Part 2: Sample Checking J - ARUP... · FINAL 31 10 16.DOCX Page 2 2 Arup Sample Parcel Assessment...

Lancaster City Council

Lancaster Green Belt Review

Part 2: Sample Checking

Final | 31 October 2016

This report takes into account the particular

instructions and requirements of our client.

It is not intended for and should not be relied

upon by any third party and no responsibility

is undertaken to any third party.

Job number 250383-00

Ove Arup & Partners Ltd

6th Floor 3 Piccadilly Place

Manchester M1 3BN

United Kingdom

www.arup.com

Lancaster City Council Lancaster Green Belt Review


| Final | 31 October 2016

\\NWMNTAPVS02\EUROPE\LEEDS\JOBS\250000\250383-00\0 ARUP\0-06 PLANNING\0-06-08 REPORTS\PART 2 SAMPLE CHECKING\LANCS GBR PART 2 SAMPLE CHECKING

FINAL 31 10 16.DOCX

Contents Page

1 Introduction 1

2 Arup Sample Parcel Assessment 2

2.1 Summary of Findings 2

3 Review of LCC Assessments 5

3.1 Boundary Definition 6

3.2 Interpretation of the Five Green Belt Purposes 6

4 Conclusions and Recommendations 11

Appendices

Appendix A

Arup Sample Parcel Assessment Proformas





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Page 1

1 Introduction

Arup was commissioned by Lancaster City Council (LCC) to undertake an

independent review of their draft Green Belt Review. Stage 1 of this commission was

completed in July 2016 and involved an independent review of LCC’s draft

methodology with recommendations provided as to how the methodology should be

taken forward based on Arup’s existing experience of undertaking Green Belt

Reviews and knowledge of current policy, best practice and case law. A separate

report sets out the recommendations from Stage 1.

This report represents Stage 2 of the commission which involves a sample assessment

of 20 Green Belt parcels. These parcels have already been assessed by LCC. Arup has

independently assessed these 20 parcels against LCC’s finalised methodology and the

outcomes of the assessment are set out in Section 2 below. Following on from this,

Section 3 compares the outcome of the Arup assessment with LCC’s assessment of

the parcels to ensure robustness and consistent application of the methodology. In

assessing the parcels and undertaking the comparison, Arup has reviewed the

boundary definition of the parcels, the assessment against the five purposes of Green

Belt and the overall assessment of the parcels. A site visit of the sample parcels was

undertaken by Arup in September 2016.

The 20 parcels were identified by LCC due to them being either related to potential

sites or being contentious locations. The parcels were in a variety of locations

representing a cross section of the authority.





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2 Arup Sample Parcel Assessment

Applying LCC’s finalised methodology Arup has undertaken a site visit and

assessed the 20 Green Belt parcels. For the purposes of the assessment, the LCC

methodology has been extracted into a proforma and the completed proformas for

the 20 parcels are provided at Appendix A. This proforma approach has been used

in the interests of providing a clear thought process and justification for the

assessment which directly relates back to the LCC methodology. Arup do not

suggest that LCC should adopt this proforma format in their assessment and Arup

considers the LCC assessments to be formatted and set out in a clear and

comprehensible manner. The parcel reference and parcel title within the

proformas remain as per LCC’s assessment.

2.1 Summary of Findings

The table below provides a summary of the assessment findings and the

proceeding section reviews the LCC assessment against the Arup findings

providing more detailed comments and recommendations.

Parcel

Ref

Parcel Title Arup Overall

Assessment of

Parcel

Arup Comments

1 BLS48 Land to the Rear of

Church Brow,

Bolton-le-Sands

Weak

contribution Logical boundaries used

Broadly similar assessment

outcomes

See recommendations on purpose 1

2 CARN21 Land to the Rear of

Crag Bank

Crescent, West

Carnforth

Strong

contribution Review eastern and western

boundaries


outcomes

3 CARN26 Land to the South

of Lundsfield

Quarry, South

Carnforth

Moderate


Some differences in professional

judgement


4 CARN27 Land Surrounding

the Communication

Masts, South

Carnforth

Moderate



outcomes


5 CARN28 Land to the North

of Thwaite Gate

Farm, South

Carnforth

Strong



outcomes


6 CARN29 Land to the West of

Back Lane, South

Carnforth

Strong



outcomes





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7 CARN30 Land to the Rear of

Windermere Road,

South Carnforth

Moderate



outcomes

8 HALT01 Land at

Shefferlands Lane,

Halton

Moderate



judgement


9 HALT07 Land at

Haverbreaks Farm,

Halton

Moderate



outcomes


and 2

10 LAN04 Land to the North

of Whernside Road,

Skerton, Lancaster

Weak



outcomes

11 LAN06 Land to the North

of Shakespeare

Road, North

Lancaster

Moderate



judgement

See recommendations on purpose

1, 2 and 4

12 LAN11 Land at Geiranger,

off the A6, North

Lancaster

Moderate



outcomes


1, 2, 3 and 4

Purpose 4 assessment missing

13 LAN13 Land to the East of

Lancaster Road

(A6), North

Lancaster

Moderate



outcomes


1, 2, 3 and 4

14 LAN17 Land to the West of

Green Lane,

Lancaster

Moderate



outcomes


1, 2 and 3

15 LAN19 Land to the East of

Green Lane,

Lancaster

Moderate



judgement in relation to purpose 4


and 3

16 MORE04 Land at the VVV

Gymnasium,

Morecambe

Weak



outcomes


and 3





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17 MORE13 Land to the East of

Russell Drive,

Torrisholme,

Morecambe

Weak



judgement


18 SWH23 Land to the South

of Ashworth Drive,

Bolton-le-Sands

Weak



judgement


19 SWH24 Land to the South

of Greenwood

Drive, Bolton-le-

Sands

Moderate



outcomes


20 SWH25 Land to the North

of Manor Lane,

Slyne-with-Hest

Moderate



outcomes






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3 Review of LCC Assessments

Following on from the Arup assessment of the sample parcels, this section sets out

a comparison of the Arup assessment findings against the LCC assessments. The

LCC assessments of the sample parcels are reviewed in terms of the application of

the methodology relating to boundary definition, the interpretation of the five

Green Belt purposes, and the overall assessment of the parcels.

The following table provides a comparison of the overall assessment for each of

the 20 parcels as per the findings of the Arup assessment and the LCC assessment.

Parcel

Ref

Arup Overall

Assessment

LCC Overall

Assessment

Comment

1 BLS48 Weak contribution Weak contribution Same

2 CARN21 Strong contribution Strong contribution Same

3 CARN26 Moderate contribution Moderate contribution Same





8 HALT01 Moderate contribution Strong contribution Different

9 HALT07 Moderate contribution Moderate contribution Same

10 LAN04 Weak contribution Weak contribution Same

11 LAN06 Moderate contribution Moderate contribution Same





116 MORE04 Weak contribution Weak contribution Same

17 MORE13 Weak contribution Moderate contribution Different

18 SWH23 Weak contribution Moderate contribution Different

19 SWH24 Moderate contribution Moderate contribution Same

20 SWH25 Moderate contribution Moderate contribution Same

The table demonstrates that the overall outcomes of the assessments are broadly

aligned highlighting a generally consistent application of the methodology. Only

three of the parcels were assessed as having a different overall contribution

(HALT01, MORE13, SWH23).

It is acknowledged that there will be instances where the level of contribution is

borderline and the contribution applied falls to professional judgement thus

differences between the assessment outcomes are to be expected. In this regard it

is important that clear justifications are provided to enable the reader to

understand why the level of contribution has been applied. The proformas at

Appendix A and in particular the three parcels above do raise some differences

relating to the application of the methodology and these are set out in turn below.

It is noted that within their methodology LCC use the terms ‘general parcels’ and

‘strategic parcels’. Regular Green Belt parcels are termed ‘general parcels’ whilst

wider areas of the Green Belt are termed ‘strategic parcels’. Arup considers this

differentiation to be a logical approach and note that whilst the sample parcel

assessment has only considered ‘general parcels’ and not the wider ‘strategic





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parcels’, all of the following recommendations apply equally to both sets out

parcels.

3.1 Boundary Definition

Section 6 of the LCC methodology classifies boundaries as ‘strong’, ‘moderate’,

and ‘weak’. The Arup proformas at Appendix A consider the boundaries which

have been used to define the parcels. Arup note that for a number of parcels

‘weak’ boundaries have been used in order to enable definition of smaller parcels

from larger tracts of countryside. In most cases these represent logical boundaries.

In the case of parcel CARN21, the western boundary does not appear to follow

any physical features on the ground. It is also noted that the eastern boundary of

the parcel which represents the inner Green Belt boundary with the settlement

does not follow any physical features. Arup recommends that these boundaries are

checked or an explanation is provided setting out the justification for using this

boundary. Arup acknowledges that once the GIS mapping of the parcels becomes

available, this will assist in clarifying certain boundaries.

3.2 Interpretation of the Five Green Belt Purposes

Arup notes that LCC have considered all five purposes of the Green Belt and the

assessment and interpretation of these purposes broadly aligns with national

policy and guidance. On the whole, the LCC assessments demonstrate a robust

and consistent application of the methodology. As a general comment Arup notes

that some assessments are more detailed than others and in a few instances it

would be useful for LCC to include additional details to support the justification

of the assessment for that purpose.

3.2.1 Purpose 1

The LCC assessment of purpose 1 was consistent with the methodology for most

of the sample parcels however a few comments and recommendations relating to

terminology are set out below.

Large built up areas

Paragraph 7.12 of the LCC methodology states that “…purpose 1 will focus on

land which is adjacent to, or in close proximity of, the large built up areas of

Lancaster, Morecambe and Carnforth.”

As a result of this, Arup has assessed purpose 1 as ‘no contribution’ for parcels

BLS48, MORE04, SWH23, SWH24, and SWH25 given that these parcels adjoin

Bolton-le-Sands or Slyne-with-Hest. The LCC assessment appears to have

assessed all settlements as large built up areas. Arup recommends that LCC

review the purpose 1 assessment of the parcels around Bolton-le-Sands and Slyne-

with-Hest in order to appropriately reflect the methodology. Furthermore, Arup

recommends that LCC consider what ‘in close proximity’ refers to and make a

uniform judgement on those parcels which are deemed to be ‘in close proximity’

to the large built up areas. The Arup assessment has deemed LAN11, LAN13,





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LAN17, HALT07 to be ‘in close proximity’ to Lancaster given that they do not

directly adjoin it but are relatively well related to it. Similarly, CARN27,

CARN28 and CARN29 have been deemed to be ‘in close proximity’ to Carnforth

given their close relationship to it.

In the case of SWH23, this different assessment of purpose 1 in the Arup

assessment means that the result in the overall assessment is ‘weak contribution’.

In the other sample parcels around Slyne-with-Hest and Bolton-le-Sands, despite

this difference in the assessment of purpose 1 the overall assessments have not

changed.

Rounding off the settlement

Arup recommends that the assessment of the application of the third row of Table

4 which states ‘Opportunities for rounding off of settlements’ is reviewed in the

assessment of parcels LAN06, LAN11, LAN13, LAN17, LAN19, CARN29 and

CARN30. The assessment of purpose 1 for parcel LAN11 states: “There are

significant opportunities for rounding off making use of the new link road to

create more definable robust boundaries.” The other parcels stated above also

include similar statements. Arup do not regard this as representing the opportunity

to “round off” the settlement according to the definition of ‘round-off’ as applied

in the Cheshire East Green Belt Assessment Update 2015 where this was defined

as “…where the existing settlement is an irregular shape, will the parcel fill in a

gap and/or complete the shape?” Arup recommends that the application of this

criteria is reviewed. In particular, the statements included in LAN06, 11, 13, 17

and 19 relate to the identification of future stronger Green Belt boundaries which

could be part of the consideration of boundary features under purpose 3 if LCC

wished to include this within the methodology criteria.

In the assessment of MORE13, the difference between the Arup and the LCC

overall assessment is due to the assessment of purpose 1 which Arup has assessed

as weak. This is due to the development of the parcel being considered to round

off the settlement. Arup would consider this to be an example of ‘rounding off the

settlement’.

3.2.2 Purpose 2


of the sample parcels however a few comments and recommendations relating to

interpretation are set out below.

Arup recommends that all parcels referenced ‘HALT’ are reviewed in relation to

purpose 2. Parcels HALT01 and HALT07 refer to the merging of Halton and

Lancaster. The original purpose of the North Lancashire Green Belt relates to

preventing the area between Lancaster, Morecambe and Carnforth, including the

settlements of Slyne-with-Hest and Bolton-le-Sands from merging together. No

reference is made to Halton and therefore it is not deemed to be relevant in the

assessment of purpose 2. The LCC methodology for purpose 2 does not define

Halton as a ‘neighbouring town’.





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Arup recommends that further consideration is given to the assessment of purpose

2 and those parcels which form a ‘less-essential’ gap between neighbouring

towns. For example, the LCC assessment of LAN06, LAN11, LAN13, LAN17

and LAN19 states that these parcels make no contribution to preventing towns

from merging. Arup assessed these parcels as making a weak contribution to

purpose 2 given that they form a ‘less-essential’ gap between Lancaster and

Slyne-with-Hest whereby development of the parcel would slightly reduce the gap

between the towns however would not result in them merging. This acknowledges

that whilst the parcel represents a small proportion of this wider gap between

Lancaster and Slyne-with-Hest, it does still form part of this gap and development

of the parcel would slightly reduce this gap. A similar approach has been taken in

the Arup assessment of CARN26, CARN27 and CARN28 whereby the gap

between Carnforth and Bolton-le-Sands is already narrower in other places

however these parcel arguably still form part of the gap between these towns.

3.2.3 Purpose 3


of the sample parcels.

Arup notes that a number of LCC’s assessments of the sample parcels do not

consistently refer to boundary features which represents part of the ‘Issues for

Consideration’ for purpose 3, as set out in Table 8 of the methodology. For

example LAN11, LAN13, LAN17, LAN19, MORE04, HALT07, CARN27, and

CARN28 do not make reference to parcel boundaries and their vulnerability to or

role in preventing encroachment. Arup recommends that a description of the

parcels boundaries is included in the assessment of this purpose.

3.2.4 Purpose 4


of the sample parcels.

Arup recommends that LCC review the assessment of purpose 4 in relation to

those parcels which are directly adjacent to Lancaster which has been defined as a

historic town. Table 11 of the methodology which sets out the assessment criteria

for purpose 4 states: “Weak Contribution: The parcel is directly adjacent to (or

within the setting of) the historic town of Lancaster but does not play a role in

preserving the setting of the key historical assets in the town.” The sample parcel

LAN06 is directly adjacent to Lancaster however key historical assets cannot be

seen from this parcel. Arup has therefore assessed it as ‘weak contribution’. The

LCC assessment states that this parcel makes no contribution. If LCC only intend

for those parcels which include views of key historical assets to be assessed as

making a contribution for purpose 4, then the methodology should be revised to

reflect this.

Arup notes that the purpose 4 assessments are missing for LAN11-13 in the LCC

General Parcel Assessment document.





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3.2.5 Purpose 5

In relation to purpose 5, LCC provided an initial draft of the assessment for this

purpose given that the final figures for unconstrained previously developed land

were not available. For completeness, Arup has reviewed this initial draft.

Following LCC having finalised the figures on unconstrained previously

developed land, Arup has applied a desktop exercise in assessing this purpose.

The following table sets out the level of contribution to be applied to each

settlement:

Settlement Unconstrained

previously

developed land

(ha)1

Settlement

Area (ha)

Brownfield

urban potential

(%)

Level of

contribution

according to

thresholds

Bolton-le-

Sands

0ha 117ha 0% No contribution

Carnforth 17.02ha 378ha 4.5% Moderate

contribution

Lancaster 36.26ha 1330ha 2.73% Moderate

contribution

Morecambe 3.9ha 867ha 0.45% Weak Contribution

Slyne-with-

Hest

0ha 90ha 0% No contribution

This is broadly consistent with LCC’s estimated figures for purpose 5 however

Carnforth has been assessed as ‘moderate’ rather than ‘weak’.

3.2.6 Overall Assessment

Arup recommends that further explanation is added to those parcels where

professional judgement has been applied as set out in paragraph 8.3 and 8.4 of the

methodology. For example HALT01 is assessed as strong overall due to purpose 3

being assessed as strong, however there is no explanation as to the reason why the

judgement has been taken to assess the parcel as strong overall, linking back to

the overall aim and purpose of the Green Belt set out in paragraph 79 of the

NPPF. Notwithstanding the difference in judgement in the Arup assessment of

HALT01 and the recommendations set out above, as an example Arup would

advise that the overall assessment column within the LCC table could include the

following (Arup addition shown in bold):

“The parcel is free from development and used for agricultural purposes, which is

consistent with the GB. The parcel is adjacent to the Link Road but its impacts are

mitigated by local topography. The parcel has some role in maintaining a distinct

gap between Halton and Lancaster, however the value of that gap is weakened by

the presence of Halton Training Camp. The parcel does not have a strong

relationship with the settlement area due to the proximity of the M6. In line with

the methodology, professional judgement has therefore been applied to evaluate

the overall contribution. The parcel has been judged to make a strong overall

1 This includes all deliverable brownfield site including sites with planning permission. It does not

include completed sites or sites which are under construction. The figures have been taken from

LCC’s SHLAA 2015.





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contribution as it has strong and permanent boundaries and is considered to be

open with the M6 separating it from the settlement, therefore the parcel has a

strong role in preventing encroachment into the open countryside. The parcel

therefore makes a strong contribution to fulfilling the fundamental aim of the

Green Belt under paragraph 79 of the NPPF in protecting the openness of the

Green Belt. .”

This clear justification of why professional judgement has been taken to assess the

parcel as ‘strong contribution’ overall directly links back to the NPPF and

provides clarity for the Examination process ensuring a reasoned judgement has

been taken.





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4 Conclusions and Recommendations

Arup’s assessment of the sample parcels demonstrates that LCC have generally

applied the methodology in a consistent manner. Whilst some differences in the

assessment are evident and are as a result of different professional judgement,

there are some instances of incorrect application of the methodology.

To summarise, in terms of boundary definition Arup agrees that LCC have used

logical boundaries in most instances. In the assessment of the parcels against the

five purposes of Green Belt, LCC have on the whole undertaken a consistent

assessment of the parcels against the methodology. Arup has identified the

following recommendations which apply equally to the strategic parcels and the

general parcels:

Boundary definition: Check boundaries which do not appear to follow any

physical features on the ground or provide an explanation justifying the

use of this boundary;

Purpose 1: Ensure that purpose 1 is assessed only in relation to the defined

‘large built-up areas’;

Purpose 1: Ensure the correct interpretation of ‘rounding off’ has been

applied;

Purpose 2: Ensure that purpose 2 is assessed only in relation to the defined

‘neighbouring towns’;

Purpose 3: Ensure that parcel boundaries are described to ascertain

vulnerability to encroachment;

Purpose 4: Ensure that parcels which are directly adjacent to the historic

town of Lancaster are given adequate recognition for their contribution to

this purpose in line with the methodology;

Purpose 5: Update assessments following availability of figures on

unconstrained previously developed land;

Overall Assessment: Provide further justification for those parcels where

professional judgement has been applied to come to the overall

assessment.

Appendix A

Arup Sample Parcel Assessment

Proformas




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Page A1

A1 Arup Sample Parcel Assessment Proformas

BLS48

CARN21

CARN26

CARN27

CARN28

CARN29

CARN30

HALT01

HALT07

LAN04

LAN06

LAN11

LAN13

LAN17

LAN19

MORE04

MORE13

SWH23

SWH24

SWH25





Page A2

PARCEL REF: BLS48

Parcel Title: Land to the Rear of Church Brow

Parcel Boundaries:

N: Rear gardens of residential properties – this is a weak boundary

E: Rear gardens of residential properties and field boundary with tree lining – this is a partly weak and partly moderate boundary S: Field boundary with tree lining – this is a moderate boundary

W: Rear gardens of residential properties – this is a weak boundary

PURPOSE 1

Issues for Consideration Criteria

Ribbon Development Does the parcel play a role in preventing ribbon development?

Has the parcel already been compromised by ribbon development?

No contribution: The parcel does not adjoin the large built up areas

of Lancaster, Morecambe or Carnforth and therefore does not have a

role in checking unrestricted sprawl from the large built up area.

Level of Existing Sprawl

within the Parcel Is the parcel free from development?

Does the parcel have a sense of sprawl from urbanising features?

Does this land form an extensive tract of land?

Opportunities for

Rounding Off of

Settlements

How many sides is the parcel surrounded by development?

Do opportunities exist to form a more sustainable pattern of development?

Overall Assessment What is the overall assessment of the parcel in relation to this purpose?

PURPOSE 2


Location of the Parcel Does the parcel form an essential, largely essential or less essential gap between named settlements?

What is the current width of the gap between settlements?

What would the gap between settlements be should this parcel be removed from the Green Belt?

Would the removal of the gap result in the merging of two distinctly separate settlement areas?

No contribution: The parcel does not play a role in preventing towns

from merging.

Boundary Features Do natural features or infrastructure provide a strong physical barrier or boundary which maintains the

presence of the gap between settlements?






Page A3

PURPOSE 3


Boundary Features Does the parcel forms part of the existing Green Belt boundary, if so what does the boundary feature consist

of?

What do the other boundaries consist of?

Are there strong and robust boundaries to contain development and prevent encroachment in the long term?

Weak contribution: The parcel has predominantly weak boundaries

which are vulnerable to future encroachment. The northern, western and part of the eastern boundary consists of the rear gardens of

residential properties which represent weak boundaries. Part of the

eastern boundary consists of a field boundary with tree lining which is a moderate boundary. The southern boundary consists of a field

boundary with tree lining which is a moderate boundary. The

existing land use consists of open countryside in agricultural use. The parcel is strongly related to the settlement adjoining it along three

sides and being enclosed by it. The parcel has a limited relationship

with the countryside. The topography of the parcel is fairly flat with

some slight undulations. Due to vegetation along field boundaries

some open views are hindered.

Existing Urbanising

Features (Openness) What are the existing land uses in the parcel?

Does the parcel serve a beneficial use of the Green Belt which should be safeguarded?

What is the proximity and relationship to the settlement area?

What is parcels relationship to the countryside?

Existing Land Use of the

Parcel What is the land use within the parcel?



PURPOSE 4


Proximity to Historic

Town and Role in

Preserving Character and

Setting

Is the nearest settlement to the parcel defined as a historic town?

What role does the Green Belt play in preserving the setting and special character of the historic town?

No contribution: The parcel adjoins Bolton-le-Sands which is not

defined as a historic town.


PURPOSE 5


Urban Regeneration

Potential Does the parcel have a relationship with an urban area?

What potential does that urban area have for regeneration of brownfield sites (Capacity)?

No contribution: The parcel is adjacent to Bolton-le-Sands. Bolton-

le-Sands has 0% brownfield urban potential and the parcel therefore makes no contribution to this purpose.


OVERALL CONTRIBUTION

Weak contribution: The parcel makes no contribution to four purposes and a weak contribution to one. The parcel has been judged to make a weak contribution overall. The parcel makes a weak contribution to safeguarding the countryside from encroachment as the parcel has predominantly weak boundaries which are vulnerable to future encroachment. The parcel is strongly related to the settlement and has a limited

relationship with the countryside. The parcel does not contribute to checking unrestricted sprawl, preventing towns from merging, preserving the setting of historic towns or assisting in urban regeneration.





Page A4

PARCEL REF: CARN21

Parcel Title: Land to the Rear of Crag Bank Crescent

Parcel Boundaries:

N: Railway line – this is a strong boundary

E: This does not appear to follow any physical feature – this is a weak boundary S: Wooded area and field boundaries – this is a partly moderate and partly weak boundary

W: This does not appear to follow any physical feature – this is a weak boundary

PURPOSE 1




Strong contribution: The parcel contains no development and forms

part of a wider tract of countryside to the south. The parcel adjoins the built up area along the eastern boundary however it does not

directly adjoin any development. It does not provide the opportunity

to round off the settlement. The parcel is not located on a road corridor and does not have a role in preventing ribbon development.





Opportunities for

Rounding Off of

Settlements




PURPOSE 2






Strong contribution: The parcel forms an essential gap between Carnforth and Bolton-le-Sands whereby development of the parcel

would significantly reduce the gap between the towns resulting in the

perceived merging of the towns and the near actual merging of the towns.








Page A5

PURPOSE 3



of?




which are vulnerable to future encroachment. In particular, the eastern and western boundaries do not appear to follow any physical

features on the ground and are weak boundaries. The northern

boundary consists of the railway line which is a strong boundary, and the southern boundary is formed by a wooded area and field

boundaries which are partly moderate and partly weak. The existing

land use consists of open countryside in agricultural use. The parcel adjoins the settlement along one boundary. The topography of the

parcel is undulating and it slopes downwards towards the railway

line. There is vegetation lining the boundaries of the parcel thus there

are no views outside of the parcel however there are open views

across it.

Existing Urbanising









PURPOSE 4



Town and Role in


Setting



No contribution: The parcel adjoins Carnforth which is not defined as

a historic town.


PURPOSE 5


Urban Regeneration



Moderate contribution: The parcel is adjacent to Carnforth. Carnforth

has 4.5% brownfield urban potential and the parcel therefore makes a moderate contribution to this purpose.



Strong contribution: The parcel makes a strong contribution to two purposes, a moderate contribution to one, a weak contribution to one, and no contribution to one. The parcel has been judged to make a strong contribution overall. The parcel makes a strong contribution to checking unrestricted sprawl due to it adjoining the built up area and forming part of a wider tract of countryside. The parcel makes a strong contribution

to purpose 2 given that it forms an essential gap between Carnforth and Bolton-le-Sands. The parcel makes a weak contribution to safeguarding the countryside from encroachment given that it has predominantly weak

boundaries which are vulnerable to future encroachment and there are no views beyond the parcel. The parcel makes a moderate contribution to assisting in urban regeneration and makes no contribution to preserving the setting and character of historic towns.





Page A6

PARCEL REF: CARN26

Parcel Title: Land to the South of Lundsfield Quarry

Parcel Boundaries:

N: Partly tree line however the eastern section is not marked by any physical boundary – this is a weak boundary

E: Unmade track – this is a moderate boundary S: Unmade track – this is a moderate boundary

W: Lancaster Canal – this is a strong boundary

PURPOSE 1




Moderate contribution: The parcel contains no development and

forms part of an extensive tract of countryside to the south. The parcel adjoins the built up area along the northern boundary and a

small part of the eastern and western boundaries however it does not

directly adjoin any development as it is adjacent to the former quarry. Development of the northern part of the parcel could be seen as

rounding off the settlement. The parcel is not located on a road

corridor and does not have a role in preventing ribbon development.





Opportunities for

Rounding Off of

Settlements




PURPOSE 2






Weak contribution: The parcel forms part of the land gap between Carnforth and Bolton-le-Sands however the gap is already narrower

in other places and therefore development of the parcel would not

result in the merging of towns.








Page A7

PURPOSE 3



of?



Moderate contribution: The parcel has mixed boundaries some of

which will not be able to prevent encroachment. The northern boundary is partly formed by trees however the eastern part is not

marked by any physical features and therefore it is a weak boundary.

The eastern and southern boundaries are formed by unmade tracks which represent moderate boundaries. The western boundary is

formed by the Lancaster Canal which is a strong boundary. The

existing land use consists of open countryside in agricultural use. The parcel adjoins the settlement along one boundary and a small part of

two other boundaries. The topography of the parcel is undulating

how there are fairly open views.

Existing Urbanising









PURPOSE 4



Town and Role in


Setting




a historic town.


PURPOSE 5


Urban Regeneration







Moderate contribution: The parcel makes a moderate contribution to three purposes, a weak contribution to one purpose and no contribution to one purpose. The parcel has been judged to make a moderate contribution overall. The parcel makes a moderate contribution to checking unrestricted sprawl given that it forms part of an extensive tract of countryside and adjoins the built up area. Development of the northern

part of the parcel could be seen as rounding off the settlement. The parcel makes a weak contribution to preventing the merging of Carnforth and Bolton-le-Sands given that the gap between the towns is already

narrower in other places. The parcel has boundaries of mixed strength and makes a moderate contribution to safeguarding the countryside from encroachment. The parcel does not contribute to preserving the setting of historic towns. The parcel makes a moderate contribution to assisting in urban regeneration.





Page A8

PARCEL REF: CARN27

Parcel Title: Land surrounding the communications masts

Parcel Boundaries:

N: Unmade track – this is a moderate boundary

E: Unmade track – this is a moderate boundary S: Field boundary marked by intermittent tree lining – this is a weak boundary

W: Field boundary marked by intermittent tree lining – this is a weak boundary

PURPOSE 1




Moderate contribution: The parcel contains masts and telecommunications equipment which represent urbanising

influences however it forms part of an extensive tract of countryside. The parcel is in close proximity to the built up area but does not

directly adjoin it. The parcel is not surrounded by any development

and there are no opportunities for rounding off the settlement. The parcel is not located on a road corridor and does not have a role in

preventing ribbon development.





Opportunities for

Rounding Off of

Settlements




PURPOSE 2






Weak contribution: The parcel forms part of the land gap between

Carnforth and Bolton-le-Sands however the gap is already narrower in other places and therefore development of the parcel would not


Boundary Features Do natural features or infrastructure provide a strong physical barrier or boundary which maintains the presence of the gap between settlements?






Page A9

PURPOSE 3



of?



Moderate contribution: The parcel has moderate-weak boundaries

which will not be able to prevent encroachment. The northern and eastern boundaries are formed by an unmade track which represents a

moderate boundary. The southern and western boundaries are formed

by field boundaries with intermittent tree lining which represents a weak boundary. The existing land use consists of open countryside

with wooded areas however there are masts and telecommunications

equipment within the parcel. The parcel is completely detached from the settlement and has a strong relationship with the countryside. The

topography of the parcel slopes steeply upwards from the western

boundary. The topography of the parcel and the wooded areas impact

upon the openness of the parcel.

Existing Urbanising









PURPOSE 4



Town and Role in


Setting




a historic town.


PURPOSE 5


Urban Regeneration



Moderate contribution: The parcel is in close proximity to Carnforth.

Carnforth has 4.5% brownfield urban potential and the parcel therefore makes a moderate contribution to this purpose.



Moderate contribution: The parcel makes a moderate contribution to three purposes, a weak contribution to one, and no contribution to one. The parcel has been judged to make a moderate contribution overall. The parcel makes a moderate contribution to checking unrestricted sprawl given that it is in close proximity to the built up area but does not directly adjoin it. The parcel makes a weak contribution to preventing the

merging of Carnforth and Bolton-le-Sands given that the gap between the towns is already narrower in other places. The parcel makes a moderate contribution to safeguarding the countryside from encroachment given

that its boundaries are moderate-weak and will not be able to prevent encroachment however the parcel has a strong relationship with the countryside. The parcel makes no contribution to preserving the setting of historic towns. The parcel makes a moderate contribution to assisting in urban regeneration.





Page A10

PARCEL REF: CARN28

Parcel Title: Land North of Thwaite Gate Farm

Parcel Boundaries:

N: Field boundary marked by intermittent tree lining – this is a weak boundary

E: Unmade track – this is a moderate boundary S: Unmade track – this is a moderate boundary

W: Unmade track – this is a moderate boundary

PURPOSE 1




Strong contribution: The parcel contains no development and forms part of an extensive tract of countryside. The parcel is in close

proximity to the built up area but does not directly adjoin it. The

parcel is not surrounded by any development and there are no opportunities for rounding off the settlement. The parcel is not

located on a road corridor and does not have a role in preventing

ribbon development.





Opportunities for

Rounding Off of

Settlements




PURPOSE 2






Weak contribution: The parcel forms part of the land gap between

Carnforth and Bolton-le-Sands however the gap is already narrower in other places and therefore development of the parcel would not









Page A11

PURPOSE 3



of?



Strong contribution: The parcel has predominantly moderate

boundaries which may be vulnerable to future encroachment. The eastern, southern and western boundaries are formed by an unmade

track which represents a moderate boundary. The northern boundary

consists of a field boundary marked by intermittent tree lining which is a weak boundary. The existing land use consists of open

countryside in agricultural use. The parcel is completely detached

from the settlement and has a strong relationship with the countryside. The parcel has open views.

Existing Urbanising









PURPOSE 4



Town and Role in


Setting




a historic town.


PURPOSE 5


Urban Regeneration







Strong contribution: The parcel makes a strong contribution to two purposes, a moderate contribution to one, a weak contribution to one, and no contribution to one. The parcel has been judged to make a strong contribution overall. The parcel make a strong contribution to checking unrestricted sprawl given that it forms part of an extensive tract of countryside and contains no development. The parcel makes a strong

contribution to safeguarding the countryside from encroachment as whilst the parcel has predominantly moderate boundaries the parcel has a strong relationship with the countryside and there are open views. The

parcel makes a weak contribution to preventing the merging of Carnforth and Bolton-le-Sands given that the gap is already narrower in other places. The parcel makes a moderate contribution to assisting in urban regeneration. It does not contribute to preserving the setting and character of historic towns.





Page A12

PARCEL REF: CARN29

Parcel Title: Land to the West of Back Lane

Parcel Boundaries:

N: Field boundaries – this is a weak boundary

E: Back Lane – this is a strong boundary S: Unmade track with hedge lining – this is a moderate boundary


PURPOSE 1




Strong contribution: The parcel contains no development and forms part of an extensive tract of countryside. The parcel is in close

proximity to the built up area but does not directly adjoin it. The

parcel is not surrounded by any development and there are no opportunities for rounding off the settlement. The parcel is located on

a road corridor but does not have a role in preventing ribbon

development.





Opportunities for

Rounding Off of

Settlements




PURPOSE 2







from merging.







Page A13

PURPOSE 3



of?



Strong contribution: The parcel has mixed boundaries some of which

may be vulnerable to future encroachment. The northern boundary is formed by field boundaries which represents a weak boundary. The

eastern boundary is formed by Back Lane which is a strong

boundary. The southern and western boundaries are formed by an unmade track with hedge lining which represents a moderate

boundary. The existing land use consists of open countryside in

agricultural use. The parcel is completely detached from the settlement and has a strong relationship with the countryside. The

topography of the parcel is undulating however it is fairly flat and

there are open views across it and beyond.

Existing Urbanising









PURPOSE 4



Town and Role in


Setting




a historic town.


PURPOSE 5


Urban Regeneration







Strong contribution: The parcel makes a strong contribution to two purposes, a moderate contribution to one, and no contribution to two. The parcel has been judged to make a strong contribution overall. The parcel make a strong contribution to checking unrestricted sprawl given that it forms part of an extensive tract of countryside and contains no development. The parcel makes a strong contribution to safeguarding the

countryside from encroachment as whilst the parcel has boundaries of mixed strength the parcel has a strong relationship with the countryside and there are open views across and beyond it. The parcel does not

contribute to preventing towns from merging or in preserving the setting and character of historic towns. The parcel makes a moderate contribution to assisting in urban regeneration.





Page A14

PARCEL REF: CARN30

Parcel Title: Land to the Rear of Windermere Road

Parcel Boundaries:

N: Rear gardens of residential properties on Windermere Road – this is a weak boundary

E: Field boundary – this is a weak boundary S: Field boundary – this is a weak boundary


PURPOSE 1




Moderate contribution: The parcel contains no development and forms part of a wider tract of countryside to the south. The parcel

adjoins the built up area along the northern boundary which consists

of residential development which has an urbanising influence. There are no opportunities for rounding off the settlement. The parcel is not

located on a road corridor and does not have a role in preventing

ribbon development.





Opportunities for

Rounding Off of

Settlements




PURPOSE 2







from merging.







Page A15

PURPOSE 3



of?



Moderate contribution: The parcel has predominantly weak

boundaries which may be vulnerable to future encroachment. The northern boundary consists of the rear gardens of residential

properties on Windermere Road which represents a weak boundary.

The eastern and southern boundaries are formed by field boundaries which represent weak boundaries. The western boundary consists of

an unmade track which is a moderate boundary. The existing land

use consists of open countryside in agricultural use. The parcel adjoins the settlement along one boundary and is fairly well related

to the countryside. The topography of the parcel slopes steeply

upwards away from the settlement thus there are no open views from

north to south. This impacts upon the openness of the parcel.

Existing Urbanising









PURPOSE 4



Town and Role in


Setting




a historic town.


PURPOSE 5


Urban Regeneration







Moderate contribution: The parcel makes a moderate contribution to three purposes and no contribution to two purposes. The parcel has been judged to make a moderate contribution overall. The parcel makes a moderate contribution to checking unrestricted sprawl given that it contains no development and forms part of a wider tract of countryside however it adjoins the built up area along the northern boundary and the

residential development has an urbanising influence. The parcel makes a moderate contribution to safeguarding the countryside from encroachment given that it has predominantly weak boundaries however it is fairly

well related to the countryside. The parcel makes a moderate contribution to assisting in urban regeneration. The parcel does not contribute to preventing towns from merging or in preserving the setting and special character of historic towns.





Page A16

PARCEL REF: HALT01

Parcel Title: Land at Shefferlands Lane

Parcel Boundaries:

N: Link road – this is a strong boundary

E: Link road – this is a strong boundary S: Halton Road– this is a strong boundary

W: field boundary lined by intermittent low hedgerow – this is a weak boundary

PURPOSE 1




Moderate contribution: The parcel contains no development and is not part of a wider tract of countryside given that the northern

boundary of the link road separates it from the wider countryside.

The parcel is in close proximity to the large built up area of Lancaster however it is not surrounded by any development. The

parcel does not provide the opportunity for rounding off the

settlement. The parcel is located on a road corridor but it does not have a role in preventing ribbon development.





Opportunities for

Rounding Off of

Settlements




PURPOSE 2






Weak contribution: The parcel forms a less-essential gap between

Lancaster and Slyne-with-Hest whereby development of the parcel would slightly reduce the gap between the towns however would not

result in them merging. The link round to the north of the parcel

provides a strong boundary which maintains the presence of the gap.








Page A17

PURPOSE 3



of?



Moderate contribution: The parcel has predominantly strong

boundaries which will contain development and prevent encroachment. The link road to the north and east forms a strong

boundary, Halton Road to the south forms a strong boundary, and the

field boundary to the west represents a weak boundary given it has intermittent low hedgerow. The existing land use consists of open

countryside in agricultural use. The parcel adjoins the settlement to

the south whilst the link road severs the parcel from the wider countryside despite being set down at a lower level. The topography

of the parcel is undulating with the southern boundary at a lower

level impacting views across the parcel. This topography impacts

upon the openness of the parcel in places.

Existing Urbanising









PURPOSE 4



Town and Role in


Setting



No contribution: The parcel is in close proximity to the historic town

of Lancaster but is not directly adjacent to it and it does not play a

role in preserving the setting of the key historical assets given that these cannot be seen from the parcel.


PURPOSE 5


Urban Regeneration



Moderate contribution: The parcel is adjacent to Lancaster. Lancaster




Moderate contribution: The parcel makes a moderate contribution to three purposes, a weak contribution to one and no contribution to one. The parcel has been judged to make a moderate contribution overall. The parcel makes a moderate contribution to checking unrestricted sprawl given that it is in close proximity to the large built up area however it is not surrounded by any development. The parcel makes a moderate

contribution to safeguarding the countryside from encroachment as it has predominantly strong boundaries which will prevent encroachment however the parcels relationship with the wider countryside is severed due

to the link road. The parcel makes a moderate contribution to assisting in urban regeneration. The parcel makes a weak contribution to preventing towns from merging given that it forms a less-essential gap between Lancaster and Slyne-with-Hest whereby development of the parcel would slightly reduce the gap between the towns however would not result in them merging. The parcel does not contribute to preserving the setting

and character of historic towns.





Page A18

PARCEL REF: HALT07

Parcel Title: Land at Haverbreaks Farm

Parcel Boundaries:

N: Foundry Lane – this is a strong boundary

E: M6 – this is a strong boundary S: Link road – this is a strong boundary

W: field boundary – this is a weak boundary

PURPOSE 1




Moderate contribution: The parcel contains limited development

consisting of a few residential properties (Shefferland cottages), Haverbreaks Farm, and Pye-Nanny Hall, but it forms part of a wider

tract of countryside. The parcel is in close proximity to the large built

up area of Lancaster and is not surrounded by any development. The parcel does not provide the opportunity for rounding off the

settlement. The parcel is located on a road corridor but it does not

have a role in preventing ribbon development.





Opportunities for

Rounding Off of

Settlements




PURPOSE 2






Weak contribution: The parcel forms a less-essential gap between Lancaster and Slyne-with-Hest whereby development of the parcel

would slightly reduce the gap between the towns however would not

result in them merging. Furthermore the parcel is not directly aligned with the built up area of Lancaster.








Page A19

PURPOSE 3



of?



Moderate contribution: The parcel has predominantly strong

boundaries which will contain development and prevent encroachment. Foundry Lane to the north forms a strong boundary,

the M6 to the east represents a strong boundary, the link road to the

south forms a strong boundary, and the field boundary to the east represents a weak boundary. The existing land use consists

predominantly of open countryside in agricultural use however there

are a few residential properties (Shefferland cottages), Haverbreaks Farm, and Pye-Nanny Hall. The parcel is well related to the wider

countryside to the north and west. The topography of the parcel is

undulating rising slightly in the north thus there are fairly open views

from the north towards Lancaster. The topography impacts upon the

openness of the parcel in places.

Existing Urbanising









PURPOSE 4



Town and Role in


Setting



Moderate contribution: The parcel is in close proximity to the

historic town of Lancaster and it does play a role in preserving the

setting of the key historical assets given that the Ashton Memorial and Lancaster Castle are both visible from the north of the parcel.


PURPOSE 5


Urban Regeneration



Moderate contribution: The parcel is in close proximity to Lancaster.

Lancaster has 2.73% brownfield urban potential and the parcel therefore makes a moderate contribution to this purpose.



Moderate contribution: The parcel makes a moderate contribution to four purposes and a weak contribution to one purpose. The parcel has been judged to make a moderate contribution overall. The parcel makes a moderate contribution to checking unrestricted sprawl as the parcel contains limited development but it forms part of a wider tract of countryside and is not surrounded by any development. The parcel makes a

moderate contribution to safeguarding the countryside from encroachment given that it has predominantly strong boundaries which will prevent encroachment and it is predominantly open countryside although there is

some limited residential development within the parcel. The parcel makes a moderate contribution to preserving the setting and special character of the historic town of Lancaster given that the Ashton Memorial and the Lancaster Castle are both visible from the north of the parcel. The parcel makes a moderate contribution to assisting in urban regeneration. The parcel makes a weak contribution to preventing towns from merging

given that it forms a less-essential gap between Lancaster and Slyne-with-Hest.





Page A20

PARCEL REF: LAN04

Parcel Title: Land to the North of Whernside Road

Parcel Boundaries:

N: Field boundaries with hedge lining and partly wooded area – this is a moderate-weak boundary

E: Rear gardens of residential properties – this is a weak boundary S: Field boundaries with some tree lining – this is a weak boundary

W: Embankment of trees – this is a weak boundary

PURPOSE 1




Weak contribution: The parcel contains no development however it is not part of a wider tract of countryside given that it is enclosed

contained by the large built-up area along three boundaries. The

parcel is surrounded by development on multiple sides. It provides the opportunity to round off the settlement pattern. The parcel

adjoins residential development along the eastern and southern

boundaries with the western boundary adjoining sports pitches. The parcel does not have a role in preventing ribbon development as it is

not on a road corridor.





Opportunities for

Rounding Off of

Settlements




PURPOSE 2






No contribution: The parcel does not have a role in preventing towns

from merging.







Page A21

PURPOSE 3



of?



Weak contribution: The parcel has weak boundaries which will not

assist in containing development or preventing encroachment. The boundary to the north consists of field boundaries with hedge lining

and partly wooded area which is a moderate-weak boundary. To the

east, the boundary is formed by rear gardens of residential properties which is a weak boundary. To the south it consists of field

boundaries with some tree lining which is a weak boundary. To the

west it consists of an embankment of trees which is a weak boundary. The parcel consists of open countryside and has a strong

relationship with the settlement area. Due to the topography of the

parcel which slopes upwards in the middle, there are no open views

across it thus impacting upon openness.

Existing Urbanising









PURPOSE 4



Town and Role in


Setting



Weak contribution: The parcel is directly adjacent to the historic

town of Lancaster. The Ashton Memorial can be clearly seen from

certain points within the parcel albeit the topography of the parcel and surrounding residential developments impacts views.


PURPOSE 5


Urban Regeneration







Weak contribution: The parcel makes a moderate contribution to one purpose, a weak contribution to three and no contribution to one. The parcel has been judged to make a weak contribution overall. The parcel makes a moderate contribution to assisting in urban regeneration. The parcel makes a weak contribution to checking unrestricted sprawl given that it is enclosed by the large built up area and provides the opportunity

to round off the settlement pattern. The parcel makes a weak contribution to safeguarding the countryside from encroachment given that it has weak boundaries which will not assist in preventing encroachment and

also due to the parcel having a close relationship with the settlement area. Furthermore it has no open views. The parcel makes a weak contribution to preserving the setting and special character of the historic town of Lancaster as it is directly adjacent to Lancaster and the Ashton Memorial can be clearly seen from certain points within the parcel albeit this is limited by the topography of the parcel and surrounding residential

development. The parcel makes no contribution to preventing towns from merging.





Page A22

PARCEL REF: LAN06

Parcel Title: Land to the North of Shakespeare Road, North Lancaster

Parcel Boundaries:


E: Lancaster Canal – this is a strong boundary S: Hammerton Hall Road – this is a strong boundary

W: Barley Cop Lane and part of the railway line – this is a strong boundary

PURPOSE 1




Moderate contribution: The parcel contains no development however it is not part of a wider tract of countryside given that the northern

boundary of the link road provides a strong boundary which

separates the parcel. The parcel adjoins development along its southern boundary with the large built up area. It does not provide

any opportunities for rounding off the settlement pattern. The parcel

is located on a road corridor but does not have a role in preventing ribbon development.





Opportunities for

Rounding Off of

Settlements




PURPOSE 2






Weak contribution: The parcel forms a less-essential gap between

Lancaster and Slyne-with-Hest whereby development of the parcel would slightly reduce the gap between the towns however would not

result in them merging. The link round to the north of the parcel

provides a strong boundary which maintains the presence of the gap.








Page A23

PURPOSE 3



of?



Moderate contribution: The parcel has strong boundaries on all sides

which will contain development and prevent encroachment in the long term. The northern boundary consists of the link road which is a

strong boundary. The Lancaster Canal to the east, Hammerton Hall

Road to the south, and Barley Cop Lane and part of the railway line to the west all form strong boundaries. The existing land uses

consists of open countryside. The link road severs the parcel from the

wider countryside and given the raised level of the road and the topography of the parcel, there are no open views out into the

countryside which impacts upon openness.

Existing Urbanising









PURPOSE 4



Town and Role in


Setting



Weak contribution: The parcel is directly adjacent to the historic

town of Lancaster but does not play a role in preserving the setting of

the key historical assets given that these cannot be seen from the parcel.


PURPOSE 5


Urban Regeneration







Moderate contribution: The parcel makes a moderate contribution to three purposes and a weak contribution to two purposes. The parcel has been judged to make a moderate contribution overall. The parcel makes a moderate contribution to checking unrestricted sprawl given that it adjoins the large built up area and contains no development although is not part of a wider tract of countryside due to separation from the link road.

The parcel makes a moderate contribution to safeguarding the countryside from encroachment as although it has strong boundaries on all sides which will contain development and prevent encroachment, there are no

open views beyond the parcel due to the raised level of the link road and the topography of the parcel. The parcel makes a moderate contribution to assisting in urban regeneration. The parcel makes a weak contribution to preventing towns from merging given that it forms a less-essential gap between Lancaster and Slyne-with-Hest whereby development of the parcel would slightly reduce the gap between the towns

however would not result in them merging. The parcel makes a weak contribution to preserving the setting and special character of the historic town of Lancaster given that it is directly adjacent to it however there are

no views of key historical assets.





Page A24

PARCEL REF: LAN11

Parcel Title: Land at Gerianger

Parcel Boundaries:


E: A6 (Slyne Road) – this is a strong boundary S: solid tree line marking the boundary of the Beaumont College site – this is a moderate boundary

W: field boundary with low hedge – this is a weak boundary

PURPOSE 1




Moderate contribution: The parcel contains limited development

consisting of a few residential properties and Beaumont Gate Farm.

The parcel does adjoin development in the Green Belt consisting of Beaumont College to the south and it therefore mitigates against the

urbanising influences of sprawl from the south. It is not part of a

wider tract of countryside given that the northern boundary of the link road separates it from the wider countryside. The parcel is in

close proximity to the large built up area of Lancaster but does not

adjoin it therefore it does not provide the opportunity for rounding

off the settlement. The parcel is located on Slyne Road (A6) and has

a role preventing ribbon development on this side of the road corridor.





Opportunities for

Rounding Off of

Settlements




PURPOSE 2








result in them merging. The link round to the north of the parcel provides a strong boundary which maintains the presence of the gap.








Page A25

PURPOSE 3



of?



Moderate contribution: The parcel has some strong boundaries and

some weaker boundaries which may not be able to prevent encroachment in the long term. The link road to the north is a strong

boundary, the A6 (Slyne Road) to the east forms a strong boundary,

the solid tree line marking the boundary of the Beaumont College site represents a moderate boundary, and the field boundary with low

hedge along the west represents a weak boundary. The existing land

use is predominantly open countryside in agricultural use. The parcel contains limited development consisting of a few residential

properties and Beaumont Gate Farm. The parcel is completely

detached from the settlement. The link road severs the parcel from

the wider countryside. The topography of the parcel is undulating

sloping gently upwards away from Slyne Road. There are open views

across the parcel.

Existing Urbanising









PURPOSE 4



Town and Role in


Setting




of Lancaster but is not directly adjacent to it and it does not play a

role in preserving the setting of the key historical assets given that these cannot be seen from the parcel.


PURPOSE 5


Urban Regeneration







Moderate contribution: The parcel makes a moderate contribution to three purposes, a weak contribution to one, and no contribution to one. The parcel has been judged to make a moderate contribution overall. The parcel makes a moderate contribution to checking unrestricted sprawl given it is in close proximity to the large built up area however does not adjoin it although it is adjacent to development within the Green Belt and

mitigates against the urbanising influence of this. It also has a role in preventing ribbon development along Slyne Road. The parcel makes a moderate contribution to safeguarding the countryside from encroachment

given that it has some strong boundaries and some weaker boundaries which may not be able to prevent encroachment in the long term. The parcel is detached from the settlement although the link road severs it from the wider countryside. The parcel makes a moderate contribution to assisting in urban regeneration. The parcel makes a weak contribution to preventing towns from merging given that it forms a less-essential gap

between Lancaster and Slyne-with-Hest. The parcel does not contribute to preserving the setting and special character of the historic town of Lancaster given that it is not directly adjacent to it.





Page A26

PARCEL REF: LAN13

Parcel Title: Land to the East of Lancaster Road (A6)

Parcel Boundaries:


E: Howgill Brook and field boundaries – this is a weak boundary as the Brook is not fully accompanied by other physical features S: Field boundary some of which is hedge lined – this is a weak boundary

W: A6 (Slyne Road) – this is a strong boundary field boundary

PURPOSE 1




Moderate contribution: The parcel contains no development and is

not surrounded by any development. It is not part of a wider tract of countryside given that the northern boundary of the link road

separates it from the wider countryside. The parcel is in close

proximity to the large built up area of Lancaster but does not adjoin it therefore it does not provide the opportunity for rounding off the

settlement. The parcel is located on a road corridor but there is no

ribbon development along this side of the road corridor.





Opportunities for

Rounding Off of

Settlements




PURPOSE 2
















Page A27

PURPOSE 3



of?



Moderate contribution: The parcel has some strong boundaries and

some weak boundaries which may not be able to prevent encroachment in the long term. The link road to the north and the A6

(Slyne Road) to the west forms strong boundaries. To the east, the

field boundary and Howgill Brook represents a weak boundary as it is not fully accompanied by other physical features. To the south the

field boundary with some hedge lining represents a weak boundary.

The existing land use consists of open countryside in agricultural use. The parcel is completely detached from the settlement. The link road

severs the parcel from the wider countryside. The topography of the

parcel is raised and undulating with the land sloping steeply upwards

from the western boundary therefore limiting views from the south to

the north and from the west to the east across the parcel. This

topography impacts upon the openness of the parcel in places.

Existing Urbanising









PURPOSE 4



Town and Role in


Setting




of Lancaster but is not directly adjacent to and it does not play a role

in preserving the setting of the key historical assets given that these cannot be seen from the parcel.


PURPOSE 5


Urban Regeneration







Moderate contribution: The parcel makes a moderate contribution to three purposes, a weak contribution to one purpose and no contribution to one purpose. The parcel has been judged to make a moderate contribution overall. The parcel makes a moderate contribution to checking unrestricted sprawl given that it contains no development and is not surrounded by any development however the link road separates it from

the wider countryside. The parcel makes a moderate contribution to safeguarding the countryside form encroachment given that it has some strong boundaries and some weak boundaries which may not be able to

prevent encroachment in the long term and the topography of the parcel impacts upon the openness in places. The parcel makes a moderate contribution to assisting in urban regeneration. The parcel makes a weak contribution to preventing towns from merging given that it forms a less-essential gap between Lancaster and Slyne-with-Hest. The parcel does not contribute to preserving the setting and special character of the

historic town of Lancaster given that it is not directly adjacent to it.





Page A28

PARCEL REF: LAN17

Parcel Title: Land west of Green Lane

Parcel Boundaries:


E: Green Lane (this is a single lane unmade track) – this is a moderate boundary S: field boundary with hedgerow – this is a moderate boundary

W: Howgill Brook and field boundary – this is a weak boundary as the Brook is not accompanied by other physical features

PURPOSE 1





not surrounded by any development. It is not part of a wider tract of countryside given that the northern boundary of the link road

separates it from the wider countryside. The parcel is in close

proximity to the large built up area of Lancaster but does not adjoin it therefore it does not provide the opportunity for rounding off the

settlement. The parcel is located on a road corridor but there is no

ribbon development.





Opportunities for

Rounding Off of

Settlements




PURPOSE 2
















Page A29

PURPOSE 3



of?



Moderate contribution: The parcel has mixed boundaries, some of

which may not be strong enough to prevent encroachment in the long term. The link road to the north forms a strong boundary, whilst the

eastern boundary of Green Lane which is a single lane unmade track

forms a moderate boundary. The southern boundary which is a field boundary lined by hedgerow is a moderate boundary. The western

boundary of the Howgill Brook and a field boundary is a weak

boundary as the Brook is not accompanied by other physical features. The existing land use consists of open countryside in agricultural use.

The parcel is completely detached from the settlement. The link road

severs the parcel from the wider countryside. The topography of the

parcel is undulating. The parcel slopes upwards away from Lancaster

therefore there are open views from the north and east of the parcel

down to the south and towards Lancaster. However the northern boundary of the link road dips down at a lower level. This

topography impacts upon the openness of the parcel in places.

Existing Urbanising









PURPOSE 4



Town and Role in


Setting



Moderate contribution: The parcel is in close proximity to the

historic town of Lancaster and plays a moderate role in preserving

the setting of the key historical assets given that both the Ashton Memorial and Lancaster Castle can be clearly seen from the northern

section of the parcel along the eastern boundary of Green Lane. Overall Assessment What is the overall assessment of the parcel in relation to this purpose?

PURPOSE 5


Urban Regeneration







Moderate contribution: The parcel makes a moderate contribution to four purposes, and a weak contribution to one purpose. The parcel has been judged to make a moderate contribution overall. The parcel makes a moderate contribution to checking unrestricted sprawl given that it contains no development and is not surrounded by any development however the link road separates it from the wider countryside. The parcel makes

a moderate contribution to safeguarding the countryside from encroachment given that it has boundaries of mixed strength some of which may not be strong enough to prevent encroachment in the long term.

Furthermore the parcel has open views from the north and the east of the parcel down to the south and towards Lancaster however the topography of the parcel impacts upon the openness in places. The parcel makes a moderate contribution to assisting in urban regeneration. The parcel makes a moderate contribution to preserving the setting and special character of the historic town of Lancaster given that the Ashton Memorial and

the Lancaster Castle can be clearly seen from the northern section of the parcel. The parcel makes a weak contribution to preventing towns from merging given that it forms a less-essential gap between Lancaster and

Slyne-with-Hest.





Page A30

PARCEL REF: LAN19

Parcel Title: Land North of Halton Road Bridge

Parcel Boundaries:

N: Part of field boundary and part of link road – the field boundary is a weak boundary and the link road is a strong boundary

E: Kellet Lane – this is a strong boundary S: Halton Road and the Lancaster Canal – this is a strong boundary

W: Green Lane (this is an unmade single lane track) – this is a moderate boundary

PURPOSE 1





not part of a wider tract of countryside given that the northern boundary of the link road separates it from the wider countryside.

The parcel adjoins the large built up area of Lancaster and is

surrounded by development along this southern boundary. The parcel does not provide the opportunity for rounding off the settlement. The

parcel is located on a road corridor but it does not have a role in

preventing ribbon development along this side of Halton Road.





Opportunities for

Rounding Off of

Settlements




PURPOSE 2
















Page A31

PURPOSE 3



of?



Moderate contribution: The parcel has mixed boundaries, some of

which may not be strong enough to prevent encroachment in the long term. Part of the link road to the north forms a strong boundary

although the remaining northern boundary formed by a field

boundary is a weak boundary. The eastern and southern boundaries of Kellet Lane and Halton Road and the Lancaster Canal forms

strong boundaries. Green Lane to the west which consists of an

unmade single lane track forms a moderate boundary. The existing land use consists of open countryside in agricultural use. The parcel

adjoins the settlement along the southern boundary whilst the link

road severs the parcel from the wider countryside. The topography of

the parcel is undulating. The parcel slopes upwards away from

Lancaster therefore there are open views from the north and east of

the parcel down to the south and towards Lancaster. This topography impacts upon the openness of the parcel in places, particularly the

southern boundary.

Existing Urbanising









PURPOSE 4



Town and Role in


Setting



Moderate contribution: The parcel is adjacent to the historic town of

Lancaster and plays a moderate role in preserving the setting of the

key historical assets given that both the Ashton Memorial and Lancaster Castle can be clearly seen from Kellet Lane.


PURPOSE 5


Urban Regeneration







Moderate contribution: The parcel makes a moderate contribution to four purposes, and a weak contribution to one purpose. The parcel has been judged to make a moderate contribution overall. The parcel makes a moderate contribution to checking unrestricted sprawl given that it contains no development and adjoins the large built up area along the southern boundary however the link road separates it from the wider

countryside. The parcel makes a moderate contribution to safeguarding the countryside from encroachment given that it has boundaries of mixed strength some of which may not be strong enough to prevent

encroachment in the long term. Furthermore the parcel has open views from the north and the east of the parcel down to the south and towards Lancaster however the topography of the parcel impacts upon the openness in places. The parcel makes a moderate contribution to assisting in urban regeneration. The parcel makes a moderate contribution to preserving the setting and special character of the historic town of

Lancaster given that the Ashton Memorial and the Lancaster Castle can be clearly seen from Kellet Lane. The parcel makes a weak contribution to preventing towns from merging given that it forms a less-essential

gap between Lancaster and Slyne-with-Hest.





Page A32

PARCEL REF: MORE04

Parcel Description: Land at VVV Gymnasium

Parcel Boundaries:

N: coastal line – this is a strong boundary

E: railway line – this is a strong boundary S: Marine Drive (A5105) – this is a strong boundary

W: coastal line – this is a strong boundary

PURPOSE 1





of Lancaster, Morecambe or Carnforth and therefore does not have a role in checking unrestricted sprawl from the large built up area.





Opportunities for

Rounding Off of

Settlements




PURPOSE 2






Weak contribution: The parcel forms a less essential gap between Morecambe and Slyne-with-Hest whereby development of the parcel

would reduce the gap between the towns but would not result in the

merging of these towns. Furthermore the parcel is already considerably developed and Marine Drive (A5105) forms a strong

boundary which maintains some separation. Boundary Features Do natural features or infrastructure provide a strong physical barrier or boundary which maintains the







Page A33

PURPOSE 3



of?



Weak contribution: The parcel is well contained by strong

boundaries on all sides which could contain development within it and prevent encroachment. The northern and western boundary

consists of the coast, the eastern boundary consists of the railway

line, and the southern boundary consists of Marine Drive (A5105). Due to its coastal location and the railway line and Marine Drive, the

parcel is severed from both the settlement and the countryside. The

parcel has significant levels of development with the existing land uses consisting of a gymnasium, associated car parking and access

road, and a row of residential properties. The parcel is flat and there

are significant levels of vegetation along the southern boundary. Due

to this and the level of built form, the parcel has a limited degree of

openness.

Existing Urbanising









PURPOSE 4



Town and Role in


Setting



No contribution: The parcel adjoins Slyne-with-Hest which is not



PURPOSE 5


Urban Regeneration



No contribution: The parcel is adjacent to Slyne-with-Hest. Slyne-

with-Hest has 0% brownfield urban potential and the parcel therefore makes no contribution to this purpose.



Weak contribution: The parcel makes a weak contribution to two purposes and no contribution to three purposes. The parcel has been judged to make a weak contribution overall. The parcel makes a weak contribution to preventing towns from merging as it forms a less essential gap between Morecambe and Slyne-with-Hest. The parcel makes a weak contribution to safeguarding the countryside from encroachment as

although it has strong boundaries which could prevent encroachment, it is severed from both the settlement and the countryside and has significant levels of development consisting of a gymnasium, associated car

parking and access road, and a row of residential properties which limits the openness of the parcel. The parcel is not adjacent to or in close proximity to any of the large built up areas and therefore makes no contribution to checking unrestricted sprawl. The parcel makes no contribution to assisting in urban regeneration or in preserving the setting or special character of historic towns.





Page A34

PARCEL REF: MORE13

Parcel Description: Land to the east of Russell Drive

Parcel Boundaries:

N: field boundary – this is a weak boundary

E: field boundary – this is a weak boundary S: Link Road - this is a strong boundary

W: rear gardens of residential properties along Russell Drive – this is a weak boundary

PURPOSE 1




Weak contribution: The parcel contains no development and forms part of a wider tract of countryside. The parcel adjoins the built up

area along its western boundary which consists of the rear gardens of

residential properties. If the adjoining parcels to the south were developed, development of the parcel would provide the opportunity

to round off the settlement pattern. The parcel is located on a road

corridor but does not have a role in preventing ribbon development.





Opportunities for

Rounding Off of

Settlements




PURPOSE 2






Weak contribution: Whilst the parcel is located within the land gap

between Morecambe/Lancaster and Slyne-with-Hest, the gap is already narrower in other locations and therefore development of the

parcel would not result in a reduction of the gap or in the towns

merging. The parcel also forms part of the gap between Lancaster and Morecambe however these towns have already merged. Boundary Features Do natural features or infrastructure provide a strong physical barrier or boundary which maintains the







Page A35

PURPOSE 3



of?



Moderate contribution: The parcel has predominantly weak

boundaries which may be vulnerable to future encroachment. The southern boundary is strong consisting of the link road however the

northern and eastern boundaries consist of field boundaries and are

weak. The western boundary consists of the rear gardens of residential properties along Russell Drive which is a weak boundary.

The existing land use consists of open countryside and the parcel has

a strong relationship to the wider countryside to the north and east. The topography of the parcel is undulating however there are fairly

open views from the western boundary across the parcel.

Existing Urbanising









PURPOSE 4



Town and Role in


Setting



No contribution: The parcel adjoins Morecambe which is not defined

as a historic town.


PURPOSE 5


Urban Regeneration



Weak contribution: The parcel is adjacent to Morecambe.

Morecambe has 0.45% brownfield urban potential and the parcel therefore makes a weak contribution to this purpose.



Weak contribution: The parcel makes a moderate contribution to one purpose, a weak contribution to three purposes and no contribution to one purpose. The parcel has been judged to make a weak contribution overall. The parcel makes a moderate contribution to checking unrestricted sprawl given that it has a strong relationship with the wider countryside and there are fairly open views across the parcel although the parcel

has predominantly weak boundaries which may be vulnerable to future encroachment. The parcel makes a weak contribution to checking unrestricted sprawl given that if the adjoining parcels to the south were

developed, development of the parcel would provide the opportunity to round off the settlement pattern. The parcel makes a weak contribution to preventing towns from merging given that it is located within the land gap between Morecambe/Lancaster and Slyne-with-Hest although the gap is already narrower in other locations. The parcel makes a weak contribution to assisting in urban regeneration. The parcel makes no

contribution to preserving the setting and special character of historic towns.





Page A36

PARCEL REF: SWH23

Parcel Title: Land South of Ashworth Drive

Parcel Boundaries:

N: Rear gardens of residential properties – this is a weak boundary

E: Rear gardens of residential properties – this is a weak boundary S: field boundary marked by solid hedgerow – this is a moderate boundary

W: Rear gardens of residential properties – this is a weak boundary

PURPOSE 1











Opportunities for

Rounding Off of

Settlements




PURPOSE 2






Moderate contribution: The parcel forms an essential gap between

Slyne-with-Hest and Bolton-le-Sands however these towns have already merged. Development of the parcel would therefore result in

the further merging of these towns.








Page A37

PURPOSE 3



of?




which may be vulnerable to future encroachment. The northern, eastern and western boundaries consist of the rear gardens of

residential properties which are weak boundaries. The southern

boundary is formed from a field boundary marked by solid hedgerow which is a moderate boundary. The existing land use consists of open

countryside in agricultural use. The parcel has a strong relationship

with the settlement and is enclosed by it on three sides. The topography of the parcel slopes steeply upwards from the settlement

rising to a hill in the middle. There are no views across the parcel

from the settlement. The topography therefore impacts upon the

openness of the parcel.

Existing Urbanising









PURPOSE 4



Town and Role in


Setting






PURPOSE 5


Urban Regeneration







Weak contribution: The parcel makes a moderate contribution to one purpose, a weak contribution to two purposes and no contribution to two purposes. The parcel has been judged to make a weak contribution overall. The parcel makes a moderate contribution to preventing towns from merging given that it forms an essential gap between Slyne-with-Hest and Bolton-le-Sands however these towns have already merged.

Development of the parcel would therefore result in the further merging of these towns. The parcel makes a weak contribution to safeguarding the countryside from encroachment given that it has predominantly weak

boundaries which may be vulnerable to future encroachment and has a strong relationship with the settlement as it is enclosed by it on three sides. The parcel is not adjacent to or in close proximity to any of the large built up areas and therefore makes no contribution to checking unrestricted sprawl. The parcel makes no contribution to assisting in urban regeneration or in preserving the setting and special character of historic

towns.





Page A38

PARCEL REF: SWH24

Parcel Title: Land South of Greenwood Drive

Parcel Boundaries:

N: Rear gardens of residential properties and limits of retail site (Stewart Longton Caravans and Motorhomes) – this is a weak boundary

E: Slyne Road – this is a strong boundary S: field boundary marked by solid hedgerow – this is a moderate boundary

W: field boundary – this is a weak boundary

PURPOSE 1











Opportunities for

Rounding Off of

Settlements




PURPOSE 2






Moderate contribution: The parcel forms an essential gap between Slyne-with-Hest and Bolton-le-Sands however these towns have

already merged. Development of the parcel would therefore result in









Page A39

PURPOSE 3



of?




which may be vulnerable to future encroachment. The northern boundary consists of the rear gardens of residential development and

the limit of a motor home retailer, this represents a weak boundary.

The eastern boundary is Slyne Road which is a strong boundary. The southern field boundary is accompanied by solid hedgerow and is

therefore a moderate boundary however the western boundary

consists of a field boundary which is weak. The existing land use consists of open countryside in agricultural use. The parcel is well

related to the settlement adjoining it on two sides. The topography of

the parcel is undulating sloping upwards from the west however it is

fairly flat on the eastern side with open views towards the middle of

the parcel and from north to south.

Existing Urbanising









PURPOSE 4



Town and Role in


Setting






PURPOSE 5


Urban Regeneration







Moderate contribution: The parcel makes a moderate contribution to two purposes and no contribution to three purposes. The parcel has been judged to make a moderate contribution overall. The parcel makes a moderate contribution to preventing towns from merging given that it forms an essential gap between Slyne-with-Hest and Bolton-le-Sands however these towns have already merged. Development of the parcel would

therefore result in the further merging of these towns. The parcel makes a moderate contribution to safeguarding the countryside from encroachment given that it has boundaries of mixed strength some of which may

be vulnerable to future encroachment although the existing land use consists of open countryside in agriculture use. The parcel is not adjacent to or in close proximity to any of the large built up areas and therefore makes no contribution to checking unrestricted sprawl. The parcel makes no contribution to assisting in urban regeneration or in preserving the setting and special character of historic towns.





Page A40

PARCEL REF: SWH25

Parcel Title: Land North of Manor Lane

Parcel Boundaries:

N: field boundary marked by solid hedgerow – this is a moderate boundary

E: Slyne Road – this is a strong boundary S: Rear gardens of residential properties and Manor Lane – this is a partly strong and partly weak boundary

W: solid tree embankment – this is a moderate boundary

PURPOSE 1




No contribution: The parcel does not adjoin the large built up areas of Lancaster, Morecambe or Carnforth and therefore does not have a






Opportunities for

Rounding Off of

Settlements




PURPOSE 2






Moderate contribution: The parcel forms an essential gap between

Slyne-with-Hest and Bolton-le-Sands however these towns have already merged. Development of the parcel would therefore result in








Page A41

PURPOSE 3



of?




which may be vulnerable to future encroachment. The northern boundary consists of a field boundary marked by solid hedgerow

which is a moderate boundary. The eastern boundary is a strong

boundary formed by Slyne Road. The southern boundary consists of the rear gardens of residential properties and Manor Lane which is

partly strong and partly weak. The western boundary consists of a

solid tree embankment which is a moderate boundary. The existing land use consists of open countryside in agricultural use. The parcel

is well related to the settlement adjoining it along one side, part of

which is enclosed by it. The topography of the parcel is undulating

sloping steeply upwards from the west towards the middle and rising

up from the east. There are no views from the western boundary

across the parcel however there are open views from the south east towards the residential properties further north.

Existing Urbanising









PURPOSE 4



Town and Role in


Setting






PURPOSE 5


Urban Regeneration







Moderate contribution: The parcel makes a moderate contribution to two purposes and no contribution to three purposes. The parcel has been judged to make a moderate contribution overall. The parcel makes a moderate contribution to preventing towns from merging given that it forms an essential gap between Slyne-with-Hest and Bolton-le-Sands however these towns have already merged. Development of the parcel would

therefore result in the further merging of these towns. The parcel makes a moderate contribution to safeguarding the countryside from encroachment given that it has boundaries of mixed strength some of which may

be vulnerable to future encroachment although the existing land use consists of open countryside in agriculture use. The parcel is not adjacent to or in close proximity to any of the large built up areas and therefore makes no contribution to checking unrestricted sprawl. The parcel makes no contribution to assisting in urban regeneration or in preserving the setting and special character of historic towns.

Part 2: Sample Checking J - ARUP... · FINAL 31 10 16.DOCX Page 2 2 Arup Sample Parcel Assessment...

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Transcript of Part 2: Sample Checking J - ARUP... · FINAL 31 10 16.DOCX Page 2 2 Arup Sample Parcel Assessment...