LANCASTER DISTRICT LAND ALLOCATIONS DEVELOPMENT PLAN DOCUMENT

LANDSCAPE ASSESSMENT OF EMERGING SITE OPTIONS Grab Lane, Lancaster

November 2012

LANCASTER DISTRICT LAND ALLOCATIONS DPD

LANDSCAPE ASSESSMENT OF EMERGING SITE OPTIONS

Grab Lane, Lancaster

Contents

page Preface

1 Site Location and Context 1

2 Landscape Character 2

3 Landscape Value 4

4 Potential for Development 7

5 Sensitivity of the Grab Lane site to changes 7 arising from its potential development

6 Potential for Mitigation 8

Figures:

Figure B1: Plan: The existing character of the Grab Lane site

Figure B2: Photographic views

Figure B3: Plan: Potential for Mitigation

Appendix: (separate volume)

The Project Brief

Woolerton Dodwell November 2012

PREFACE

i. This report by Woolerton Dodwell was commissioned by Lancaster City Council. It provides a landscape assessment of the Grab Lane site, which is located on the eastern fringes of Lancaster, adjacent to the M6 motorway. The purpose of the landscape assessment is to help inform Lancaster City Council’s consideration of future growth options and ultimately the allocation of sites in the Land Allocations Development Plan Document (DPD) which forms part of the Local Development Framework (LDF) for Lancaster District.

ii. The Grab Lane site is one of a number of emerging site options identified by Lancaster City Council as strategic due to their size and location, and which if developed would have significant implications for the District both in terms of meeting future development needs and also in terms of potential impacts.

iii. Landscape assessments have been prepared for the City Council for the following five strategic site options:

• Bailrigg, Lancaster • Whinney Carr, Lancaster • Grab Lane, Lancaster • South • Energy Coast

iv. A further element of Woolerton Dodwell’s commission involved a review of areas within Lancaster District identified under ‘saved’ Local Plan Policy E31 as Key Urban Landscape. The policy states that these areas will be conserved and important natural features safeguarded, and that development in such areas will only be permitted where it preserves the open nature of the area and the character and appearance of its surroundings. The purpose of the review was to help inform consideration of the continued appropriateness of the Key Urban Landscape allocation in the Land Allocations DPD. The review was undertaken in two stages and is the subject of separate reports.

Woolerton Dodwell November 2012

GRAB LANE STRATEGIC SITE OPTION (SHLAA 320) Landscape Assessment

SITE LOCATION AND CONTEXT 1.1 The Grab Lane site is located on the eastern edge of Lancaster and comprises approximately 32 hectares of farmland. It lies immediately to the west of the M6 motorway and extends westward to a minor watercourse, Burrow Beck. Road and existing residential development define the northern extent of the site and Wyresdale Road forms its southern boundary. Grab Lane subdivides the site, separating a flat low-lying area to the west from land that generally rises eastward towards the M6 motorway. This minor road runs NE – SW between Quernmore Road and Wyresdale Road, Apart from the adopted roads, there is no public access to the site. A farmstead, ‘Oatlands’ lies within the site, adjacent to and east of Grab Lane. It comprises a traditional stone farmhouse with a range of outbuildings including a large modern agricultural shed.

1.2 The site is designated Key Urban Landscape (saved Local Plan policy E31) and Woodland Opportunity Area (saved Local Plan policy E27). Quernmore Road and Wyresdale Road are designated Access Corridors under saved Local Plan policy E47. National Grid’s high-pressure natural gas underground pipeline runs along the eastern margins of the site, parallel to the M6 motorway.

1.3 Rushy unimproved grassland and wet carr woodland (Fenham Carr, a County Biological Heritage Site) abut the western site boundary and extend to Fenham Carr Road where four detached houses are located with views across the site towards the south-east. Beyond Fenham Carr Road, land rises steeply to form the east-facing wooded slopes of a low ridge (109m AOD) on which Williamson Park and the distinctive Ashton Memorial (Grade I Listed) are located. The ridge screens and separates the Grab Lane site from the main urban area of Lancaster.

1.4 To the north of the Grab Lane site are Standen Gate and Standen Park, recent residential developments of detached, semi-detached and terraced properties, together with three storey flats. There is also a ribbon of post-war semi-detached houses along Quernmore Road. On the north side of Quernmore Road is the former Lancaster Moor Hospital (Grade II Listed Building) where outline planning permission has been granted for the conversion of the former hospital into apartments and houses and for 440 new build homes in the grounds. Developer partners for the site were announced in November 2012.

1.5 The M6 motorway forms the site’s eastern boundary, passing it principally on low embankment or at grade. Tree cover established intermittently on the motorway embankments and reserves interrupts, in places, the views that are available westward across the site towards Lancaster. To the east of the M6 land continues to rise towards the fells of the AONB. To the south of the site a range of established commercial uses are located on the south side of Wyresdale Road, including

Woolerton Dodwell 1 November 2012

Lancaster Leisure Park, Lancaster Auction Centre, a meat processing facility, marquee hire centre and a small hotel, together with a tract of grazing land and significant tree cover.

LANDSCAPE CHARACTER

Existing Landscape Character Assessments ° National Landscape Character 1 - Character Area 31: Coast and Lune Estuary ° Landscape Character Assessment 2 – Character type 13 Drumlin Field ° Lancashire Landscape Character Assessment – Character area 13c Docker-Kellet-Lancaster ° Lancashire Historic Landscape Character Assessment 3 – Character type: Post-Mediaeval Enclosure

1.6 Descriptions contained in National Character Area 31: Morecambe Coast and Lune Estuary help to establish a broad overview of the landscapes in this part of Lancashire. One of its ‘key characteristics’ is described as:

° Broad, relatively flat lowlands enclosed by steeply sloping escarpments which open out dramatically into the undulating landscape of the coastal strip with substantial drumlin features.

1.7 The Lancashire Landscape Character Assessment (LLCA) presents a county-wide classification of landscape character based on mapping at 1:50000 scale. It classifies the whole of the Grab Lane site as Landscape Character type 13: ‘Drumlin Field’ The type is generally characterised by a rolling landscape of elongated hillocks – drumlins - that were deposited as boulder clay by retreating ice sheets. The drumlins are variable in form but typically have relatively steep sides and broad rounded tops, and form a distinctive ‘basket of eggs’ landscape of discrete hillocks separated by lower-lying land. The drumlins have a relatively consistent orientation; those in ‘Drumlin Field’ are aligned roughly north-east - south-west and this gives the landscape a distinctive grain. The drumlins vary in height; within the character type as a whole, 100m and 200m AOD is typical although at Grab Lane the drumlin is a little lower. The Grab Lane site has a transitional location at the western and southern margins of the character type, close to its boundary with the more elevated ‘Farmed Ridges’ landscape type to the east.

1.8 At a more local level, the Grab Lane strategic site encompasses the western side slopes and gently undulating top of a drumlin together with much of a relatively flat low-lying area at the foot of the drumlin that separates the drumlin from the Williamson Park ridge to the west. The flat low-lying area is crossed by the Burrow Beck watercourse which runs north-east - south-west along the western boundary of the site. Two sub-areas are identified within the Grab Lane site: a western area of generally flat valley floor farmland and an eastern area of rolling drumlin farmland.

1 Countryside Character Volume 1: North West England Area 31 Morecambe Coast and Lune Estuary (Countryside Agency 1998) 2 A Landscape Strategy for Lancashire: Landscape Character Assessment (Lancashire County Council 2000) 3 Lancashire Historic Landscape Character Map (Lancashire County Council 2000) available at mario.lancashire.gov.uk Woolerton Dodwell 2 November 2012

Valley floor farmland: Key characteristics: ° Generally flat or gently undulating land that forms the south-eastern part of the valley floor of Burrow Beck (adjacent watercourse). The land is crossed by two minor watercourses that drain into Burrow Beck.

° The valley floor is confined between and overlooked by the drumlin and by the Williamson Park ridge to the north-west. It lies to the north-west of a drumlin, below a pronounced break in slope, above which land rises to form the side slopes of the drumlin in the eastern part of the site.

° Open farmland in mixed agricultural use that contains few landscape elements apart from occasional trees along roadside boundaries and adjacent to housing that contribute to landscape colour and texture and provide some limited opportunities for wildlife.

° The historic pattern of field enclosure (pre-1850) on the west side of Grab Lane is only weakly defined by post-and wire fencing that has limited physical and visual presence. Stone walls enclose roadside field boundaries fields on the east side of Grab Lane.

° A cluster of built development comprising the ‘Oatlands’ farmstead and outbuildings including a large agricultural shed.

Rolling drumlin farmland: Key characteristics : ° Sloping land that rises to form the characteristically rounded western side slopes and broader undulating top of a drumlin landform. The eastern side of the drumlin merges into rising land of the ‘Farmed Ridges’ landscape type to the east.

° The drumlin forms a characteristic elongated hillock that rises to 83m AOD at its northern end and is overlooked from more elevated land to the east.

° Open farmland is improved pasture. There is a distinctive and regular historic pattern of enclosure (pre-1850) into rectilinear fields, principally by stone walls, including retaining walls with hedgerows above on some roadside boundaries. Some stone walls are in poor repair.

° Occasional hedgerows with hedgerow trees and groups and lines of trees are also features of the landscape that contribute to landscape colour and texture and the value of the farmland for wildlife.

° The engineered character of the M6 motorway, together with road traffic movement, noise and lighting detract from local character and have a dominant influence on the eastern part of the character type.

° Elevated landform provides opportunities for extensive views, including views towards the Forest of Bowland AONB and of Lancaster’s distinctive skyline to the west including the domed Ashton Memorial and Moor Hospital Listed Buildings.

Woolerton Dodwell 3 November 2012

1.9 Figure G1 illustrates the existing character of the Grab Lane site and Figure G2 presents a series of photographic views.

EXISTING VIEWS 1.10 Figure G1 indicates a range of views available to, from and across the site. The variations in topography create spatial contrasts within the Grab Lane site. From the relatively flat, lower-lying valley floor farmland in the western part, views are localised and generally confined by surrounding more elevated landform; to the east by a drumlin and to the west by the upstanding wooded ridge on which Williamson Park and the Ashton Memorial are located. Built development and tree cover to the north and south also tend to confine views. From the Valley Floor Farmland there are views of housing on Standen Gate and of the four properties located on Fenham Carr Road which also overlook the site. The ‘Oatlands’ farmstead and commercial properties located off Wyredale Road are also seen in the view. The upper parts of Ashton Memorial and the tower of Lancaster Moor Hospital are visible from the valley floor farmland including from Grab Lane.

1.11 From the slopes and top of the drumlin there are opportunities for extensive and elevated views, including views to the Forest of Bowland AONB to the east (seen across the M6 motorway), but more particularly of the city’s distinctive skyline to the west that features the iconic Ashton Memorial rising above a wooded ridge and the Gothic tower of the Moor Hospital. There are also views of housing on Standen Gate and on Quernmore Road and Fenham Carr Road which also overlook the site. There are also some views of commercial properties located off Wyredale Road, limited by roadside tree cover.

1.12 The Grab Lane site is prominent in views available from a variety of surrounding locations, including in some reciprocal views of residents on Standen Gate, Quernmore Road and Fenham Carr Road. Views across the site from the west look towards the farmed drumlin landform and the M6 motorway with Clougha Pike on the distant horizon. The site is also a component in views towards the west as experienced by passing travellers on the M6 motorway, Quernmore Road and Wyresdale Road. In these views the Ashton Memorial is seen at relatively close quarters in the context of a largely undeveloped and essentially naturalistic foreground landscape setting that is characterised principally by open lowland farmland within the Grab Lane site, backed by a wooded ridge. In views from Wyresdale Road, rushy grassland and wet woodland at Fenham Carr is also apparent and adds further colour, texture and interest to the view. In more elevated views from Newlands Road a wider context is available, in which the Grab Lane site forms the middle ground in attractive views towards the Ashton Memorial that also encompass the Gothic Tower of the Moor Hospital with and the Lakeland fells beyond.

LANDSCAPE VALUE 1.13 Landscape value has been defined as ‘ the relative value that is attached to different landscapes by society ’4 and is to be established as part of the baseline description of landscape character. Value (at

4 Guidelines for Landscape and Visual Impact Assessment’ published jointly by the Landscape Institute and the Institute of Environmental Management and Assessment (Second Edition, 2002) Woolerton Dodwell 4 November 2012

the community, local, national or international level) can apply to areas of landscape as a whole, to individual components of the landscape, or to aesthetic and perceptual dimensions which contribute to landscape character. Landscape and countryside designations are a form of recognition of landscape value.

Local Designations

1.14 The Grab Lane site is protected as a Countryside Area to which saved local plan policies E4, E5, E6 and E7 apply. Additionally, the whole of the Grab Lane site is designated Key Urban Landscape under saved Local Plan policy E31, which identifies ‘ a number of larger areas of open land which are particularly important to the setting of the urban area ’ (Local Plan para 5.6.9) . The rationale behind the identification of the Grab Lane site (and others located in the Lancaster Eastern M6 Corridor) as Key Urban Landscapeis set at in Local Plan 5.6.11, which refers to ‘ the rising ground between the edge of the built-up area and the M6 motorway’ that provides ‘ a fine setting for the city and provides a visual link with the countryside beyond’ . An additional function of the land is to provide a ‘buffer zone between the motorway, with its associated noise and vibration, and the residential properties on the east side of Lancaster’ . It is the open character of the land in particular that saved policy E31 seeks to protect.

Historic and Heritage Value

1.15 Listed Buildings and their settings enjoy protection under the Planning (Listed Buildings and Conservation Areas) Act 1990. National Planning Policy Framework (NPPF) further emphasises the importance of conserving and enhancing the historic environment, advising at paragraph 132 that ‘when considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. The more important the asset, the greater the weight should be. Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting. ’ The setting of a heritage asset is defined as ‘ the surroundings in which a heritage asset is experienced’ and this includes ‘ all of the surroundings from which the heritage asset can be experienced or that can be experienced from or with the heritage asset’ 5

1.16 Ashton Memorial Gardens and Williamson Park are designated as a Conservation Area and Registered Park and Garden of Special Historic Interest, Grade II) and contains eight Listed Buildings, including the Ashton Memorial which forms an iconic domed feature on Lancaster’s skyline by day and at night. As a Grade I Listed Building it is, by definition, ‘ of exceptional interest’ . Ashton Memorial is widely visible and ‘ dominates the Lancaster skyline and is visible for many miles around’ (Wikipedia). It is Lancaster’s most prominent and distinctive landmark, considered by Pevsner 6 to be ‘ the grandest monument in

5 The Setting of Heritage Assets (English Heritage 2011) 6 Lancashire: North: Pevsner Architectural Guides: Buildings of England (Clare Hartwell 2009) Woolerton Dodwell 5 November 2012

England’ . The six-storey Gothic tower of Lancaster Moor Hospital (Grade II Listed Building) to the north of the site is also a distinctive feature of Lancaster’s skyline.

1.17 The open farmland of the Grab Lane site lies within the setting of the Ashton Memorial heritage asset and is an integral part of the whole visual composition in which the landmark Ashton Memorial is experienced in views from the east. The site makes a special contribution to the setting of the Memorial because unlike other parts of the setting, it provides unrivalled opportunities to view and so experience this Grade I Listed Building within a largely undeveloped context that appears to have changed little over time. The simple, ‘natural’ qualities of woodland and farmland within the site and beyond contrasts with and complements the ornate domed construction of the Memorial. The open rolling drumlin farmland, with its distinctive and regular historic pattern of stone walls also contributes to the Memorial’s setting, particularly in views from the M6 motorway and from more elevated locations to the east including Newlands Road. Views of Ashton Memorial are important because they feature a heritage asset of ‘exceptional interest’ and because they are experienced by relatively large numbers of people including those passing Lancaster on the M6 motorway.

Other contributions to landscape value 1.18 In addition to the role played by the Grab Lane strategic site in contributing to the setting of important heritage assets, other contributions to the value of the Grab Lane landscape are made by:

° The open and undeveloped character of the land, which provides a countryside setting to the eastern fringes of Lancaster’s urban area and a visual link with the wider countryside beyond.

° the distinctive drumlin landform that is representative of and characterises much of the lowland landscape in Lancaster District and which contributes to landscape quality. The contrast between the flat valley floor of Burrow Beck and the adjacent drumlin also contributes to landscape and scenic quality.

° the distinctive and regular historic pattern of field enclosure by stone walls that survive in the eastern part of the Grab Lane site and which contribute to landscape and scenic qualities.

° the lines and clumps of mature trees and hedgerows that are established within the site, mainly within the Rolling drumlin farmland, which contribute to landscape and scenic quality and to conservation interests.

° the availability of attractive views of the Ashton Memorial and the Gothic tower of Lancaster Moor Hospital in their settings, seen from within the Grab Lane site and more particularly in views in which the Grab Lane site is an important component of the scene.

° The function that the site performs as a buffer zone between the motorway and the residential properties on the east side of Lancaster.

Woolerton Dodwell 6 November 2012

POTENTIAL FOR DEVELOPMENT

1.19 Land at Grab Lane was identified through the City Council’s ‘call for sites’ process as an area of land that could accommodate significant development. It is identified in the Council’s Strategic Housing Land Availability Assessment (SHLAA 320), and is further identified by the Council as a potential site in the draft Land Allocations DPD.

1.20 Land at Grab Lane has potential for housing development that is likely to be characterised by two- storey and possibly three-storey buildings, as detached and semi-detached units, terraces or low-rise apartment blocks, with associated gardens and open space, green infrastructure, parking areas, roads, signage and street lighting. Such development is to be considered as permanent. The distribution and layout of development is likely to be constrained by National Grid’s wayleave requirements regarding the high-pressure natural gas underground pipeline that runs along the eastern margins of the site.

SENSITIVITY TO CHANGES ARISING FROM POTENTIAL DEVELOPMENT FOR HOUSING

1.21 Judgements have been made concerning the aspects of the site’s character that are sensitive to the changes that are likely to arise from development for housing, and the degree to which they are sensitive.

1.22 The valley floor farmland and the rolling drumlin farmland are both considered to be highly sensitive to changes in their existing open character. This is because they both contribute to an area of farmland that provides an undeveloped open setting to the nationally important Ashton Memorial, to other important heritage assets, and to urban development in the eastern part of Lancaster that are to be valued highly in a national and local context.

1.23 Development of the valley floor farmland would introduce buildings, roads, lighting etc. into the landscape that would change fundamentally the open and undeveloped landscape character of the Memorial’s eastern setting. It would also erode its ‘buffer zone’ function in providing separation between the M6 and residential properties on the east side of Lancaster. As a consequence of changes in the landscape, the character and composition of existing views towards the site would be significantly altered including views towards the Ashton Memorial and other features of Lancaster’s skyline. By day the scale, density and massing of built development would be apparent, and it has potential to appear as a broad roofscape in more elevated views. At night, light from houses and street lighting within the development may distract and detract from views of the Memorial silhouetted on the skyline when seen from the east.

1.24 Development of the rolling drumlin farmland would have similar effects on existing open landscape character and views. Additionally it may have potential to appear as visually intrusive skyline development, and to intervene in, partially obstruct or alter existing views of travellers on the M6 , Wyresdale Road, Quernmore Road and Newlands Road towards the Ashton Memorial, depending on

Woolerton Dodwell 7 November 2012

design proposals. As before, light from houses and street lighting within the development may distract and detract from views of the Memorial silhouetted on the skyline.

1.25 The steep slopes of the drumlin landform are also sensitive to development as, depending on design proposals, they may require significant modification eg cut and fill engineering works, retaining structures etc -to accommodate housing development and provide acceptable road gradients. It is also likely that appreciation of the valued historic pattern of field enclosure would be compromised by the development, even if it is retained intact.

POTENTIAL FOR MITIGATION

1.26 According to ‘Guidelines for Landscape and Visual Impact Assessment’ (GLVIA) 7, the purpose of mitigation is

‘to avoid, reduce or where possible remedy or offset any significant negative (adverse) effects on the environment arising from the proposed development.’

1.27 It advises that

‘Landscape mitigation measures should be designed to suit the existing landscape character and needs of the locality, respecting and building on local landscape distinctiveness and helping to address any relevant existing issues in the landscape.’

1.28 The development of the Grab Lane site for housing would result unavoidably in fundamental changes in existing open character and in some existing views and would compromise at least partially the reasons why value is attached to the site through its designation as Key Urban Landscape. The magnitude of change and significance of effects on landscape character and value arising from development may be mitigated to some extent through the adoption of measures that aim to respect the landscape, visual and heritage sensitivities of the site. These include the establishment of undeveloped buffer zones of land located within views towards Ashton Memorial or where the visual exposure of the land and/or the steepness of landform is judged to be sensitive to the effects of housing development. Additionally, a generous network of green infrastructure is recommended, to be designed in ways that reduce the scale and massing of built development and interrupt the continuity of roofscape.

1.29 Implementation of the recommended mitigation would reduce inevitably the area of land available for housing development. Figure G3 indicates the location of buffer zones and other areas recommended to remain undeveloped. Excluding these buffer zones and areas, the land within the site potentially available for development extends to approximately 9.75 ha. This potentially developable area may be further reduced by other potential constraints such as safety and acoustic issues associated with the M6 motorway and potential risk of flooding.

7 Guidelines for Landscape and Visual Impact Assessment’ published jointly by the Landscape Institute and the Institute of Environmental Management and Assessment (Second Edition, 2002) Woolerton Dodwell 8 November 2012

1.30 A number of site specific and more general guiding principles are recommended to help mitigate the potential effects of housing development on the Grab Lane strategic housing site. These include:

° Exclusion from development of elevated land on the drumlin’s top and upper slopes where development could potentially physically obstruct or interrupt existing views towards the Ashton Memorial Grade I Listed Building or where development would result in visually intrusive skyline development.

° Exclusion from development of steeply sloping land which is sensitive to development due to the potential need for significant modification of the landform to accommodate housing development, adding to the impacts of development.

° Careful design of development (including its height, scale and massing) to ensure that it is sympathetic to the site’s character and sloping topography. The design should also respect the site’s context at the interface of town and countryside, its proximity to important heritage assets, and its presence in views from the M6 motorway towards Lancaster and the coast and from within the surrounding countryside.

° Creation of an undeveloped ‘buffer’ adjacent to Burrow Beck in order to improve wildlife value.

° Retention of existing trees, hedgerows and walls wherever possible - in order to help integrate new development within the landscape and to provide nuclei for new green infrastructure.

° Establishment of a new network of green infrastructure incorporating open space, tree and shrub planting, wetland and habitat creation etc to provide a setting for the development that will help to integrate it sensitively within its wider landscape context and provide a soft green interface between the development and the wider countryside. Green infrastructure should also be used to define an internal framework of development ‘cells’ that reduce the scale and massing of built development and interrupt the continuity of roofscape, particularly as seen in views from more elevated locations including the M6 motorway.

° Careful design of external lighting design in order to minimise impacts of development in night- time views towards the Ashton Memorial.

ACKNOWLEDGEMENTS: The Woolerton Dodwell project team gratefully acknowledge the generous guidance and support provided throughout the project by Lancaster City Council’s Planning and Housing Policy Team, in particular Maurice Brophy, Rebecca Richards, Emma Coffey and Stephen Gardner.

The project team included Sue Dodwell, Dean Blackhurst, Derek Woolerton, Callum Whyte and Rachel Atkinson.

Woolerton Dodwell 9 November 2012

KEY: Existing tree cover

Hedgerows

Stone walls

Public rights of way

Sub-areas

Views of and across site

Views from site

Listed building

In common with surrounding land the site lies within the setting of Ashton Memorial, a Grade I Listed Building and of the Moor Hospital Listed Buildings (II) Sloping land with the characteristically rounded side slopes and flatter top of a drumlin landform.

Elevated knoll is feature in views to west and south-west from Quernmore Road

80 90

95 85

80

75

70

Occasional hedgerows with hedgerow trees and groups and lines of trees Canalised course of Burrow Beck

Views to Bowland Fells in east are seen across M6

GRAB LANE

Flat or very gently sloping open farmland falls NW towards Burrow Beck. Fields divided by fencing on historic pattern of enclosure Open farmland is improved pasture with a distinctive historic pattern of enclosure, mainly by stone walls

M6 motorway overlooks the site in places and is a sources of noise and disturbance Opportunities from site, Grab Lane, M6, Wyresdale Road and Quernmore Road for views of Lancaster's distinctive skyline to the west including the Ashton Memorial and Moor Hospital Listed Buildings

Landscape Assessment of Emerging Site Options in the Lancaster District Land Allocation DPD Grab Lane, Lancaster : Existing Landscape Character KEY: Existing tree cover

Hedgerows

Stone walls

Public rights of way

Land to remain undeveloped

Key Urban Landscape policy area

Listed building

Elevated knoll feature is sensitive to development due to visual exposure and presence in views towards the Ashton Memorial and Moor Hospital Listed Building, and should remain undeveloped. Elevated top and upper slopes of drumlin are sensitive to development due to visual exposure and/or steepness of land, and should remain undeveloped.

Establish an undeveloped 'buffer' to protect existing ecological

interest and improve wildlife Retain existing Retain existing hedgerows, trees and copses 100

hedgerows, trees 95 value of Burrow Beck corridor 90 85 wherever possible for incorporation into an

copses and walls 80 75

70 extended network of green infrastructure wherever possible that will provide a setting for development , as features of green benefit for recreation and wildlife and a soft infrastructure 'green' interface between development and the wider countryside

Any proposals for development, including external lighting should be carefully assessed for impacts by day and at night on the setting of the Ashton Memorial Establish an undeveloped buffer adjacent to the Listed Building M6 to provide separation from motorway traffic and avoid more elevated and steeper land to reduce potential intrusion of development in views towards the Ashton Memorial and Moor Establish an undeveloped buffer adjacent to Hospital Listed Buildings Wyresdale Road to reduce intrusion of development in views towards the Ashton Memorial and Moor Hospital Listed Buildings

Key Urban Landscape policy area

Landscape Assessment of Emerging Site Options in the Lancaster District Land Allocation DPD Grab Lane, Lancaster : Potential for Mitigation

1. View looking north-west from Wyresdale Road across the site with ‘Oatlands’ farm in the foreground and Ashton Memorial on the horizon to the left and the Gothic tower of Moor Hospital to the right(winter)

2. View looking east across the site from Fenham Carr Lane with Clougha Pike on the distant horizon (summer)

FIGURE G2 EXISTING VIEWS

3. View looking north-west from Newlands Road towards the site (middle ground) with Ashton Memorial on the horizon (centre left) and the Gothic tower of Moor Hospital to the right (summer)

4. View looking south-west from Quernmore Road (M6 overbridge) towards the site, with the elongated top of the drumlin (bright green) in the middle ground (summer)

FIGURE G2 EXISTING VIEWS

5. View looking south-west from Grab Lane over the valley floor farmland in the western part of the site (summer)

6. View looking north-east from Grab Lane towards the rolling drumlin farmland in the eastern part of the site (summer)

FIGURE G2 EXISTING VIEWS