Two holiday units and dwelling at Bell Cottage, Glenridding, Penrith

“This application seeks planning permission for flexible use comprising either a mixed use of a local occupancy dwellinghouse and two units of short-term holiday accommodation, or as a single local occupancy dwellinghouse.”

“The two units of holiday accommodation includes the use of a bedroom with its own access in the house and the use of a hut in the garden of the property (the same hut to which refused application 7/2025/3036 related). The building is sited in the north-eastern corner of the property and is a single storey timber building with decking. It comprises a living room with a sofa bed, a kitchen and a toilet. The application seeks retrospective permission for the mixed use.”

“Bell Cottage is located at the foot of Greenside Mine, around one mile to the west of Glenridding along the single-track Greenside Road, the road is also a bridleway (BW357061). Whilst not located within, the Lake District High Fells Special Area of Conservation (SAC) is in close proximity to the application site.”

“Planning permission was approved in 2012 (7/2012/3048 as amended by 7/2013/3089) for the change of use from hostel to residential dwelling or hostel (dual use). Condition 2 restricts occupation of the dwelling as follows:”

“In order to consider the nutrient impact of the development as now proposed, it would need to be demonstrated that the development as a mixed use comprising a dwelling and two units of holiday accommodation would not led to increased nutrients compared to a hostel (a hostel use offering the higher potential occupancy of the two currently permitted uses).”

“Should planning permission be granted for the proposed development, the ability to occupy Bell Cottage as a hostel would cease. The proposals would therefore see a reduction in the potential for tourist travel as compared to the existing planning position of a potential 18-bed hostel use. I have also found that retention of the hut would not be harmful to the character of the countryside.”

“The main issues in this case are: • Principle of development • Visual and landscape impact • Habitats Regulations Assessment (nutrient neutrality)”

“Whilst the application site is reasonably close to the rural service centre of Glenridding (approximately one mile away), the site is located in the open countryside. Access to the site is via a single track, which is unlit and from my site visit I noted that it is poorly surfaced with changes in level as you travel further up the valley.”

“Natural England: Natural England are satisfied that the proposal will be Nutrient Neutral, as long as no further permissions are needed for the property to be occupied as a hostel. This is because the baseline would be the 16 bed hostel, so the proposal would be a reduction in occupancy, and therefore no mitigation is required.”

“Lake District National Park Authority Development Control Committee – 4 February 2026 7/2025/3170 3.3 Westmorland and Furness Council as Local Highway Authority and Lead Local Flood Authority: No objection. It is considered that it will not have a material effect on existing highway conditions nor will it increase the flood risk on the site or elsewhere.”

“Motion to approve the application with conditions Proposed by [name withheld] by [name withheld] were unanimously in favour of the motion…”