Local Development Framework Consultation

I have read the guidance notes

LA1.3 Housing Allocations - R653M-mod HOLME EAST OF MILNTHORPE RD

Yes

Yes

Policy LA13 and Policy LA2.15
Site: R653M-mod, Holme Map 16, land East of Milnthorpe Road, Holme
Messrs Russell Armer own a substantial part of this site at its Eastern end. The earlier Preferred Options Report suggested that the company's land should be used for open space in association with the residential development of a much smaller area of land in totally separate ownership. There was no prospect of that being able to be achieved and the revised proposal, which shows a larger overall residential footprint, with a requirement to include informal open space at the Eastern end of the site is a much more practical means of achieving both housing and open space.
It is understood that the other owners of land are willing to see it brought forward.
It is a sustainable site within easy walking distance of the facilities in Holme, which itself is well served by the 555 regular bus service from Lancaster through Milnthorpe to Kendal.
The site is therefore deliverable and sustainable, and because the balance between the open space and the housing requirement has now been adjusted it is a sound proposal.

YES, I wish to participate at the oral examination

As South Lakeland's most longstanding housebuilder with interests in several sites Russell Armer is well placed to assist the inspector in understanding housing issues.

Please notify me

I have read the guidance notes

LA2.15 Housing Site at Milnthorpe Road, Holme

Yes

Yes

Policy LA13 and Policy LA2.15
Site: R653M-mod, Holme Map 16, land East of Milnthorpe Road, Holme
Messrs Russell Armer own a substantial part of this site at its Eastern end. The earlier Preferred Options Report suggested that the company's land should be used for open space in association with the residential development of a much smaller area of land in totally separate ownership. There was no prospect of that being able to be achieved and the revised proposal, which shows a larger overall residential footprint, with a requirement to include informal open space at the Eastern end of the site is a much more practical means of achieving both housing and open space.
It is understood that the other owners of land are willing to see it brought forward.
It is a sustainable site within easy walking distance of the facilities in Holme, which itself is well served by the 555 regular bus service from Lancaster through Milnthorpe to Kendal.
The site is therefore deliverable and sustainable, and because the balance between the open space and the housing requirement has now been adjusted it is a sound proposal.

YES, I wish to participate at the oral examination

As South Lakeland's most longstanding housebuilder with interests in several sites Russell Armer is well placed to assist the inspector in understanding housing issues.

Please notify me

I have read the guidance notes

LA2.10 Mixed Use Allocation North of Kendal Road, Kirkby Lonsdale

Yes

Yes

Policy LA1.3 and Policy LA2.10
Site: Rl27M·mod, Kirkby Lonsdale Map 4.1, mixed use allocation North of Kendal Road, Kirkby Lonsdale

Messrs Russell Armer have legal arrangements with the landowner holding the greater part of the site and similar arrangements with the school, which owns a smaller part, with the intent of bringing forward the land for development.

The Allocations Document in paragraph 3.47 recognises that the Western edge of the town is that where landscape and townscape impact can be minimised where flood risk is avoided and where development can still be located within easy walking distance of key facilities such as shops and schools. The mixed use designation on the site North of Kendal Road is based on that analysis to reflect the fact that the site can be developed with easy pedestrian and cycle access to Kirkby Lonsdale town centre, to the Doctors' Surgery, to the Secondary and Primary Schools and to the supermarket.

Although large in geographic area, the impacts of development on the site will only be seen from a relatively modest area.

The policy calls for a planning brief, which will need to set out the separate areas to be developed for housing for employment and for open space. The juxtaposition between the three uses is not seen as one that would result in any particular difficulty in terms of layout nor would there be any reason why existing mature trees, hedgerows and woodlands cannot be retained given there benefit both in landscape and wildlife terms.

A Sustainable Drainage System is entirely feasible and there will be no flooding issues arising from the site's development.

There is repeated reference in the supporting documentation to access being directly available to the A65. This is believed to be a mistake and instead it is to be a reference to access to Kendal Road, which itself leads on to the A65. The use of that access to the West of the existing school all weather playing surface would ensure that vehicles did not need to go into the village at all in order to access the employment land.

The site is clearly deliverable, there is a developer with a legal interest in much of the land, it is a sustainable site being well related to the existing village, which is itself a Local Service Centre.

YES, I wish to participate at the oral examination

As South Lakeland's most longstanding housebuilder withinterests in several sites, Russell Armer is well placed to assist the inspector in understanding housing issues.

Please notify me

I have read the guidance notes

LA1.3 Housing Allocations - R170M-mod KENDAL NORTH OF LAUREL GARDENS

Yes

Yes

Policy LA1.3 and Policy LA2.2
Site: R170M-mod, Kendal North West Map 1.1, site North of Laurel Gardens
This site is identified as a housing allocation site in Policy LA1.3 and there is a specific more detailed allocation policy LA2.2 which calls for a development brief.
Both the owners of the site and Messrs Russell Armer Homes, who have arrangements with the owners, fully support this allocation which is seen as a logical and beneficial allocation to the North side of Kendal.
It meets the targets for land allocations set out in the Core Strategy in that it is on the edge of the existing built area and it is separated from the wider countryside and from the area of land designated as a green gap by a well-defined bridleway.
Access to the site does need to cross that bridleway and come out to the North, and it can do so in a position where there is good visibility to both right and left.
Transport Advi sers have been consulted on the provision of that access and a brief letter and plan are attached to this submission.
The site is sustainable being on the already well provided bus route between Burneside and Kendal, and good pedestrian links can be provided through the existing residential development to the South and across into the Sparrowmire area to the West.
Earlier submissions have been made to the Council pointing out the ability of the landowners to provide alternative surface water arrangements, which will improve existing problems on Burneside Road. This is via land in the same ownership which runs all the way across to the River Kent some distance to the East of the allocated site.
The site has been part of the District Council's co nsidered sites throughout the whole process and its allocation follows a proper sound process and the support of both the development company and the landowner confirms its delivery, albeit somewhat delayed because of sewage disposal capacity issues to the North of Kendal.

Supporting letter from Mayer Brown to Steven Abbott Assc (see text below):

Proposal tor Residential Development ott Burneside Road, Kendal (R107M):
Mayer Brown Ltd have been instructed by Russell Armer Homes to complete a review of
highway access options for a potential residential site, known as R170M within the Kendal
Emerging Options Consultation Stage 1 document (Final Version) Appendix 8.
We note that a consultation statement from Cumbria County Council (Highways Authority) has raised concerns in relation to the following highway considerations at the site:
• Provision of adequate visibility on Burneside Road at a new vehicle access junction;
• Options for secondary access/emergency access at the site.
We have conducted a site visit and have reviewed access options in line with current highway design guidance and can provide additional information in relation to the above concerns.
Vehicle access visibility splay provision
A future vehicle access onto Burneside Road to the north of Kendal's current urban boundary is possible. Please see attached an outline junction layout plan with visibility splays for information (Drawing Number NW/RAKENDAL.1 /02). We have shown a visibility splay of 2.4m by 70 metres; reflecting the local 40mph speed limit.
Please note that currently just to the south of this location the highway is subject to a speed limit change from a 30 to 40mph area. The location of this change in speed limits is likely to move north as part of any development works, to reflect the new urban boundary and therefore the visibility shown may be larger than that actually required as plans are developed.
Secondary and emergency vehicle access options:
We can confirm that there are numerous options for foot, cycle and vehicle access locations at the site. These are noted on the attached plan and provide opportunities for the development to integrate well with the exisling local built environment (Drawing Number NW/RAKENDAL.1/01).
The range of access options available could also enable pedestrian and cycle linkages through the site to be developed to aid sustainable links in the local area. In addition it is noted that existing public rights of way could be accommodated within any future development plans.
We can confirm highway access can be obtained to the site, with numerous access ophom.
available under our clients control and that vehicle access onto Burneside Road can be
completed to current highway design standards.

We hope that this information is useful but please do not hesitate to call if you have any further questions.
(see attached maps)

YES, I wish to participate at the oral examination

As South Lakelands most longstanding housebuilder within interests in several sites, Russell Armer is well placed to assist the inspector in understanding housing issues.

Please notify me

I have read the guidance notes

LA2.2 Land North of Laurel Gardens

Yes

Yes

Policy LA1.3 and Policy LA2.2
Site: R170M-mod, Kendal North West Map 1.1, site North of Laurel Gardens
This site is identified as a housing allocation site in Policy LA1.3 and there is a specific more detailed allocation policy LA2.2 which calls for a development brief.
Both the owners of the site and Messrs Russell Armer Homes, who have arrangements with the owners, fully support this allocation which is seen as a logical and beneficial allocation to the North side of Kendal.
It meets the targets for land allocations set out in the Core Strategy in that it is on the edge of the existing built area and it is separated from the wider countryside and from the area of land designated as a green gap by a well-defined bridleway.
Access to the site does need to cross that bridleway and come out to the North, and it can do so in a position where there is good visibility to both right and left.
Transport Advi sers have been consulted on the provision of that access and a brief letter and plan are attached to this submission.
The site is sustainable being on the already well provided bus route between Burneside and Kendal, and good pedestrian links can be provided through the existing residential development to the South and across into the Sparrowmire area to the West.
Earlier submissions have been made to the Council pointing out the ability of the landowners to provide alternative surface water arrangements, which will improve existing problems on Burneside Road. This is via land in the same ownership which runs all the way across to the River Kent some distance to the East of the allocated site.
The site has been part of the District Council's co nsidered sites throughout the whole process and its allocation follows a proper sound process and the support of both the development company and the landowner confirms its delivery, albeit somewhat delayed because of sewage disposal capacity issues to the North of Kendal.

Supporting letter from Mayer Brown to Steven Abbott Assc (see text below):

Proposal tor Residential Development ott Burneside Road, Kendal (R107M):
Mayer Brown Ltd have been instructed by Russell Armer Homes to complete a review of
highway access options for a potential residential site, known as R170M within the Kendal
Emerging Options Consultation Stage 1 document (Final Version) Appendix 8.
We note that a consultation statement from Cumbria County Council (Highways Authority) has raised concerns in relation to the following highway considerations at the site:
• Provision of adequate visibility on Burneside Road at a new vehicle access junction;
• Options for secondary access/emergency access at the site.
We have conducted a site visit and have reviewed access options in line with current highway design guidance and can provide additional information in relation to the above concerns.
Vehicle access visibility splay provision
A future vehicle access onto Burneside Road to the north of Kendal's current urban boundary is possible. Please see attached an outline junction layout plan with visibility splays for information (Drawing Number NW/RAKENDAL.1 /02). We have shown a visibility splay of 2.4m by 70 metres; reflecting the local 40mph speed limit.
Please note that currently just to the south of this location the highway is subject to a speed limit change from a 30 to 40mph area. The location of this change in speed limits is likely to move north as part of any development works, to reflect the new urban boundary and therefore the visibility shown may be larger than that actually required as plans are developed.
Secondary and emergency vehicle access options:
We can confirm that there are numerous options for foot, cycle and vehicle access locations at the site. These are noted on the attached plan and provide opportunities for the development to integrate well with the exisling local built environment (Drawing Number NW/RAKENDAL.1/01).
The range of access options available could also enable pedestrian and cycle linkages through the site to be developed to aid sustainable links in the local area. In addition it is noted that existing public rights of way could be accommodated within any future development plans.
We can confirm highway access can be obtained to the site, with numerous access ophom.
available under our clients control and that vehicle access onto Burneside Road can be
completed to current highway design standards.

We hope that this information is useful but please do not hesitate to call if you have any further questions.
(see attached maps)

YES, I wish to participate at the oral examination

As South Lakelands most longstanding housebuilder with interests in several sites, Russell Armer is well placed to assist the inspector in understanding housing issues.

Please notify me

I have read the guidance notes

LA1.3 Housing Allocations - R31# KENDAL LAND AT VICARAGE DRIVE

Yes

Yes

Site: R31#, Kendal South West Map 1.4, land at Vicarage Drive

Messrs Russell Armer Homes have arrangements with the owners of this land and fully support its allocation and would be anxious to bring it forward for development as soon as possible.
It is an entirely sustainable site, being close to all the facilities in the Southern end of the town and within walking distance of the town centre.
The arrangements that Messrs Russell Armer Homes have with the landowners indicate that the site is entirely deliverable.

YES, I wish to participate at the oral examination

As South Lakeland's most longstanding housebuilder with interests in several sites Russell Armer is well placed to assist the Inspector in understanding housing issues.

Please notify me

I have read the guidance notes

LA1.3 Housing Allocations - R103M-mod KENDAL STAINBANK GREEN

Yes

Yes

Policy LA1.3 and Policy LA2. 7
Site: R103M-mod, Kendal South West Map 1.4, land at Stainbank Green
Messrs Russell Armer Homes have legal arrangements with the landowners for the Southern part of this site and they understand that the Northern part of the site is subject to arrangements with another development company.
They confirm their eagerness to have the site brought forward residential purposes and their willingness to work with others towards the preparation of a planning brief in cooperation with the District Council. This would seek to find solutions to those issues that are identified in the Allocations Document.
In the Planning Brief the District Council will set out clearly the requirements for the development of the site, but the landowner and Messrs Russell Armer Homes are confident that they can deal with the nature conservation and landscape issues on site and that they can also deliver sustainable urban drainage systems for surface water, and they are more than happy to cooperate with the District Council in the production of an appropriate Transport Assessment and Travel Plan.

YES, I wish to participate at the oral examination

As South Lakeland's most longstanding housebuilder with interests in several sites, Russell Armer is well placed to assist the Inspector in understanding housing issues.

Please notify me

I have read the guidance notes

LA2.7 Land at Stainbank Green

Yes

Yes

Policy LA1.3 and Policy LA2. 7
Site: R103M-mod, Kendal South West Map 1.4, land at Stainbank Green
Messrs Russell Armer Homes have legal arrangements with the landowners for the Southern part of this site and they understand that the Northern part of the site is subject to arrangements with another development company.
They confirm their eagerness to have the site brought forward residential purposes and their willingness to work with others towards the preparation of a planning brief in cooperation with the District Council. This would seek to find solutions to those issues that are identified in the Allocations Document.
In the Planning Brief the District Council will set out clearly the requirements for the development of the site, but the landowner and Messrs Russell Armer Homes are confident that they can deal with the nature conservation and landscape issues on site and that they can also deliver sustainable urban drainage systems for surface water, and they are more than happy to cooperate with the District Council in the production of an appropriate Transport Assessment and Travel Plan.

YES, I wish to participate at the oral examination

As South Lakeland's most longstanding housebuilder with interests in several sites, Russell Armer is well placed to assist the Inspector in understanding housing issues.

Please notify me

I have read the guidance notes

LA1.3 Housing Allocations - R121M-mod KENDAL EAST OF CASTLE GREEN ROAD

Yes

Yes

Policy LA1.3 and policy LA2.3
Site: Rl21M-mod, ONSO and RN302#, Kendal South East Map 1.3, Land to the East of Castle Green Road:
Messrs Russell Armer Homes support this allocation. They have an option on part of it and confirm that both landowners are willing to see it brought forward.

The site is in a sustainable location within walking distance of the town centre and many other facilities in the South Eastern part of the town.

The site is shown to be in the second phase for development and the owners and the developer are entirely confident that the site can be delivered within that timeframe.

It is therefore available, deliverable and in a sustainable location.

There are existing landscape features on and adjacent to the site within the control of the
landowners and developers, and the various constraints set out in policy LA2.3 do not present any insurmountable problems and all are considered entirely capable of being met by those involved with the site.

YES, I wish to participate at the oral examination

As South Lakeland's most longstanding housebuilder with interests in several sites, Russell Armer is well placed to assist the Inspector in understanding housing issues.

Please notify me

I have read the guidance notes

LA2.3 Land East of Castle Green Road

Yes

Yes

Policy LA1.3 and policy LA2.3
Site: Rl21M-mod, ONSO and RN302#, Kendal South East Map 1.3, Land to the East of Castle Green Road

Messrs Russell Armer Homes support this allocation. They have an option on part of it and confirm that both landowners are willing to see it brought forward.

The site is in a sustainable location within walking distance of the town centre and many other facilities in the South Eastern part of the town.

The site is shown to be in the second phase for development and the owners and the developer are entirely confident that the site can be delivered within that timeframe.

It is therefore available, deliverable and in a sustainable location.

There are existing landscape features on and adjacent to the site within the control of the
landowners and developers, and the various constraints set out in policy LA2.3 do not present any insurmountable problems and all are considered entirely capable of being met by those involved with the site.

YES, I wish to participate at the oral examination

As South Lakeland's most longstanding housebuilder with interests in several sites, Russell Armer is well placed to assist the Inspector in understanding housing issues.

Please notify me

LA1.3 Housing Allocations - RN337# ARNSIDE STATION RD

Yes

Yes

Site: RN337#, Arnside Map 7, housing allocation Station Road, Arnside
Messrs Russell Armer have legal arrangements with the landowners to bring forward this site and they welcome the designation of a wider area than originally shown to provide a mixed use development incorporating residential use and a small public car park to serve the station.
This site is in a sustainable location within easy and level walking distance of the facilities of the town and, importantly, very closely related to the station which serves both local residents and visitors to the Area of Outstanding Natural Beauty.
In paragraph 3.9 of one of the Allocations Documents sets out community ambitions to include provision for car parking to address the issues of visitor parking and commuter parking at the railway station.
The site is deliverable given the arrangements that Messrs Russell Armer Homes have with the landowner, it is sustainable given its proximity to the facilities in the existing village and its development would allow regulation of on-street parking issues to the benefit of the free flow of traffic into and out of the village, whilst also encouraging fuller and better use of the station itself as a sustainable means of public transport.

YES, I wish to participate at the oral examination

As south lakelands most longstanding housebuilder with interests in several sites russell armer is well placed to assist the inspector in understanding housing issues

Please notify me

I have read the guidance notes

LA1.3 Housing Allocations - R81 ARNSIDE REDHILLS ROAD

Yes

Yes

Site: R81, Arnside Map 7, housing allocation Redhills Road, Arnside
Messrs Russell Armer Homes have legal arrangements with the landowner to bring forward this site
for residential development.
The site is self-contained, clearly lying within the confines of the existing village and there are two
possible alternatives for site access, one at the Eastern end of the site and another over a strip of
land under the control of the owner at the Western end. Drainage from this site is satisfactory and
other services are already available.
Notwithstanding its name, "The Common", this land has never been common land and there has
never been any public access to it.
There is a footpath along its Southern boundary but the development of the land will not result in
any extension of the boundary of the developed area of Arnside into the countryside. The fact that
the site lies within an area of outstanding natural beauty does not bring with it a presumption
against reasonable development when Arnside itself has been designated as a Local Service Centre
in the Core Strategy. It is clearly necessary as part of such a designation to allow development
within the village to meet local needs.
Arnside is actually one of the largest settlements other than the Key Service Centres in South
Lakeland and its population, at around 2,300, is not dissimilar to that of Milnthorpe or Kirkby
Lonsdale.
Notwithstanding that it has not been designated as a Key Settlement, it does have a number of the
attributes of such settlements in terms of shops, public houses, primary school, sports facilities,
health services and so on.
The site at The Common is deliverable because it has a willing landowner and a developer with legal
arrangements in place. It can be easily serviced, easily accessed and it is highly sustainable given its
location within easy walking distance of the facilities of Arnside itself and its accessibility by the
railway station and bus services to other locations within South Lakeland and across the border into
North Lancashire.