Barn-to-annexe conversion at West Farmhouse Crabstack, King's Meaburn, Penrith

What was proposed

The application sought to convert and extend an attached barn into ancillary living accommodation linked to the main farmhouse.

“The application seeks full planning permission for the conversion of an existing attached barn (Barn 1) to form ancillary residential accommodation in association with West Farmhouse, together with the erection of extensions and associated alterations.”

“The proposal involves the change of use of Barn 1, which is physically attached to the main farmhouse, to provide additional living accommodation. The annexe would remain connected to the host dwelling and is described within the submission as ancillary accommodation rather than a separate planning unit.”

Officer report

The site and its setting

The site is a Grade II listed farmhouse and traditional farmstead in open countryside, with stone buildings under slate roofs.

“The application site relates to West Farmhouse, Crabstack, Kings Meaburn, which is a Grade II listed building forming part of a traditional farmstead grouping.”

“The buildings are constructed of coursed squared rubble stone with quoins, under graduated slate roofs, with stone end stacks to the farmhouse. To the rear of the range are a number of lean-to extensions, which have been added over time.”

Officer report

Earlier permissions

Two 2014 applications for conversion works and related alterations were approved with conditions.

“Application Ref: 14/0185 Proposal: Listed building consent for the works required to enable the conversion of attached pigsty & barn to provide additional living accommodation, erection of replacement extension, internal alterations & refurbishment & installation of solar panels to south facing roof slope of the main house. Decision: Approved with Conditions Decision Date: 25/06/2014”

“Application Ref: 14/0184 Proposal: Conversion of attached barn and pigsty to provide additional living accommodation, erection of replacement extension, erection of outbuilding and installation of ground mounted solar array. Decision: Approved with Conditions…”

Officer report

Why officers recommended refusal

Officers considered the extensions would erode the barn’s agricultural character, harm the listed building and lack sufficient ecological information.

“The application seeks Full planning permission for the conversion and extension of a traditional agricultural barn to form ancillary residential accommodation associated with West Farmhouse, a Grade II listed building. Whilst the re-use of rural buildings is supported in principle, the proposal must demonstrate that the building can be converted without significant extension or alteration and that its character, setting and significance are preserved.”

“Furthermore, the proposed development would result in less than substantial harm to the significance of the Grade II listed building and its setting. This harm has not been clearly and convincingly justified and is not outweighed by public benefits.”

Officer report

What consultees said

The Conservation Officer objected to the design and heritage harm, while the Ecology Officer requested further bat, bird and mitigation information.

“The submitted Bat and Bird Survey identifies that bat roosts are present within the building and would be lost as a result of the development. The Ecology Officer considers that insufficient survey work has been undertaken to fully understand the extent and type of roosting activity.”

“Overall Response to Consultation Comments Whilst the applicant has made iterative changes to the scheme, particularly through the removal of the rear gabled extension at Revision B, the amendments have not fully addressed the fundamental concerns raised by the Conservation Officer. The proposal continues to introduce extensions of a scale, form and design that are considered overly domestic and not reflective of the agricultural character of the building.”

Officer report

Support for the application

The Parish Council supported the proposal, and the supporting consultancy described it as linked accommodation that could assist multigenerational living.

“Neighbour notifications were issued on 27 August 2025. A site notice was displayed on 10 September 2025 in accordance with the Council’s procedures.”

“The National Annexe Planning Consultancy (NAPC) supports application 2025/1427/FPA for the change of use and extension of a barn to form an ancillary residential annexe at West Farmhouse. NAPC considers the proposal to represent an efficient and sustainable reuse of an existing building and confirms that the annexe is intended to remain clearly subordinate and functionally linked to the main dwelling.”

Officer report

What the applicant said

The applicant said the proposal would support three generations, improve cramped accommodation, maintain the building and help the family remain locally.

Members’ discussion

Members discussed earlier permissions, the extent of the listing, ecology concerns, a site visit and the need for a complete bat report.

“Councillor M Robinson asked what part of the site was listed, with the Planning Officer informing the Committee that it was the whole building. In order to better understand the site Councillor Robinson agreed a site visit should be undertaken.”

“Councillor N McCall noted that the report mentioned Ecology concerns regarding potential bat roosting at the site. The Planning Officer advised that the information provided by the applicant was not considered adequate. The Committee expressed the view that a complete Bat Report would be needed before the application could be determined. Councillor Baker noted that a deferral for a site visit would also allow time for a report to be completed.”

Minutes

The committee’s decision

The committee deferred the application for a site visit and additional ecology information before further consideration.

“Councillor M Robinson proposed that the item be deferred to allow a site visit to be undertaken and that further information including a Bat Report be provided before consideration by the Committee. The proposal was seconded by Councillor Baker.”

“RESOLVED, that the application be deferred to allow for a site visit and the provision of additional ecology information.”

Minutes