Allocations for Residential Development
Policy HS1
Land for residential development is identified in the settlements listed below and as indicated on the proposals map:
Ainstable, Alston, Appleby, Armathwaite, Bolton, Blencarn, Brough, Calthwaite, Cliburn, Clifton, Crosby Ravensworth, Culgaith, Dufton, Eamont Bridge, Garrigill, Great Asby, Great Salkeld, Greystoke, Hackthorpe, High Hesket, Kirkby Stephen, Kirkby Thore, Kirkoswald, Langwathby, Lazonby, Long Marton, Melmerby, Morland, Nenthead, Newbiggin (Dacre), Newbiggin (T S), Newton Reigny, Orton, Ousby, Penrith, Plumpton, Ravenstonedale, Renwick, Shap, Skelton, Sockbridge and Tirril, Stainton, Tebay, Temple Sowerby, Warcop, Winton.
Settlements with No Allocations
Policy HS2
By virtue of their limited service availability, the following settlements are considered unsuited to accommodate significant further residential development, and in consequence no formal allocations of residential land will be made:
Aiketgate, Blencow, Brackenber, Brampton, Brough Sowerby, Burrells, Catterlen, Colby, Crackenthorpe, Crosby Garrett, Croglin, Drybeck, Edenhall, Ellonby, Gaisgill, Gamblesby, Glassonby, Great Musgrave, Great Ormside, Great Strickland, Hartley, Hilton, Hoff, Hunsonby, Hutton End, Ivegill, Johnby, Kaber, Keld, Kelleth, Kings Meaburn, Kirkland, Knock, Laithes, Lamonby, Little Asby, Little Musgrave, Little Salkeld, Little Strickland, Longdale, Low Hesket, Maulds Meaburn, Melkinthorpe, Milburn, Millhouse, Motherby, Murton, Nateby, Newbiggin (Ains.), Newbiggin-on-Lune, Newby, North Dykes, Outhgill, Reagill, Ruckcroft, Salkeld Dykes, Sandford, Skirwith, Sleagill, Soulby, Southwaite, Unthank, Waitby, Winskill, Yanwath.
3.15 Although no formal allocation of residential land is made in the settlements listed in Policy HS2, which lack the services required to support significant growth, planning applications for small scale residential development in these settlements may be approved if they are judged acceptable when assessed against Policy HS4.
3.16 The settlements listed in Policies HS1 and HS2 together provide a definitive list of settlements in the Local Plan area for the purpose of interpreting all relevant Local Plan policies. Settlements are identified as cohesive groups of at least ten dwellings.
Development on Allocated Sites
Policy HS3
Proposals for the development of sites allocated for housing development will be permitted providing that in the details submitted they are judged acceptable against the following criteria:
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the density and layout of the development is appropriate to the location;
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dwellings are located to minimise adverse impact on the privacy and amenity of existing adjoining buildings and uses;
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the design and materials proposed for any buildings or for the surfacing and treatment of any open space, roads and parking areas is appropriate to the location; and
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the layout incorporates appropriate open space and parking provision.
Development on Small Windfall Sites
Policy HS4
Development proposals for small windfall sites for residential use in any of the settlements listed in policies HS1 and HS2 will be permitted if they are judged acceptable in relation to the following criteria:
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the location, scale, density and pattern of the development is appropriate to the settlement;
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the ability of the established infrastructure to meet increased demands likely to result from the development;
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the effect of the proposal on important amenity open space;
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the impact on agricultural, archaeological, landscape or wildlife interests or the character of the settlement;
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standards of design, access, parking and amenity space.
3.17 Beyond those sites allocated within Policy HS1 the Council does not envisage the release of any further large housing sites in the Local Plan area for a minimum period of 10 years. This is because the land identified together with that which already has planning permission is considered sufficient to satisfy the Structure Plan requirement for that period. The Council will, however, continue to consider planning applications relating to small scale residential developments, normally of fewer than five dwellings, in any of the settlements identified in Policies HS1 and HS2. These will be assessed against the criteria set out in Policy HS4.
3.18 The suitability of settlements to accommodate further housing land allocations has been assessed taking into account amenity and their respective levels and standards of service provision. This provision of services concerns such things as schools, shops, post offices, village halls and public houses. Close attention has also been paid to the interrelationship of groups of settlements or villages. This reflects long standing work, dating back to the late 1970's, which identified groups of villages with social and economic links.
3.19 The allocation of housing land in a large number of settlements across the District is seen as a positive way to promote the maintenance of the level of service and facility provision in the settlements concerned. This provision is vulnerable because of increasing mobility and greater competition from urban centres. Reversing these trends by promoting both housing and employment opportunities is fundamental to securing the future vitality and viability of these communities.
3.20 The allocation of sites has been determined taking into account the proper planning of the area. It is known that in some locations the lack of adequate sewerage and sewage treatment is a constraint upon development. In particular, the development of the newly allocated sites in Calthwaite and Ousby will not be able to proceed until such time as improvements have been undertaken. Larger developments in Brough, Kirkoswald, Langwathby, Long Marton, Plumpton, Renwick and Tebay may also be constrained.
3.21 Priority will be given to resolving drainage problems in these settlements when negotiating the programming of improvements with the relevant service companies. In addition, some settlements currently have no public sewerage. Where this is the case, new development will only be able to proceed if served by private drainage arrangements able to meet the requirements of the Environment Agency. This issue is examined in the Services section of the Local Plan.
3.22 Both housing and employment allocations have been made in Kirkby Thore, some of which reflect extant or expired planning consents. These allocations will be likely to increase usage of the junction of Main Street with the A66 Trunk Road. In order to fully assess the traffic effect of these developments further detailed work (including, where appropriate, analysis of a traffic impact assessment) will need to be undertaken by the Highways Agency to ensure such traffic can be accommodated safely at the junction concerned. Where this is not possible, but could be overcome by remedial highway improvements, the Highways Agency will seek the attachment of conditions relating to the carrying out of such improvements prior to the commencement or occupancy of the development. Where remedial works prove not to be feasible, or agreement as to their scale cannot be reached with the developer, the Highways Agency might have to direct refusal of the planning application or, if before the Secretary of State for the Environment, object to the proposal.
3.23 Having identified sites, the majority of which are capable of immediate residential development, the District Council will seek to assist developers and statutory undertakers with the controlled release of such land. Where appropriate, attempts will be made to remove those constraints which may exist on land allocated for development.
3.24 The Council will produce advisory planning briefs for those sites identified in Policy HS1 in response to any initial inquiries received from developers. This is seen as a positive initiative to assist developers by providing a site specific explanation of the application of Policy HS3 and other relevant Local Plan policies by which development land may be tailored to serve the needs and requirements of the community as a whole. Such briefs will typically address issues of housing mix, density, open space, landscaping and design.
3.25 In the briefs which are prepared particular emphasis will be laid upon the density of development. It is considered essential that sites allocated for development are used to make a proper contribution to the provision of general needs housing, in relation to their size and location. It would therefore be inappropriate for allocated sites to be developed in such a way as would provide only a very small number of dwellings. An evaluation of recently approved schemes shows that development densities vary widely depending upon circumstance, from around 12 dwellings to as many as 60 dwellings per hectare. Such extremes are exceptional and it is likely that densities in the range of 15 to 50 dwellings per hectare would normally be considered appropriate depending often upon the form and character of adjoining established development. In many villages, which traditionally have been tightly knit, it is likely that densities towards the higher end of this range will most closely reflect the established character of the settlement.
