Replacement self-build dwelling at Hard Crag Cottage (The Old Games Keepers Cottage), Cartmel

What was proposed

The application proposed demolishing the existing cottage, building a two-storey three-bedroom replacement dwelling and using the enlarged site as domestic garden.

“The proposal is to demolish Hard Crag Cottage and build a replacement two- storey, three-bedroom dwelling, further to the east and in an enlarged curtilage that extends to the size of the application site (1,946 sq. m.). The application also includes a small outbuilding in the northwest corner of the site (close to the position of the existing cottage) to house a water borehole & plant room.”

“The new dwelling will have a gross internal floor area (excluding the garage) of 293.7 sq. m., 181.1 sq. m. on the ground floor and 112.6 sq. m. on the first floor. The full height of the first floor is partly contained within a pitched roofspace, which includes dormers and rooflights. A large garage is located to the north, connected to the house by a flat-roofed link acting as a weather protection canopy.”

Officer report

Earlier planning history

An earlier replacement-dwelling application was refused because of countryside encroachment, design and heritage harm, and inadequate tree information.

“SITE PLANNING HISTORY 4.1 The following planning history is relevant: • 2025/1082/FPA, Demolition of existing cottage, replacement self-build dwelling, and use of land as domestic garden, REFUSED, 12 August 2025 4.2 This application was refused for the following four reasons: 1.”

“The proposal would therefore be harmful to the rural character of the area and be contrary to Policies CS1.1, CS8.2 and CS8.10 of the South Lakeland Core Strategy, Policies DM1 and DM2 of the Development Management Polices Development Plan Document, Policy AC1 and AC3 of the Allithwaite and Cartmel Neighbourhood Development Plan and Section 12 of the National Planning Policy Framework. 3.”

Officer report

Who spoke

The applicants and their agent spoke in support, describing the cottage’s condition, the applicants’ needs and changes made to the design.

Members’ concerns

Members questioned demolishing the cottage, the replacement’s large floor space and possible future conversion into more bedrooms.

“During discussion on the application, members noted concerns over the cottage being knocked down and the size of the replacement property with it’s large floor space. There were concerns over the future impact of the development.”

“Councillor Bloomer asked what would prevent the property from being turned into a 6 bed in the future and could something be added to the conditions to prevent this from occurring.”

Minutes