Six dwellings at Land at Town End Farm, Hackthorpe, Penrith

What was proposed

The application sought four new dwellings, conversion of a traditional barn into two dwellings, and associated works.

“SUMMARY 1.1 Full planning permission is sought for the conversion of an existing stone barn to provide two dwellings, and to remove several agricultural buildings to accommodate four new-build dwellings, at Town End Farm, Hackthorpe.”

“The scheme is for the erection of 4no. dwellings and conversion of a barn to create 2no dwellings, including associated operations. The building to be converted is a traditional two storey stone and slate bank barn with numerous openings so only minimal alterations are proposed to its form to provide two properties.”

Officer report

The site and surroundings

The site lies within a village farm containing a traditional barn, animal pens, agricultural buildings, farm accesses and nearby homes.

“Town End Farm is located centrally within the village of Hackthorpe with its farmhouse, a Grade II listed building, to the north of the site. A vacant parcel of scrub, not included within the application site, extends 25m back from the A6 road beyond which is the two-storey barn and a group of animal pens arranged around a vacant former yard allowed to grow into a tree coppice. A farm track forms a loop around these buildings providing two accesses to the A6.”

Officer report

Earlier applications and use

The barn conversion had earlier approvals that lapsed, while the farm had previous agricultural and equine uses and another farm application remained pending.

“Application Ref: 18/0135 Proposal: Change of use of agricultural building to form two dwellings. Decision: Approved Decision Date: 25/07/2018”

“Application Ref: 2025/1377/FPA Proposal: Change of use of agricultural land and buildings to an equine stud farm. Decision: Pending consideration…”

Officer report

Consultation responses

Environmental Health and the parish council objected, while other consultees commented on highways, drainage, ecology, landscaping, heritage and nutrient neutrality.

“CONSULTATION RESPONSES Consultee Consulted Responded Response Arboriculturist 04/09/2024 23/09/2024 Comment United Utilities 04/09/2024 28/10/2024 Comment Lowther Parish Council 04/09/2024 23/09/2024 Object Cllr Patricia Bell 04/09/2024 Cllr Neil Hughes 04/09/2024 Highways & LLFA 04/09/2024 11/10/2024 Comment Housing (Penrith) 04/09/2024 20/09/2024 Comment Environmental Health (Penrith) 04/09/2024 27/09/2024 Object Natural England 04/09/2024 Nutrient Neutrality (Peter…”

“The Council’s Environmental Planning & Projects Manager notes that a Nutrient Neutrality Report, shadow HRA and completed nutrient budget calculators have been submitted. The proposal is to replace a septic tank at Whale Hamlet with a new package treatment plant, in order to offset the phosphate pollution. This method is considered satisfactory and the mitigation should be secured prior to occupation of the new dwellings.”

Officer report

What people said

Seventy-two objection letters raised concerns about noise, odour, traffic, safety, farming viability, rural character, infrastructure and affordable housing.

“PUBLIC RESPONSES Objection letters received 72 Support letters received 0 Observation letters received 7 7.1 Letters of consultation were sent to nearby neighbours and a site notice was displayed 6 September 2024 at the site. The large majority of the objection letters received raise concerns about the loss of the racehorse training facility which was operating on the site at the time the application was submitted.”

“Material issues raised in objection to the proposals are as follows: • Adverse impact of noise, odour, livestock activity and movements of heavy agricultural machinery on future residents of the new dwellings • Safety concerns over conflicts of heavy agricultural traffic operating in such close proximity to families occupying the new dwellings • Proximity of a slurry pit to the new dwellings gives rise to obvious significant concerns over odour and environmental health •…”

Officer report

Who spoke

A planning consultant opposed the application for the tenant, a parish council representative opposed it, and the applicant’s agent supported it.

Members’ debate

Members considered the difference between the earlier barn conversion and the new townhouses, and questioned the location and need for housing on farmland.

“Councillor L Baker noted that planning permission had previously been granted for a development on the site, the Planning Officer advised that this permission had been for a barn conversion in 2021, where the residents would understand there would be potential amenity impacts as they would be clearly occupying a farm barn conversion.”

“Councillor C Atkinson stated that the application was wholly inappropriate for the proposed location. He further stated that there was a need to defend farming communities in the area, noting their importance to the local economy and environment.”

Minutes

The committee’s decision

A motion to refuse was proposed and seconded, and the committee refused the application.

“Councillor M Eyles moved the recommendation to refuse the application noting the unsuitable location. Councillor C Atkinson seconded the motion, and it was…”

“RESOLVED, That the application be refused for the following reasons:”

Minutes

Why permission was refused

The committee found that inadequate mitigation would not prevent harm to future residents or complaints prejudicing the agricultural use of the site.

“Whilst the proposal would give a viable new use to a vacant traditional barn of architectural merit and would add 6 new dwelling units to help address the Council's shortfall in its requirement to provide a deliverable 5-year supply of housing land, the adverse impacts of doing so would significantly and demonstrably outweigh the benefits due to the very close relationship of the new dwellings to an active farmyard.”

“By placing new dwellings in such proximity to active livestock sheds the proposal is likely to generate complaints from future residents due to the impacts on their amenity, which would prejudice the agricultural use of the unit. As such, to grant planning permission would be contrary to Policies RUR4 and EC2 of the Eden Local Plan and Paragraphs 88 and 200 of the National Planning Policy Framework…”

Minutes