Living Lakes Your Local Plan Review

North Distinctive Area Excluded sites

7 May 2018

Contents Introduction ...... 1 Bassenthwaite ...... 4 Site reference: 106 - Bassenthwaite Hall Farm ...... 5 Braithwaite ...... 7 Site reference: 118 - Triangle east of A66, Braithwaite ...... 9 Site reference: 128 - East of Scotgate, Braithwaite...... 11 Caldbeck ...... 13 Site reference: 051 - Land north of B5299, Caldbeck ...... 15 Site reference: 052 - Land south of B5299, Caldbeck...... 18 Embleton ...... 21 Site reference: 013 - Land at Derwent Lodge, Embleton ...... 22 Hesket New Market ...... 25 Site reference: 196 - Hesket Hall Farm ...... 26 High Lorton and Low Lorton ...... 28 Site reference: 020 - Land at Hole Mire, High Lorton ...... 30 Site reference: 226 - Land adjacent to Croft Barn, Low Lorton ...... 31 Keswick ...... 34 Site reference: 001 - Builders Yard. Rear 1-3 Stanger Street ...... 38 Site reference: 040 - West of Spoony Green Lane ...... 39 Site reference: 041 - East of Spoony Green Lane ...... 39 Site reference: 054 - Land north of Keswick School (Parcel 1) ...... 40 Site reference: 055 - Land north of Keswick School (Parcel 2) ...... 43 Site reference: 057 - Land adjacent Hospital, Keswick ...... 46 Site reference: 058 - Land south of Fieldside Close, Keswick ...... 49 Site reference: 060 - Former Pencil Factory – existing allocation KE01E ...... 51 Site reference: 061 - Land at B5289 and Lake Road Roundabout ...... 55 Site reference: 085 - Keswick Lakeside ...... 57 Site reference: 100 - Land adjacent Springs Road, Keswick ...... 59 Site reference: 130 - Land at Fieldside Manor, Keswick ...... 60 Site reference: 143 - Land at Brigham Farm, Keswick ...... 62 Site reference: 218 - Land behind sorting office on Penrith Road, Keswick ...... 63 Site reference: 219 - Land west of Shillies Cottage, Keswick ...... 64 Site reference: 220 - Land west of Vinery Cottage, Keswick ...... 65 Site reference: 221 - Allotments east of Hawthorns, Keswick ...... 66 Site reference: 240 - Keswick Foreshore ...... 67

Site reference: 241 - Stable Hills ...... 68 Site reference: 280 - Keswick Bridge Timeshare – existing allocation KE02H ...... 70 Portinscale ...... 71 Site reference: 024 - Land off Howe Lane, Low Portinscale ...... 73 Site reference: 286 - Land south of Derwent Lodge, Portinscale (existing allocation PT01H) ...... 74 Threlkeld ...... 75 Site reference: 036 - The Thwaite, Melbutts, Threlkeld ...... 77 Site reference: 064 - Land south of Threlkeld Village Hall ...... 78 Site reference: 065 - Field adjacent to war memorial, Threlkeld ...... 81 Other sites ...... 82 Site reference: 119 - Wythop Mill ...... 83 Site reference: 266 - Wythop Old School ...... 85 Site reference: 120 - Bassenthwaite Old Station ...... 86 Site reference: 210 - Land at Peil Wyke ...... 88 Site reference: 137 - Thirlmere Activity Hub ...... 91 Site reference: 172 - Keswick Garden Centre, Underskiddaw ...... 94 Site reference: 174 - Whinlatter Skyline ...... 96 Site reference: 198 - Whinlatter Forest ...... 98 Site reference: 193 - Land to front of Thresher Barn, Blindcrake ...... 99 Site reference: 194 – Land behind Low Farm, Blindcrake ...... 101 Site reference: 209 - Land to front of Lynwood, Blindcrake ...... 102 Site reference: 195 - Whinlatter Base Station ...... 103 Site reference: 212 - Land opposite Chapelbeck Bridge, Thornthwaite ...... 105 Site reference: 223 - Land adjacent to Thwaite Howe Hotel, Thornthwaite ...... 106 Site reference: 236 – Cornhow WWTW ...... 107

North Distinctive Area: Excluded sites 1

Introduction We undertook a call for sites exercise in June 2017 and received 285 site suggestions for housing, employment, mixed and tourism uses. Initially, we excluded 9 sites as they were unavailable for development. Following this, we applied filters to housing and tourism uses at Stage 1 assessment which excluded 156 sites. Housing sites were excluded at Stage 1 if the following criteria were met:  The site was not located in a rural service centre or a village  The site was under 0.3 hectares in size  The site was not well-related to a rural service centre or a village  The site was within Flood Zone 3

Tourism sites were excluded at Stage 1 if the site met the following criteria:  The site is identified within Policy 15: Showcase Areas  The site was under 0.5 hectares in size  The site is an existing tourism site or attraction  The site is reliant upon a geographically fixed resource that justifies its development  The site is located within a key location or has approximately 100,000 visitor or more per year

Sites were also excluded at Stage 1 if development on the site would adversely impact a statutory designation such as a:  Site of Special Scientific Interest (SSSI)  Special Protection Area (SPA)  Special Area of Conservation (SAC)  National Nature Reserve (NNR)  Local Nature Reserve (LNR)  Local Geological Site  Ancient Semi Natural Woodland (ASNW)  Scheduled Ancient Monument  Historic Park and Garden  Gas pipeline buffer zone

Detailed site assessments were undertaken at Stage 2 which led to 64 sites being excluded. Overall, we have 56 suggested sites within the Lake District National Park. What is this document? This document provides our suggested site allocations in the North Distinctive Area for housing, employment and mixed uses. We received 60 site suggestions for this Distinctive Area and following assessment we have suggested 11 sites for housing, employment and mixed uses.

Table 1 shows the breakdown of sites for the whole National Park and the North Distinctive Area. The excluded sites can be viewed in the ‘North Distinctive Area: Suggested allocations’ document.

North Distinctive Area: Excluded sites 2

Table 1: Sites for North Distinctive Area Sites Sites Unavailable Suggested Total excluded at excluded at sites Sites Stage 1 Stage 2 Total sites including 285 9 158 62 56 all Distinctive Areas Total sites for North 60 4 29 16 11 Distinctive Area North Distinctive Area: number of sites by use Housing 34 3 21 6 4 Employment 9 1 - 3 5 Mixed 9 - - 7 2 Tourism 8 - 8 - - North Distinctive Area: amount of land suggested for development by use (hectares) Housing - - - - 6.19 Employment - - - - 2.12 Mixed - - - - 2.34 Tourism - - - - - North Distinctive Area: number of sites by settlement Bassenthwaite 2 - 1 - 1 Borrowdale 1 - - - 1 Braithwaite 3 - - 2 1 Caldbeck 3 - - 2 1 Embleton 1 - - 1 - Hesket New Market 1 - 1 - - High / Low Lorton 2 - 1 1 - Keswick 25 3 8 8 6 Moota 1 - - - 1 Portinscale 2 1 1 - - Threlkeld 3 - 2 1 - Other sites (sites not located in a 16 - 15 1 - settlement) How do I use this document? This document provides the detailed site assessments for our excluded sites in the North Distinctive Area. Some sites have been excluded because they are unavailable and therefore an assessment has not been completed for this site as it is unlikely development will take place on these sites. Some sites suggested for housing and tourism have been excluded at Stage 1 which was a simple filtering exercise. The sites that have been assessed at Stage 2 have been subject to a more detailed assessment. For excluded sites we have identified the key issue for each site and precluded the site for further assessment. For example, if a site would have an

North Distinctive Area: Excluded sites 3 adverse impact on the highway network it will not be assessed on the other criteria for example landscape and flooding. Table 2 shows the rating for Stage 2 Assessment criteria.

Table 2: Stage 2 Assessment rating Colour Rating Description Green No issue Amber Issues can be addressed through mitigation Red Issue cannot be satisfactorily addressed * Opportunity for enhancement Grey Not applicable

Why do we have to allocate sites? The purpose of our suggested site allocations to is to help to identify specific areas of land where we are confident in pro-actively supporting development for particular purposes. For example ensuring a supply of land to deliver housing. Allocating land increases certainty about where development can take place which benefits communities, landowners and developers. It significantly increases certainty over how planning decisions will be made on those sites. How can I respond? We will collect feedback through our webmap which can be accessed through our website using this link: http://www.lakedistrict.gov.uk/planning/local-plan-review. Once we have received your feedback, we will consider the responses that have been made and review our suggested sites. We will then issue our final document of suggested sites for the next round of consultation.

North Distinctive Area: Excluded sites 4

Bassenthwaite

North Distinctive Area: Excluded sites 5

Site reference: 106 - Bassenthwaite Hall Farm

Site ID 106 Site reference Bassenthwaite Hall Farm Settlement Bassenthwaite Location Village Distinctive Area North Site Area (ha) 0.12 Suggested Use Housing Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the site? No Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on site? No Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? Yes Is the site located within a Rural Service Centre or a Village? Yes Is the site located within Flood Zone 3? No Is the site well-related to the settlement? Yes Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within a N/A ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? N/A For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource that N/A justifies its development? For tourism proposals, Is the site within a key location or has N/A approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site does not proceeds to Stage 2 assessment. Landowner recommended to speak to Development Management about submitting an application for development.

North Distinctive Area: Excluded sites 7

Braithwaite

North Distinctive Area: Excluded sites 9

Site reference: 118 - Triangle east of A66, Braithwaite

Site ID 118 Site Name Triangle east of A66, Braithwaite Settlement Braithwaite Location Village Distinctive Area North Site Area (ha) 0.98 Suggested use Mixed – employment and retail Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the site? No Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on site? No Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? N/A Is the site located within a Rural Service Centre or a Village? N/A Is the site located within Flood Zone 3? N/A Is the site well-related to the settlement? N/A Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within a N/A ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? N/A For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource that justifies N/A its development? For tourism proposals, Is the site within a key location or has N/A approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site proceeds to Stage 2 assessment

North Distinctive Area: Excluded sites 10

Stage 2 Assessment: detailed site assessment Stage 2 Assessment Site Description The site is a linear parcel of land adjacent to the A66. It is located close to the village of Braithwaite. Greenfield or ☒ Greenfield previously ☐ Previously developed developed site? ☐ Mixed Existing use Agriculture Access and transport RAG Rating Existing access The site can be accessed from the A66 onto narrow farm track. Amber arrangements Links to sustainable The site is adjacent to the A66 and close to the village of Green transport Braithwaite which is served by a number of bus services. Barriers to / impacts The intensification of the access onto the A66 has the potential Red of providing suitable to cause a detrimental impact on the highway network and the site access to trunk road of the A66. Therefore an allocation in this location public highway would not be supported due to the potential adverse impact on the highway network. A right hand turn lane would be required to address safety concerns. Statutory Consultee Access not considered feasible Red comments Summary of key The intensification of the access onto the A66 has the potential to cause issues a detrimental impact on the highway network and the trunk road of the A66. Therefore the site is precluded from further assessment. Stage 2 Assessment Outcome The site is a linear parcel of land adjacent to the A66 near to Braithwaite. The site is Red proposed for a mixed use development of employment and retail development. Retail development in this location would not comply with our retailing policies. The key issues for this site are access arrangements and the impact of development on the landscape. The intensification of the access onto the A66 has the potential to cause a detrimental impact on the highway network and the trunk road of the A66. Therefore an allocation in this location would not be supported due to the potential adverse impact on the highway network. On the basis that Cumbria Highways do not consider an access arrangement to be feasible based on the site’s location in relation to the known highway constraints this site is not considered to be suitable for allocation. Without the full detail of a planning application it is unclear to the degree of harm development would have on the landscape character. Development may appear to be sporadic development in the Open Countryside. Site does not progress to Stage 3 assessment.

Summary of Assessment Findings Is this site selected as a No preferred option? If no, for what reason? On the basis that access and landscape harm concerns. Cumbria Highways do not consider an access arrangement to be feasible based on the site’s location in relation to the known highway constraints this site is not considered to be suitable for allocation.

North Distinctive Area: Excluded sites 11

Site reference: 128 - East of Scotgate, Braithwaite

Site ID 128 Site Name East of Scotgate, Braithwaite Settlement Braithwaite Location Village Distinctive Area North Site Area (ha) 2.08 Suggested use Mixed – tourism, housing, employment, retail Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the site? No Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on site? No Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? No Is the site located within a Rural Service Centre or a Village? Yes Is the site located within Flood Zone 3? Yes Is the site well-related to the settlement? Yes Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within a N/A ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? N/A For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource that N/A justifies its development? For tourism proposals, Is the site within a key location or has N/A approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site proceeds to Stage 2 assessment for tourism and employment uses.

North Distinctive Area: Excluded sites 12

Stage 2 Assessment: detailed site assessment Stage 2 Assessment Site Description The site is a large parcel of land located adjacent to an existing caravan site. The site has been suggested for mixed use and is low lying with a flat topography. Greenfield or ☒ Greenfield previously developed ☐ Previously developed site? ☐ Mixed Existing use Agriculture Flooding RAG Rating Flood Risk Zone The site is completely located in Flood Zone 3. Due to the Red severity of flood risk on the site, it is considered unsustainable to promote development on this site. A sequential test and exception testing would be required prior to requirements for a flood risk assessment. Surface water ☐ No surface water flooding risk identified Red drainage ☒ 1 in 30 (3.3%) ☒ 1 in 100 (1%) ☒ 1 in 1000 (0.1%) Are there any water None identified Green bodies on the site? Statutory Consultee No comments received Grey comments Requirements for Not applicable as site is excluded from further assessment due to future development the potential impact of flooding on the site Stage 2 Assessment Outcome The site is a parcel of land adjacent to the A66 and a caravan park. Due to the Red potential for flooding on the site it is not considered to be sustainable to allocate development on this site.

Summary of Assessment Findings Is this site selected as a No preferred option? If no, for what reason? Due to the potential for flooding on the site it is not considered to be sustainable to allocate development on this site.

North Distinctive Area: Excluded sites 13

Caldbeck

North Distinctive Area: Excluded sites 15

Site reference: 051 - Land north of B5299, Caldbeck

Site ID 051 Site Name Land north of B5299, Caldbeck Settlement - Location Open Countryside Distinctive Area North Site Area (ha) 2.55 Suggested use Mixed (Employment and Housing) Site availability Unconfirmed

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the No site? Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on No site? Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? No Is the site located within a Rural Service Centre or a No Village? Is the site located within Flood Zone 3? No Is the site well-related to the settlement? No Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located N/A within a ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 N/A hectares? For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource N/A that justifies its development? For tourism proposals, Is the site within a key location or N/A has approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site is not suitable for housing but will proceed to Stage 2 assessment with a suggested use of employment.

North Distinctive Area: Excluded sites 16

Stage 2 Assessment: detailed site assessment Stage 2 Assessment Site Description The site is a large agricultural parcel of land that is located in open countryside. The site is flat and is bounded by the B5299 and the River Calder. It is adjacent to a small group of houses. Greenfield or ☒ Greenfield previously developed ☐ Previously developed site? ☐ Mixed Existing use Agriculture Landscape RAG Rating Would development on The site is prominently located in the Open Countryside Red the site adversely beyond a small group of houses which are detached from affect the landscape? the main part of the village. Due to its lack of relationship to the main settlement form the impact on the landscape is likely to be significant and adverse. Due to the severity of this adverse impact this site is unsuitable as an allocation. The Landscape Capacity Study identifies this site as being located in an area of ‘very low’ capacity as a result of greater sensitivities in the outer parts of the landscape zone. Would development on Development would not result in the loss of green Green the site result in the infrastructure or natural features which form an important loss of green relationship with existing buildings or provide a valuable infrastructure or local amenity. natural features which form an important relationship with existing buildings or provide a valuable local amenity? Statutory Consultee No comments received Grey comments Requirements for Development on the site would have an adverse impact on the future development landscape due to its prominent position. Therefore the site is precluded from further assessment. Stage 2 Assessment Outcome The site is a parcel of agricultural land on the edge of Caldbeck which is not well Red related to the settlement. The site is proposed for employment development. The key issue on the site is the potential adverse impact on the landscape.

The site is prominently located in the Open Countryside beyond a small group of houses which are detached from the main part of the village. Due to its lack of relationship to the main settlement form the impact on the landscape is likely to be significant and adverse. Due to the severity of this adverse impact this site is unsuitable as an allocation. Site therefore does not progress to Stage 3 or public consultation.

North Distinctive Area: Excluded sites 17

Summary of Assessment Findings Is this site selected as a No preferred option? If no, for what reason? The site is prominently located in the Open Countryside beyond a small group of houses which are detached from the main part of the village. Due to its lack of relationship to the main settlement form the impact on the landscape is likely to be significant and adverse.

North Distinctive Area: Excluded sites 18

Site reference: 052 - Land south of B5299, Caldbeck

Site ID 052 Site Name Land south of B5299, Caldbeck Settlement Caldbeck Location Rural Service Centre Distinctive Area North Site Area (ha) 1.47 Suggested use Mixed (Employment and Housing) Site availability Unconfirmed

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the No site? Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on No site? Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? No Is the site located within a Rural Service Centre or a Yes Village? Is the site located within Flood Zone 3? No Is the site well-related to the settlement? Yes The eastern portion of the site would be considered well related but not the entire site Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located N/A within a ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 N/A hectares? For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource N/A that justifies its development? For tourism proposals, Is the site within a key location or N/A has approximately 100,000 visitor or more per year?

North Distinctive Area: Excluded sites 19

Stage 1 Assessment Outcome Site proceeds to Stage 2 assessment with considerations regarding the relationship to the existing settlement.

Stage 2 Assessment: detailed site assessment Stage 2 Assessment Site Description The site is a large site on the edge of Caldbeck which holds a prominent position in relation to the settlement and the wider landscape. It is slightly elevated although mainly flat and is an open site that can clearly be viewed from the road. It is close to a small group of dwellings and is used for agriculture. Greenfield or ☒ Greenfield previously developed ☐ Previously developed site? ☐ Mixed Existing use Agriculture Landscape RAG Rating Would development on The site holds a prominent position on the entry into Red the site adversely Caldbeck. The field which the site is part of has a specific affect the landscape? and important landscape function in the transition between the developed part of the village and open countryside and has an important relationship with existing buildings in the immediate vicinity. This function is evident when entering and leaving the village where there are open landscape views over the field. The proposed development would lead to the loss of the important landscape function of this field and would extend the developed limits of the village along the road, failing to protect the landscape setting of the settlement. The Landscape Capacity Study identifies this site as being located in an area of ‘very low’ capacity as a result of greater sensitivities in the outer parts of the landscape zone. Would development on Development would result in the loss of a natural features Red the site result in the which form an important relationship with existing buildings loss of green and the beginnings of open countryside. The proposed infrastructure or development would lead to the loss of the important natural features which landscape function of this field and would extend the form an important developed limits of the village along the road, failing to relationship with protect the landscape setting of the settlement. existing buildings or provide a valuable local amenity? Statutory Consultee No comments received Grey comments Requirements for Development on the site would have an adverse impact on the future development landscape due to the prominent position the site has on the entry into Caldbeck. Therefore the site is precluded from further assessment.

North Distinctive Area: Excluded sites 20

Stage 2 Assessment Outcome The site is a parcel of agricultural land on the edge of Caldbeck. The site is Red proposed for a mixed use development. The key issue on the site is the potential adverse impact on the landscape. The proposed development would lead to the loss of the important landscape function of this field and would extend the developed limits of the village along the road, failing to protect the landscape setting of the settlement. Due to the adverse impact on the landscape this site is unsuitable as an allocation. Site does not proceed to Stage 3 or public consultation.

Summary of Assessment Findings Is this site selected as a No preferred option? If no, for what reason? The proposed development would lead to the loss of the important landscape function of this field and would extend the developed limits of the village along the road, failing to protect the landscape setting of the settlement.

North Distinctive Area: Excluded sites 21

Embleton

North Distinctive Area: Excluded sites 22

Site reference: 013 - Land at Derwent Lodge, Embleton

Site ID 013 Site reference Land at Derwent Lodge, Embleton Settlement Embleton Location Village Distinctive Area North Site Area (ha) 1.01 Suggested Use Housing Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the site? No Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on site? No Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? Yes Is the site located within a Rural Service Centre or a Village? No Is the site located within Flood Zone 3? Yes Is the site well-related to the settlement? No Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within a N/A ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? N/A For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource that justifies N/A its development? For tourism proposals, Is the site within a key location or has N/A approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site proceeds to Stage 2 assessment

North Distinctive Area: Excluded sites 23

Stage 2 Assessment: detailed site assessment Stage 2 Assessment Site Description The site is a linear parcel of land that is currently used for grazing. It follows the Peil Wyke Castle Inn Road and is located adjacent to a hotel development and residential properties. Greenfield or ☒ Greenfield previously developed ☐ Previously developed site? ☐ Mixed Existing use Agriculture Landscape Would development on The settlement of Embleton has a small and linear pattern Red the site adversely that is sensitive to large scale development. Development affect the landscape? on the whole site would result in an adverse impact on the landscape and the settlement form of Embleton. Would development on Development would not result in the loss of green Green the site result in the infrastructure or natural features which form an important loss of green relationship with existing buildings or provide a valuable infrastructure or local amenity. natural features which form an important relationship with existing buildings or provide a valuable local amenity? Statutory Consultee No comments received Grey comments Summary of key None identified as site has been precluded from further assessment issues due to concerns regarding the impact on the landscape and settlement of Embleton. Stage 2 Assessment Outcome The site is a linear parcel of agricultural land in Embleton. This site is not proactively Red supported due to concerns regarding the impact of development on the landscape and the settlement form. Due to these concerns details of the proposals would need to be submitted through a full planning application, possibly on part rather than the entire site.

Summary of Assessment Findings Is this site selected as a No preferred option? If no, for what reason? The settlement of Embleton has a small and linear pattern that is sensitive to large scale development. Development on the whole site would result in an adverse impact on the landscape and the settlement form of Embleton.

North Distinctive Area: Excluded sites 25

Hesket New Market

North Distinctive Area: Excluded sites 26

Site reference: 196 - Hesket Hall Farm

Site ID 196 Site Name Hesket Hall Farm Settlement Hesket New Market Location Cluster Distinctive Area North Site Area (ha) 0.44 Suggested use Housing Site availability Available

Stage 1: Initial Filtering – Housing Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the site? No Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on site? No Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? No Is the site located within a Rural Service Centre or a Village? No Is the site located within Flood Zone 3? No Is the site well-related to the settlement? Yes Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within a N/A ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? N/A For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource that justifies N/A its development? For tourism proposals, Is the site within a key location or has N/A approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site is not located within a Rural Service Centre or Village therefore does not progress to Stage 2 assessment.

North Distinctive Area: Excluded sites 28

High Lorton and Low Lorton

North Distinctive Area: Excluded sites 30

Site reference: 020 - Land at Hole Mire, High Lorton

Site ID 020 Site reference Land at Hole Mire, High Lorton Settlement High Lorton Location Village Distinctive Area North Site Area (ha) 0.63 Suggested Use Housing Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the site? No Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on site? No Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? No Is the site located within a Rural Service Centre or a Village? Yes Is the site located within Flood Zone 3? No Is the site well-related to the settlement? No Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within a N/A ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? N/A For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource that N/A justifies its development? For tourism proposals, Is the site within a key location or has N/A approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site is not well-related to the settlement form of High Lorton given site is away from settlement core, any proposal would need to be tested through submission of a full planning application.

North Distinctive Area: Excluded sites 31

Site reference: 226 - Land adjacent to Croft Barn, Low Lorton

Site ID 226 Site Name Land adj to Croft Barn, Low Lorton Settlement Low Lorton Location Village Distinctive Area North Site Area (ha) 0.3 Suggested use Housing Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the site? No Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on site? No Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? No Is the site located within a Rural Service Centre or a Village? Yes Is the site located within Flood Zone 3? No Is the site well-related to the settlement? Yes Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within a N/A ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? N/A For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource that justifies N/A its development? For tourism proposals, Is the site within a key location or has N/A approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site proceeds to Stage 2 assessment

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Stage 2 Assessment: detailed site assessment Stage 2 Assessment Site Description The site is an area of land in the south west corner of an existing large agricultural field which sits between the Loweswater road and Church Lane. It lies beyond a barn conversion and its garden/parking area known as Croft Barn. A number of dwellings, traditional and more modern, bungalows and two-storey, sit opposite the site. Greenfield or ☒ Greenfield previously developed ☐ Previously developed site? ☐ Mixed Existing use Agriculture Landscape RAG Rating Would development on The site holds a prominent position on the entry into Low Red the site adversely Lorton. The field which the site is part of has a specific and affect the landscape? important landscape function in the transition between the developed part of the village and open countryside and has an important relationship with existing buildings in the immediate vicinity. This function is evident when entering and leaving the village where there are open landscape views over the field. The proposed development would lead to the loss of the important landscape function of this field and would extend the developed limits of the village along the road, failing to protect the landscape setting of the settlement. Due to the adverse impact on the landscape this site is not capable of being proactively supported as an allocation. Would development on Development would result in the loss of natural features Red the site result in the which form an important relationship with existing buildings loss of green or provide a valuable local amenity. infrastructure or natural features which form an important relationship with existing buildings or provide a valuable local amenity? Statutory Consultee No comments received Grey comments Summary of key Due to the adverse impact on the landscape this site is not capable of issues being proactively supported as an allocation. Stage 2 Assessment Outcome The site is a parcel of agricultural land on the edge of Low Lorton. The site is Red proposed for a mixed use development. The key issue on the site is the potential adverse impact on the landscape. The proposed development would lead to the loss of the important landscape function of this field and would extend the developed limits of the village along the road, failing to protect the landscape setting of the settlement. Due to the adverse impact on the landscape this site is not capable of being proactively supported as an allocation.

North Distinctive Area: Excluded sites 33

Summary of Assessment Findings Is this site selected as a No preferred option? If no, for what reason? Due to the adverse impact on the landscape. Development would lead to the loss of the important landscape function of this field and would extend the developed limits of the village along the road, failing to protect the landscape setting of the settlement.

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Keswick

North Distinctive Area: Excluded sites 38

Site reference: 001 - Builders Yard. Rear 1-3 Stanger Street

Site ID 001 Site reference Builders Yard. Rear 1-3 Stanger Street Settlement Keswick Location Rural Service Centre Distinctive Area North Site Area (ha) 0.1 Suggested Use Housing Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the No site? Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on No site? Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? Yes Is the site located within a Rural Service Centre or a Yes Village? Is the site located within Flood Zone 3? Yes Site is partially within Flood Zone 3 Is the site well-related to the settlement? Yes Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located N/A within a ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 N/A hectares? For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource N/A that justifies its development? For tourism proposals, Is the site within a key location or N/A has approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site is precluded from further assessment due to size constraints

North Distinctive Area: Excluded sites 39

Site reference: 040 - West of Spoony Green Lane

Site ID 040 Site reference West of Spoony Green Lane Settlement Keswick Location Rural Service Centre Distinctive Area North Site Area (ha) 6.26 Suggested Use Mixed comprising of housing, employment and tourism uses Site availability Unavailable

Site reference: 041 - East of Spoony Green Lane

Site ID 041 Site reference East of Spoony Green Lane Settlement Keswick Location Rural Service Centre Distinctive Area North Site Area (ha) 9.07 Suggested Use Mixed comprising of housing, employment and tourism uses Site availability Unavailable

North Distinctive Area: Excluded sites 40

Site reference: 054 - Land north of Keswick School (Parcel 1)

Site ID 054 Site Name Land north of Keswick School (Parcel 1) Settlement Keswick Location Rural Service Centre Distinctive Area North Site Area (ha) 2.52 Suggested use Mixed – Retail, tourism, employment and residential Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the No site? Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on No site? Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? No Is the site located within a Rural Service Centre or a Yes Village? Is the site located within Flood Zone 3? Yes Site is located partially in flood zone 3, this portion of the site should not be assessed for housing development. Is the site well-related to the settlement? Yes Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located Yes Site is located within a within a ‘Showcase Area’? Showcase Area however there are no specific proposals to support through this policy For tourism proposals, is the site area less than 0.5 Yes hectares?

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For tourism proposals, is it an existing site/attraction? No For tourism proposals, is it a geographically fixed resource No that justifies its development? For tourism proposals, Is the site within a key location or No has approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site proceeds to Stage 2 assessment

Stage 2 Assessment: detailed site assessment Stage 2 Assessment Site Description The site is a large parcel of land adjacent to Keswick School and bounded by the former Keswick to Penrith railway. Site is accessed through land which forms part of Keswick School. The site has varying levels and has a steep gradient in some locations. Greenfield or ☒ Greenfield previously developed ☐ Previously developed site? ☐ Mixed Existing use Agriculture Access and transport RAG Rating Existing access The site is currently accessed via a track opposite Amber arrangements Crosthwaite Parish Church. Links to sustainable The site is closely related to the Rural Service Centre of Green transport Keswick which has regular bus services. Barriers to / impacts of Current access to the site is severely constrained, it would Red providing suitable site be accessed through Keswick School’s playing field. It is access to public unclear if there is a right of access and whether this these highway rights would be retained if developed for other uses. If developed there would be clear conflict of use between school children and traffic which could result in safety issues. If the site were to be developed access to the site would have to be taken from the A66 which would not be feasible. Statutory Consultee Cumbria County Council Highway Authority do not Red comments consider access to be feasible Summary of key Access to the site is severely constrained and access would have to issues be taken from the A66 which is not considered to be feasible. Therefore the site is precluded from further assessment. Stage 2 Assessment Outcome The site is a large parcel of land on the periphery of Keswick and adjacent to the Red school. The site is proposed for a mixed use development which could include retail, employment, tourism or housing. The key issue on the site is access, the site is essentially landlocked by the school and its playing fields and the former railway line. Access through the playing field is not considered to be acceptable due to the potential conflict with pedestrians (school children). Access directly from the A66 is not considered to be feasible.

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Access to the site is severely constrained and if the site were to be developed access would have to be taken from the A66. Cumbria Highways have commented to say that they do not consider access to this site to be feasible.

On the basis that Cumbria Highways do not consider an access arrangement to be feasible based on the site’s location in relation to the known highway constraints this site is not considered to be suitable for allocation. Site does not progress to stage 3 assessment.

Summary of Assessment Findings Is this site selected as a No preferred option? If no, for what reason? On the basis that Cumbria Highways do not consider an access arrangement to be feasible based on the site’s location in relation to the known highway constraints this site is not considered to be suitable for allocation.

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Site reference: 055 - Land north of Keswick School (Parcel 2)

Site ID 055 Site Name Land north of Keswick School (Parcel 2) Settlement Keswick Location Rural Service Centre Distinctive Area North Site Area (ha) 0.19 Suggested use Mixed – Retail, tourism, employment and residential Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific No Interest (SSSI) on the site? Is there a Special Protection Area No (SPA) on site? Is there a Special Area of Conservation No (SAC) on site? Is there a National Nature Reserve No (NNR) on site? Is there are Local Nature Reserve No (LNR) on site? Is there a Local Geological Site on No site? Is there an Ancient Semi Natural No Woodland (ASNW) on site? Is there a Scheduled Ancient No Monument on site? Is the site within a Historic Park and No Garden? Is the site within a gas pipeline buffer No zone? Additional Housing Criteria Is the site less than 0.3 hectares? Yes Site is unsuitable for housing Is the site located within a Rural Yes Service Centre or a Village? Is the site located within Flood Zone 3? No Is the site well-related to the No settlement? Additional Tourism Criteria If the suggested use is ‘tourism’ would Yes Site is located within a Showcase Area the site be located within a ‘Showcase however there are no specific proposals to Area’? support through this policy

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For tourism proposals, is the site area Yes The site is precluded from further less than 0.5 hectares? assessment due to size constraints – it is not considered to be of strategic nature for allocation. For tourism proposals, is it an existing No site/attraction? For tourism proposals, is it a No geographically fixed resource that justifies its development? For tourism proposals, Is the site within No a key location or has approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site is not considered to be suitable for housing or tourism proposals therefore the site progresses to Stage 2 assessment for retail and employment.

Stage 2 Assessment: detailed site assessment Stage 2 Assessment Site Description The site is a small parcel of lying land adjacent to the A66 and bounded by the former Keswick to Penrith railway. The site has surface water drainage issues and a public right of way crosses through the site. Greenfield or ☒ Greenfield previously developed ☐ Previously developed site? ☐ Mixed Existing use Agriculture Access and transport RAG Rating Existing access The site currently has no vehicular access. Red arrangements Links to sustainable The site is closely related to the Rural Service Centre of Green transport Keswick which has regular bus services. Barriers to / impacts of There is currently no vehicular access to the site and if the Red providing suitable site site were to be developed access to the site would have to access to public be taken from the A66 which would not be feasible. highway Statutory Consultee Cumbria County Council Highway Authority have deemed Red comments the access not feasible. Requirements for Access to the site is severely constrained and access would have to future development be taken from the A66 which is not considered to be feasible. Therefore the site is precluded from further assessment. Stage 2 Assessment Outcome The site is a small parcel of low lying land on the periphery of Keswick and adjacent Red to the A66. The land is not well related to any existing development and would be prominent from the A66. The site is proposed for a mixed use development which could include retail, employment, tourism or housing. The key issue on the site is access and the site has been discounted from further assessment due to this issue.

North Distinctive Area: Excluded sites 45

Access to the site is severely constrained and if the site were to be developed access would have to be taken from the A66. Cumbria Highways have commented to say that they do not consider access to this site to be feasible.

On the basis that Cumbria Highways do not consider an access arrangement to be feasible based on the site’s location in relation to the known highway constraints this site is not considered to be suitable for allocation. Site does not progress to Stage 3 assessment.

Summary of Assessment Findings Is this site selected as a No preferred option? If no, for what reason? Isolated open countryside location not well related to existing development and Cumbria Highways do not consider an access arrangement to be feasible based on the site’s location in relation to the known highway.

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Site reference: 057 - Land adjacent Hospital, Keswick

Site ID 057 Site Name Land adjacent Hospital, Keswick Settlement Keswick Location Rural Service Centre Distinctive Area North Site Area (ha) 0.73 Suggested use Housing Site availability Unconfirmed

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special No Scientific Interest (SSSI) on the site? Is there a Special Protection Area No (SPA) on site? Is there a Special Area of No Conservation (SAC) on site? Is there a National Nature No Reserve (NNR) on site? Is there are Local Nature Reserve No (LNR) on site? Is there a Local Geological Site No on site? Is there an Ancient Semi Natural No Woodland (ASNW) on site? Is there a Scheduled Ancient No Monument on site? Is the site within a Historic Park No and Garden? Is the site within a gas pipeline Yes Site is within the buffer zone of CW06 - Bothel buffer zone? / Keswick therefore this part of the site will be excluded from further assessment Additional Housing Criteria Is the site less than 0.3 hectares? No Is the site located within a Rural Yes Service Centre or a Village? Is the site located within Flood Yes Part of the site is within Flood Zone 3 which Zone 3? will be discounted from further assessment Is the site well-related to the Yes settlement?

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Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within a ‘Showcase Area’? N/A For tourism proposals, is the site area less than 0.5 hectares? N/A For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource that justifies its N/A development? For tourism proposals, Is the site within a key location or has approximately 100,000 N/A visitor or more per year? Stage 1 Assessment Outcome Site proceeds to Stage 2 assessment but excludes the area within Flood Zone 3 and the gas pipeline buffer zone.

Stage 2 Assessment: detailed site assessment Stage 2 Assessment Site Description This site appears to be vacant land which has been modified following recent flooding events in Keswick. There appears to be a bund within the site protecting the hospital. The site contains some mature trees along the site boundary, and there is a footway along the northern boundary. Greenfield or ☒ Greenfield previously developed ☐ Previously developed site? ☒ Mixed Existing use Agriculture Flooding RAG Rating Flood Risk Zone ☐ Flood Zone 1 Red ☒ Flood Zone 2 ☒ Flood Zone 3a ☐ Flood Zone 3b Surface water ☐ No surface water flooding risk identified Amber drainage ☐ 1 in 30 (3.3%) ☒ 1 in 100 (1%) ☒ 1 in 1000 (0.1%) Are there any water The site appears to be poorly drained with rushes visible Red bodies on the site? on site. The site also forms part of a bund helping to protect other properties from flooding. Due to the role that the site plays in helping defend against flooding it is not a site we would look to proactively support. Statutory Consultee No comments currently received Grey comments Summary of key A large part of the site is within Flood Zone 2 and a portion is within issues Flood Zone 3. The site is poorly drained and has surface water flooding issues. The site is part of a flood defence that defends other properties from flooding therefore we would not seek to allocate this site for development.

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Landscape Would development on The site is located within the settlement of Keswick and Green the site adversely therefore any development would be seen in the context of affect the landscape? the existing settlement. Would development on Development would result in the loss of green Red the site result in the infrastructure or natural features which form an important loss of green relationship with existing buildings or provide a valuable infrastructure or local amenity. The site is currently allocated as Local natural features which Green Space Amenity and has an important relationship form an important existing dwellings along Brunholme Road and Briar Rigg. relationship with Development on this site would have an adverse impact existing buildings or on the open space particularly when other sites are provide a valuable available to develop within Keswick. local amenity? Statutory Consultee No comments received Grey comments Summary of key Development on this site would have an adverse impact on the issues open space particularly when other sites are available to develop within Keswick. Stage 2 Assessment Outcome This site is a designated Local Green Space for its amenity value. The site also Red forms part of a bund protecting the hospital from flooding, and part of the site is located within Flood Zone 2 and 3. For all of these reasons it is not a site that can be proactively supported as a site allocation. Site does not proceed to Stage 3 or public consultation.

Summary of Assessment Findings Is this site selected as a No preferred option? If no, for what reason? Would result in the loss of a designated Local Green Space, and a large area of the site is at risk of flooding.

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Site reference: 058 - Land south of Fieldside Close, Keswick

Site ID 058 Site Name Land south of Fieldside Close, Keswick Settlement Keswick Location Rural Service Centre Distinctive Area North Site Area (ha) 4.32 Suggested use Housing Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the site? No Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on site? No Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? No Is the site located within a Rural Service Centre or a Village? Yes Is the site located within Flood Zone 3? No Is the site well-related to the settlement? Yes Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within a N/A ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? N/A For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource that justifies N/A its development? For tourism proposals, Is the site within a key location or has N/A approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site proceeds to Stage 2 assessment

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Stage 2 Assessment: detailed site assessment Stage 2 Assessment Site Description The site is consists primarily of agricultural land and a strip woodland through the centre. It is immediately adjacent to a number of residential properties that are located along the northern and western boundaries. The site is elevated from the A591 and adjacent properties along the western boundary, particularly towards the south of the site. The site is located close to a busy junction and relatively near the junction of the A591 and the A66. Greenfield or ☒ Greenfield previously developed ☐ Previously developed site? ☐ Mixed Existing use Agriculture Access and transport RAG Rating Existing access The site is currently accessed via a track through Garth Amber arrangements Wood which is a publically accessible Woodland Trust site. Links to sustainable The site is closely related to the Rural Service Centre of Green transport Keswick which has regular bus services. Barriers to / impacts of It is unclear whether an acceptable access arrangement Red providing suitable site can be achieved as it is not appropriate to access this site access to public through the area of woodland. A private road to Fieldside highway Grange has been suggested as an access point however this would require significant upgrading and widening. Development and utilisation of this access would result in unacceptable amenity issues, noise, and disturbance from the access. The greatest prospect to achieving a suitable access point would be through the removal of a dwelling off Longscale View to provide an access route into the site. Statutory Consultee Unclear where access could be taken from. Access likely Amber comments to have detrimental effect on the highway. Summary of key A practical access to the site is unachievable therefore the site is issues precluded from further assessment. Stage 2 Assessment Outcome The site is a large parcel of agricultural land with a strip of woodland and is located Red on the periphery of Keswick and close to the A66. The key issue on the site is delivery of a suitable access arrangement. Access to the site is severely constrained particularly due to amenity issues which may adversely affect Fieldside Lodge. On the basis that Cumbria Highways do not consider an access arrangement to be feasible based on the location. Therefore the site does not progress to Stage 3 assessment.

Summary of Assessment Findings Is this site selected as a No preferred option? If no, for what reason? Potential access arrangement are not considered suitable for a potential development of a large number of dwellings.

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Site reference: 060 - Former Pencil Factory – existing allocation KE01E

Site ID 060 Site Name Former Pencil Factory (KE01E) Settlement Keswick Location Rural Service Centre Distinctive Area North Site Area (ha) 2.01 Suggested use Mixed - C1 Hotel, C2 Residential Educational, D1 Place of Worship, D2 Assembly and Leisure Site availability One of the landowners has indicated part of the site is available for development

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the site? No Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on site? No Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? N/A Is the site located within a Rural Service Centre or a Village? N/A Is the site located within Flood Zone 3? N/A Is the site well-related to the settlement? N/A Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within a Yes ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? No For tourism proposals, is it an existing site/attraction? No For tourism proposals, is it a geographically fixed resource that justifies No its development? For tourism proposals, Is the site within a key location or has Yes approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Mixed use site so proceeds to stage 2 assessment

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Stage 2 Assessment: detailed site assessment Stage 2 Assessment Site Description The former Cumberland Pencil Factory occupies a prominent location close to the town centre of Keswick. The site is located on the inside of a bend in the River Greta which form the north, west and south western boundaries of the site. To the north west of the site is the Southey Hill Trading Estate. While much of the site is classified as B2 use part of the land associated with the museum (D1 uses) and car park is outside the B-use classification.

The existing access to this site is constrained as it is located immediately adjacent to the bridge over the River Greta. The access road is narrow and cannot accommodate vehicles free flowing traffic in both directions. Employment uses are located adjacent to this site including general industrial uses (B2). On site, the main building is seen from the highway and runs parallel to the highway, although there is a band of trees which help to partially screen the building.

The site is an existing site allocation for employment uses, and its last use was employment. Our policies support the retention of employment uses given the finite supply of suitable and available employment land. Greenfield or ☐ Greenfield previously developed ☒ Previously developed site? ☐ Mixed Existing use Employment Planning RAG Rating Was the site Yes and site was allocated for employment use. Our Red considered in the planning policies protect existing employment sites previous Site including employment allocations. The proposed uses Allocation process? would deliver some employment opportunities, and could deliver greater employment uses if the proposed uses are used on a year round basis. In order to address the loss of employment space the site would need to demonstrate how it will create an acceptable level of employment opportunities on a year round basis otherwise the proposals could not be supported. The site needs to contribute to the year round economy of Keswick. Previous planning There is a current planning application relating to this site Amber applications for the suggested uses proposed by the landowner.

A number of planning applications have been submitted in the past on this site. An undeveloped area of this site to the west of the buildings was also allocated for employment uses in the 1998 Local Plan. Planning permission for the museum was granted in 1980.

North Distinctive Area: Excluded sites 53

An extension to provide a further production area and offices, refurbishment of vacated factory for mixed use including museum, exhibition/gallery, workshop/studios, and retail was refused in 1999, and a subsequent appeal was withdrawn. The reasons for refusal included the proposal resulting in the loss of building for industrial/business purposes, it would lead to an introduction of retail into industrial estate encouraging the dispersal and fragmentation of the Central Shopping Area, and the access road would lead to an unacceptable level of conflict between heavy goods vehicles, cars, and pedestrians. An application was approved for a flood risk management scheme for replacement/ repair along parts of the River Greta including along this site. As such access to the river bank needs to be maintained so it is proposed that the boundary be redrawn to retain access to the river bank. Summary of key A planning application would need to demonstrate an acceptable issues level of employment opportunities on a year round basis otherwise the proposals could not be supported. Stage 2 Assessment Outcome The former Cumberland Pencil Factory is easily accessible and is considered to be Red a sustainable location which is appropriate to accommodate employment uses. However, the existing access arrangement is substandard and an alternative access arrangement may be required depending on the nature of the proposed uses. As this is a previously developed site there will be minimal detrimental impact on the landscape and settlement character, or the built environment, indeed allocation of this site will relieve pressure on Greenfield sites on the fringe of Keswick where the impact on the landscape and settlement character would be much greater. The allocation of this site will help reinforce this area as Keswick’s primary employment uses area, providing that the suggested uses create jobs on a year round basis and the site contributes to the economy of Keswick.

Cumbria Highways have indicated that for employment uses the current although substandard would be acceptable if this site was allocated for employment use. There are opportunities to provide an alternative access through the Rawnsley Centre land as this is within the same ownership.

This entire site is located within an area at high probability of flood risk (Zone 3a) and there are flood defence measures on the boundary of the site. Further assessment of flood risk will need to be undertaken including sequential and exception tests. Some of the proposed uses are defined as ‘more vulnerable’ than the uses that are currently allocated, which is why the exception test would be required. This land allocations process will go some way to demonstrating the sequential test. Means of access to the river and flood defences will need to be maintained if redeveloped.

Our existing and emerging policy position is to retain former employment sites (including employment allocations) unless it can be demonstrated that they are not suitable for employment purposes or, exceptionally, viable alternatives are readily available in the locality. Our emerging policy seeks to recognise that employment

North Distinctive Area: Excluded sites 54 can be created from a range of different land uses, so the range of uses of the site could be broadened to accommodate the proposed uses if they seek to deliver good levels of employment on a year round basis. However, without further understanding the detail and nature of uses of the proposals it is not possible to ascertain how many jobs would be created and if the use of the site would be year round. Therefore it is not possible to establish if the proposed uses would comply with the flexibility of the term employment providing jobs are being created. The landowner is unlikely to identify that the site is only available for employment uses given the current application and the suggested uses for the site. As such it is not a site that we would look to proactively support as an allocation for mixed used. The site is identified and described within the Showcase Area sites, but is not taken to Stage 3 or public consultation.

Summary of Assessment Findings Is this site selected as a No preferred option? If no, for what reason? Potential policy conflict with suggested uses over consideration of whether it would constitute ‘employment use’. Mix of uses needs to deliver economic benefits and jobs to Keswick. It is not clear if these suggested uses will deliver these.

North Distinctive Area: Excluded sites 55

Site reference: 061 - Land at B5289 and Lake Road Roundabout

Site ID 061 Site reference Land at B5289 and Lake Road Roundabout Settlement Keswick Location Rural Service Centre Distinctive Area North Site Area (ha) 0.12 Suggested Use Mixed Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the No site? Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on No site? Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? N/A Is the site located within a Rural Service Centre or a N/A Village? Is the site located within Flood Zone 3? N/A Is the site well-related to the settlement? N/A Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located N/A within a ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 N/A hectares? For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource N/A that justifies its development? For tourism proposals, Is the site within a key location or N/A has approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site proceeds to Stage 2 assessment

North Distinctive Area: Excluded sites 56

Stage 2 Assessment: detailed site assessment Stage 2 Assessment Site Description The site is a small parcel of land located to the south of Keswick. It is comprised of green space and trees. Greenfield or ☒ Greenfield previously developed ☐ Previously developed site? ☐ Mixed Existing use Open space Landscape RAG Rating Would development on The site is a small area of land that has several trees and Red the site adversely creates a ‘gateway’ effect into Keswick from Borrowdale affect the landscape? Road. Therefore the site has amenity value and developing it would result in the loss of valuable green space. Would development on Development would result in the loss of green Red the site result in the infrastructure or natural features which form an important loss of green relationship with existing buildings or provide a valuable infrastructure or local amenity. natural features which form an important relationship with existing buildings or provide a valuable local amenity? Statutory Consultee No comments received Grey comments Summary of key Development in this location would have an adverse impact on the issues landscape. Stage 2 Assessment Outcome The site is a small parcel of land located to the south of Keswick. It is comprised of Red green space and trees. Due to its prominent location on the entry to Keswick from Borrowdale Road, it forms an important open space that provides a gateway into the settlement. Therefore the loss of this space would result in an adverse impact on the landscape and a loss of valuable amenity space. Therefore the site is precluded from further assessment.

Summary of Assessment Findings Is this site selected as a No preferred option? If no, for what reason? Development would result in the loss of green infrastructure which provide a valuable local amenity.

North Distinctive Area: Excluded sites 57

Site reference: 085 - Keswick Lakeside

Site ID 085 Site Name Keswick Lakeside Settlement Keswick Location Rural Service Centre Distinctive Area North Site Area (ha) 2.14 Suggested Use Mixed Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the No site? Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on No site? Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? N/A Is the site located within a Rural Service Centre or a N/A Village? Is the site located within Flood Zone 3? N/A Is the site well-related to the settlement? N/A Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located N/A within a ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 N/A hectares? For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource N/A that justifies its development? For tourism proposals, Is the site within a key location or N/A has approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site proceeds to Stage 2 assessment

North Distinctive Area: Excluded sites 58

Stage 2 Assessment: detailed site assessment Stage 2 Assessment Site Description The site is close to the town centre and benefits from good vehicular and pedestrian access. The area is a focus of existing tourist activity and is a popular destination in its own right. It is currently used as a car park by Allerdale Borough Council which provides parking for access to the town centre.. Part of the site is agricultural land. Greenfield or ☐ Greenfield previously developed ☐ Previously developed site? ☒ Mixed Existing use Car parking Landscape RAG Rating Would development on The site has a sensitive location close to lakeshore of Red the site adversely public amenity spaces. As the site is currently used as a affect the landscape? car park there are no views affected toward the lake from higher viewpoints. However the proposed development may result in adverse landscape impacts therefore we are not confident in proactively supporting the site through the allocations process. Although the site is well screened this area near to the lakeshore is sensitive to development and therefore should be excluded from further assessment. Would development on Development would not result in the loss of green Green the site result in the infrastructure or natural features which form an important loss of green relationship with existing buildings or provide a valuable infrastructure or local amenity. natural features which form an important relationship with existing buildings or provide a valuable local amenity? Statutory Consultee No comments received Grey comments Summary of key Not confident in proactively supporting the site due to its adverse issues landscape impact therefore it is precluded from further assessment. Stage 2 Assessment Outcome The site is the existing car park at Keswick Lakeside in addition to a small parcel of Red adjacent agricultural land. The site is sensitive to development with regards to landscape impact. The proposed development is likely to have an adverse impact on the landscape and therefore we are not confident in proactively supporting the site and it is precluded from further assessment.

Summary of Assessment Findings Is this site selected as a No preferred option? If no, for what reason? Not confident in proactively supporting the site due to its adverse landscape impact.

North Distinctive Area: Excluded sites 59

Site reference: 100 - Land adjacent Springs Road, Keswick

Site ID 100 Site Name Land adjacent Springs Road, Keswick Settlement Keswick Location Rural Service Centre Distinctive Area North Site Area (ha) 3.53 Suggested use Housing Site availability Unconfirmed

Stage 1 Assessment: initial filtering

Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the site? No Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on site? No Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? No Is the site located within a Rural Service Centre or a Village? Yes Is the site located within Flood Zone 3? No Is the site well-related to the settlement? No Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within a N/A ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? N/A For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource that N/A justifies its development? For tourism proposals, Is the site within a key location or has N/A approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site does not proceed to Stage 2 assessment as it is not considered to relate well to the settlement form. If would be extending development into the open countryside. A full application would be needed to consider all the impacts in detail.

North Distinctive Area: Excluded sites 60

Site reference: 130 - Land at Fieldside Manor, Keswick

Site ID 130 Site Name Land at Fieldside Manor, Keswick Settlement Keswick Location Rural Service Centre Distinctive Area North Site Area (ha) 0.46 Suggested use Housing Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the site? No Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on site? No Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? No Is the site located within a Rural Service Centre or a Village? Yes Is the site located within Flood Zone 3? No Is the site well-related to the settlement? Yes Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within a N/A ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? N/A For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource that justifies N/A its development? For tourism proposals, Is the site within a key location or has N/A approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site proceeds to Stage 2 assessment.

North Distinctive Area: Excluded sites 61

Stage 2 Assessment: detailed site assessment Stage 2 Assessment Site Description The site is a small parcel of agricultural land on the periphery of Keswick. There is a field gate fronting onto the highway at the northern most point of this field providing access to this field however this is a narrow access point. The adjacent highway is a narrow unclassified road (U2230). Greenfield or ☒ Greenfield previously developed ☐ Previously developed site? ☐ Mixed Existing use Agriculture Access and transport RAG Rating Existing access There is a small field gate fronting onto a bend in the Amber arrangements highway. It would be unsuitable to accommodate other uses. Links to sustainable The site is closely related to the Rural Service Centre of Green transport Keswick which has regular bus services. Barriers to / impacts of This site is accessed from an unclassified road (U2230) Red providing suitable site which leads from Keswick to Castlerigg Stone Circle. This access to public highway is quite narrow and of relatively poor quality and highway is not suitable to accommodate large volumes of traffic. It remains unclear as to whether sufficient visibility splays could be provided to ensure safe access and egress. Statutory Consultee Access not considered feasible. Red comments Summary of key Access is considered to be not feasible due to limited visibility and issues width of road. Stage 2 Assessment Outcome The site is a small parcel of agricultural land on the edge of Keswick which is Red accessed via a field gate. The site is proposed for housing development. The key issue on the site is access and the site has been discounted from further assessment due to this issue, as it was during the Allocations of Land search in 2013. Access to the site is severely constrained and due to the width of the road at this point and limited visibility, it is unlikely this would form an acceptable access. Cumbria Highways have commented to say that they do not consider access to this site to be feasible. On the basis that Cumbria Highways do not consider an access arrangement to be feasible based on the site’s location in relation to the known highway constraints this site is not considered to be suitable for allocation. Site does not progress to Stage 3 assessment or public consultation.

Summary of Assessment Findings Is this site selected as a No preferred option? If no, for what reason? Access arrangement is not considered to be feasible based on the site’s location in relation to the known highway constraints this site is not considered to be suitable for allocation.

North Distinctive Area: Excluded sites 62

Site reference: 143 - Land at Brigham Farm, Keswick

Site ID 143 Site Name Land at Brigham Farm, Keswick Settlement Keswick Location Rural Service Centre Distinctive Area North Site Area (ha) 0.25 Suggested use Housing Site availability Unconfirmed

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the site? No Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on site? No Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? Yes Is the site located within a Rural Service Centre or a Village? Yes Is the site located within Flood Zone 3? No Is the site well-related to the settlement? Yes Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within a N/A ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? N/A For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource that N/A justifies its development? For tourism proposals, Is the site within a key location or has N/A approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome This site is not taken to Stage 2 assessment as it fails to meet the size threshold for proposed housing allocations. A planning application would need to be submitted to determine the sites suitability for residential use.

North Distinctive Area: Excluded sites 63

Site reference: 218 - Land behind sorting office on Penrith Road, Keswick

Site ID 218 Site reference Land behind sorting office on Penrith Road, Keswick Settlement Keswick Location Rural Service Centre Distinctive Area North Site Area (ha) 0.37 Suggested Use Housing Site availability Unconfirmed

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the site? No Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on site? No Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? No Is the site located within a Rural Service Centre or a Village? Yes Is the site located within Flood Zone 3? No Is the site well-related to the settlement? Yes Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within a N/A ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? N/A For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource that N/A justifies its development? For tourism proposals, Is the site within a key location or has N/A approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site is on the route of the water supply pipeline therefore easements would prevent development, and when the pipeline area is removed it would fall below the site threshold. Site does not progress to Stage 2 assessment.

North Distinctive Area: Excluded sites 64

Site reference: 219 - Land west of Shillies Cottage, Keswick

Site ID 219 Site Name Land west of Shillies Cottage, Keswick Settlement Keswick Location Rural Service Centre Distinctive Area North Site Area (ha) 1.63 Suggested use Housing Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the site? No Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on site? No Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? No Is the site located within a Rural Service Centre or a Village? Yes Is the site located within Flood Zone 3? No Is the site well-related to the settlement? No Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within a N/A ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? N/A For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource that justifies N/A its development? For tourism proposals, Is the site within a key location or has N/A approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site is not well related to the settlement form of Keswick. Site does not progress to Stage 2 assessment.

North Distinctive Area: Excluded sites 65

Site reference: 220 - Land west of Vinery Cottage, Keswick

Site ID 220 Site Name Land west of Vinery Cottage, Keswick Settlement Keswick Location Rural Service Centre Distinctive Area North Site Area (ha) 0.11 Suggested use Housing Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the site? No Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on site? No Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? Yes Is the site located within a Rural Service Centre or a Village? Yes Is the site located within Flood Zone 3? No Is the site well-related to the settlement? No Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within a N/A ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? N/A For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource that N/A justifies its development? For tourism proposals, Is the site within a key location or has N/A approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site does not meet size threshold, is not considered to be well related to the settlement form and therefore does not progress to Stage 2 assessment.

North Distinctive Area: Excluded sites 66

Site reference: 221 - Allotments east of Hawthorns, Keswick

Site ID 221 Site Name Allotments east of Hawthorns, Keswick Settlement Keswick Location Rural Service Centre Distinctive Area North Site Area (ha) 0.19 Suggested use Housing Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the site? No Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on site? No Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? Yes Is the site located within a Rural Service Centre or a Village? Yes Is the site located within Flood Zone 3? No Is the site well-related to the settlement? Yes Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within a N/A ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? N/A For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource that justifies N/A its development? For tourism proposals, Is the site within a key location or has N/A approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site does not meet size threshold and therefore does not progress to Stage 2 assessment.

North Distinctive Area: Excluded sites 67

Site reference: 240 - Keswick Foreshore

Site ID 240 Site Name Keswick Foreshore Settlement Keswick Location Rural Service Centre Distinctive Area North Site Area (ha) 54.1 Suggested use Tourism Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the site? Yes Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? Yes Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? Yes Is there an Ancient Semi Natural Woodland (ASNW) on site? Yes Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? N/A Is the site located within a Rural Service Centre or a Village? N/A Is the site located within Flood Zone 3? N/A Is the site well-related to the settlement? N/A Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within a Yes ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? No For tourism proposals, is it an existing site/attraction? Yes For tourism proposals, is it a geographically fixed resource that Yes justifies its development? For tourism proposals, Is the site within a key location or has Yes approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site fulfils the criteria for consideration as a Showcase Area site and is included within the Showcase Area Policy. As such site does not proceed to Stage 2 assessment.

North Distinctive Area: Excluded sites 68

Site reference: 241 - Stable Hills

Site ID 241 Site Name Stable Hills Settlement - Location Open Countryside Distinctive Area North Site Area (ha) 1.98* Suggested use Tourism Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the Yes River Derwent and site? Tributaries Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? Yes River Derwent & Bassenthwaite Lake Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on No site? Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? N/A Is the site located within a Rural Service Centre or a N/A Village? Is the site located within Flood Zone 3? N/A Is the site well-related to the settlement? N/A Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located Yes within a ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 No* Broad area identified hectares? – Stable Hills is much smaller For tourism proposals, is it an existing site/attraction? Yes For tourism proposals, is it a geographically fixed resource No that justifies its development? For tourism proposals, Is the site within a key location or No has approximately 100,000 visitor or more per year?

North Distinctive Area: Excluded sites 69

Stage 1 Assessment Outcome Site does not fulfil the criteria for consideration as a Showcase Area site, and is not considered to be strategic in nature to justify allocation. Development proposals can come forward through usual planning application route. As such site does not proceed to Stage 2 assessment.

North Distinctive Area: Excluded sites 70

Site reference: 280 - Keswick Bridge Timeshare – existing allocation KE02H

Site ID 280 Site Name Keswick Bridge Timeshare Settlement Keswick Location Rural Service Centre Distinctive Area North Site Area (ha) 0.34 Existing Housing allocation use Has it been No Green developed? Is the site still No, landowner has confirmed site is no longer available Red available? Does it meet Yes Green stage 1 criteria? Is the site still No, on the basis that it is not available for development Red deliverable? Outcome of Site is not available therefore it should be removed from the Red assessment allocations. Site does not proceed to Stage 3 or public consultation

Summary of Assessment Findings Is this site selected as a No preferred option? If no, for what reason? Site is unavailable

North Distinctive Area: Excluded sites 71

Portinscale

North Distinctive Area: Excluded sites 73

Site reference: 024 - Land off Howe Lane, Low Portinscale

Site ID 024 Site Name Land off Howe Lane, Low Portinscale Settlement Portinscale Location Village Distinctive Area North Site Area (ha) 0.97 Suggested Use Employment Site availability Unavailable – landowner cannot be identified following extensive search

North Distinctive Area: Excluded sites 74

Site reference: 286 - Land south of Derwent Lodge, Portinscale (existing allocation PT01H)

Site ID 286 Site Name Land south of Derwent Lodge Settlement Portinscale Location Village Distinctive Area North Site Area (ha) 0.1 Existing Housing allocation use Has it been No, but planning permission has been granted Green developed? Is the site still Unconfirmed Amber available? Does it meet No, site does not meet the size threshold for allocation now. Red stage 1 criteria? Is the site still Possibly not, due to the size threshold. Our understanding is that Red deliverable? such small sites are not deliverable for affordable housing in the current economic climate. Outcome of Site is removed from the land allocations as it does not meet the Red assessment size threshold for allocation. Site does not proceed to Stage 3 or public consultation.

Summary of Assessment Findings Is this site selected as a No preferred option? If no, for what reason? Site does not meet the size threshold for housing allocation.

North Distinctive Area: Excluded sites 75

Threlkeld

North Distinctive Area: Excluded sites 77

Site reference: 036 - The Thwaite, Melbutts, Threlkeld

Site ID 036 Site reference The Thwaite, Melbutts, Threlkeld Settlement Threlkeld Location Village Distinctive Area North Site Area (ha) 0.05 Suggested Use Housing Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the site? No Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on site? No Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? Yes Is the site located within a Rural Service Centre or a Village? Yes Is the site located within Flood Zone 3? No Is the site well-related to the settlement? Yes Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within a N/A ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? N/A For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource that justifies N/A its development? For tourism proposals, Is the site within a key location or has N/A approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site is precluded from further assessment due to size constraints.

North Distinctive Area: Excluded sites 78

Site reference: 064 - Land south of Threlkeld Village Hall

Site ID 064 Site Name Land south of Threlkeld Village Hall Settlement Threlkeld Location Village Distinctive Area North Site Area (ha) 0.4 Suggested Use Housing Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the site? No Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on site? No Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? No Is the site located within a Rural Service Centre or a Village? Yes Is the site located within Flood Zone 3? No Is the site well-related to the settlement? Yes Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within a N/A ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? N/A For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource that justifies N/A its development? For tourism proposals, Is the site within a key location or has N/A approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site proceeds to Stage 2 assessment.

North Distinctive Area: Excluded sites 79

Stage 2 Assessment: detailed site assessment Stage 2 Assessment Site Description The site is a slightly sloping agricultural field to the rear of Threlkeld Village Hall. There are two residential properties adjacent to the site on the western boundary however the majority of the site is surrounded by agricultural land. Greenfield or ☒ Greenfield previously developed ☐ Previously developed site? ☐ Mixed Existing use Agriculture Landscape RAG Rating Would development on The site is well screened from A66 and would be read in Red the site adversely conjunction with village from wider landscape views. affect the landscape? Therefore development on the site is unlikely to have an adverse impacts but further planting and landscaping will benefit the site and help to assimilate development into the wider landscape.

The planning application considered the effect of development on the landscape character from the Village Hall and Coffee Shop. The report noted “the Village Hall and its Coffee Shop are accessible by the public and these receptors are likely to be highly sensitive to landscape change. I consider that the effect of the development on views out of the village especially from the Coffee Shop is a material consideration and a component of the effect of the development on landscape character. The effect of the development on these views would be substantial and negative.”

With regard to the settlement form the planning officer considered that “It is my view that the proposed development would not relate well to the form of the village. I consider that the erection of new dwellings, in a backland position, behind existing houses and the Village Hall would harm rather than reinforce the existing character of the village.” Would development on Development would not result in the loss of green Green the site result in the infrastructure or natural features which form an important loss of green relationship with existing buildings or provide a valuable infrastructure or local amenity. natural features which form an important relationship with existing buildings or provide a valuable local amenity?

North Distinctive Area: Excluded sites 80

Statutory Consultee No comments received Grey comments Requirements for None identified due to potential landscape harm of development. future development Planning Was the site Yes but site was excluded because there was no Green considered in the evidence of need for the affordable housing in Threlkeld previous Site at the last time sites were being identified for allocation. Allocation process? As such no judgement was made to the site’s suitability or otherwise. Previous planning The site was subject to an outline planning application for Red applications five dwellings and planning permission was refused in 2018. The reason for refusal was “The proposed development represents some harm in respect of settlement form of the Village of Threlkeld which is essentially linear following the roads through the village, moderate harm in respect of landscape character especially on views south out of the settlement from the rear of the publicly accessible Village Hall and Coffee Shop, and a risk to the financial viability and sustainability of the adjacent Coffee Shop and the Village Hall that it supports. Such harm is not in this case outweighed by the benefits of providing additional local needs housing in the Village of Threlkeld, especially considering that housing delivery in the North Distinctive Area is currently well ahead of profile.” Indicative site capacity 12 dwellings based on 30 dwellings per hectare Green Requirements for None identified future development Stage 2 Assessment Outcome The site is a slightly sloping site that is well related to the existing development in Red Threlkeld. It would represent building behind the existing development line, and therefore has the potential to result in some amenity issues for neighbouring properties and the Village Hall and Coffee Shop. Planning permission was recently refused for the development of five dwellings due to concerns regarding the harm to the settlement form as it would represent ‘back land’ development. There was also concern regarding the landscape impact of the development proposal due to the harm to publically accessible views from the Village Hall and Coffee Shop. As such, in light of the recent planning refusal and the reasons for refusal it is not a site we can proactively support through the site allocations. Therefore the site does not progress to Stage 3 or public consultation.

Summary of Assessment Findings Is this site selected as a No preferred option? If no, for what reason? Harm to settlement form, and concerns over landscape harm from publically accessible views from the Village Hall and Coffee Shop.

North Distinctive Area: Excluded sites 81

Site reference: 065 - Field adjacent to war memorial, Threlkeld

Site ID 065 Site reference Field adjacent to war memorial, Threlkeld Settlement Threlkeld Location Village Distinctive Area North Site Area (ha) 0.28 Suggested Use Housing Site availability Unconfirmed

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the site? No Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on site? No Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? Yes Is the site located within a Rural Service Centre or a Village? Yes Is the site located within Flood Zone 3? No Is the site well-related to the settlement? Yes Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within a N/A ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? N/A For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource that justifies N/A its development? For tourism proposals, Is the site within a key location or has N/A approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site is precluded from further assessment due to size constraints.

North Distinctive Area: Excluded sites 82

Other sites

North Distinctive Area: Excluded sites 83

Site reference: 119 - Wythop Mill

Site ID 119 Site Name Wythop Mill Settlement Wythop Mill Location Cluster Distinctive Area North Site Area (ha) 0.32 Suggested use Housing Site availability Unconfirmed

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the site? No Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on site? No Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? No Is the site located within a Rural Service Centre or a Village? No Is the site located within Flood Zone 3? No Is the site well-related to the settlement? No Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within a N/A ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? N/A For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource that justifies N/A its development? For tourism proposals, Is the site within a key location or has N/A approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site is not located within a Rural Service Centre or Village therefore does not progress to Stage 2 assessment.

North Distinctive Area: Excluded sites 85

Site reference: 266 - Wythop Old School

Site ID 266 Site Name Wythop Old School Settlement Wythop Mill Location Cluster (with Embleton) Distinctive North Area Site Area (ha) 0.11 Suggested use Housing Site availability Unconfirmed

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the site? No Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on site? No Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? Yes Is the site located within a Rural Service Centre or a Village? No Is the site located within Flood Zone 3? No Is the site well-related to the settlement? No Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within a N/A ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? N/A For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource that N/A justifies its development? For tourism proposals, Is the site within a key location or has N/A approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site is precluded from further assessment as the site is under the size threshold for housing allocations, is not located within a Rural Service Centre or Village and is not well related to a settlement.

North Distinctive Area: Excluded sites 86

Site reference: 120 - Bassenthwaite Old Station

Site ID 120 Site reference Bassenthwaite Old Station Settlement - Location Open Countryside Distinctive Area North Site Area (ha) 0.15 Suggested Use Housing Site availability Unconfirmed

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the site? No Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on site? No Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? Yes Is the site located within a Rural Service Centre or a Village? No Is the site located within Flood Zone 3? No Is the site well-related to the settlement? No Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within a N/A ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? N/A For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource that justifies N/A its development? For tourism proposals, Is the site within a key location or has N/A approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site is not located within a Rural Service Centre or Village and falls below site size threshold so does not progress to Stage 2 assessment.

North Distinctive Area: Excluded sites 88

Site reference: 210 - Land at Peil Wyke

Site ID 210 Site Name Land at Peil Wyke Settlement - Location Open Countryside Distinctive Area North Site Area (ha) 1.13 Suggested use Housing, Employment and Tourism Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the No site? Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on No site? Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? No Is the site located within a Rural Service Centre or a No Site is not located in Village? an appropriate location for housing therefore is not taken forward as a housing allocation Is the site located within Flood Zone 3? No Is the site well-related to the settlement? No Site is not well related to a settlement therefore is not taken forward as a housing allocation Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located No within a ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 No hectares?

North Distinctive Area: Excluded sites 89

For tourism proposals, is it an existing site/attraction? No Site is not an existing tourism attraction therefore is unsuitable as a tourism allocation For tourism proposals, is it a geographically fixed resource No Site is not located that justifies its development? next to a geographically fixed resource therefore is unsuitable as a tourism allocation For tourism proposals, Is the site within a key location or No Site is not located in a has approximately 100,000 visitor or more per year? key location or has 100,000 visitors per year therefore is unsuitable as a tourism allocation Stage 1 Assessment Outcome Site is unsuitable for housing and tourism proposals therefore the site proceeds to Stage 2 with a suggested use for employment.

Stage 2 Assessment: detailed site assessment Stage 2 Assessment Site Description The site is the existing site of the Forestry Commission Administrative Centre and is located in woodland to the south of the A66. There are several existing buildings on site with two residential properties. The site is accessed via a narrow road that leads from the C2027. Greenfield or ☐ Greenfield previously developed ☒ Previously developed site? ☐ Mixed Existing use Employment with two residential properties Access and transport RAG Rating Existing access The site is accessed via a narrow track from C2027. Amber arrangements Links to sustainable The site is located 1km from the nearest bus stop. Amber transport Barriers to / impacts of The current access would be inadequate for larger Red providing suitable site volumes of traffic associated with an employment use. It is access to public not clear how the use would affect the existing junction highway and whether improvements would be required. Without full details of a planning application it is not possible to determine the extent to which safe access to the site can be provided. As such it is considered that the site cannot be progressed through the allocations process. Statutory Consultee Cumbria Highways do not consider an access Red comments arrangement to be feasible based on the site’s location in

North Distinctive Area: Excluded sites 90

relation to the known highway constraints this site is not considered to be suitable for allocation. Summary of key The site is not progressed through the site allocations process as it issues is unlikely that suitable access arrangements could be achieved. Stage 2 Assessment Outcome The site is proposed for employment development. The key issue on the site is access and the site has been discounted from further assessment due to this issue. The site is currently accessed via a narrow track and would be inadequate for larger volumes of traffic. On the basis that Cumbria Highways do not consider an access arrangement to be feasible based on the site’s location in relation to the known highway constraints this site is not considered to be suitable for allocation. Site does not progress to Stage 3 assessment.

Summary of Assessment Findings Is this site selected as a No preferred option? If no, for what reason? On the basis that Cumbria Highways do not consider an access arrangement to be feasible based on the site’s location in relation to the known highway constraints this site is not considered to be suitable for allocation.

North Distinctive Area: Excluded sites 91

Site reference: 137 - Thirlmere Activity Hub

Site ID 137 Site Name Thirlmere Activity Hub Settlement - Location Open Countryside Distinctive Area North Site Area (ha) 62 Suggested use Tourism Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) Yes The site is bounded by on the site? Armboth Fells SSSI Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on Yes The site is bounded by Lake site? District High Fells SAC Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland Yes Highpark Woodland, The (ASNW) on site? Swirls and Wood Bank and Bull Crag Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? N/A Is the site located within a Rural Service Centre or N/A a Village? Is the site located within Flood Zone 3? N/A Is the site well-related to the settlement? N/A Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be No located within a ‘Showcase Area’? For tourism proposals, is the site area less than No 0.5 hectares? For tourism proposals, is it an existing No site/attraction? For tourism proposals, is it a geographically fixed No resource that justifies its development? For tourism proposals, Is the site within a key No location or has approximately 100,000 visitor or more per year?

North Distinctive Area: Excluded sites 92

Stage 1 Assessment Outcome Due to SSSI, SAC and Semi Natural Woodland constraints this site cannot be proactively supported through allocation. Site fails to meet the requirements for consideration as a Showcase Area site.

North Distinctive Area: Excluded sites 94

Site reference: 172 - Keswick Garden Centre, Underskiddaw

Site ID 172 Site Name Keswick Garden Centre, Underskiddaw Settlement - Location Open Countryside Distinctive Area North Site Area (ha) 2.44 Suggested use Tourism Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the site? No Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on site? No Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? N/A Is the site located within a Rural Service Centre or a Village? N/A Is the site located within Flood Zone 3? N/A Is the site well-related to the settlement? N/A Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within a No ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? No For tourism proposals, is it an existing site/attraction? No For tourism proposals, is it a geographically fixed resource that No justifies its development? For tourism proposals, Is the site within a key location or has No approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site is not located within a Showcase Area and does not meet the requirements to progress to Stage 2 assessment. Consideration of future uses of the site will need to be considered through pre-application discussions with Development Management and the submission of a planning application.

North Distinctive Area: Excluded sites 96

Site reference: 174 - Whinlatter Skyline

Site ID 174 Site Name Whinlatter Skyline Settlement - Location Open Countryside Distinctive Area North Site Area (ha) 42.5 Suggested use Tourism Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Resul Comment t Is there a Site of Special Scientific Interest (SSSI) on the site? No Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? Yes Comb Forest Trails (Whinlatter Forest) Is there an Ancient Semi Natural Woodland (ASNW) on site? Yes Beckstones Plantation Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? N/A Is the site located within a Rural Service Centre or a Village? N/A Is the site located within Flood Zone 3? N/A Is the site well-related to the settlement? N/A Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located Yes within a ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? No For tourism proposals, is it an existing site/attraction? Yes For tourism proposals, is it a geographically fixed resource that Yes justifies its development? For tourism proposals, Is the site within a key location or has Yes approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site meets the criteria for consideration as a Showcase Area site. Site does not proceed to Stage 2 assessment.

North Distinctive Area: Excluded sites 98

Site reference: 198 - Whinlatter Forest

Site ID 198 Site Name Whinlatter Forrest Settlement - Location Open Countryside Distinctive Area North Site Area (ha) 570 Suggested use Tourism Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the Yes Barf and Thornthwaite site? and Buttermere Fells Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? Yes Lake District High Fells Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? Yes Comb Forest Trails Is there an Ancient Semi Natural Woodland on site? Yes Beckstones Plantation Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? N/A Is the site located within a Rural Service Centre or a N/A Village? Is the site located within Flood Zone 3? N/A Is the site well-related to the settlement? N/A Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located Yes within a ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 No hectares? For tourism proposals, is it an existing site/attraction? Yes For tourism proposals, is it a geographically fixed resource No that justifies its development? For tourism proposals, Is the site within a key location or Yes has approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site fulfils the criteria to be a showcase area site and is included under the Showcase Area Policy. As such site does not progress to Stage 2 assessment for allocation.

North Distinctive Area: Excluded sites 99

Site reference: 193 - Land to front of Thresher Barn, Blindcrake

Site ID 193 Site Name Land to front of Thresher Barn, Blindcrake Settlement - Location Open Countryside Distinctive Area North Site Area (ha) 0.08 Suggested use Housing Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the site? No Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on site? No Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? Yes Is the site located within a Rural Service Centre or a Village? No Is the site located within Flood Zone 3? No Is the site well-related to the settlement? No Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within a N/A ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? N/A For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource that justifies N/A its development? For tourism proposals, Is the site within a key location or has N/A approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site does not meet the size threshold and is not located in a Rural Service Centre or Village so does not progress to Stage 2 assessment.

North Distinctive Area: Excluded sites 101

Site reference: 194 – Land behind Low Farm, Blindcrake

Site ID 194 Site Name Land behind Low Farm, Blindcrake Settlement - Location Open Countryside Distinctive Area North Site Area (ha) 0.11 Suggested use Housing Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the site? No Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on site? No Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? Yes Is the site located within a Rural Service Centre or a Village? No Is the site located within Flood Zone 3? No Is the site well-related to the settlement? No Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within a N/A ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? N/A For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource that justifies N/A its development? For tourism proposals, Is the site within a key location or has N/A approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site does not meet the size threshold and is not located in a Rural Service Centre or Village so does not progress to Stage 2 assessment.

North Distinctive Area: Excluded sites 102

Site reference: 209 - Land to front of Lynwood, Blindcrake

Site ID 209 Site Name Land to front of Lynwood, Blindcrake Settlement - Location Open Countryside Distinctive Area North Site Area (ha) 0.17 Suggested use Housing Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the site? No Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on site? No Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? Yes Is the site located within a Rural Service Centre or a Village? No Is the site located within Flood Zone 3? No Is the site well-related to the settlement? Yes Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within a N/A ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? N/A For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource that justifies N/A its development? For tourism proposals, Is the site within a key location or has N/A approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site does not meet size threshold, is not located in a Rural Service Centre or Village, and therefore does not progress to Stage 2 assessment.

North Distinctive Area: Excluded sites 103

Site reference: 195 - Whinlatter Base Station

Site ID 195 Site Name Whinlatter Base Station Settlement - Location Open Countryside Distinctive Area North Site Area (ha) 1.45 Suggested use Tourism Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the site? No Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on site? Yes Beckstones Plantation Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? N/A Is the site located within a Rural Service Centre or a Village? N/A Is the site located within Flood Zone 3? N/A Is the site well-related to the settlement? N/A Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within Yes a ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? No For tourism proposals, is it an existing site/attraction? Yes For tourism proposals, is it a geographically fixed resource that Yes justifies its development? For tourism proposals, Is the site within a key location or has Yes approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site meets the criteria for consideration as a showcase area site and is linked to Whinlatter Skyline (site 174). Site does not proceed to Stage 2 assessment.

North Distinctive Area: Excluded sites 105

Site reference: 212 - Land opposite Chapelbeck Bridge, Thornthwaite

Site ID 212 Site Name Land opposite Chapelbeck Bridge, Thornthwaite Settlement - Location Open Countryside Distinctive Area North Site Area (ha) 0.22 Suggested use Housing Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the site? No Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on site? No Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? Yes Is the site located within a Rural Service Centre or a Village? No Is the site located within Flood Zone 3? No Is the site well-related to the settlement? No Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within a N/A ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? N/A For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource that N/A justifies its development? For tourism proposals, Is the site within a key location or has N/A approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site does not meet size threshold, is not located in a Rural Service Centre or Village and is not well related to a settlement. Therefore the site does not progress to Stage 2 assessment.

North Distinctive Area: Excluded sites 106

Site reference: 223 - Land adjacent to Thwaite Howe Hotel, Thornthwaite

Site ID 223 Site Name Land adjacent to Thwaite Howe Hotel, Thornthwaite Settlement Thornthwaite Location Cluster Distinctive Area North Site Area (ha) 0.05 Suggested use Housing Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the site? No Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on site? No Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? Yes Is the site located within a Rural Service Centre or a Village? No Is the site located within Flood Zone 3? No Is the site well-related to the settlement? Yes Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within a N/A ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? N/A For tourism proposals, is it an existing site/attraction? N/A For tourism proposals, is it a geographically fixed resource that N/A justifies its development? For tourism proposals, Is the site within a key location or has N/A approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site does not meet size threshold and is not located in a Rural Service Centre or Village. Therefore the site does not progress to Stage 2 assessment.

North Distinctive Area: Excluded sites 107

Site reference: 236 – Cornhow WWTW

Site ID 236 Site Name Cornhow WWTW Settlement - Location Open Countryside Distinctive Area North Site Area (ha) 0.97 Suggested Use Tourism Site availability Available

Stage 1 Assessment: initial filtering Stage 1 Assessment Criteria Result Comment Is there a Site of Special Scientific Interest (SSSI) on the site? No Is there a Special Protection Area (SPA) on site? No Is there a Special Area of Conservation (SAC) on site? No Is there a National Nature Reserve (NNR) on site? No Is there are Local Nature Reserve (LNR) on site? No Is there a Local Geological Site on site? No Is there an Ancient Semi Natural Woodland (ASNW) on site? No Is there a Scheduled Ancient Monument on site? No Is the site within a Historic Park and Garden? No Is the site within a gas pipeline buffer zone? No Additional Housing Criteria Is the site less than 0.3 hectares? N/A Is the site located within a Rural Service Centre or a Village? N/A Is the site located within Flood Zone 3? N/A Is the site well-related to the settlement? N/A Additional Tourism Criteria If the suggested use is ‘tourism’ would the site be located within a No ‘Showcase Area’? For tourism proposals, is the site area less than 0.5 hectares? No For tourism proposals, is it an existing site/attraction? No For tourism proposals, is it a geographically fixed resource that No justifies its development? For tourism proposals, Is the site within a key location or has No approximately 100,000 visitor or more per year? Stage 1 Assessment Outcome Site is not considered to be well related to the settlement, and is therefore considered to be an Open Countryside location. Site is unlikely to be policy compliant therefore site is not progressed to Stage 2 assessment.