Larch cladding variation at Northbank, Beacon Street, Penrith

What was proposed

The application sought to replace approved terracotta tiles with horizontal larch cladding on an existing two-storey rear extension.

“This application seeks planning permission under Section 73 of the Town and Country Planning Act 1990 to vary Condition 2 and Condition 3 of planning permission 2024/0752/FPA in order to substitute the previously approved terracotta hanging tiles with horizontal larch timber cladding on the existing two-storey rear extension. The site lies within the Penrith New Streets Conservation Area.”

“THE PROPOSAL 3.1 The application proposes amendments to planning permission 2024/0752/FPA by means of a variation of condition 2 (approved plans) and condition 3 (cladding material) application, under Section 73 of the Town and Country Planning Act 1990. Condition 2 secures the approved plans by which the development must be implemented.”

Officer report

The site

Northbank is part of a nineteenth-century villa in the Penrith New Streets Conservation Area, with the rear extension visible from Lowther Street.

“The application site relates to the residential property of Northbank, one half of a 19th century villa, which was subdivided into two semi-detached dwellings in the late 20th century. The property has a two-storey extension to the rear, which is stone at ground floor and rendered brick at first floor. It is likely that a historic outbuilding was extended upwards. The extension has a flat roof.”

Officer report

Earlier permissions

Permission was granted in 2024 for alterations including terracotta cladding, and the approved materials were agreed in 2025.

“Permission was granted in 2024 (2024/0752/FPA) for: • The replacement of an existing single storey rear extension; • Replacement of the existing entrance porch; • Replacement of the rendering to the existing two-storey extension at first floor (due to damp problems) with terracotta hanging tile cladding and exposure of the natural stone at ground floor (the stone is at ground floor only, with a later concrete block addition at first floor), together with the removal the…”

“Application Ref: 2024/0752/FPA Proposal: Alterations to include replacement utility room, extension of porch and addition of cladding to existing extension. Decision: Approved with Conditions Decision Date: 14/08/2024”

Officer report

Officers’ recommendation

Officers recommended refusal because the cladding would appear incongruous, harm the conservation area and lack public benefits to outweigh that harm.

“The Council’s Conservation Officer objects to the proposal, advising that the timber cladding would not reflect the traditional material palette of the conservation area and would increase the extension’s negative contribution to its character and appearance, resulting in less than substantial harm.”

“No public benefits have been identified that would outweigh this harm. The proposal is therefore considered to conflict with Policy ENV10 of the Eden Local Plan, the National Planning Policy Framework and having regard to the statutory duty under Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990, the application is recommended for refusal.”

Officer report

Who spoke

The Development Management Area Manager presented the application and advised on the conditions if permission were granted.

Members’ debate

Members supporting approval said similar cladding existed nearby, the visual impact was limited and the proposed material was more suitable than existing render.

“Councillor M Eyles disagreed with the application and proposed that the application be approved as acceptable under ENV10 - Paragraph 6 and DEV5 of the Local Plan and Section 72 of the Listed Buildings Act. Highlighting that several other developments in the conservation area had similar style cladding to the application site. He added that existing rendering was more incongruous than the proposed…”

“Councillor M Hanley seconded the proposal, stating that the visual impact was limited and that other properties in area had similar cladding.”

Minutes

The committee’s decision

The committee resolved to approve the application subject to standard conditions.

“RESOLVED, that the application be approved subject to the standard conditions.”

Minutes