Planning in Lake District National Park

Community facilities and Local Green Space

We want to sustain community and cultural facilities and local services, and ensure communities have improved availability and access to high quality greenspaces and recreation facilities. We will achieve this by: 1. supporting development proposals for new, or improvements to existing community facilities and services where they are appropriately located to serve the needs of the community. 2. supporting development proposals that enable flexible / multi-use of buildings or that combine a range of services and facilities on one site to sustain its long term viability. 3. resisting the change of use of existing shops, and pubs and drinking establishments to alternative uses outside Primary Shopping Areas unless: • the current use is no longer suitable or viable for its purpose; or • it can be demonstrated that there are suitable alternatives within the settlement. 4. only permitting the loss of a Local Green Space designation in special circumstances where: • it can be demonstrated that the green space is no longer needed, or • a suitably located replacement of at least equivalent standard is secured. 5. requiring new housing development of ten houses and above and new business parks, large-scale retail and commercial developments (over 1250sqm) to include Amenity Local Green Space to enhance amenity value.

Design and development

We want to achieve design excellence in all development, to be inspired by and contribute to local distinctiveness, to be resilient to climate change and extreme weather events, and reduce carbon emissions. Development must: • reinforce the importance of local character by having regard to scale, height, density, layout, appearance and materials; • create safe and accessible environments and which ensures development is not vulnerable to crime; • not have an unacceptable impact on the amenity of adjoining residents and users of the proposed development, due to visual intrusion, overlooking, overshadowing, overbearing effect, noise, light pollution or other adverse impacts; and • include suitable accessible space for waste management facilities of a scale and type appropriate to the proposal and location. Development should: • be inspired by the natural environment and use innovative design and local materials to reflect local distinctiveness; • achieve the highest practicable energy efficiency; • use low-embodied carbon building materials; • minimise water demand; • avoid or minimise light pollution; • reuse existing buildings rather than constructing new ones; • be designed to be adaptable to prolong the useful life of the development; • use construction methods that allow disassembly rather than demolition and facilitate the reuse of materials; and • conserve, enhance or create new Local Green Space.

Job creation and employment space

Growth and expansion of all types of business and enterprises will be supported. As a priority we want higher paid full time jobs, and we will make provision for 2,850 new jobs by 2035 by supporting a range of employment sectors. We will enable this through this policy and policies 17 and 18. To achieve this we will support: • the extension of existing employment floorspace; or • conversion of buildings, including the flexible use of public buildings and community facilities that sustains their long term viability; or • the redevelopment of sites to provide employment floorspace; or • new build developments where they are located within or well related to a Rural Service Centre or Village, at existing employment sites, or on allocated sites. New build development in Cluster Communities and Open Countryside locations will be supported where they meet the requirements of Policy 02. Existing land and buildings in employment use (excluding retail and tourism use) with a floorspace above 100 square metres or site area above 0.2 hectares, including allocated sites, will be retained to maintain employment development opportunities. We will only permit a change of use to a non-employment use where it can be demonstrated that: • they are unsuitable for employment uses, including other types of employment creating uses such as retail and tourism; and • there is no demand for employment space in the locality resulting from an appropriate marketing exercise and other evidence; or • exceptionally, viable alternatives are readily available in the locality.

Agricultural and land-based rural business diversification

We want diversification proposals for agricultural and land based rural businesses to help sustain the rural economy and communities, and the character of the landscape and environment. Agricultural businesses To achieve this we will support proposals that demonstrate sustainable practices and outcomes, and where they: • sustain the long term operation of the farm business; and • do not compromise the working of the farm business; and • are located within or well related to existing building groups; or • are a small-scale renewable or low carbon energy scheme. Privately managed estates Diversification proposals on privately managed estates will be supported where a proposal demonstrates sustainable practices and outcomes, and is in accordance with an up to date endorsed Whole Estate Plan that delivers and secures multiple wider public benefits such as employment and enterprise opportunities, sustainable access, social and cultural facilities, environmental enhancements, conserving and enhancing heritage assets, and improvements to land management. Forestry Small-scale diversification proposals for forestry businesses will be supported where a proposal demonstrates sustainable practices and outcomes, sustains the long term operation of the business and secures multiple wider public and environmental benefits.

Renewable and low carbon energy

We want to increase the proportion of energy generated by renewable and low carbon sources and encourage energy provision from local scale generation. We will achieve this by: • supporting district heating, decentralised, renewable and low carbon energy developments, including buildings or infrastructure directly related to the renewable energy proposal; and • requiring all new housing developments and all new developments for other uses of 100sqm floorspace or more to generate 30 per cent of their operational energy requirements through decentralised, district heating and, renewable and low-carbon energy sources. When assessing proposals for decentralised or renewable energy schemes, we will take into account the cumulative impacts both within the Lake District and that which is visible beyond its boundary. Where the requirements of the Policy are deemed to make a development unfeasible or unviable this must be demonstrated by the applicant through an independent viability assessment

National and international significance of the Lake District

The extraordinary harmony and beauty of the Lake District landscape and its Special Qualities, including the attributes of Outstanding Universal Value, will be conserved and enhanced. We will achieve this by supporting development proposals which are consistent with National Park Purposes and Duty. If it appears that there is a conflict between National Park purposes, we shall attach greater weight to the purpose of conserving and enhancing the natural beauty, wildlife and cultural heritage of the Lake District National Park. All development proposals should protect or enhance the authenticity, integrity and significance of the Lake District.

Development and flooding

We want to increase the resilience of the Lake District to all types of flood event, including river, surface water and coastal flooding. We will achieve this by: 1. supporting development proposals in accordance with the approach to managing flood risk in the National Planning Policy Framework and associated Planning Practice Guidance; and 2. supporting flood resilience schemes and Natural Flood Management which – are tailored to provide the optimum solution for the catchment as a whole, and – reduce flood risk in Rural Service Centres and Villages or areas of highest risk, or – reduce the impact of a flood event; and 3. requiring all developments to demonstrate how surface water run-off will be discharged in accordance with the surface water hierarchy, including where practicable, Sustainable Drainage Systems (SUDS).

Biodiversity and geodiversity

We want to: • protect our important habitats, sites and species; • achieve bigger, better, more joined up and resilient habitats; and • improve the function of ecosystems. In accordance with the Biodiversity Supplementary Planning Document, we will achieve this by: • applying the mitigation hierarchy to all proposals; • supporting proposals which conserve and enhance biodiversity and ecosystems processes; and • ensuring proportionate and appropriate biodiversity net gain is secured. We will only support proposals which would have significant and harmful direct or indirect effects on biodiversity and ecosystems processes where: • the need for the development clearly outweighs the harm caused; and • an appropriate scheme is proposed which will secure compensation and net increases in biodiversity. Where a financial contribution is required the rates will be set out in the Biodiversity Supplementary Planning Document. We will not permit development detrimental to geodiversity sites unless the need for development outweighs the harm caused.

Protecting the spectacular landscape

We will conserve and enhance the extraordinary beauty and harmony of the Lake District landscape, its Special Qualities and attributes of Outstanding Universal Value. We will achieve this by supporting development: • that ensures the highest level of protection is given to the landscape, and • where the type, design, scale and level of activity maintains local distinctiveness, sense of place, and where appropriate, tranquillity. Decisions will be guided by the Lake District Landscape Character Assessment recognising the distinctive characteristics identified in the Landscape Character Types and Areas of Distinctive Character, the World Heritage Site Nomination Document and the Historic Landscape Characterisation. We will use development opportunities to reduce or remove existing landscape detractors.

Lakeshore development

We want to protect the landscape and character of lakes and lakeshores. We will only permit lakeshore development where: • the development provides facilities or services that have a direct lake use function for recreation or water-based transport purposes; and • the applicant demonstrates that alternative non-lakeshore solutions are not feasible or viable; and • the scale, siting, and design of the development enhances or maintains the character of the lake and its lakeshore location, including undeveloped stretches of lakeshore; and • the development does not have an adverse impact on lake navigation; and • the development does not have an adverse impact on lake water quality.

Development for the keeping of animals on a non-commercial basis

We want to maintain the character and cultural landscape associated with the unique farming heritage of the Lake District. Development of facilities related to the keeping of animals which are kept on a non-commercial basis will only be supported where: • it reuses an existing building; or • it is well related to existing buildings and structures and they satisfactorily relate to existing vehicular access and bridleways. Where this is not practical or appropriate, exceptionally, we will only permit buildings in open countryside locations where they are demonstrably necessary for and designed for welfare reasons. All developments must be well integrated with their surroundings taking advantage of the natural landform and any existing natural screening. Where planning permission is granted for the change of use of land for the keeping of horses and ponies relevant conditions will be imposed in order to retain the natural character of the field.

Mineral extraction

We want to ensure that there is an adequate supply of local building stone and slate to help maintain the distinctive buildings and settlement character of the Lake District, and of high value industrial minerals which are of local and national importance. We will achieve this by supporting: 1. applications for building stone and slate extraction where it: is for the extension of an existing site or the reopening of an old site; and – meets a local need for building stone and slate; or meets a need to conserve nationally significant buildings; and makes careful use of mineral resources including the effective use of secondary aggregates. 2. applications for high purity limestone extraction where it: is for the extension of an existing site; and meets an identified national need for high purity limestone; and makes careful use of aggregates produced as a consequence of the industrial process. 3. applications for general aggregate extraction and processing only where the time period of planning permission is to be extended and not a physical extension to the area of extraction. In all cases proposals must demonstrate: the sensitive environmental restoration and after care of mineral sites, including enhancement for biodiversity, geodiversity and landscape character and quality, and support of the local economy and employment opportunities. We will not support new mineral sites for quarrying and mining. We will not support the extraction of hydrocarbons.

Minerals Safeguarding Areas

Planning permission will be granted for non-mineral development within Minerals Safeguarding Areas where: the location of the proposal relates to a settlement recognised by Policy 02; or the proposal can demonstrate that it will not affect the overall value of the mineral resource; or the mineral can be extracted satisfactorily prior to the development taking place; or the development is of a temporary nature, can be completed and the site restored to a condition that does not inhibit extraction within the timescale that the mineral is likely to be needed; or there is an overriding need for the development.

Waste management

We want to ensure the amount of waste produced as a consequence of new development is managed efficiently and effectively and is as high up the waste hierarchy as feasible. We will support new waste development where it: • is of a scale and type appropriate to its location; • manages and accommodates waste arising from the immediate area; • provides opportunities to diversify the local economy; and • does not have adverse impacts on residential amenity. We will support development on previously developed land which minimises construction and demolition waste. We will not support new, or extensions to, landfill sites for waste disposal. The exception being the use of inert waste for agricultural land enhancement, such as land improvement, business enhancement and biodiversity. We will not support a geological disposal facility for radioactive waste in or under the Lake District National Park.

Historic environment

We will seek to conserve and enhance the significance of heritage assets, including the character, authenticity, integrity, setting and views of the historic environment which include: designated heritage assets on the Statutory List of Buildings of Special Architectural or Historic Interest, or on the Schedule of Monuments; Registered Parks, Gardens and Battlefields; Conservation Areas; or The English Lake District or Frontiers of the Roman Empire World Heritage Sites; locally important sites and features identified on the Lake District Historic Environment Record; buildings and sites of heritage interest which are not statutorily designated, including local lists of buildings of heritage interest; the historic character of settlements. Where appropriate we will encourage the sympathetic reuse of buildings of archaeological or historic importance, which make a positive contribution to the landscape character or historic environment, and which reinforce local distinctiveness and sense of place. Where alterations to a building of archaeological or historic importance are proposed these must be sympathetic to its character, form, and original purpose.

Allocations of land

We will support the development of allocated land (Table 2) where its use reflects the purposes of the allocation and where: • site-specific requirements and considerations identified have been satisfactorily addressed; and • on housing sites, development meets identified local needs and local affordable needs.

Housing

Based on the level of identified housing need we will make provision for a minimum of 1,200 new permanent homes between 2020 and 2035 to increase the supply of homes to meet local community need. We will achieve this by supporting: 1. new permanent homes that: • contribute towards helping communities remain vibrant and resilient; and • achieve a better balance in the housing market; and • are secured in perpetuity for permanent occupation with eligibility restricted to a geography that is tailored to local circumstances. 2. windfall sites and allocated sites that provide one to five permanent homes subject to local occupancy and above that number affordable housing. 3. rural exception sites for affordable housing where evidence of local need is demonstrated. 4. new permanent homes on farm holdings that: • support the functional need of the farm business; or • provide for the transition between generations and will be occupied by family members or rural workers; and • are secured in perpetuity for permanent occupation with eligibility restricted to function or a geography that is tailored to local circumstances. 5. permanent and transit accommodation to meet the needs of gypsy and travelling communities and travelling show people where they meet a need established by the Gypsy and Traveller Accommodation Assessments. 6. the change of use of guest houses to dwellinghouses where they are secured for permanent occupation, and where it can be demonstrated there is no detrimental impact on the range of visitor accommodation types in the area. And by not supporting open market housing.

Infrastructure and developer contributions

We will seek to ensure that new development is adequately supported by infrastructure, and ensure that developments can be made acceptable in the context of conserving and enhancing the Special Qualities and attributes of Outstanding Universal Value. To achieve this we will only permit development where: adequate infrastructure exists relevant to the development proposed without prejudicing existing users; or any additional or enhanced infrastructure necessary to mitigate the impact of the development is provided either directly as physical works or through a financial contribution. An independent viability assessment must be submitted where it is considered that physical works or a financial contribution would make a development unviable.

Spatial strategy

We will enable development that contributes towards achieving the four themes of the Vision, supports and maintains the vibrancy and sustainability of settlements distinctiveness and sense of place. We will achieve this by supporting development that is: 1. in accordance with the table below, and 2. of a scale and nature appropriate to the character and function of the location in which it is proposed; and • contributes towards meeting the needs of the local community, or • brings benefit to the local community; or • delivers a prosperous economy; and 3. proportionate to the size and population of the settlement and is compatible with environmental and infrastructure capacity of the settlement to accommodate further growth. Planned growth is facilitated through the allocation of development sites for residential and employment purposes (including mixed use sites) and the Distinctive Area policies. Settlement The settlement role Development will be required to …. Rural Service Centres Locations which provide the basis for self-sufficiency to live and work, minimising the need to travel. Provide or have access to a range of local services and community facilities, a range of housing types and tenures, and local employment opportunities. Act as a transport hub serving predominantly nearby communities and the wider rural area but with accessibility to larger centres. These locations will be the focus for housing, employment and retail development. • Reinforce or enhance the role of Rural Service Centre, and • Sustain and enhance the range of local services needed for both the Centre and its wider hinterland, and • Be within or relate well to the form of the settlement, and to existing buildings within the settlement, and to utility and community infrastructure, and • Protect, maintain or enhance the local distinctiveness character and landscape setting, and • make efficient use of land. Villages Settlements that have a more limited supply of social and economic infrastructure including employment, services and facilities, but demonstrate strong linkages with Rural Services Centres and other settlements. • Strengthen community viability and resilience, and Sustain and enhance existing local service provision, and • Be within or relate well to the form of the settlement, and to existing buildings within the settlement, and to utility and community infrastructure, and • Protect, maintain or enhance the local distinctiveness, character and landscape setting, and • make efficient use of land. Cluster communities A small settlement or group of small settlements which collectively or individually, have limited local services and facilities, or have easy access to such services in an adjacent Village or Rural Service Centre. • Be small-scale to meet local needs, and • Reinforce the distinctive settlement pattern of the area, and • Utilise previously developed land, buildings and domestic gardens, or • Helps sustain an existing business. • Exceptionally, where the identified housing need is proportionately high, we may consider a greenfield site. Open Countryside We will only support proposals for development in the open countryside where the application demonstrates: • an essential need for a rural location; or • the location is necessary for the provision of public utilities and infrastructure; or • that it helps to sustain an existing business; or • it is necessary for and designed to support agricultural or forestry use; or • an appropriate extension, or reuse of an existing building. We will support the reuse of buildings for business or residential use where the building: • contributes to the landscape character or historic environment, and • is structurally sound and capable of conversion, and • the development would not result in an unacceptable change to its character, and • is large enough to accommodate the use proposed without the necessity of major alteration, extension or reconstruction, and • is easily accessible to the existing road network and suitable access arrangements can be secured. We will only support the redevelopment of an existing building where it can be demonstrated that the development would result in a significant enhancement of the landscape character or historic environment and would enhance its immediate setting.

North Distinctive Area

Development in the North Distinctive Area will reinforce distinctiveness of place, deliver key themes of the Vision and enable local solutions to specific planning issues. To achieve this we will: • support the provision of more bungalows and two-bed properties to help address the mismatch between the severe lack of availability and the high aspirations/expectation of local communities for this type of dwelling and reflect the need for smaller properties; • support development that retains the Mary Hewitson Hospital and safeguards it for the purposes of securing long term health care provision in Keswick; • support the development of a new leisure centre and pool in Keswick. Any new leisure facility will need to reflect its remarkable and unique setting both in design and uses, maximising its connectivity with the outdoors; • support flood resilient sporting facilities for the community based at Keswick School; • secure enhancements through development opportunities to 'the Ginnels' in Keswick, and connectivity between the town and lake; • secure solutions to car parking problems at Catbells and Seathwaite Valley; • support appropriate opportunities for recreation and leisure uses of Town Cass, subject to ground conditions, where it would lead to conservation of the landscape character; • support appropriate redevelopment of and/or extension to the Field Study Council site at Blencathra as an environmental education centre; • support appropriate enhancement of the Theatre by the Lake and its facilities to consolidate its regional role as a cultural centre and attract new audiences; • secure a Masterplan for the Whinlatter Centre, including valley-scale landscape restoration, redevelopment and expansion of its recreational and leisure uses. This may include new visitor accommodation utilising the topography of the landform. Proposals should not adversely impact on surrounding settlements, and should secure a net improvement in traffic flows at Braithwaite Village, a net reduction in parking at the Whinlatter Centre, together with an increased role for Keswick as a transport interchange hub; • secure improvements through development which deliver enhancements of the foreshore at Keswick and Isthmus Wood and Peninsula, where it would conserve the unique character of the area; • support appropriate opportunities for park and ride/walk facilities on the northern edge of Keswick. Any proposal will need to demonstrate how it secures onward travel by sustainable transport and helps to address traffic congestion in Keswick and surrounding areas. Proposals will need to be considered as part of a package of improvements in Keswick. Consideration will also be given to facilities to improve visitor experiences and use of the fells from this location; • support appropriate additional car parking at existing town centre car parks if changes to on-street parking restrictions in residential areas reduce the overall capacity available to visitors in Keswick.

East Distinctive Area

Development in the East Distinctive Area will reinforce distinctiveness of place, deliver key themes of the Vision and enable local solutions to specific planning issues. To achieve this we will: • support small scale housing development in Matterdale Parish to reflect the very rural and dispersed nature of the community and to support its long term sustainability; • support improvements which enhance cycling and walking options in the Haweswater valley; • support the enhancement to the quality of the offer at Aira Force together with consideration of an extension of the existing pier to accommodate and encourage a greater number of visitors by boat. Improvements to the jetty and facilities will make the site more robust, diverse and able to disperse visitors using sustainable transport connections; • secure improved connectivity of the existing bridleway network between the Yorkshire Dales and Lake District National Parks by working with neighbouring authorities, and promote the existing 'quiet road' network as a cycling destination; • secure a Whole Estate Plan for Lowther Estate, to include the restoration of listed buildings, and new visitor accommodation and facilities where it demonstrates the development is needed to sustain the overall Estate and delivers multiple wider public benefits including maintaining the cultural landscape; • support appropriate schemes which facilitate landscape recovery at existing caravan sites / parks to reflect their sensitive and inspirational setting; • support appropriate opportunities for a new covered maintenance shed for Ullswater Steamers which has suitable highway and lake access; • support appropriate additional car and coach parking provision to serve Pooley Bridge and onward travel.

West Distinctive Area

Development in the West Distinctive Area will reinforce distinctiveness of place, deliver key themes of the Vision and enable local solutions to specific planning issues. To achieve this we will: • support infrastructure and service improvements to the Cumbria Coast rail line; • support the new coastal path, including pedestrian and cycle crossings of the rivers Irt and the Esk, linking in with the wider network; • support improvements to the pedestrian and cycle links from the railway stations and coastal path into the valley heads to enhance the use of sustainable active travel options; • support the strengthening of the role of Ravenglass as a transport interchange, providing improved links with Muncaster Castle and to the Ravenglass and Eskdale railway; • secure solutions to parking problems in the Wasdale Valley for the benefit of residents and visitors, and to improve the management of the Three Peak Challenge; • support appropriate opportunities to strengthen the coastal tourism offer at Silecroft; • support appropriate new caravan and camping sites where proposals are consistent with site specific criteria in Policy 18 and other relevant policies; • support appropriate development that enhances the role of Bootle and Bootle rail station to act as a sustainable transport hub to serve the wider area; • consider identifying a Coastal Change Management Area where the rates of shoreline change are significant.

South Distinctive Area

Development in the South Distinctive Area will reinforce distinctiveness of place, deliver key themes of the Vision and enable local solutions to specific planning issues. To achieve this we will: • support enhancements to the A590 at Haverthwaite to improve road safety and community connectivity; • support public realm enhancement of 'The Squares' in Hawkshead; • support a public sewer between Lakeside and Newby Bridge; • secure a Whole Estate Plan for the Graythwaite Estate, to include restoration of listed buildings, and expansion of new visitor accommodation and facilities where it demonstrates the development is needed to sustain the overall Estate and deliver wider public benefits. Sustainable transport connections need to be made available, both within the Estate and beyond, including by water; • secure in partnership with relevant stakeholders a Masterplan(s) for key visitor destinations on the western shore of the northern basin of Windermere, including for Hilltop, Wray Castle and Low Wray campsite. The Masterplan(s) should enhance the visitor experience whilst further reducing the reliance on the private car, and include transport options which consider sustainable movement between the Ferry and Hawkshead to help enhance the visitor experience; • support appropriate new low density small groupings of caravans and camping provision within or well related to Hawkshead where it improves and enhances the vibrancy of the village centre, where sustainable transport connections are made available, and where the proposal is consistent with site specific criteria in Policy 18 and other relevant policies; • support appropriate new caravan and camping, adjacent to the Grizedale Centre, where it maximises forest cover, provides sustainable transport connections to Hawkshead; demonstrably minimises private car use; and benefits Hawkshead's economy; • support appropriate opportunities for a new covered maintenance shed and jetty for the Steam Yacht Gondola which has suitable highway and lake access; • support appropriate additional car and coach parking in Coniston.

Central and South East Distinctive Area

Development in the Central and South East Distinctive Area will reinforce distinctiveness of place, deliver key themes of the Vision and enable local solutions to specific planning issues. To achieve this we will: • support development that retains the university campus at Ambleside and safeguards it for the purposes of further and higher education including the retention of student accommodation; • support small scale housing development in Longsleddale Valley to reflect the very rural and dispersed nature of the community and to support its long term sustainability; • support a public sewer along the A591 between Waterhead and Windermere; • support advertising (signage and lighting) that is sympathetic to the historic towns and buildings of Windermere and Ambleside; • support improvements to the existing public rights of way network in Lyth Valley and the Kent Estuary and between Arnside and Meathop, including the crossing of Arnside Viaduct; • support improvements to private coach parking at Rectory Road Coach Park. Visual improvements at this international visitor gateway are required as well as remodelling to improve capacity, and access and egress arrangements; • support enhancement of Windermere Station and its role as a transport interchange with capacity improvements, including a passing loop on the Lakes Line to improve rail services and enable electrification of the line; • secure the rejuvenation and conservation of ornamental parkland around Windermere lake which reinforce the picturesque landscape; • secure improvements through development which deliver the allocated strategic regeneration site — Bowness Bay and The Glebe; • support appropriate reuse or redevelopment of the former University of Cumbria satellite site, Hilltop, for alternative uses; • support appropriate schemes which facilitate landscape recovery at existing caravan sites/parks to reflect their sensitive and inspirational setting; • support appropriate solutions to car and coach parking problems and traffic management in Windermere; • support appropriate additional parking provision at existing car parks in Ambleside and Bowness; • support appropriate regeneration of Ferry Nab to serve as a launch pad for recreation of Windermere lake and surrounding areas by sustainable transport. Improved connectivity with the adjacent Braithwaite Fold Car Park would be encouraged, alongside improved surface treatment of Braithwaite Fold Car Park to enable year round use; • support appropriate use of the former Windermere Aquatic boat sheds at Beech Hill for maintenance and boat storage facilities; • support appropriate further improvements and enhancement of the existing gardens and their facilities at Fell Foot Country Park.

Major development

Proposals for major development will be refused except in exceptional circumstances and where it can be demonstrated that they are in the public interest. Whether a proposal constitutes major development will be determined by reason of the proposal's nature, scale and setting, and whether it has the potential to have a significant adverse impact on the National Park's statutory purposes. Exceptional circumstances and whether the development is in the public interest will be determined in accordance with the criteria outlined in national policy and guidance for major development. Where these criteria can be satisfied all possible measures should be taken to avoid adverse effects on the Special Qualities and attributes of Outstanding Universal Value of the Lake District. Where adverse impacts cannot be avoided, harm should be minimised through appropriate mitigation measures. Appropriate and practicable compensation will be required for any unavoidable adverse effects which cannot be mitigated. When the activity for which major development is required ceases the land will be required to be appropriately restored or enhanced.

Retailing and town centres

We seek to support and maintain the viability and vitality of town/local centres recognising these are at the heart of the communities which they serve. Ambleside, Bowness, Keswick, Windermere In the Primary Shopping Areas of Ambleside, Bowness, Keswick, and Windermere we will support commercial, business and service uses where proposals maintain and enhance the vitality of these centres. Outside the Primary Shopping Areas a sequential test for the location of development will be applied. Proposals for edge of centre and out of centre locations will only be supported where evidence demonstrates that proposals would not harm the vitality or viability of these shopping areas. Other Rural Service Centres and Villages In other Rural Service Centres and Villages (see Policy 02) we will support small scale commercial, business and service provision. The location of this should be well related to any existing retail developments or other community services. Other locations In all other locations small scale local shops, pubs and drinking establishments, cafes and restaurants will be permitted where they do not introduce inappropriate levels of use to the location, and: have a demonstrable essential need for a rural location that cannot be accommodated elsewhere; or enable: - growth and expansion of an existing business, including as a component part of existing visitor attraction; or - diversification of an agricultural or land-based rural business (see Policy 19); or - retention of accessible local services. Everywhere An impact assessment will be required for all proposals containing commercial, business and service uses that create over 1,250 square metres (net) floorspace outside Primary Shopping Areas. The impact assessment requires a quantitative and qualitative assessment of existing floorspace and requirement for additional floorspace.

Sustainable tourism and holiday accommodation

We will support proposals which deliver a high quality, sustainable tourism experience for the diverse range of visitors to the Lake District, and ensure proposals benefit our local communities and businesses. To achieve this we will support proposals which: enhance and improve the quality of visitor experiences; or increase the length of stay of overnight visitors; or encourage year round sustainable tourism. Sustainable tourism proposals Sustainable tourism proposals will be supported where they: are within or well related to the settlement form of a Rural Service Centre; or contribute to the diversification of an agricultural or land-based rural business (Policy 19); or rely upon a geographically fixed resource which justifies the development; or are located within or adjacent to an existing visitor attraction or accommodation site. Holiday accommodation Caravan and camping (this can include glamping, lodges, huts, tree house accommodation, and pods) Proposals for caravan and camping and any associated buildings and facilities will only be supported for short term holiday letting, and where: the proposed development area is located on, or immediately adjacent to existing sites, and is consistent with the landscape character; and it improves screening, including landscape recovery, and where appropriate, reduces the massing and site density of the existing site to the benefit of the amenity of the staying visitors of the existing sites; and the site has necessary infrastructure capacity, it does not introduce inappropriate levels of use to the location, and is well related to the existing road network. Exceptionally, creation of new sites will only be permitted for short term holiday letting, and where: it contributes to the diversification of an agricultural or land-based rural business (Policy 19), pub or drinking establishment, and the proposed development area would be appropriately screened and is consistent with the landscape character; and the site has necessary infrastructure capacity, it does not introduce inappropriate levels of use to the location, and is well related to the existing road network. We will only permit the loss of tented or touring caravan uses to other forms of caravan and camping accommodation where: a good range of caravan and camping accommodation is maintained in the local area; and the proposal would broaden the range and offer of accommodation available through the provision of new types of holiday accommodation. Proposals for year round occupancy on caravan and camping sites will be supported where they will not materially affect the character, appearance, and amenity of the locality, including the local rights of way network and biodiversity. Hotels and guest houses Proposals for hotels and guest houses will be supported where they: are located within or well related to a Rural Service Centre or Village; or appropriately and sympathetically reuse a building of archaeological or historic interest; or are located within or adjacent to an existing visitor accommodation site; and are commensurate with the level of suitable housing and dedicated accommodation for staff which is available locally and accessible to the development by sustainable transport opportunities; and do not introduce inappropriate levels of use to the location. We will seek to retain and evolve a range of high quality holiday accommodation. Proposals seeking to change guest houses to different forms of holiday accommodation to meet changing market demands will be supported where a range of tourism accommodation is available in the local area and the relevant policy criteria are met. We will only support the change of use of holiday accommodation to other uses where it can be demonstrated there is no demand for it resulting from an appropriate marketing exercise and other evidence. Holiday letting We will only support proposals for the reuse of existing buildings (excluding guest houses) for short term holiday letting where they would: not utilise a building that is suitable for providing local need or affordable needs housing; and not utilise a building which is suitable for providing employment use; or form part of an agricultural or land-based rural business diversification proposal (see Policy 19). New build housing for holiday use will not be supported.

Sustainable access and travel

We will support the development of sustainable transport infrastructure to broaden and encourage use of sustainable travel modes for visitors thereby reducing the need to travel by private vehicle. We will achieve this by supporting: • proposals for sustainable transport infrastructure and facilities which improve the connectivity of existing and new sustainable transport infrastructure, services and networks; or • proposals which improve water based transport through the provision of public jetties and connecting infrastructure; or • proposals that enable deployment of new transport and infrastructure technologies in travel corridors; or • proposals that enable the provision of new modes of transport and mobility services. We will safeguard the rights of way network, and other cycle and walking routes from development that would compromise their use. We will safeguard the operational Oxenholme to Windermere railway line and support proposals for infrastructure improvements to the line. It is our aspiration to use disused rail track beds to widen sustainable transport choices where there is a realistic prospect of an alternative sustainable transport solution being delivered which supports the reduction in private car use. To achieve this there will be a presumption against other development which could compromise the future reuse of disused rail track beds for sustainable transport infrastructure, unless robust evidence demonstrates that there is no realistic prospect of a sustainable transport use.

Vehicle parking to improve sustainable transport

We will only support additional public parking provision that helps to reduce the need to travel by private motor vehicle, and contributes to and improves sustainable transport and movement opportunities. We will achieve this by permitting: 1. additional public car parking at Transport Interchanges, Gateways, or Rural Service Centres which function as Multi-Purpose Hubs (Figures 11–14), only where evidence demonstrates it is needed and it: • facilitates the transfer of people to sustainable transport and travel opportunities; and • links to or incorporates and improves links to existing sustainable travel opportunities secured where necessary by developer contributions; and • encourages long stay parking; and • does not introduce inappropriate levels of use to the location. 2. additional public car parking at existing managed attractions or businesses only where evidence demonstrates it is needed and where the applicant can demonstrate the proposal would deliver a modal shift in visitor travel by connecting with regular and scheduled public transport, ferry, boat services, or other forms of sustainable movement of people. Proposals must not introduce inappropriate levels of use to the location. We would normally expect improvements to sustainable transport to deliver this modal shift, including to walking and cycling infrastructure, and secured where necessary by developer contributions. 3. additional coach parking within Rural Service Centres and Travel Corridors, and at managed visitor attractions and accommodation where the local highway network can safely accommodate additional coaches. Exceptionally, public car parking proposals in locations other than those set out in 1 and 2 will only be permitted where it is demonstrated that proposals would: • resolve an unacceptable highway safety issue or hazard and all other relevant regulatory measures and enforcement have been exhausted; and • form part of a traffic management plan that integrates with other sustainable transport opportunities to manage traffic, secured where necessary by developer contributions, and would not lead to net increases in traffic accessing the location where it is proposed; and • not introduce inappropriate levels of use to the location; and • incorporate specific measures to manage traffic to the site through 'smart' parking information where such measures are appropriate in terms of scale of parking and are viable.