LPSA 704 Land North of Manor Lane, Slyne-With-Hest Contents

Background Information (extracts from published evidence base) LPSA 704 Land north of Manor Lane, Slyne-with-Hest Site forms part of site known as ‘GB4’ in earlier public consultations (Issues and Options, 2015). NB. Northern portion of GB4 is under separate ownership and identified in SHELAA as LPSA 711. LPSA 704 represented at EIP by Barton Willmore (Rep ID 106)

Contents: Location plan SHELAA assessment (Ho_SHELAA_03_SHELAA Report) Site constraints Landscape (BLS_GB04_Landscape) Heritage (LP13.180)

8. Land North of Manor Lane, Slyne-with-Hest

704

Legend iN LPSA 704 Kilometers 0 0.02 0.04 0.08 0.12 0.16 © Crown copyright and database rights 2019 Ordnance Survey 100025403. SHELAA Extract - LPSA 704 Land north of Manor Lane, Slyne-with-Hest

SETTLEME SuitabilityT LPSA ADDRESS Area Brownfield Conclusion Summ Dev Est Desc DevelopmentAssessment Suitability Achievability Availability AchievabilityTL AvailabilityTL NT L

Notwithstanding Greenbelt policy, landscape The site is located on the edge of an identified impacts are considered to be a significant sustainable settlement. Given the size of the site constraint limiting the extent of This is greenfield site located to the north and potential for large scale development there Developable development. There are also likely to be of Manor Lane, Slyne consisting of large are likely to be significant impacts on (beyond 5 Years) impacts on local services, highways, etc if This is a greenfield site open undulating fields separated by infrastructure and services. Given the semi-rural The site is being Subject to Green development is at a significant scale, located within a popular hedgerows. The sites eastern boundary nature of the site there will be landscape impacts promoted by a Land north of Belt, Local particularly if the site to the north is also residential area with no 704 Slyne 10.22 Greenfield 20 runs along the A6 and its western on views from the east and mitigation will be developer and AMBER GREEN GREEN manor Lane Landscape and considered. The site is considered suitable known abnormal costs. boundary backs onto sports ground required. The existing trees along the western considered to be Local Green Space therefore for limited development. The site Viability is not considered to located on Hanging Green Lane. The sites boundary and SE corner of the site should be available. Policy is considered to be available and there are no be an issue. frontage (approx 100m) on to Manor Lane retained and impacts on the Conservation Area considerations known abnormal costs. Development at a is set between residential properties. minimised. The site is considered suitable for greater scale would need to be considered as limited development located to the southern part part of a coordinated approach alongside the of the site. site to the north. 2

MS 2 7

7 4 4 39 4 1 1 (! 3 5 35 23 4 5 5 11 VE 38.1m A 2 20 D DRI 4 REENWOO (!HATLEX G 2 LANE 3

! 1 22 ( 16 Trough Bridge 20 2 1 8

9 12 9 1 3

1 7a H 1 R

13 HATLEX HILL 6 8 2 A 3 Spring 14 1 15a 11 Spring 17

1 1 1 9 5 3 13 H 1 C IRKLANDS 42 K 37.5m 2 13 16 Hest

1 30 f e 1 Bank D 18 1 17 1.22m RH 3 LANE 1 y d B 2 9 7 9 D 5 Spring BS E a 3 8 1 (!

2 3 Pond 7 Und Monterey Sports Court

3 Ex 3 A

6 Hall N Def G Play Area

Hall I N

C G a

1 Court 2

2 G

2 6

1 R Slyne Hall D E Sports Ground Tennis ef E 37.8m

1 1 L 704 7 8 9 Green A (!

2 E 4 1 Slyne 5 2 1 4 6 Heights D

1 A

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4 R

N I A

9 M 1

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2 2 4 2 7 8 E 7 L b on g N drive A 34 1 L

Y 1 D (! St 38 31.1m A 8 (! a H Church M 4 AN S OR 7 LANE 13 2 6 0 S 2 1 5 M 4 2 (! TCB 1

a 0 3 3 3 4 43.3m 2 7 2 5 5 1 15 1 8 2 E E 2 M 4 (! U S 1 (! 3 2

A 2 7 N 5 1 O 7 N 1 E 1 L 1 T V 1 2 2 O h A 6 8 C e 2 1 R T 6 30.2m R 8 F 1 M Legend D A MS O 5 O 1 NO (! 1 5 R 4 2 R R 0 N 1 1 CR 3 3 E I 2 S Graveyard C A V DA 2 6 L M 16 E m 46.0m E 12 2 A 2 . LPSA 704 1 VE NUE 8 4 VE 4

a 1 A

NU 27 MANOR 1 9 5

E 7 6 3 9 1 1 7 1 1 2 1 1 a 11 (! Listed Buildings 3 0 A 8 E SC Path (um) 11 1 O 8 N T GA 1 47.2m A 4 7 R 0 5 0 DE L 1 N 1 2 1 1 S 9 1 2 1 6 Y 1 0 2 1 Conservation Areas D 33 1 7 4 A AR 9 1 1 1 104 H 2 DE 0 2 Clachtoll S N C 1 4 3 L 5 1 2 OS Playing Field 4 E North Lancashire Green Belt 1 6 1 9 0 1 18 1 2 4 22 5 1 7 Shelter 1 h 0 (! Mineral Safeguard areas c 3 Slyne iN r 2 9 Ashton a 1 (! M 2 Hotel

Kilometers 0 0.03 0.06 0.12 0.18 0.24 © Crown copyright and database rights 2019 Ordnance Survey 100025403. Landscape, Townscape and Visual Field Survey Sheet

Project Name : Lancaster City Council SHLAA Sites. Project Number : UA001453.

Receptor Ref : Broad Location Site – GB04: Central Area of Greenbelt

Date of Survey: 09/10/2015 Surveyor: B. Pope Sheet No.: 045

Assessment Type – Landscape

2014 SHLAA Map Ref. 16 / 12 / 23

Lancaster City Council - Local Character Type:

5 - 12 - Low Undulating 7 – Farmed 11 - Valley 13 - Drumlin Coastal Lowland Ridges Floodplain Field Drumlins Farmland

17 – 18 – Open 21 - 15 – Coastal 16 - Enclosed Coastal Limestone Plain Mosslands Coastal Marsh Fells Marsh

Urban Landscape Type

Lancaster City Council - Local Character Area (LCA) and Associations:

12a – 5i – West 7c – 12b – 11d - Lune Carnforth, Bowland Langthwaite Warton, Valley Galgate, Fringes Ridge Borwick Cockerham

13c – 12c – 13b – 15e- Forton, 16a – North Docker, Heysham - Bentham, Garstang, Fylde Kellet, Overton Clapham Catterill Mosses Lancaster

16f – 17b – 18e – Pilling 18d– Lune 21a - Leck Heysham Cockerham & Marshes Fell Moss Coast Cockerham,

Urban Urban Urban Landscape Landscape – Landscape – - Historic Industrial Age Suburban Core (1100 (1800 to (1930’s to 1800) 1930) onwards)

Hyder Consulting UK Ltd Page 1 Landscape and Visual Field Survey Sheets Landscape, Townscape and Visual Field Survey Sheet

Project Name : Lancaster City Council SHLAA Sites. Project Number : UA001453.

Receptor Ref : Broad Location Site – GB04: Central Area of Greenbelt

Date of Survey: 09/10/2015 Surveyor: B. Pope Sheet No.: 045

Assessment Type – Landscape

2014 SHLAA Map Ref. 16 / 12 / 23

View north from Manor Lane

Hyder Consulting UK Ltd Page 2 Landscape and Visual Field Survey Sheets Landscape, Townscape and Visual Field Survey Sheet

Project Name : Lancaster City Council SHLAA Sites. Project Number : UA001453.

Receptor Ref : Broad Location Site – GB04: Central Area of Greenbelt

Date of Survey: 09/10/2015 Surveyor: B. Pope Sheet No.: 045

Assessment Type – Landscape

2014 SHLAA Map Ref. 16 / 12 / 23

Key Landscape Elements

Vegetation Woodland / Topography Farming Heritage Built Form Hydrology Corridor Type Trees

Farm Freshwater Flat Deciduous Pasture Vernacular Building / Drained Motorway Mosses Farmstead

Low Lying Wetland Coniferous Damp Pasture Designed Estate Settlement Stream Trunk Road

Coastal Improved Ancient Plain Mixed Tourism Open Water Road Marsh Pasture Enclosure

Limestone Railway / Broad Valley Saltmarsh Shelterbelt Medieval Pylon Coastal Pasture WCML

Coastal / Hedgerow Parliamentary Natural Reeds Hedgerow Masts Canal Drumlin Field Tree Enclosure Pond

Limestone Limestone Modern Industry / Artificial Wet Woodland Fence Lane Pavement Grassland Enclosure Mill Pond

Wind Gently Rolling Marsh Tree Clump Dry Stone Wall Prehistoric Site Lake / Mere Green Lane Turbine

Hill top Water Power Crag Isolated Tree Field Ditch Enclosure / Fort Tidal Bridleway Meadow Station / Castle

Caravan / Scarp / Cliff Saltmarsh Scrub Strip Field Religious Estuary Footpath Camping

Alder / Willow Monument / Rolling Sand Dune Laid Hedgerow Golf Course Raised Mire Cycle Route Carr Tower

Ridge and CROW Glacial Erratic Foreshore Forestry Transitional Furrow Field Brownfield Fishing Lake Access System Land

Yew Hall / Estate / Quarry / Country High Fell Fen Mosaic Reservoir Woodland Relict Parkland Extraction Park

Domed Common Foothill Coppiced Intensive Lime Kiln Ribbon Floodplain Moss Land

Distinctive Moorland Wooded Slope Land Modern Dendritic Picnic Spots Ridgeline Reclamation Residential Features

Reef Knoll Mossland Arable Campus

Hyder Consulting UK Ltd Page 3 Landscape and Visual Field Survey Sheets Landscape, Townscape and Visual Field Survey Sheet

Project Name : Lancaster City Council SHLAA Sites. Project Number : UA001453.

Receptor Ref : Broad Location Site – GB04: Central Area of Greenbelt

Date of Survey: 09/10/2015 Surveyor: B. Pope Sheet No.: 045

Assessment Type – Landscape

2014 SHLAA Map Ref. 16 / 12 / 23

Key Townscape Elements

Topography Layout Vegetation Heritage Built Form Hydrology Corridor

Flat Modern Deciduous Vernacular Residential Drained Motorway

Low Lying Inter-war Coniferous Conservation Commercial Stream Trunk Road Area

Plain Ribbon Mixed Listed Building Retail Open Water Road

Valley Core Shelterbelt 16 th to 17 th Industrial Coastal Railway Century

Coastal / Drumlin Estate Former 18 th to 19 th Tourism Natural Pond Canal Field Hedgerow Century Tree

Limestone Organic Street Former Scheduled Pylon Artificial Pond Car Parking Pavement / alley Hedgerow Ancient Monument

Gently Rolling Planned Tree Clump Market / Urban Mast Lake Green Lane Square

Crag Terrace Street Tree Prehistoric Site Power Station Tidal Bridleway

Scarp / Cliff Cul-de-sac Scrub Castle Caravan / Estuary Footpath Camping

Rolling Villa Religious Golf Course Fishing Lakes Cycle Route

Fell Monument / Brownfield Amenity Open Tower Space

Foothill Church Quarry / Common Land Extraction

Designed Park Transport Public Park Node

Docks / Quayside

Hyder Consulting UK Ltd Page 4 Landscape and Visual Field Survey Sheets Landscape, Townscape and Visual Field Survey Sheet

Project Name : Lancaster City Council SHLAA Sites. Project Number : UA001453.

Receptor Ref : Broad Location Site – GB04: Central Area of Greenbelt

Date of Survey: 09/10/2015 Surveyor: B. Pope Sheet No.: 045

Assessment Type – Landscape

2014 SHLAA Map Ref. 16 / 12 / 23

Landscape Visual Characteristics

Pattern Dominant Strong Broken Weak

Scale Intimate Small Medium Large

Texture Smooth Textured Rough Rugged

Colour Monochrome Muted Colorful Garish

Complexity Uniform Simple Diverse Complex

Unity Unified Interrupted Fragmented Chaotic

Remoteness Wild Remote Active Busy

Enclosure Vast Open Contained Constrained

Form Straight Angular Curved Sinuous

Key Site Qualities -

Landscape / Tranquility Relationship with Townscape / Countryside Key Quality History the AONB Seascape Access (Views and Noise Character

Description N/A A tranquil area of Pasture / grazing N/A N/A green space land / meadow between residential developments

Hyder Consulting UK Ltd Page 5 Landscape and Visual Field Survey Sheets Landscape, Townscape and Visual Field Survey Sheet

Project Name : Lancaster City Council SHLAA Sites. Project Number : UA001453.

Receptor Ref : Broad Location Site – GB04: Central Area of Greenbelt

Date of Survey: 09/10/2015 Surveyor: B. Pope Sheet No.: 045

Assessment Type – Landscape

2014 SHLAA Map Ref. 16 / 12 / 23

Summary Comment

A gently undulating site bounded to the north, south and west by residential developments. The site is formed of pasture land bounded by a mixture hedgerows and stone walls interspersed hedgerow trees and tree clumps. Rising landform to the east and the undulating topography combined with the surrounding residential areas limit wider views out from the area.

It is considered that this site could contain small, low density development without significantly affecting the wider landscape character. Some nearby views from the east would be affected, however this could be mitigated through careful planning and screening

Summary of Site Assessments

Harm Landscape / Cumulative Impact Mitigate Impacts Townscape Character Harm Visual Amenity Site reference Negative / Positive / Yes / No Negative / Positive / Negative / Positive / Neutral Neutral Neutral

GB04 Yes Neutral Negative Negative

Note: Assessment summary made taking potential mitigation of impacts into consideration

Hyder Consulting UK Ltd Page 6 Landscape and Visual Field Survey Sheets Lancaster City Council

SITE NAME: LAND OFF MANOR ROAD, SLYNE-WITH-HEST LPSA REF: 704

SITE ALLOCATION HERITAGE IMPACT ASSESSMENT Methodology for Impact Assessments on Heritage Assets: • Identification of the asset(s) • Identification of the asset’s importance and contribution of the site to the significance • Identification of potential impact of allocation on significance • Considerations for maximising enhancements and mitigating harm

IDENTIFICATION OF HERITAGE ASSET(S) Heritage Asset Total Description of Asset(s) Listed Building Slyne Hall – Grade II (listing ref: 1071856 ) Manor House – Grade II* (listing ref: 1071858 ) 136 Slyne Road – Grade II (listing ref: 1166194 ) Boundary Stone 100m north of the drive to Slyne Hall – Grade II (listing ref: 1071857 ) Church of St Luke – Grade II (listing ref: 1071855 ) 2 and 4 Hanging Green Lane – Grade II (listing ref: 1071852 ) Scheduled Monument N/A Conservation Area Slyne Conservation Area

Registered Parks and N/A Gardens Non-designated N/A SITE CONTRIBUTION TO THE SIGNIFICANCE OF THE ASSET(S) Name of asset Significance of the asset (heritage values) and the setting Site contribution to the significance of the asset (physical surroundings and experience of the asset) Designated heritage asset(s): Slyne Hall – Late 18 th century house constructed in sandstone rubble The site provides the wider rural setting to the building and Grade II with a pitched slate roof. The building is three storeys given its historic association with agriculture, the site makes a and three bays, the significance of the building derives positive contribution to the significance of the asset. from its retention of historic material and vernacular construction. The building is situated in its historic farmstead setting, however the outbuildings have been converted to residential use which has somewhat diminished the historic agricultural significance of the building. Manor House House dating from 1681. The building is constructed in The site provides the wider historic rural setting to Slyne, – Grade II* cobbles with sandstone dressings and pitched slate roof. however the asset is experienced and appreciated from the The building is a T-plan form with a central entry. The main highway with some restricted views of the site attainable building is five bays with chamfered cross windows. There looking north. Therefore, the site makes a minor contribution is a plaque with a date of ‘1681’ above the door. The to the significance of the asset. significance of the buildings relates to the well preserved 17 th century plan form and historic detailing and its illustrative value as vernacular construction. The building is enclosed by a small boundary wall and is situated on the corner plot of the junction of Slyne Road and road leading to Hest Bank.

Lancaster City Council 136 Slyne Early-18 th century house which was altered c.1750. The The site provides the wider historic rural setting to Slyne and is Road – Grade building is constructed in slobbered cobbles with in close proximity to the asset, accentuating its vernacular II sandstone dressings and a pitched slate roof. The form. The site makes a positive contribution to the significance significance of the building derives from its retention of of the asset. historic material, illustrative value as an early-18th century house and local vernacular style. The building is faces immediately onto Slyne Road and is enclosed in a low stone boundary wall. Church of St Church, dating 1898-1900. The building is constructed in The site does provide the wider rural setting to the asset, but Luke – Grade II snecked sandstone rubble with a red tile roof. The there is limited inter-visibility between the asset and the site building is designed in a free Gothic style. The significance due to the enclosure of Hanging Green Lane in mature trees. of the building derives from its revival architectural style, The site makes a minor contribution to the significance of the development of Victorian and Edwardian churches and asset. association with notable local architect Austin and Paley. The building is situated in an enclosed churchyard surrounded by mature trees. The wider setting of the church has been altered by the infill of modern 20 th century housing between Hest Bank and Slyne. Boundary Early 19 th century boundary stone in a triangular section, The site provides the rural backdrop to the boundary stone and Stone 100m constructed in sandstone. The stone marks the boundary makes a positive contribution to its historic significance. north of Drive with the parish of Bolton-le-Sands and indicates direction to Slyne Hall – of ‘Slyne’ and ‘Bolton’. The significance derives from the Grade II association with infrastructure and road networks in the early-19 th century in Britain and its local historic streetscape value. 2 and 4 Two cottages dating from the early-19 th century. The The site does provide the wider rural setting to the asset, but Hanging Green cottages are constructed in roughcast render with there is limited inter-visibility between the asset and the site Lane – Grade II sandstone dressing a hipped slate roof within due to the enclosure of Hanging Green Lane in mature trees. overhanging eaves. The significance of the cottages The site makes a minor contribution to the significance of the derives from their modest Regency style. The buildings asset. face onto Hanging Lane and are enclosed by vegetation. Historically, the cottages were situated in isolated rural location but have been subsumed in the 20 th century with the development of modern housing between Hest Bank and Slyne. Slyne Slyne is a small historic settlement set inland from the The site provides the wider historic rural setting to Slyne and Conservation shore of Morecambe Bay. The boundary of the makes a positive contribution to the significance of the asset. Area Conservation Area covers the linear historic core of the settlement. The village has agricultural origins, but as is evident by the retention of inns and hotels, also catered for travellers from Lancaster to northern towns including Kendal and Carlisle. The significance of the Conservation Area derives from its linear settlement plan, retention of 17 th to 19 th century buildings, vernacular style of buildings and association with the road networks of 18 th century prior to the development of the railway. The surrounding agricultural land has been substantially altered by the development of modern suburban houses which have amalgamated Hest Bank and Slyne in settlement plan form. There is a parcel of land to the north of the settlement which acts as a distinguishing buffer between Slyne and Bolton-le-Sands. POTENTIAL IMPACT OF ALLOCATION ON SIGNIFICANCE Description of Impact

Name of asset • Location and siting (e.g. proximity, extent, topography, key views) • Form and appearance (e.g. prominence, massing, scale and materials) • Secondary effects (e.g. increased traffic movement, vibration, noise, lighting, access and use of landscape) Slyne Hall – Development of the site would be in close proximity to the asset and erode the remaining rural setting of the building, it also Grade II has the potential to erode the significance of the asset through design which would diminish its vernacular architectural qualities. It is considered the potential impact of allocation on the significance of the asset would be major.

Lancaster City Council Manor House Development would be situated in the wider rural setting of the building, although views and inter-visibility between the – Grade II* asset are limited. There may some secondary effects such as increased traffic and noise resulting from development of the site. The potential impact of allocation on the significance of the asset would be moderate/minor. 136 Slyne Development of the site would be situated in relatively close proximity to the building and could erode the rural setting and Road – Grade diminish the architectural quality of the building. It is considered that the potential impact of the allocation on the II significance of the asset would be major/moderate. Church of St Development of the site would not be visible from the site, but would erode the wider rural setting of the building. It is Luke – Grade considered that the potential impact of the allocation on the significance of the asset would be minor. II Boundary Development of the site would be in close proximity to the asset and erode the remaining rural setting of the structure. It is Stone 100m considered the potential impact of allocation on the significance of the asset would be major. north of Drive to Slyne Hall – Grade II 2 and 4 Development of the site would not be visible from the site, but would erode the wider rural setting of the building. It is Hanging considered that the potential impact of the allocation on the significance of the asset would be minor. Green Lane – Grade II Slyne Development of the site would erode one of the remaining open rural spaces immediately adjacent to the Conservation Conservation Area, which makes a positive contribution to the character and appearance of the area. Development of the site would Area subsume the Conservation Area and has the potential to erode its distinguishing character as a separate settlement to Bolton-le-Sands. The potential impact of the allocation on the significance of the asset would be major.

ENHANCEMENTS AND MITIGATING HARM Maximising Enhancement (e.g. Public access, interpretation, increase understanding through research, repair/regenerate heritage assets, removal from HAR register, better reveal significance through new viewpoints)

• There are limited enhancements to the historic environment which could be achieved through allocation of the site.

Mitigating Harm (e.g. identify alternative sites, amendments to site boundary, relocate development within the site, identify design requirements, open space, protection of key views, density, layout and heights of buildings, traffic management)

• The restrictions of heights to 2 storeys would minimise visual dominance over the overriding vernacular character of the surrounding designated heritage assets CONCLUSIONS AND RECOMMENDATIONS Development of the land would erode the rural buffer between Slyne and Bolton-le-Sands, which would diminish the distinctive townscape character of these settlements. Development of the site would impact the setting of several designated heritage assets, including Slyne (Conservation Area), Slyne Hall (Grade II), Boundary Stone (Grade II), 136 Slyne Road (Grade II) and Manor House (Grade II*). The allocation of the site would substantially and irreversibly alter the character of the area and the setting of the surrounding designated heritage assets. It is considered this would cause substantial harm to the significance of Slyne Conservation Area, Slyne Hall (Grade II) and Boundary Stone (Grade II) as it would completely subsume their rural setting. The potential allocation would have a less than substantial impact on other designated heritage assets as it would erode the wider rural setting of Manor House (Grade II*) and 136 Slyne Road (Grade II). It is considered there are limited measures which would mitigate the harm which would erode the rural buffer between the settlements and which would subsume the remaining vernacular character of the area, however the restriction of heights could mitigate some of the visual dominance and prominence that new development may have over the overriding vernacular character of the area.