Four holiday huts at Land adjacent to Dixon Ground Farm, Coniston

“This Section 73 application seeks to amend condition number 2 (plans), to include the updated site plan, access for the accessible unit and hot tubs, on the original planning permission 7/2021/5151 for the siting of four shepherd's huts for use as holiday letting accommodation (farm diversification) at Dixon Ground Farm in Coniston.”

“The amendments and details now sought relate to the positioning/ orientation of the shepherd’s huts on the site, the provision of a hot tub for each hut, additional landscaping and external lighting.”

“The site, a former field, is immediately adjacent to the boundary of Coniston and is within a mixed area which includes the Coniston Coppermines service buildings, a joinery workshop, large electricity sub-station and several dwellings.”

“The positioning of the huts on the site have been amended, with three of them being turned through 90 degrees, and the fourth through 180 degrees. The supporting letter submitted with the application states that this would provide private areas for each of the huts. This would be reinforced by additional landscape planting within the site between the huts.”

“At the time of my site visit works were taking place on the site and two of the huts and one hot tub had been installed. It was apparent that the amendments sought were being implemented. The original planning permission does not contain any pre-commencement conditions.”

“Subject to the recommended condition regarding lighting levels and the revised conditions as set out above, the reorientation of the huts on the site, the new access, lighting, hot tubs and the canopies would not have any detrimental impact on the appearance of the development or the landscape character of the surrounding area as they would not be readily visible in any close or long-distance views of the site.”

“The amendments and details sought are considered to be acceptable in terms of their appearance and impact on the landscape and impact on amenity.”

“Hot Tubs. The village has experience of hot tubs having been installed at holiday lets. These generate an unreasonable level of noise and nuisance for residents. The Parish Council believes that installation of several hot tubs in an area that visitors might perceive as isolated will create an unreasonable level of noise and disruptive behaviour. In addition, hot tubs do not contribute toward efficient energy use and long- term sustainability and responsible tourism.”

“One representation objecting to the amendments has been received from High Dixon Ground to the south of the site. It points out that the original planning permission was flawed as this was approved as a farm diversification proposal when in fact there is no farm business here. In addition, the applicant is applying for additional items that often were denied in the original process. Two main objections have been raised:”

“Lighting: Object to the potential additional high intensity lighting. Before the existing high intensity flood lighting was installed at Dixon Ground there were resident owls in the farm’s dark fields and trees. They have gone! We have, at our own expense and in conjunction with experts from The Woodland Trust, re-wilded one of our fields very near the Hut site in order to provide additional suitable owl habitat and hopefully reintroduce the owls.”

“Motion to approve the application with conditions…”

“Proposed by [name withheld] by [name withheld] in favour of motion: Abstentions: 1”

“The development hereby permitted shall not be carried out otherwise than in conformity with the following submitted plans and details: - Drawing number: SK2414-003 Revision B (Site Layout as Proposed) - Drawing: Typical Hot Tub Section - Canopy and Lighting Photos - Lighting Specification - Planning Note - Details of hot tub and access ramp - Covering Letter, prepared by Mc Donald Wilkinson Tonge (Ref: 24001-01-LPA), dated 24 July 2025 And the following plans and details…”

“The development hereby approved shall be operated and maintained in accordance with the Management Plan (required under condition number 8 of planning permission 7/2021/5151) contained within the approved Covering Letter, prepared by McDonald Wilkinson Tonge (Ref: 24001-01-LPA), dated 24 July 2025.”