounds with The Limes, a converted former coach house. The proposal for large detached family homes in substantial plots in a cul-de- sac layout would introduce a predominantly suburban character into the rural area which is not well related to the existing built form of this part of the settlement, and which is not proportionate to the village's existing scale and character. The proposal does not demonstrate good siting and design which conserves or enhances the character and quality of the landscape. • POLICY DM41: DEVELOPMENT AFFECTING NON-DESIGNATED HERITAGE OR THEIR SETTINGS

Policy DM41 provides guidance about proposals affecting non designated heritage assets and their settings.

'Where a Non-Designated Heritage Asset is affected by a development proposal, the effect of the application on its significance will be taken into account. The effect of a proposal on the significance of a non-designated heritage asset will be taken into account and in weighing proposals that affect directly or indirectly non designated heritage assets, a balanced judgement will be made having regard to the scale of any harm or loss and the significance of the heritage asset. Proposals affecting the setting of a Non-Designated Heritage Asset will be required to give due consideration to its significance and ensure that this is protected or enhanced where possible. New buildings and any associated landscaping within the curtilage of a non-designated heritage asset, or in close proximity to, should ensure that the setting is not compromised. Proposals that preserve those elements of the setting that make a positive contribution to or better reveal the significance of the asset will be treated favourably.' The appeal site wraps around the eastern and southern boundaries of two detached houses, Inverlune and The Limes on Aldcliffe Road. These neighbouring properties are set within a large plot comprising mature gardens and a shared driveway. Inverlune is identified as a non-designated heritage asset by Lancaster City Council.

Objection to Inspectorate Ref APP/A2335/W/20/3256311 Land off Aldcliffe Road, Aldcliffe, Lancaster On behalf of the owner of Inverlune and The Limes Draft V2 01.09.2020

The applicant's Heritage Assessment (para 6.3)1 concludes that 'the setting of the building should one consider it meets the tests to be identified as a non- designated heritage asset is preserved on balance.' Further information about the historic and architectural significance of Inverlune is provided in Section 3 of this Report. It is not accepted that due consideration to is given to its significance to ensure that this is protected or enhanced wherever possible. • POLICY DM46: DEVELOPMENT AND LANDSCAPE IMPACT

Policy DM46 sets out how development should be in scale and keeping with local landscape character.

'Development outside of Protected and Designated Landscapes

In addition to nationally protected and locally designated landscapes the district also has a range of landscapes and townscape which are valued, unique and provide a distinct sense of place, which the Council seeks to protect and enhance. Outside of protected and designated landscapes the Council will support development that is in scale and keeping with the landscape character and is appropriate to its surroundings in terms of siting, scale, massing, design, materials, external appearance and landscaping. Consideration will be given to both the individual and cumulative impacts of a proposal.'

The development proposal is located in an area identified as Open Countryside on the Local Plan Policies Map (see Policy EN3) and this area of the district has a distinctive coastal drumlins landscape character. The appeal site is located in an elevated position above Aldcliffe village, Aldcliffe Road and the Canal, possibly on a drumlin or other raised landform.

The proposal for 9 houses would have an adverse impact on the intrinsic rural character of this area through the introduction of significant built form of a suburban character into an undeveloped area.

The open fields to the east of the village and Aldcliffe Road act as a visual buffer and provide a physical separation between the village of Aldcliffe and the urban area of the City of Lancaster. The proposed development would lead to encroachment into the countryside, significantly reducing the open area between the City of Lancaster and the small rural village of Aldcliffe. This area helps to protect Aldcliffe's distinctive identity as a rural settlement separate and distinct from urban Lancaster.

1 Heritage Assessment On Behalf of: Aldcliffe Hall Estates (Guernsey) Ltd In respect of: Land at Grid Reference 346801 460087 Aldcliffe Road Aldcliffe Lancaster, Emma Adams & Partners, May 2020

Objection to Inspectorate Ref APP/A2335/W/20/3256311 Land off Aldcliffe Road, Aldcliffe, Lancaster On behalf of the owner of Inverlune and The Limes Draft V2 01.09.2020

In addition the elevated position of the site in relation to Inverlune and Aldcliffe Road to the west, and the footpath and Canal tow path to the east would mean that the development would be prominent in the landscape and would have a significant visual impact on the surrounding area.

• POLICY DM57: HEALTH AND WELL-BEING Policy DM57 sets out that 'The Council will expect development in the district to promote health and well-being and contribute to addressing health inequalities.' Measures to achieve this include: 'I. Ensuring that development is designed to promote physical activity, through the appropriate arrangement of buildings and uses, access, open space and landscaping and the provision of facilities to support walking and cycling.' The proposed development does not promote health and wellbeing. Instead, it is likely to add to vehicular traffic on Aldcliffe Road. Additional traffic would create a less welcoming and safe environment for pedestrians and cyclists and therefore could have an adverse impact on the health and wellbeing of those using the area for informal recreation and exercise.

• POLICY DM60: ENHANCING ACCESSIBILITY AND TRANSPORT LINKAGES

Policy DM60 promotes accessible development which supports sustainable means of travel.

'The Council will seek to ensure that development proposals, particularly those that will generate significant footfall and motorised vehicle journeys, are located where sustainable travel patterns can be achieved. This will seek to ensure that higher density mixed-use developments are located in accessible centres or in close proximity to main public transport routes.

Proposals should minimise the need to travel, particularly by private car, and maximise the opportunities for the use of walking, cycling and public transport.'

The settlement of Aldcliffe does not have any local facilities and given the site's proximity to the City of Lancaster, in practice, residents are likely to access employment and educational opportunities, as well as recreation and retailing facilities in the city centre.

Bus services are limited; the nearest service is along Ashton Road (Route 89) linking Lancaster to Knott End. A proportion of trips may be made by walking and cycling, but the development is likely to lead to higher numbers of trips by

Objection to Inspectorate Ref APP/A2335/W/20/3256311 Land off Aldcliffe Road, Aldcliffe, Lancaster On behalf of the owner of Inverlune and The Limes Draft V2 01.09.2020

private car to the urban area with resulting adverse impacts on the rural road network.

• POLICY DM61: WALKING AND CYCLING Policy DM61 supports proposals which promote increased walking and cycling. 'Walking

To protect, maintain and improve the pedestrian environment, the Council will ensure that development proposals: II. Ensure that no adverse impacts are created for the pedestrian environment, particularly in relation to pedestrian safety, and provide appropriate pedestrian access for all sections of the community; Cycling To build on the previous success of Lancaster’s designation as a ‘Cycling Demonstration Town’ the Council will ensure that development proposals do not adversely impact on the existing cycling network or cycle users. Development proposals should also encourage greater opportunities for cycle users through good design, and deliver appropriate cycle access. The Council will, where possible, support the growth of the local cycling network within the district (as defined in Policy T2 of the Strategic Policies and Land Allocations DPD) to encourage and maintain the growth of cycle usage as a viable and suitable form of transport, and recognise the value of such a network in creating a coherent network of green infrastructure. Support will be given to proposals that seek to enhance and improve the existing network, in accordance with the County Council’s Cycling and Walking Strategy and Policy T2.' The proposed development is likely to have an adverse impact on local pedestrian and cyclist safety. The area provides recreational opportunities for residents of nearby Lancaster City and local people as well as visitors from further afield such as those using the long distance walking and cycling routes. The Lune Estuary footpath and cycle route link the area to the SusTrans national cycle network (Route 6) and the Lancaster Canal and towpath link the east of the parish to the city centre. Aldclifffe Road is a single track road with no pavement and is widely used by local residents and visitors as a recreational walking route linking to the longer distance recreational routes and public footpaths. The section of Aldcliffe Road between the proposed development site and the City of Lancaster to the north, is an identified 'on road cycle route'. The development of 9 new houses could lead to additional vehicular traffic which

Objection to Inspectorate Ref APP/A2335/W/20/3256311 Land off Aldcliffe Road, Aldcliffe, Lancaster On behalf of the owner of Inverlune and The Limes Draft V2 01.09.2020

would conflict with pedestrian and cycle safety on Aldcliffe Road. Aldcliffe Road also links to an access point on the Canal towpath which is well used as a cycle route linking Lancaster City to Galgate and Lancaster University. This beautiful stretch of canal towpath is also used by people for jogging, local fishermen, and dog walkers for recreation and exercise. The emerging Draft NDP notes the importance of the area to walkers and cyclists and includes proposals to protect and enhance existing routes and to identify new routes to encourage greater accessibility for all. 2.7 In summary therefore the appeal proposal is in conflict with a number of policies in the recently adopted Local Plan. 2.8 The proposed site is not located within one of the identified 'sustainable settlements' which will provide the focus for growth outside the urban areas. Instead the site lies in the area identified as Open Countryside on the adopted Strategic Policies and Land Allocations Policies Map and adjoins the small village of Aldcliffe where development will only be supported where it is clearly demonstrated that it is meeting proven local needs. The proposed development for 9 substantial detached family sized dwellings does not address the identified local need for smaller properties and accommodation for older residents. 2.9 The proposal conflicts with policies which protect local heritage assets and their settings, and local landscape character. It would introduce a suburban cul-de-sac layout of low density housing which would have an adverse impact on the non-designated local heritage asset of Inverlune and its setting. Development of the site would encroach into the open area separating the village of Aldcliffe from the City of Lancaster and would impact on the landscape character of coastal drumlins which is highly valued locally and is of local significance. 2.10 In addition the proposal is likely to lead to an increase in vehicular traffic on Aldcliffe Road, a local single track route which is heavily used by pedestrians and cyclists from the City of Lancaster as well as the local area, to access the wider countryside and local facilities via the canal towpath, public footpaths and the multi use coastal path. Therefore it would also have an adverse impact on the mental and physical health and wellbeing of local people.

Objection to Inspectorate Ref APP/A2335/W/20/3256311 Land off Aldcliffe Road, Aldcliffe, Lancaster On behalf of the owner of Inverlune and The Limes Draft V2 01.09.2020

3.0 Local Heritage Significance of Inverlune

3.1 The appeal site wraps around the eastern and southern boundaries of two detached houses, Inverlune and The Limes on Aldcliffe Road. These neighbouring properties are set within large plots comprising mature gardens and a shared driveway. The Limes is a former coach house which was converted from 1989 - 1990 in a very similar Arts and Crafts style to compliment the main residence of Inverlune. 3.2 Inverlune is considered to be a non-designated heritage asset by Lancaster City Council. 3.3 Inverlune's significance is described in several books on local architecture. It is a large country house designed by well-known local architect C.B. Pearson in 1910 for E.B. Dawson, the father of the man to whom he had been articled. It is a well preserved example of an Arts and Crafts style residence and the design is thought to have been influenced by two houses in the Lake District (Broad Leys and Moor Crag). The house has banding on the chimney pots and a half timbered tower with an open top floor2.

3.4 Inverlune was C.B. Pearson's first major built work - see Figure 1.

'The house, called Inverlune, after Lancaster's river Lune, is situated in the grounds of the Dawson family seat, Aldcliffe Hall, and was built for Dawson's youngest child and her husband. In designing it in 1910 it is likely that Pearson was drawing on at least two local works by the great CFA Voysey: Broad Leys, 1898, and Moor Crag, 1899, both at Windermere. Pearson used Voysey trademarks such as deep bay windows breaking into the roofline, small dormer windows and prominent, distinctive chimneys, although these are a feature of vernacular Lake District architecture and so show both artists' partiality to regional tradition. Here again, though, Pearson created an original work by the use of tile banding on his chimney tops, and a delightful half- timbered tower with open top floor on the south facade took advantage of the magnificent unobstructed views that remain available to Inverlune's occupants today.' 3.5 The 'delightful half timbered tower' designed to take advantage of the 'magnificent unobstructed views' from the south façade overlooks the appeal site. If developed, the 'magnificent unobstructed views' would be replaced by views towards a cul-de-sac of suburban housing development.

2 See Contrebis 217 v35, C.B. and C.E. Pearson, Lancaster Architects, 1904-1939, James Price http://lahs.archaeologyuk.org/PriceV35Web.pdf

Objection to Inspectorate Ref APP/A2335/W/20/3256311 Land off Aldcliffe Road, Aldcliffe, Lancaster On behalf of the owner of Inverlune and The Limes Draft V2 01.09.2020

Fig. 1. Extract from THE ARCHITECTURE OF MICHAEL PEARSON ISBN 978 1 906155 73 5, A Black Dog Publication, 20103

3 www.blackdogonline.com

Objection to Inspectorate Ref APP/A2335/W/20/3256311 Land off Aldcliffe Road, Aldcliffe, Lancaster On behalf of the owner of Inverlune and The Limes Draft V2 01.09.2020

3.6 The Heritage Assessment submitted by the Appellant 'identifies the heritage assets with the potential to be affected by the proposals and their heritage significance, including setting and considers the potential effects of the proposals upon this identified significance and setting' (see para.1.4). 3.7 The Heritage Assessment (para. 4.25) notes Inverlune's significance as an example of a late 19th or early 20th century dwelling completed in the Arts and Crafts style of architecture. The report goes on to advise (see para. 4.27) 'However, in the absence of any formal designation of the asset, it is concluded that the asset is of low overall significance.' This is not accepted. Inverlune clearly has considerable local historic significance as an example of an Arts and Crafts residence, with visual references to two important buildings in Windermere, the Lake District. 3.8 The Heritage Assessment (para 5.7) also advises that 'the proposals will have a neutral effect upon the setting of the heritage asset and thus preserve its significance.' This is also not accepted. The introduction of a suburban style housing development, wrapping around Inverlune to the south and east would have an adverse impact on the setting of the local heritage asset. The proposal would also interrupt views towards Inverlune from the approach to the village from the south on Aldcliffe Road. The existing view from the road is illustrated in Fig. 2.

Fig. 2. Photograph of Inverlune and The Limes, from Aldcliffe Road, looking across the appeal site to the north

3.10 Overall therefore, it is clear that Inverlune has considerable local heritage significance as an example of a major country house in the Arts and Crafts style, and as the first major built work of a prominent local architect, C.B. Pearson. 3.11 Local Plan Policy DM41 sets out that 'Proposals affecting the setting of a Non- Designated Heritage Asset will be required to give due consideration to its

Objection to Inspectorate Ref APP/A2335/W/20/3256311 Land off Aldcliffe Road, Aldcliffe, Lancaster On behalf of the owner of Inverlune and The Limes Draft V2 01.09.2020

significance and ensure that this is protected or enhanced where possible.' The appeal proposal for 9 dwellings wrapping around Inverlune does not give due consideration to Inverlune's significance and it does not ensure that the setting is protected or enhanced where possible. Therefore the proposal conflicts with Policy DM41.

4.0 Conclusion

4.1 This appeal should be dismissed for the reasons identified in the preceding sections. 4.2 The appeal proposal is in conflict with a number of policies in the recently adopted Local Plan for Lancaster District 2011 - 2031 Parts One and Two. The proposed site is not located within one of the identified 'sustainable settlements' which will provide the focus for growth outside the urban areas. Instead the site lies in Open Countryside on the and adjoins the small village of Aldcliffe where development will only be supported where it is clearly demonstrated that it is meeting proven local needs. The proposal conflicts with policies which protect local heritage assets and their settings, and local landscape character. In addition the proposal is likely to lead to conflict between vehicular traffic and pedestrians and cyclists on Aldcliffe Road, compromising the area's local value as a walking and cycling destination linking to other local routes, and leading to adverse impacts on local health and wellbeing. 4.3 Furthermore, Inverlune has considerable significance as a non-designated local heritage asset providing a well preserved and visually prominent example of a major country house in the Arts and Crafts style, the first major built work of a prominent local architect.

Objection to Inspectorate Ref APP/A2335/W/20/3256311 Land off Aldcliffe Road, Aldcliffe, Lancaster On behalf of the owner of Inverlune and The Limes Draft V2 01.09.2020

For official use only (date received): 13/09/2020 15:52:17

The Planning Inspectorate

COMMENTS ON CASE (Online Version)

Appeal Reference: APP/A2335/W/20/3256311

DETAILS OF THE CASE

Appeal Reference APP/A2335/W/20/3256311

Appeal By ALDCLIFFE HALL ESTATES

Site Address Land off Aldcliffe Road Aldcliffe Lancaster Lancashire Grid Ref Easting: 346801 Grid Ref Northing: 460087

SENDER DETAILS

Name MR IAN GREGORY

Address Ashlar House Aldcliffe Hall Drive Aldcliffe LANCASTER LA1 5BG

ABOUT YOUR COMMENTS

In what capacity do you wish to make representations on this case?

Appellant Agent Interested Party / Person Land Owner Rule 6 (6)

What kind of representation are you making?

Final Comments Proof of Evidence Statement Statement of Common Ground Interested Party/Person Correspondence Other

Page 1 of 2 YOUR COMMENTS ON THE CASE

19/01460/OUT | Outline application for the erection of 9 detached dwellings with associated access | Land At Grid Reference 346801 460087 Aldcliffe Road Lancaster Lancashire

I would like to re-state my objections to the above proposal on a number of grounds:

1. The traffic on Aldcliffe Road is already dangerous, especially on the stretch along the canal by Haverbreaks and where Aldcliffe Hall Drive comes onto Aldcliffe Road on a blind bend. There was an accident on this bend this summer where a car ended up on its roof as reported in the Lancaster Guardian. These houses will add to this danger. 2. The only way to reach these houses will be by car increasing the traffic into town as the only way to drive south from here will either be on the already overcrowded country lane, or by going north into Lancaster and round the top of the one-way system. The increased use of these roads by cyclists and walkers since CV19 will only add to this danger. 3. The visual and environmental impact as these houses will spoil a scenic stretch of the canal towpath south of Haverbreaks. The area has become increasingly popular with walkers and cyclists, particularly since CV19, and this development will spoil this. 4. This is a loss of green-field sites in an ecologically sensitive area that the City Council’s recently adopted Local Plan identified as a ‘sustainable settlement.’ The appeal site is in an area identified as ‘open countryside’. 5. Aldcliffe is already lacking in services having had a number of houses built in recent years with no shops or other amenities. The new houses will only increase this pressure. 6. The application goes against the wishes of local residents as expressed in the recent Housing Needs Survey and in the Neighbourhood Development Plan that is currently being developed. 7. The type of development does not address local housing needs. 8. It will damage local heritage assets and the local landscape character, notably the amenity and setting of ‘Inverlune’, which is recorded by the City Council as a non-designated heritage asset.

Page 2 of 2 For official use only (date received): 10/09/2020 16:03:39

The Planning Inspectorate

COMMENTS ON CASE (Online Version)

Appeal Reference: APP/A2335/W/20/3256311

DETAILS OF THE CASE

Appeal Reference APP/A2335/W/20/3256311

Appeal By ALDCLIFFE HALL ESTATES

Site Address Land off Aldcliffe Road Aldcliffe Lancaster Lancashire Grid Ref Easting: 346801 Grid Ref Northing: 460087

SENDER DETAILS

Name MR IAN STUART

Address 12 Marlton Way LANCASTER LA1 5BW

ABOUT YOUR COMMENTS

In what capacity do you wish to make representations on this case?

Appellant Agent Interested Party / Person Land Owner Rule 6 (6)

What kind of representation are you making?

Final Comments Proof of Evidence Statement Statement of Common Ground Interested Party/Person Correspondence Other

Page 1 of 2 YOUR COMMENTS ON THE CASE he basis of my appeall is as follows:

The proposed development is not in keeping with the surrounding area. Many any residents clubbed purchased adjoining fields to the proposed development. This was done not for our own financial benefit but as a generous gesture to help to provide a rural corridor with other wild life amenities from the city of Lancaster to the countryside in order to preserve the habitat for flora, wildlife, and animal gazing and to enable the citizens of Lancaster to enjoy a walk round Haverbreaks towards the canal side recreational amenities. Daily walks during this health Pandemic has made us realize how valuable this land is for the people of Lancaster of all ages to enjoy. It was our joint intention that this area around Haverbreaks extending from Ashton Road to the canal side should be preserved not as profit making building land but as a pleasant area for the recreation and benefit of the many. If you allow the building of houses adjacent to this protected zone, you will allow the builders to spoil the rural character of the area and enable the land owner to benefit from the sale of the land for building purposes to the detriment of the quality of life of the citizens of Lancaster.

Page 2 of 2 Planning Inspectorate Reference: APP/A2335/W/20/3256311 Lancaster City Council Planning Reference: 14/00671/OUT

Monday 7th September 2020

The land identified by Aldcliffe Hall Estates in their plan to erect nine houses adjacent to Lancaster Canal near Aldcliffe Road is simply too precious to be developed in this way.

The Canal Corridor at this point in the city is a beautiful area which has remained undeveloped since the creation of the canal itself. It is the site of established hedgerows, mature trees and a complex aquatic ecosystem and is enjoyed by many Lancaster residents and visitors. Canal users whether on the water in barges, canoes and kayaks or on land as walkers, runners, cyclists and anglers frequent the area in large numbers and enjoy its natural beauty and unspoilt natural diversity. Throughout our present age and never more so than in these immediate times of COVID-19 we are reminded of the benefits of green spaces for our physical and mental health: and to redevelop this area for more housing is both destructive and unnecessary.

Throughout Lancaster there is ample evidence of laissez-faire planning and unwanted construction as developers attempt to cash in on planning permission which enables them to build unaffordable or surplus housing which is subsequently left unoccupied or even incomplete. But by this time the detrimental impact on communities is already done. Aldcliffe Hall Estates’ plans fall firmly within this disastrous pattern and must be rejected in order to protect these unique and irreplaceable surroundings.

Keith Carman Lancaster For official use only (date received): 20/08/2020 13:47:32

The Planning Inspectorate

COMMENTS ON CASE (Online Version)

Appeal Reference: APP/A2335/W/20/3256311

DETAILS OF THE CASE

Appeal Reference APP/A2335/W/20/3256311

Appeal By ALDCLIFFE HALL ESTATES

Site Address Land off Aldcliffe Road Aldcliffe Lancaster Lancashire Grid Ref Easting: 346801 Grid Ref Northing: 460087

SENDER DETAILS

Name MR MARK SHACKLETON

Address THE STRINES Haverbreaks Rd LANCASTER LANCASTER Lancashire LA1 5BJ

ABOUT YOUR COMMENTS

In what capacity do you wish to make representations on this case?

Appellant Agent Interested Party / Person Land Owner Rule 6 (6)

What kind of representation are you making?

Final Comments Proof of Evidence Statement Statement of Common Ground

Page 1 of 2 Interested Party/Person Correspondence Other

YOUR COMMENTS ON THE CASE

This development would increase traffic on a narrow road, with a difficult corner, at the bottom of a hill, where three paths meet and many walkers cross the road from canal to footpaths on the other side.

Page 2 of 2 Appeal Reference: 20/00028/REF Inspectorate Reference: APP/A2335/W/20/3256311 Site Address / Grid Ref: 346801 460087 Original Planning Ref: 19/01460/OUT

To: The Planning Inspectorate

The Canal corridor between Haverbreaks Bridge and Deep Cutting is an area of outstanding natural beauty, unique in the whole of Lancaster. It’s a pastoral scene of rolling farmland, mature trees, hedgerow and water landscape. It’s tranquil and restful setting provides a centre for leisure and recreational activity for the citizens of Lancaster.

Walkers, cyclists, anglers, twitchers, boat people, dog walkers, students and others ensure the area is in constant use, some spending significant time in a single visit to pursue their hobby; others, maybe from the University or the Scotforth area, choosing to take the “scenic” route to their destination; others enjoying an evening stroll. It’s contribution to the leisure activities and to the mental and physical well-being of the people of Lancaster cannot be over- estimated.

Local folk have done much to protect the surrounding landscape so that it’s natural beauty can be enjoyed by all. Haverbreaks residents have clubbed together to buy adjoining fields to protect them from developers and profiteers, and have engaged in projects to develop hedgerow, farm the fields and improve the landscape. Similarly, residents in nearby Fairfield have done amazing work to protect and encourage the growth of flora and fauna in the area. They’ve successfully applied for funding to develop country paths, provide a public orchard, provide benches and viewing points – the result of their labours is a stunning facility for local people and visitors.

Through the combined efforts of the Fairfield and Haverbreaks Associations, along with investment from Lancaster Council there now exists a continuous pastoral recreational landscape, a rare and treasured facility.

Sadly there are those who have little concern for such things and would be happy to drive a wedge of urban sprawl through the heart of the area, eroding the pastoral view and continuing the creep of houses. Their motivation for doing so being in very stark contrast to those who have nurtured it.

Planners have a decision to make, a decision which will reflect what they value most for the people of Lancaster. What is very clear is once this land is gone, it is gone forever and a unique and irreplaceable landscape will be lost to the citizens of Lancaster.

Mick Curran For official use only (date received): 05/09/2020 10:17:46

The Planning Inspectorate

COMMENTS ON CASE (Online Version)

Appeal Reference: APP/A2335/W/20/3256311

DETAILS OF THE CASE

Appeal Reference APP/A2335/W/20/3256311

Appeal By ALDCLIFFE HALL ESTATES

Site Address Land off Aldcliffe Road Aldcliffe Lancaster Lancashire Grid Ref Easting: 346801 Grid Ref Northing: 460087

SENDER DETAILS

Name MR ROBERT HACKING

Address Greenacres Haverbreaks Road LANCASTER LA1 5BJ

ABOUT YOUR COMMENTS

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Appellant Agent Interested Party / Person Land Owner Rule 6 (6)

What kind of representation are you making?

Final Comments Proof of Evidence Statement Statement of Common Ground Interested Party/Person Correspondence Other

Page 1 of 2 YOUR COMMENTS ON THE CASE

A development there would have serious effect on the traffic flow along aldcliffe road . This is supposed to be a 20 zone but many people - especially those from other developments along aldcliffe road , choose to ignore this . The road either way from aldcliffe village is unsuitable for significant traffic as it is very narrow and there are many pedestrians without any pavement .

Page 2 of 2 For official use only (date received): 28/08/2020 13:15:03

The Planning Inspectorate

COMMENTS ON CASE (Online Version)

Appeal Reference: APP/A2335/W/20/3256311

DETAILS OF THE CASE

Appeal Reference APP/A2335/W/20/3256311

Appeal By ALDCLIFFE HALL ESTATES

Site Address Land off Aldcliffe Road Aldcliffe Lancaster Lancashire Grid Ref Easting: 346801 Grid Ref Northing: 460087

SENDER DETAILS

Name MRS CHRISTINE CURRAN

Address TallTrees Haverbreaks Road LANCASTER LANCASTER Lancashire LA1 5BJ

ABOUT YOUR COMMENTS

In what capacity do you wish to make representations on this case?

Appellant Agent Interested Party / Person Land Owner Rule 6 (6)

What kind of representation are you making?

Final Comments Proof of Evidence Statement Statement of Common Ground

Page 1 of 2 Interested Party/Person Correspondence Other

YOUR COMMENTS ON THE CASE

I object to the building of 9 houses in the Aldcliffe area both from an environmental perspective and a personal one.

The Aldcliffe area is a sanctuary in an ever increasingly built up Lancaster that is used by walkers, runners, cyclists, families, nature lovers. This has become evident in these current 'Lockdown' times. Everyone needs access to green space for their health and well-being. Lancaster is currently being built up at quite a rate with the new 'Bailrigg Garden Village' being proposed as well as a large planning development on the north side of Lancaster. Both in open, green countryside. Lancaster residents are going to have to travel further afield to get to open countryside if this 'urban creep' is allowed to continue. Having an area of accessible countryside on Lancaster resident's doorstep is something worth fighting for. I hope the Planning Inspectorate comes to Aldcliffe to view the area before a decision is made where they will be able to see the natural beauty and the amount pleasure and recreation it gives to Lancaster residents.

Christine Curran

Page 2 of 2 For official use only (date received): 13/09/2020 20:23:12

The Planning Inspectorate

COMMENTS ON CASE (Online Version)

Appeal Reference: APP/A2335/W/20/3256311

DETAILS OF THE CASE

Appeal Reference APP/A2335/W/20/3256311

Appeal By ALDCLIFFE HALL ESTATES

Site Address Land off Aldcliffe Road Aldcliffe Lancaster Lancashire Grid Ref Easting: 346801 Grid Ref Northing: 460087

SENDER DETAILS

Name MRS HELEN EASTON

Address 72 Aldcliffe Road Lancaster Lancaster Lancs LA1 1SJ

ABOUT YOUR COMMENTS

In what capacity do you wish to make representations on this case?

Appellant Agent Interested Party / Person Land Owner Rule 6 (6)

What kind of representation are you making?

Final Comments Proof of Evidence Statement Statement of Common Ground Interested Party/Person Correspondence

Page 1 of 2 Other

YOUR COMMENTS ON THE CASE

In my view the access from this group of new houses onto Aldcliffe Rd would create an extremely dangerous junction on the narrow bend of a country road and close to the lane down to the walk/cycle track along the estuary used by large numbers of walkers and cyclists. Also the view of the newhouses from the popular canal tow path walk will impact negatively on this precious green space which is highly valued by local residents and people from further afield. It is the first open 'country' view you come across after leaving Lancaster and it is now known how important such spaces are for people's mental health and welbeing.

Page 2 of 2 For official use only (date received): 15/09/2020 10:16:27

The Planning Inspectorate

COMMENTS ON CASE (Online Version)

Appeal Reference: APP/A2335/W/20/3256311

DETAILS OF THE CASE

Appeal Reference APP/A2335/W/20/3256311

Appeal By ALDCLIFFE HALL ESTATES

Site Address Land off Aldcliffe Road Aldcliffe Lancaster Lancashire Grid Ref Easting: 346801 Grid Ref Northing: 460087

SENDER DETAILS

Name MRS JEAN BROWN

Address 1 Aldcliffe Cottages Aldcliffe LANCASTER LA1 5BQ

Company/Group/Organisation Name Mr & Mrs Brown

ABOUT YOUR COMMENTS

In what capacity do you wish to make representations on this case?

Appellant Agent Interested Party / Person Land Owner Rule 6 (6)

What kind of representation are you making?

Final Comments Proof of Evidence Statement Statement of Common Ground

Page 1 of 2 Interested Party/Person Correspondence Other

YOUR COMMENTS ON THE CASE

We are against the appeals proposals for the same reasons as the LPA and our original objections . Also that this country lane, without a pavement has been made even more dangerous for pedestrians by the recent opening of The Aldi supermarket on Aldcliffe road. There are still no road markings, despite the promises of the last development.

Page 2 of 2 For official use only (date received): 12/09/2020 13:23:32

The Planning Inspectorate

COMMENTS ON CASE (Online Version)

Appeal Reference: APP/A2335/W/20/3256311

DETAILS OF THE CASE

Appeal Reference APP/A2335/W/20/3256311

Appeal By ALDCLIFFE HALL ESTATES

Site Address Land off Aldcliffe Road Aldcliffe Lancaster Lancashire Grid Ref Easting: 346801 Grid Ref Northing: 460087

SENDER DETAILS

Name MS CHRISTINE BISSELL

Address 15 Denmark Street LANCASTER LA1 5LY

ABOUT YOUR COMMENTS

In what capacity do you wish to make representations on this case?

Appellant Agent Interested Party / Person Land Owner Rule 6 (6)

What kind of representation are you making?

Final Comments Proof of Evidence Statement Statement of Common Ground Interested Party/Person Correspondence Other

Page 1 of 2 YOUR COMMENTS ON THE CASE

I have read and totally agree with the comments made by Mark Curran which are here reproduced. I cannot add anything further to his comments except to say that I am one of the people who frequently use the area as a 'scenic route' to my workshop and also for recreational purposes. The gradual 'creep' of residential building must not continue, particularly in a valued area of open countryside. We have so little, and this is part of a corridor that leads into further open countryside from the edges of Lancaster. To build on this would jeopardise the amazing good work done by the Fairfield Association in creating a much valued nature reserve.

The Canal corridor between Haverbreaks Bridge and Deep Cutting is an area of outstanding natural beauty, unique in the whole of Lancaster. It’s a pastoral scene of rolling farmland, mature trees, hedgerow and water landscape. Its tranquil and restful setting provides a centre for leisure and recreational activity for the people of Lancaster, and for visitors.

Walkers, cyclists, anglers, twitchers, boat people, dog walkers, students and others ensure the area is in constant use, some spending significant time in a single visit to pursue a hobby; others, maybe from the University or the Scotforth area, choosing to take the “scenic” route to their destination; others enjoying an evening stroll. It’s contribution to the leisure activities and to the mental and physical well-being of the people of Lancaster cannot be over-estimated.

Local folk have done much to protect the surrounding landscape so that all can enjoy its natural beauty. Haverbreaks residents have clubbed together to buy adjoining fields to protect them from developers and profiteers, and have engaged in projects to develop hedgerow, farm the fields and improve the landscape. Similarly, residents in nearby Fairfield have done amazing work to protect and encourage the growth of flora and fauna in the area. They’ve successfully applied for funding to develop country paths, provide a public orchard, provide benches and viewing points – the result of their labours is a stunning facility for all.

Through the combined efforts of the Fairfield and Haverbreaks Associations, along with investment from Lancaster Council, there now exists a continuous pastoral recreational landscape, a rare and treasured facility.

Sadly there are those who have little concern for such things and would be happy to drive a wedge of urban sprawl through the heart of the area, eroding the pastoral view and continuing the creep of houses. Their motivation is very clear and in stark contrast to those who have invested much time and resources in nurturing it.

Mick Curran

Page 2 of 2 Shorefield Aldcliffe Hall Drive Lancaster LA1 5BG 9th September 2020

Planning Inspectorate Temple Quay House 2 The Square Bristol PS1 6PN

Dear Sir/Madam

Inspectorate Ref: APP/A2335/W/3256311 outline application for the erection of 9 dwellings with associated access, Aldcliffe Road, Lancaster

I am writing in support of the refusal by Lancaster City Council Planning Department (Ref 19/01460/007) and to object to the appeal by the applicant Mr Stratford-Hall.

The Planning Department refused the application on 4 grounds which were also raised by objections from 30 residents, the Parish Council, Lancashire Highways Department, Dynamo and the District Planning Policy and Planning Conservation Teams. These were intrusion in the landscape, impact on heritage assets, safety for pedestrians and inefficient land use.

The application for erecting the very large houses in the location chosen is not ‘filling in’ within the hamlet as stated by the professionals appealing against the decision. It is on the edge of the hamlet and consists of low coastal drumlins leading down to the canal (which has open country on the other side) and has been chosen as a site because of the pleasing landscape which is currently enjoyed by residents of Lancaster and visitors to Lancaster.

If these proposed dwellings were to be built, they would destroy vistas from the canal and a number of points on Aldcliffe Road and Aldcliffe Hall Drive. The photographs taken by the applicants are not a true representation of the impact such houses would have on the area and on the non-designated heritage asset Inverlune – a striking feature of the landscape. The houses as described in the planning application do not fit with those in the existing settlement, low level, mixed styles including cottages (apart from 6 large houses recently erected which are also totally inappropriate for the area).

The Neighbourhood Development Plan aims to protect and enhance the environment for residents and visitors and encourage greater accessibility for pedestrians and cyclists using linked leisure footpaths and multi-use estuary paths. Aldcliffe Road is already a dangerous narrow road without footpaths used by walkers, runners and cyclists as well as local and through traffic including large agricultural vehicles. Additional traffic would increase risk for all users.

The approved District Plan does not recognise Aldcliffe as a sustainable settlement but rather open countryside. Such a development would destroy the landscape so many people come to the area to enjoy on foot or by cycle. Identified housing need in both documents is for smaller properties and housing for elderly and disabled people.

The professionals employed by the applicant make great play of their qualifications and indeed were rather unprofessional in questioning the skills of the Planning Officers in their appeal documents. However, they offer their ‘opinions’ and ‘beliefs’ which I hope will be set against the opinions and beliefs of many people who feel strongly enough to put their objections in writing. I hope the Inspector will visit the area to see for him/herself why people of Lancaster and beyond value this special piece of countryside and do not want it destroyed.

Yours faithfully

Mollie Foxall For official use only (date received): 09/09/2020 13:25:45

The Planning Inspectorate

COMMENTS ON CASE (Online Version)

Appeal Reference: APP/A2335/W/20/3256311

DETAILS OF THE CASE

Appeal Reference APP/A2335/W/20/3256311

Appeal By ALDCLIFFE HALL ESTATES

Site Address Land off Aldcliffe Road Aldcliffe Lancaster Lancashire Grid Ref Easting: 346801 Grid Ref Northing: 460087

SENDER DETAILS

Name MS RUTH TANNER

Address Little Garth, Haverbreaks Road Lancaster Lancaster LA1 5BJ

ABOUT YOUR COMMENTS

In what capacity do you wish to make representations on this case?

Appellant Agent Interested Party / Person Land Owner Rule 6 (6)

What kind of representation are you making?

Final Comments Proof of Evidence Statement Statement of Common Ground Interested Party/Person Correspondence Other

Page 1 of 2 YOUR COMMENTS ON THE CASE

I am a near neighbour to the site in question and a frequent user of the rural amenties we all share. I wish to object most strongly to the proposed plan to turn a field into a housing development. You will have received many representations against this project for many shared good reasons. The loss of the diminishing green land remaining around the city cannot be underestimated, and by loss I also mean the loss of the value of the sense of well-being derived from those green places, and it is your responsibility to preserve this field,with pride. You will have heard of the frequent use by all manner of folk of the Aldcliffe, Fairfield, canal and cycle routes areas just on a daily basis. I want to add how valuable a resource this open green space has been to all during the initial lockdown months. It was completely remarkable how many people made full use of these areas during that time and it is well recorded how that Spring was notable (apart from the threat of covid) for how everyone benefited from local walks/cycle rides etc etc in green spaces in their own local areas. Here in Lancaster was absolutely no exception to that. The walk along the canal provides open vistas of green space for the eye to stretch to. Field/s given over to the stealthy plans of developers immediately destroy both those vistas and the subtle internal sense of well-being that houses/parked cars and tarmaced roads cannot give. Nine families will benefit, plus the developers, to the detriment of over literally hundreds, if not thousands of people/journeys in that space. I am not able to provide technical reasons against this plan, but I can appeal to the council for the above reasons given and the many more you will have received through this appeal. Please protect this area from short term financial gain of one company and lasting damage to the environment, to the detriment of so many Lancaster residents who count on the council to work on their behalf to enhance mental and physical well-being in the rural landscape, and by so doing, preserve the green spaces left to us, and this one in particular. With many thanks, Ruth Tanner.

Page 2 of 2 For official use only (date received): 12/09/2020 19:53:26

The Planning Inspectorate

COMMENTS ON CASE (Online Version)

Appeal Reference: APP/A2335/W/20/3256311

DETAILS OF THE CASE

Appeal Reference APP/A2335/W/20/3256311

Appeal By ALDCLIFFE HALL ESTATES

Site Address Land off Aldcliffe Road Aldcliffe Lancaster Lancashire Grid Ref Easting: 346801 Grid Ref Northing: 460087

SENDER DETAILS

Name MS. KATHY BARTON

Address 29 Queen Street LANCASTER LA1 1RX

ABOUT YOUR COMMENTS

In what capacity do you wish to make representations on this case?

Appellant Agent Interested Party / Person Land Owner Rule 6 (6)

What kind of representation are you making?

Final Comments Proof of Evidence Statement Statement of Common Ground Interested Party/Person Correspondence Other

Page 1 of 2 YOUR COMMENTS ON THE CASE

I would ask you to consider the well being needs of the people of Lancaster who often walk in this area. Nature is vital to everyone's mental health. There have been so many new developments in the district that we need to preserve this space for all the people who are living in Lancaster. There is also the traffic which any new development will bring. Lancaster already has a terrible traffic problem and this will add to it. This development is not in an appropriate area.

Page 2 of 2 Appeal Reference: 20/00028/REF Inspectorate Reference: APP/A2335/W/20/3256311 Site Address/Grid Reference: 346801 460087 Original Planning Reference: 19/01460/OUT

To: The Planning Inspectorate

The area around the proposed site, along a section of canal corridor, is particularly beautiful and appreciated by all the residents of Lancaster. It is a very popular area in which people walk, relax and take in the tranquility of an almost unique countryside.

During the period of COVID-19 ‘lockdown’ this year, many people have taken to walking around the lanes, footpaths and canal towpaths of the area around the proposed site. Those people spend much of their time gazing upon the pastoral scenery and clearly gaining a positive beneﬁt from the natural scenery. One cannot underestimate the positive beneﬁt of this special area to the physical and mental health of Lancaster’s citizens.

A review of nature-based interventions for mental health care (UK Government NECR204), published in February 2016, shows that taking part in nature-based activities helps people who are suffering from mental ill-health and can contribute to a reduction in levels of anxiety, stress, and depression. The report suggests making greater use of ‘green care’ to help people suffering from mental ill-health. The new report suggests that green care interventions can provide an increasingly important and cost-effective way of supporting mental health services. The report presents evidence that shows that conservation of the countryside is already making a difference to people’s lives and brings a range of positive benefits for those with existing mental ill health. These include a reduction in depression, anxiety, and stress symptoms, and an improvement in dementia-related symptoms.

It is important to retain this iconic countryside, which is unique, essential and precious. Each year we lose more beautiful countryside, lost to housing developments. In addition, we must retain as much countryside as possible to help deal with climate change. Lancaster District has many suitable previously developed sites that could be used in advance of allocating beloved farm ﬁelds for development. Due to the available alternative land, exceptional circumstances to release special farm ﬁelds like this do not exist.

It is clear that there is an urgent need for more housing, but there is much ‘brownﬁeld’ land in and around Lancaster that should be developed ﬁrst. In addition, the UK is desperately in need of many more smaller housing units, not ‘upmarket’ homes.

I urge the Secretary of State to carefully weigh the evidence and to reject this appeal and save one stretch of beautiful countryside that would be lost forever, should this appeal be successful.

Philip Gager For official use only (date received): 11/09/2020 15:21:47

The Planning Inspectorate

COMMENTS ON CASE (Online Version)

Appeal Reference: APP/A2335/W/20/3256311

DETAILS OF THE CASE

Appeal Reference APP/A2335/W/20/3256311

Appeal By ALDCLIFFE HALL ESTATES

Site Address Land off Aldcliffe Road Aldcliffe Lancaster Lancashire Grid Ref Easting: 346801 Grid Ref Northing: 460087

SENDER DETAILS

Name PROFESSOR AND MRS JOHN AND CHRISTINE DICKINSON

Address Swans Mead Haverbreaks Road LANCASTER LA1 5BJ

ABOUT YOUR COMMENTS

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Appellant Agent Interested Party / Person Land Owner Rule 6 (6)

What kind of representation are you making?

Final Comments Proof of Evidence Statement Statement of Common Ground Interested Party/Person Correspondence Other

Page 1 of 2 YOUR COMMENTS ON THE CASE

We understand that the comments focussed on road safety which we made contesting the original application for planning permission will be automatically resubmitted during the appeals process. If not, we ask that they are put before the inspectorate again now.

In addition our fears concerning traffic flows and the safety of both pedestrians and vehicle users of all types have been significantly enhanced over the last year, since the area increasingly used by those seeking recreation in a rural environment. The road in the vicinity of the planned development carries large numbers of heavy and wide vehicles - particularly tractors with trailers, tankers, and large lorries - serving the essential needs of the many farmers in the surrounding area of extensive agriculture and animal husbandry. The road is both narrow and winding posing severe risks not only of collisions involving vehicular traffic, but very serious risks indeed to pedestrians and cyclists alike. Any further traffic flows from a new development will greatly increase the risk to all road users, including the residents of any new development themselves.

Page 2 of 2 From: developmentcontrol Sent: 03 September 2020 16:20 To: North 1 Cc: [email protected] Subject: FW: Appeal reference 20/00025/REF, Inspectorate Ref. APP/A2335/W/3256311

Good afternoon

Please see comment below in respect of appeal APP/A2335/W/20/3256311, Land At Grid Reference 346801 460087, Aldcliffe Road, Lancaster.

Kind Regards

Florence Henriksen | Planning & Building Control Technician | Planning and Place Service Directorate for Economic Growth and Regeneration | Lancaster City Council D: [email protected]

Please note that due to a number of vacant posts in the planning application team that have proved difficult to fill during the Covid-19 related lockdown, the council currently has a large backlog of valid planning related applications and pre-application enquiries. Understandably this is resulting in a significant volume of correspondence from concerned applicants and agents. In dealing with such correspondence it diverts our resources away from processing the applications. We would therefore respectfully ask for your patience as the council seeks to do all it can to bring in resources to tackle this backlog. In the interim please note that delays of many weeks will be incurred in processing and determining the applications and pre-application enquiries. We apologise for any inconvenience caused.

-----Original Message----- From: Susan Stuart Sent: 29 August 2020 20:57 To: dcconsultation Subject: Appeal reference 20/00025/REF, Inspectorate Ref. APP/A2335/W/3256311

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To: the Planning Inspectorate regarding Appeal Ref.20/00025/REF Inspectorate Ref. APP/A2335/W/3256311 Site address/grid Ref. 346801 460087 Original Planning Ref. 19/01460/OUT

We would like to endorse all the comments and objections made by Mr. Mike Curran about the building of 9 properties on the canal side of Aldcliffe Road.

1 In addition we would like to add that we were two of many residents who clubbed together to purchase adjoining fields to the proposed development. This was done not for our own financial benefit but as a generous gesture to help to provide a rural corridor with other wild life amenities from the city of Lancaster to the countryside in order to preserve the habitat for flora, wildlife, and animal gazing and to enable the citizens of Lancaster to enjoy a walk round Haverbreaks towards the canal side recreational amenities. Daily walks during this health Pandemic has made us realise how valuable this land is for the people of Lancaster of all ages to enjoy. It was our joint intention that this area around Haverbreaks extending from Ashton Road to the canal side should be preserved not as profit making building land but as a pleasant area for the recreation and benefit of the many. If you allow the building of houses adjacent to this protected zone, you will allow the builders to spoil the rural character of the area and enable the land owner to benefit from the sale of the land for building purposes to the detriment of the quality of life of the citizens of Lancaster.

Yours Sincerely,

Susan and Ian Stuart, 12 Marlton Way, Lancaster LA1 5BW

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Thank you.

Tim Dant Shorefield, Aldcliffe Hall Drive Aldcliffe Lancaster Lancashire LA1 5BG

5th September

Planning Inspectorate, Temple Quay House, 2 The Square, Bristol BS1 6PN

Dear Madam/Sir,

Inspectorate Ref: APP/A2335/W/3256311 – outline application for the erection of 9 dwellings with associated access, Land at Grid Reference 346801 460087, Aldcliffe Road, Lancaster, Lancashire

I am writing to support the refusal of the outline planning application by Lancaster City Council (Ref 19/01460/OUT) and object to the appeal by the applicant, Mr Stratford-Hall (Ref 20/00028/REF). I will below argue against the case presented by the appellant. The original application was not considered by Lancaster District Planning and Regulatory Committee. Nonetheless 30 local residents, including myself, objected to the proposal as did the Aldcliffe-with-Stodday Parish Council, Lancashire County Highways, Dynamo Cycling Campaign, as well as the District Planning Policy and Planning Conservation Teams. Local residents were prepared to speak to the committee who would have taken into consideration all the reports and objections but in the event the decision was categorised as ‘delegated’ and made by officers. The decision to refuse was on four grounds: intrusion into the landscape, impact on heritage assets, inadequate safety for pedestrians and inefficient land use. The following four reasons indicate why this appeal should be dismissed.

1). The draft Local Plan carried significant weight in the decision to refuse because it was only awaiting the Planning Inspector’s final report. The Local Plan has since been adopted by the Council in July 2020 with no modifications that have any bearing on this decision or the site. The Inspector’s report on the Local Plan made it clear that a five-year housing land supply is available in Lancaster District. Paragraphs 125-132 of the report discuss the housing land supply and conclude in paragraph 133 that; “the Plan is positively prepared, justified and consistent with national policy in respect of the provision of housing, including its site allocations, five-year housing land supply and policies for the delivery of housing.” In

- 1 - demonstrating the availability of sufficient land for house building to meet the objective assessment of housing need, the Plan does identify strategic sites and a series of smaller housing land allocations.

Policy SP1 (p24) of Part One of the Plan, is a presumption in favour of sustainable development and SP2 (p25) sets out a hierarchy of settlements that includes at the third level a list of ‘sustainable rural settlements’. Aldcliffe is not included in this list and so comes under category 4, ‘rural villages’ that are deemed not sustainable. The appeal site at Aldcliffe Road is not one of the allocated sites nor in a ‘sustainable rural settlement’ and continues to be designated as ‘open countryside’. Any development on this green field site would therefore be a departure from the adopted Local Plan and would need to demonstrate exceptional grounds for approval. There is no reason to build houses on this land put forward by the developer other than a small contribution to the total housing requirement in the District.

2). There is a Neigbourhood Development Plan (NDP) in preparation for Aldcliffe- with-Stodday (A-w-S) that specifically addresses housing need for this part of Lancaster (it is referred to in the draft and final Local Plan). The draft NDP sets out the importance of the rural and heritage character and distinctive landscape of the area. It proposes that any new housing should be “modest in scale (1 - 3 units) and limited to small infill sites or previously developed sites within the built-up area of Aldcliffe or comprise the conversion or redevelopment of existing buildings”. Such development should be to meet identified local housing need and the types that may be supported are; “Smaller dwellings of up to 3 bedrooms” and “Terraced or semi- detached houses suitable for smaller households, or housing suitable for older people and those seeking to downsize, such as bungalows.” The type of housing indicated in the appellant’s outline application would not have matched any of these criteria. Policy DM1 (p11) of Part Two of the adopted Local Plan sets out the Council’s criteria for ‘New residential development and meeting housing needs’ and begins: “1. Ensure that available land is used effectively, taking into account the characteristics of different locations and the specific circumstances of individual sites including viability; and 2. Are located where the natural environment, services and infrastructure can or could be made to accommodate the impacts of development in accordance with other relevant policies, particularly Policy DM44.” The development proposed by the appellant was for only nine houses on a substantial plot of land that could accommodate many more homes. While a proposal for, say, twenty homes would still be refused on all the other grounds given by the Head of Planning and Place, it would at least have had the merit of significantly contributing to the assessed need for housing in the District. A variety of different types of housing could have been offered, including affordable housing which could at least have been construed as addressing housing need. The outline proposal indicated that the nine houses would be substantial, probably five-bedroomed, with multiple garages. This would not address the housing need of either the district or the neighbourhood, which is primarily for affordable smaller, family homes. Policy DM4 (p21) sets out the criteria for residential housing outside the main urban areas; the appellants proposal doesn’t meet any of these.

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3). The appellant has submitted a Transport Statement which refers to a dispute with the Highways authority about the visibility splays for the access to the site. The dispute hangs on the exact boundary of the site at which vehicles exiting would need to stop. It does appear that after extensive email and telephone discussions the Highways authority backed down on their original refusal on grounds of inadequate visual splay to the south west. Bizarrely this change of heart hangs on the argument that cars exiting the site could project slightly into the carriageway to achieve 43 metres of sightline on the grounds that the line cars using the road do not drive exactly on the edge of the carriageway. However, the original highways objection which was substantial and detailed and mostly stressed the lack of options for sustainable transport to and from the appeal site. The appellant’s Transport Statement at 5.2.4 says that “pedestrians have been observed to share the carriageway within the village and then connect to the canal towpath”. While this may be true – during the pandemic many Lancaster residents used the towpath and Aldcliffe Road for exercise – this does not make it a safe pedestrian route. The road is narrow (two cars can pass but not two HGVs) with hedges on both sides, has no pavements, virtually no verges and the bend at the canal side is sharp with very poor visibility in either direction for vehicles or pedestrians. Vehicle movements along Aldcliffe Road have increased since the survey quoted in the Transport Survey was undertaken in 2016 as drivers ‘rat run’ through Aldcliffe to avoid the heavily congested A6 route in and out of the City. At harvest times the road is also busy with a series of large tractors and trailers carrying sileage from nearby fields. Although Aldcliffe Road is designated as a cycle route it is far from ideal for young cyclists and those who are inexperienced or unconfident. Aldcliffe Hall Drive, which runs more or less parallel to Aldcliffe Road, is used by most local pedestrians and cyclists going to and from Aldcliffe. The drive is currently a private road, but the County Council have agreed that it should be a restricted byway (a single objection has delayed it being added to the PROW definitive map). Unfortunately, the Drive would provide no access to the appeal site so any pedestrians or cyclists amongst its residents would be forced to use the difficult and dangerous stretch of Aldcliffe Road to reach the canal towpath. In one of the appendices to the Transport Statement (PJW10) a variety of ‘alternative pedestrian routes’ are shown on a plan. All except two depend on pedestrians first walking along Aldcliffe Road. One exception is indicated by crossing Aldcliffe Road and walking through Park Meadow onto Aldcliffe Hall Drive. But this route is across private land that residents have made clear, verbally and with signage, is not available for anyone not connected to the six houses of the estate. The other exception is a footpath down across the field to meet FP 49 adjacent to the canal. This possibility is introduced for the first time in an appendix to a statement to the appeal; it was not proposed as part of a planning application. Since it would connect with a PROW footpath it would not provide a safe cycle route. The highways authority proposed a number of conditions for any planning consent for the appeal site that included a review and upgrading of street lighting on Aldcliffe Road and “Implementation of pedestrian refuge provision along Aldcliffe Road (between the application site & Lancaster canal Tow Path walk) location to be agreed.” The issue of transport is significant because it is disputable whether or not the hamlet of Aldcliffe can be described as ‘sustainable’ in the absence of any shops, services or bus route. Furthermore the adopted Local Plan encourages a walking and cycling strategy with policies including DM 60 (p133) that states “Proposals should

- 3 - minimise the need to travel, particularly by private car, and maximise the opportunities for the use of walking, cycling and public transport” and DM61 (p135) that includes requirements to “Ensure that no adverse impacts are created for the pedestrian environment, particularly in relation to pedestrian safety, and provide appropriate pedestrian access for all sections of the community” and “…ensure that development proposals do not adversely impact on the existing cycling network or cycle users. Development proposals should also encourage greater opportunities for cycle users through good design and deliver appropriate cycle access.” The absence of a safe walking and cycling route from the appeal site to the relative safety of the canal towpath would not comply with these policies and would strongly discourage anyone living on the site from choosing a non-motorised means of transport.

4). Inverlune is a distinctive and characterful architect designed, half-timbered, arts and crafts house built in 1910 and set back slightly from the road behind trees with an unusual roofline and towers. The appellant site would wrap around two sides of the site of this building that, while the appellant’s Heritage Statement dismisses it as having no identified historical association, was in fact built for the daughter of the Dawson family who lived at Aldcliffe Hall. The architect, C.B. Pearson, oriented the house to have unobstructed views to the south that the appellant site, if developed, would completely occlude. Inverlune has become a feature of the locality because it can be seen from the southerly approach to Aldcliffe and is particularly visible from the canal towpath to the east of the hamlet. The house is on the opposite side of the road to the listed Aldcliffe cottages with which it contrasts dramatically. It, together with another stylish property, Inglewood (dating from 1892 and built for the estate manager of Aldcliffe Hall – but only mentioned in the appellant’s Heritage Statement in relation to Inverlune), Aldcliffe Cottages and a number of farm buildings and barns that have been remodelled as homes, give the main hamlet of Aldcliffe a heritage character that would be disrupted by the appellant’s proposed small modern estate. The nearby Aldcliffe Hall Drive has trees that date from the early 19th century along with the listed East Lodge at its entrance from Aldcliffe Road. The non-designated heritage assets are clustered on top of the drumlin with open fields to the east – an open view on either side of Inverlune from the centre of Aldcliffe that would be interrupted by the appellant proposal. Policy SP7 (p43) of Part One of the Local Plan is about ‘Maintaining Lancaster District’s Unique Heritage’ and recognises that this extends beyond those buildings that are listed. It is unfortunate that lack of resources in the City’s Planning and Place department mean that these non-designated heritage assets are not yet documented. As part of the Neighbourhood Development Plan being prepared by the Parish of Aldcliffe-with-Stodday a list of ‘non-designated heritage assets’ is being drawn up which will include Inverlune and Inglewood and contribute to the Council’s statutory duty to ‘seek to identify, protect and enhance local heritage assets’ recognised in SP7 (p43) in the Local Plan, Part One.

4). The landscape character of the drumlins is perhaps the most significant planning issue to take into account in considering this appeal. The gently rolling low coastal drumlins give the countryside around Aldcliffe a pleasing appeal, visible from footpaths and the canal towpath. During the pandemic the area has become very popular with those wishing to walk for exercise. It is of course this rural environment that the appellants feel will be attractive to house buyers – which is why they wish to

- 4 - build here rather than on a site allocated within the Local Plan. But developments such as the one proposed threaten to destroy the very environment that makes them attractive. Paragraph 7.5 (p26) of Part One of the Local Plan follows the NPPF by affirming: “development should relate well to the existing urban forms of settlements to help protect the open countryside and the landscapes contained within it.” It is noticeable that the appellant’s Landscape Statement ignores the Local Plan which was published, approved by the planning inspector and awaiting adoption by the City Council as the Statement was prepared. The statement relies on the professional status of both it and the original Landscape and Visual Impact Assessment (LVIA) in terms of its compliance with the professional body’s guidelines. The Lancaster planning officer’s judgement about landscape and visual impact is dismissed because it was not made by someone with the same professional background. Instead the appellant’s Landscape Statement simply reiterates and reinforces the original LVIA and dismisses the objections submitted by the Parish and by local residents because of their failure to meet professional standards. But what is important is that the significance of this piece of landscape is a judgement and as such ultimately subjective and made in context. It is not reducible to measurement or exact methods and while professional experience may assist in writing reports it does not have higher value than the judgements of people who experience the landscape over time. The judgement not only of the Parish but also of many local people who are familiar with this section of the Lancaster canal, who submitted objection letters to the original application and who are submitting letters to the appeal, is that this is a special area of landscape that is highly valued and that would be seriously altered by the development proposed by the appellant. The appellant’s landscape statement says: “The view does not include any land or properties recognised as of value. The value of the view is therefore assessed as Low. Users of the footpath are considered to have a High susceptibility to change. The resulting sensitivity of users is therefore Medium.” (Para 3.60, p14). This is simply disingenuous; Inverlune is visible from FP 49, and particularly from the towpath when walking northwards, and has become a characterful feature of an open green landscape, with architectural merit that has been enhanced as it has aged amongst the greenery at the top of the drumlin. The value of the landscape is however in the open vistas over countryside that it affords from the towpath, various points on Aldcliffe Road and even from Aldcliffe Hall Drive through the trees. The footpath and the canal towpath, (which is not an established PROW but is a signposted pedestrian and cycle path following agreement between the County Council and the Canal and River Trust) are an attractive and popular leisure place where wide green banks and reedbeds allow wildlife and flora flourish. The appellant’s Landscape Statement judges the visual effect of the development on the landscape to move from ‘moderate – minor adverse’ at year 1 to ‘minor adverse - negligible’ after fifteen years and so concludes that: “I do not therefore believe that the development would appear quite prominent and as an unsympathetic encroachment into the surrounding agricultural land and should not be a reason for refusal.” (para 3.63, p15). The author’s beliefs should not be valued more highly than those of people who continue to live and enjoy this open landscape which is much more than agricultural land.

- 5 - Policy SC4 (p70) of Part One of the Local Plan identifies ‘Green Space Networks’ that include Lancaster Canal which is 150-200 metres from the appeal site. The site is currently open farmland, a continuous field that runs down from Inverlune’s boundary to the canal and its towpath. This field would be divided north to south to make the appellant’s site. In recent years the field has been used for grazing but this year it has been set to grow sileage. The field is one of a series of connected fields between Aldcliffe Road and the canal that provide an open green environment of nearly a kilometre for people walking or cycling north or south along the towpath. The appellant site would interrupt this corridor in which at present Inverlune and The Limes are the only buildings. This green corridor is emphasised by open green fields on the opposite (east) side of the canal and contrasts with the tree lined section of the canal just to the north which hides most of the housing on the Haverbreaks estate. Policy SP8 (p46) in Part One of the Local Plan addresses landscape, species and habitats and while the appellant site is not likely to be of great habitat significance, it is adjacent to the canal green corridor that surveys for the A-w-S Neighbourhood Development Plan has identified as being a habitat for a wide range of water fowl, birds and flora. The refusal of the original application (19/01460/OUT) by Lancaster Planning and Place was on sound material planning grounds that have not been successfully rebutted by the lengthy and technical statements submitted by the appellant. The failure of the appellants to address the now adopted Local Plan and the emerging AwS Neighbourhood Development Plan demonstrates a lack of awareness and sensitivity to the planning context. The ‘Landscape and local character’ statement relies heavily on the original LVIA and does not appear to be written by someone who had actually visited the site. I do hope that before coming to a decision, the planning inspector considering this appeal does visit the site and takes the time to understand the experience that has led to so many local objections. All the statements submitted by the appellants are at pains to emphasise their professional qualifications and experience. I have Bachelor of Social Science and Doctor of Philosophy degrees and am retired from a Professorship, having been head of the department of Sociology at the University of Lancaster and written seven books including two on material culture. I am now a City Councillor for Scotforth West Ward in which the appellant site is located and a member of the City of Lancaster’s Planning and Regulatory Committee. However, I write as a resident of Aldcliffe and share with all the other objectors to the proposal a deep regard for the countryside nearby which I am lucky enough to live. I am grateful to the planning officers who, while under great pressures on their time, considered and then rejected the application to develop the appellant site. I do hope the planning inspector will do the same.

Yours faithfully,

Tim Dant

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