Rigmaden Bridge was shut down in December 2021 after being deemed unsafe for vehicles and pedestrians. The grade two-listed bridge crosses the River Lune, linking Rigmaden and Bainsbank. It is nearly 37-metres long. Built in 1890, the bridge is largely wrought iron with underslung trusses.

WSP is leading the restoration effort with the council and submitted a listed building application to restore the bridge’s structural integrity. Yorkshire Dales National Park has since approved that application.

WSP’s plans include installing two steel weathering plate girders under the carriageway on the bridge, situating them between the trusses. The bridge’s current concrete deck will be replaced with reinforced concrete slabs, which the girders would support.

Cllr Peter Thornton, the Westmorland and Furness Council cabinet member for highways and assets, described Rigmaden Bridge as “a key part of our highways network that connects communities surrounding Kirkby Lonsdale”.

Reflecting on the successful listed building application, Thornton continued: “Working collaboratively with Yorkshire Dales National Park Authority has been integral in achieving this, and we will continue to do so as our team develops a feasible construction plan and funding options to deliver a more resilient bridge.”

You can find more information on the bridge by searching S/10/8A/LB on Yorkshire Dales National Park Authority’s planning portal.

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Holmen Iggesund is a premium paperboard manufacturer, which set up its factory off Siddick Road in 1963.

Cumberland Council approved the company’s sustainable proposals to build a 17,200 sq ft anaerobic digestion plant next to its existing mill at yesterday’s planning committee meeting. This decision was made in line with officer recommendations.

At the same meeting, Story Homes’ application to deliver 112 houses near Scotby did not share the same fate. A decision on the scheme was deferred, despite being primed for approval.

Holmen Iggesund will deliver the digestion plant in a vacant area within its current paperboard factory site to accompany the existing factory and storage buildings .

Energy will be generated in the form of steam in order to power the firm’s mill operations.

Tetra Tech submitted the plans on behalf of Holmen Iggesund. The project team also includes Paques, Bingham Yates, and Story Contracting.

To find out more about the plans, search for application number FUL/2023/0107 on Cumberland Council’s planning portal.

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Lake District National Park councillors will have the final say at the area’s development control committee meeting on Wednesday.

The planning application submitted by Stephenson Halliday, describes the proposed Elterwater Quarry attraction as a “heritage-based adventure through the caverns” that would “offer a unique immersive experience within an underground mine that dates back to the middle of the 19th century”.

The Elterwater Experience would accomplish this by providing a zip-wire “in-cavern explorer route”. Former saw sheds would also be converted into a visitor building, under the designs by Dewis Architecture. An outdoor heritage interpretation area is planned, as is a permissive path in the quarry to a panoramic viewpoint.

The application also includes 36 car parking spaces, three bus bays, and 10 indoor e-bike charging stations.

Burlington Stone estimates that between 40,000 and 50,000 people would visit the Elterwater Experience each year.

While Lake District National Park planning officers are in favour of the scheme, Lakes Parish Council is not. The council has asked for the project to be refused because of concerns over traffic and road infrastructure. The Local Highway Authority did not have any qualms with the traffic plan.

UNESCO’s advisory body, the International Council on Monuments and Sites, has also issued its own objections. The group wrote that the attraction could divert attention from understanding the national park’s landscape. In its objection, the International Council on Monuments and Sites wrote that the application would “transform part of the quarry into a theme park, threatening to trivialise the experience of an important aspect of the historic heritage of the Lake District, and one of its attributes”.

Around 1,393 objections have also been received from members of the public. The council had received four notices of support from the public.

However, the planning officer noted that the scheme was “acceptable as a matter of principle”, complied with policy, and that its transport plan for the scheme had secured approval from the Local Highway Authority. The officer also wrote that they did not consider that the project would have a harmful impact on the landscape or character of the area.

Allen Gibb, chief executive of Burlington Slate parent company Holker Group, said: “We’re applying for permission to develop an active, educational heritage asset that will be almost fully enclosed inside the caverns at Elterwater. This is a unique geological asset and this experience could not be created anywhere else.

“While Burlington Stone has permission to continue quarrying on site until 2040, they’re bringing forward these plans alongside the ongoing quarrying work to help reinvent the site in a genuinely sustainable and responsible way that also preserves its rich history,” he continued.

“Officers at the Lake District National Park Authority share our vision, and have recommended our plans for approval in their recent report and we hope to be able to move forward with our plans in the near future.”

You can learn more about the project by searching 7/2023/5012 on the Lake District National Park planning portal. The project team includes Curtins and BSG.

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The planning policy, a legacy from the UK’s time in the EU, has impacted the delivery of more than 100,000 homes, according to the government. It has led to the slowing down of construction in 62 local authorities.

• TAKE A DEEP DIVE: How river pollution is putting development plans in purgatory across the North and North Wales

While the relaxation of planning policy rules around river pollution was welcomed by many, others remained concerned that not enough is being done to help the country’s waterways.

More work required

John Charlesworth, senior infrastructure engineer at Hydrock, was one of those urging caution.

“We can’t be blinded by profit and our economy if we want to find the right balance in terms of protecting rivers and our environment,” he said.

“As an engineering, energy and sustainability consultancy, it would be disheartening to see our planning system step away from putting our planet first,” he continued.

Stephen O’Malley, chief executive of Civic Engineers, was of a similar mind.

“It is well documented and publicised that our water courses are heavily polluted and under significant ecological pressure,” O’Malley said. “Whilst recognising that today’s announcement relaxing the rules on nutrient neutrality will enable some development to move forward, it is not going to help the situation with our rivers.”

O’Malley and Charlesworth welcomed the second part of Gove’s announcement. Alongside the loosening of nutrient neutrality rules in planning, the secretary of state committed an additional £140m towards Natural England’s Nutrient Mitigation Scheme. Gove also reiterated the government’s commitment to promoting sustainable drainage systems in developments and requiring water companies to invest in their infrastructure.

“For all the criticism likely to be aimed at Michael Gove following the announcement, the government alone can’t provide the kind of financial commitment needed to completely mitigate nutrient neutrality,” Charlesworth said.

“Water companies, local authorities, developers and consultants all have a responsibility to set the highest standards and do the right thing on the road to delivering better schemes and associated infrastructure, such as embedding sustainable urban drainage systems where needed.”

Proposed changes to nutrient neutrality rules could enable Peterloo Estates to move forward with its 92-home Currock Yard project. Credit: via Peterloo Estates

The SME perspective

Gove’s announcement was “undoubtedly very welcomed news” for Stephen Barker, chairman of developer Peterloo Estates.

“It is undeniable that housing delivery has suffered a compound effect of year-on-year underperformance as a direct result of our slow and prohibitively expensive planning system,” he continued. “Planning is now seen as the biggest hindrance to growth across all SME developers I have spoken to in recent years.”

Barker knows first-hand the impact nutrient neutrality rules can have on a project. Peterloo Estates is working with Currock Avenue and JP5 Developments to deliver 92 family homes near Carlisle.

The project, which sits on a brownfield site, was in the middle of the planning approval process when Cumbrian councils were alerted by Natural England that development in the River Eden Special Area of Conservation would fall under nutrient neutrality rules. This occurred in the spring of last year and led to the effective freezing of the delivery of around 2,500 homes in Cumbria alone.

Peterloo’s 92 houses were among those in the catchment that were impacted, despite the project having already gotten the all-clear from Natural England.

The sudden implementation of the rules “really threw those affected local authorities under the bus”, according to Barker.

“Already short-staffed, with no spare budget, they were given a major problem but no guidance or support on how to overcome it,” he continued.

Carlisle City Council’s planning committee voted to approve the scheme in May, dependent on a Section 106 agreement and a compliant nutrient neutrality policy.

But crafting a nutrient neutrality solution has been tricky. Legislation requires Peterloo to connect its housing project to a public sewer unless an exemption can be secured. That is unlikely in this project’s case, Barker said, because a main sewer crosses the site and a standalone solution is not physically possible on the site.

Once a connection to a sewer has been made, the developer no longer has control over how the wastewater is treated or if the water company’s infrastructure is adequate.

That means Barker’s plans are in limbo – beholden to the actions of the water company.

“It is important to stress that the ecology of our rivers and streams, and wider ecology generally, is absolutely a priority for us, as it is for all responsible developers,” Barker said. “However, this has to be proportionate and considered in the context of our obligations under the Building Act 1984 and the Water Act 1991…

“We are, however, proposing permeable paving to driveways to ensure all surface water is sufficiently treated prior to reaching any watercourse (or combined sewer) in accordance with the SUDs hierarchy,” he continued.

With no options available for action that he can see, Barker and his team have had to sit and wait.

“We have been unbelievably fortunate to have had a supportive and long-term funding partner on this project who has stuck with us throughout,” he said. “If this project had been funded by a commercial bank, they would almost certainly have pulled the plug and called in any loan because, on paper, there would be no prospect of exiting the project within any quantifiable timeframe.”

Delays like those presented by nutrient neutrality rules have more impacts than just exacerbating the housing crisis, according to Barker.

“The knock-on effect of this inactivity has meant a delay to improved urban green open space locally; delivery of energy efficient homes bringing occupational costs down for residents; a proposed housing mix which is currently limited or simply not available in that part of Carlisle; a loss of additional council tax revenue for the local authority; and all the local job creation as a result of the construction phase of the project which could have been well underway by now,” he said.

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The government is proposing an amendment to the Levelling Up and Regeneration Bill that will remove the requirement for housing projects in protected areas to be ‘nutrient neutral’ – in other words, the development cannot increase the amount of nitrogen or phosphorous in rivers.

• TAKE A DEEP DIVE: How river pollution is putting development plans in purgatory across the North and North Wales

Water companies are the largest source of phosphorous pollution, according to the government – which also states that agricultural practices are to blame for the pollution status of 40% of the country’s waters. The Home Builders Federation has argued that the built environment contributes less than 5% of pollution to rivers.

To combat pollution without stymying development, the government has increased funding for Natural England’s Nutrient Mitigation Scheme by £140m. Now, with a £280m investment, Natural England will create bespoke plans to address pollution issues in specific impacted areas.

Natural England will also increase the inspections it conducts on farms, support farmers in employing innovations to avoid nutrient runoffs, and double down on requirements for sustainable drainage solutions in housing developments.

According to the government’s announcement, homebuilders will also be consulted regarding the best ways to ensure developers “make an appropriate and fair contribution” to nutrient neutrality efforts.

The government also reiterated its push to have water companies invest in their infrastructure ahead of 2030.

The current nutrient neutrality rules are leftover from when the UK was part of the EU. They have impacted housing projects within the borders of 62 local authorities, including Cumberland Council and Westmorland and Furness Council.

When the rule was issued last year, it equated to a building ban impacting 2,500 homes in Cumbria.

That figure came from the Home Builders Federation, which welcomed the government’s announcement.

“Today’s very welcome announcement has the potential to unlock housing delivery across the country, from Cornwall to the Tees Valley, where housebuilding has been blocked despite wide acknowledgement that occupants of new homes are responsible for only a tiny fraction of the wastewater finding its ways into rivers and streams,” said HBF executive chairman Stewart Baseley.

“The industry is eager to play its part in delivering mitigation and protecting our waterways,” he continued. “We look forward to engaging with government on the right way to do so, now that ministers are acting upon the arguments that builders both large and small have been making for so long.”

Nicky Gordon, chief executive of Genesis Homes, described the nutrient neutrality issue as “a major blockade to much-needed housing development across the country”.

He continued: “It has taken a ridiculous amount of time to sort something even though the housebuilding industry has long informed central government right through to local authorities of its wrongful singling out of homebuilders when the contribution of the industry to river pollution is almost zero.

“We now hold our breath for the finer details of the proposed changes to nutrient neutrality but we’re hopeful that some real progress is made so the 100,000 new homes currently on hold across the UK – including around 2,500 in Cumbria – because of this issue can finally start.”

Secretary of state for Levelling Up, Housing, and Communities Michael Gove said: “The way EU rules have been applied has held us back.

“These changes will provide a multi-billion-pound boost for the UK economy and see us build more than 100,000 new homes,” Gove continued.

“Protecting the environment is paramount which is why the measures we’re announcing today will allow us to go further to protect and restore our precious waterways whilst still building the much-needed homes this country needs,” he said.

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Situated on 12 acres of agricultural fields off the A69, the proposed neighbourhood would comprise 10 different house types, including terraced, semi-detached, and detached units.

Of the 112 houses proposed, eight would be two-bedroom homes, while 44 would have three bedrooms. There would be 48 four-bedroom houses and 12 five-bedroom ones.

Story submitted plans for the project in 2021, building upon an earlier, smaller scheme on the site from 2017.

Cumberland Council’s planning officers are recommending the authority approve the application, subject to a satisfactory nutrient mitigation scheme being put into place to address pollution in the River Eden Special Area of Conservation and a section 106 agreement.

However, the housebuilder could be due for a surprise ending. While the council’s planning experts are encouraging sign-off, Wetheral Parish Council has issued its own objections. The council claims the project would overdevelop the area and fails to integrate with the traditional village setting of Scotby.

The parish council also objects to the affordable housing provision in the project. Story has planned to have 19 affordable homes in the development, of which eight would be available for affordable rent and the other 11 for discounted sale.

The parish council argues that the site is capable of accommodating 33 affordable homes and should have to do so. Similar concerns have been voiced by the council’s housing development officer as well.

In evaluating the application, the planning officer noted that there are viability issues, which prevent Story from providing the appropriate 33 affordable home provision.

Urban Green composed the design and access statement for the project and is providing consultancy services on arboricultural impact and ecology. SUMO is the geophysical survey consultant, while SAJ is charged with transport. Root3 is the landscape architect.

The project team also includes Orion Heritage, Travel Plan Service, RS Acoustic Engineer, and ID Geo Environmental.

You can learn more about the project by searching 21/1068 on Cumberland Council’s planning portal for Carlisle.

UPDATE 31 August 2023: The application was deferred at the 30 August planning committee meeting.

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Cumberland Council has announced a new swathe of investment plans for Maryport, including an outdoor event space near the town’s harbour and improvements to The Wave Centre off Irish Street.

Proposals, which aim to enhance the town’s high street, harbour, and promenade, would see the creation of a promenade café, beach café, and a bike hub on the seafront.

The council also hopes to provide improved play facilities for children, with upgrades to the Shiver Me Timbers playground, as well as the provision of a new adventure playground for young children inside The Wave Centre.

For older children, the council wants to build a splash park, as well as a specialist track for skateboarders and BMX riders.

A flexible outdoor space would be delivered near the harbour, with the intention to turn the area into a dedicated event space, suitable for outside performances or markets.

Finally, The Wave Centre would be upgraded with an improved gym, along with a new adventure soft play area.

Cllr Mark Fryer, Leader of Cumberland Council, said: “We have a plan for Maryport that will appeal to all our community – from children to the more mature in years.

“We can see the affection and enthusiasm everyone who knows Maryport has for the prom and the harbour, and we have listened when people told us there was not enough for young people to do, so we hope these initiatives will make some new destinations that everyone can enjoy.”

Cumberland Council abandoned its plans to deliver a swimming pool within the leisure centre in April due to increasing construction and energy costs. The project had a budget of £5.2m in 2021 with the estimated build costs rising to £5.6m in March.

The fresh proposals replace the pool scheme as one of the main projects in the community’s successful £11.5m Future High Streets Fund award in 2021.

As the project will be funded by the government’s Future High Streets Fund, proposals will need to be approved by the Department for Levelling Up, Housing, and Communities.

Subject to approval, the council anticipates that the scheme will be completed by summer 2024.

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These improvements form the next phase of the Carlisle Station Gateway project, which has already seen improvements to train platforms.

Story Contracting is expected to wrap up construction on the next phase in January. These works will see improved access to the station, especially for pedestrians and cyclists, and affect Water Street, James Street, Currock Street, and Rome Street.

The project is being delivered by Cumberland Council in partnership with Avanti, Network Rail, and Cumbria LEP as key partners.

The council has secured over £27m of funding for the gateway scheme, including £20m through the Borderlands Inclusive Growth Deal. This £394.5m growth deal was agreed on in 2019 between Cumberland Council, Dumfries and Galloway Council, Northumberland Council, Scottish Borders Council, and Westmorland and Furness Council in order to bring investment to the area.

With hopes to promote active and sustainable travel, the council also intends to improve the public realm and improve connections to key developments in the works around Carlisle city centre, such as the University of Cumbria’s new Citadels Campus and development plans for Devonshire Street and English Street.

Later phases will include the partial pedestrianisation of Court Square, improved access to station platforms, and the creation of a new entrance to the station together with a new car park.

Cllr Mark Fryer, Leader of Cumberland Council, said: “This investment for Carlisle Railway Station has been several years in the planning and will improve both the station and immediate area for residents, students, local businesses, and our visitors.

“The station serves over 2m passengers annually and is a central hub for travel across the Borderlands region, so this investment will greatly benefit everyone.”

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The authority has submitted a planning application for the demolition of the Henry Curwen pub at the Ramsey Brow junction to enable its Workington Gateway Project.

Currently, Ramsey Brow Junction restricts the length of vehicles that can pass through.

Approval would see the widening of the Ramsey Brow Junction to reduce the impact of wagons in residential neighbourhoods and improve freight access to key industrial sites, increasing investment at places such as the Port of Workington.

The plans also call for pedestrian and cycling improvements to be made in Hall Park to provide a safe route into the town centre. Through this, the council hopes to increase the accessibility of, and attract more visitors to, Hall Park and Workington Hall.

Leader of Cumberland Council, Cllr Mark Fryer, said: “I am delighted to see the plans extend into Hall Park.

“This will help maximise the use and enjoyment of this recreational asset, encouraging more people to walk and cycle safely to work, to school, or to enjoy the fantastic facilities our town has to offer.”

Cumberland Council received £10m for the Workington Gateway Project from the government’s Levelling Up Fund in January.

WSP is working with the council on the scheme.

To learn more about the plans, search for application number FUL/2023/0176 on Cumberland Council’s planning portal.

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Gove unveiled on Monday the government’s strategy for completing its manifesto pledge of delivering 1m homes by the end of this Parliament. The plan includes a series of actions directly aimed at unlocking homes in Leeds, Cambridge, and London.

Gove also put the spotlight on Barrow-in-Furness.

“We want Barrow to be a new powerhouse for the North – extending beyond its current boundaries with thousands of new homes and space for new businesses to benefit from the scientific and technical expertise already clustered there,” Gove said, adding that the cabinet secretary would be in Barrow-in-Furness later this week to meet with local leaders to plot a strategy for the community.

Alongside those area-specific plans, Gove’s speech included a variety of national reforms. These include:

• increasing planning fees to better fund local authority planning departments
• creating a £13.5m team of planners and experts to supercharge housing delivery in investment zones
• establishing a £24m Planning Skills Delivery Fund to support local authority planning teams
• starting a consultation on proposed permitted development rights that would make conversions of offices and stores into homes easier
• launching the Office for Place, which will be dedicated to supporting high-quality design in housing
• reiterating the government’s commitment to making second staircases mandatory in new residential buildings that are at least 18-metres tall

Read the full transcript of Gove’s speech

What does the industry think?

When asked her thoughts on the speech, Melissa Wilson, director at Deloitte, started out optimistic.

“It is positive to see recognition of the role cities and urban centres play in delivering the housing ambition, especially given the scale of delivery achieved over the past 10 years in Manchester and Salford city centres,” she said.

And then she added some caveats.

“The quality of the urban environment and delivery of key infrastructure will be critical to creating successful places,” Wilson continued.

“There are no quick fixes, especially in regional markets, and key part of the solution will be better working models with private sector partners and investors.”

She also noted that there was no mention of sustainability or net zero in the government’s plan.

“This needs to be addressed as investment and delivery will be constrained unless government supports that agenda and the challenges it presents to delivery at scale and at pace,” she concluded.

Paul Nellist, associate partner at Asteer Planning, was worried about the focus on cities and what the speech meant for housing targets.

“Following Gove’s speech, the government’s previous watering down of ‘housing targets’ to appease rebel MPs, looks more likely to become national policy,” Nellist said.

“Those targets already included a 35% uplift for cities (including Manchester, Liverpool, and Leeds), and the rapid regeneration of these cities, would suggest that a lot of people clearly want to live there.

“However, the implication that people should not want to live in other areas is simply wrong,” he continued.

“Whilst it may help win votes, the approach outlined will do nothing to deliver enough housing, in particularly family and affordable,  throughout most of the North West.”

Thomas O’Kane, associate at P4 Planning, was similarly unimpressed by Gove’s words, calling it the “same old rhetoric”.

“Tackling the housing crisis requires action on all fronts,” he continued, identifying the need for support for SME housebuilders, updating of local plans, clarification of housing targets, review of the Green Belt – as well as the speech’s proposed major investment in urban regeneration.

“Successive governments have put forward regeneration of cities and that obviously needs to come forward, but unfortunately it won’t be enough to address our housing needs,” he concluded.

Caroline Baker, managing partner of the North West at Cushman & Wakefield echoed O’Kane’s concern that this would not be enough to truly meet the challenges facing housing delivery – especially when it came to government’s proposed planning changes to encourage residential conversions.

“The ability to convert existing buildings into new homes does not require changes to the planning system it requires, in many cases, more grant funding to overcome viability issues, especially following significant increases in development and finance costs,” she said.

However, she was optimistic about other elements of the speech.

“Overall I welcome Gove’s commitment and new initiatives to support the densification of our towns and cities through the delivery of more safe, decent, and warm homes,” she said.

Thomas Pearson, head of real estate commercial at JMW Solicitors, also picked up on the conversion portion of the speech. Previous changes to planning regarding office-to-residential conversions had been met with approval by Pearson’s clients.

“Those eager to see permitted development changes expand will welcome this,” Pearson said. “What can actually be delivered in these units remains to be seen.”

He was particularly interested in the conversion of retail spaces to homes.

“With the impact on retail in recent years there is more vacant space and rejuvenation of this space into alternative uses will hopefully revive these areas,” Pearson said.

“But it is worth noting a word of caution – as following past consultation on this in early 2021, BPF said the proposal would have significant adverse consequences and exacerbate the decline of the UK’s high streets, far outweighing any positive contribution to new housing supply”,” he concluded.

Sandy Livingstone, executive director of property at Onward Homes, was much more optimistic in his feedback than others Place spoke to.

“We are pleased to see the government recognising the value of regeneration and investing in brownfield land, to improve the quality and choice of housing for all,” he said. “Offering renewal and opportunity to our communities will be key to driving economic growth at both a local and national level.

“It is important, however, that any extension of permitted development regulations does not detract from our larger-scale placemaking ambitions,” he continued.

“I look forward to more of our great Northern cities like Preston, Liverpool, and areas of Greater Manchester benefitting from much-needed investment over the coming years.”

Zeroing in on Barrow-in-Furness

Jo Lappin, chief executive of Cumbria LEP, said she welcomed Gove’s commitment to Barrow-in-Furness. Barrow-in-Furness, she pointed out, is Cumbria’s second-largest town and is already a hub for the defence, advanced manufacturing, and clean energy industries.

“All of the component parts are in place to provide a platform for significant growth, including a new learning quarter and a commitment to build much-needed new homes on the waterside site,” Lappin said.

“It will also create the opportunity to transform the whole area and address unemployment, transport connectivity, skills gaps, low-quality housing, and health issues. Barrow will need significant, sustained investment to turn this ambition into a reality.”

Cllr Patricia Bell, deputy leader of Westmorland and Furness Council, spoke about why these new homes are needed in Barrow-in-Furness.

“Barrow is a global leader in a number of high-tech sectors including subsea and green energy through BAE Systems Ltd, innovative SMEs, and an established supply chain,” she said. “This is going to result in the creation of thousands of new, well-paid jobs in the coming decades, particularly through BAE System’s involvement in Aukus.”

Bell also shared her support for the government’s decision to prioritise her area.

“With strategic housing sites already identified in the area, we welcome yesterday’s announcement that will help to bring forward the range of new homes needed to help attract people and families to Barrow, ensuring that the area can fully benefit from the significant opportunities coming forward in the future,” she said.

“We look forward to welcoming cabinet secretary, Simon Case, later this week to scope out areas for significant further expansion and investment.”

Sebastian Tibenham, executive director of Pegasus Group, agreed that Barrow-in-Furness was loaded with potential – but noted that it could also be an example of failed government ambition.

“Barrow is undoubtably a location that should incorporate additional housing into its overall strategy for regeneration and investment,” Tibenham said.

“Looking back, Barrow was afforded certain ‘urban renaissance’ kudos in the revoked NW Regional Spatial Strategy and tasked with delivering 2,700 new homes by 2021,” he continued.

“Fast forward to the government’s standard method for calculating local housing needs, Barrow is afforded a negative/zero housing requirement and census figures showed the town grew by 35 households between 2011-2021.

“Fingers crossed, Gove’s plans will now spearhead its previously planned regeneration trajectory as set by the RSS a number of decades ago.”

What about that dream team?

Gove’s formation of a “super-squad” team of planners and other experts was one of the more interesting aspects of the speech. The team is being “deployed” in Cambridge first and it will be there that the team’s effectiveness will be measured.

Tibenham was cautiously optimistic about the creation of the team.

“The government are putting in resources to ensure major schemes involving housing deliver get the attention they deserve,” he said. “This sounds great but I’m not getting too excited in terms of the benefits of the North West at this stage because other areas don’t appear to get a look in until Cambridge has sorted itself out.”

But if Cambridge does sort itself out, there could be larger benefit to the North West, according to Cushman & Wakefield’s Baker. The Cambridge housing push is all about providing good homes for those working in life sciences – a sector that the North West is looking to grow in as well.

This could mean more consideration is due for the region by the government.

“Our North West Life Science Cluster along the Manchester Corridor and in North Cheshire could support and complement the government’s commitment to supercharging Cambridge in the global hierarchy,” she said.

“The North West can offer both more affordable lab space as well as a more affordable location for workers.”

• Read the government’s summary of the proposed changes

The post Gove outlines long-term plan for housing; industry reacts appeared first on Place North West.

Contractor Industrial Space Solutions has completed the project, located off the Distington Bypass, and Littler & Associates has been appointed to find occupiers. 

Andrew Littler, director at Littler & Associates, said: “This is a major development for the west coast and Cumbria region with potential to create good employment opportunities and transform a site that has stood empty since the factory closed in 2007. 

“This is currently the only property of this scale available in what is a strategic location for businesses in Cumbria.” 

The former Alcan factory was built in the 1940s and used to manufacture parts for the aerospace industry including Concorde and the Space Shuttle. 

It has been vacant since 2007 when the company relocated its operations to France. 

The site stood vacant for seven years before being acquired by Whitehaven Developments, which planned to redevelop the 42-acre site into a scheme featuring homes, a hotel, petrol station, and offices. 

The plans never progressed and Trentmore, part of James Industrial, acquired the site in 2020. 

With the first space now complete and ready for occupation, attention turns to the next phases of the redevelopment, known as Discovery Park. 

Once complete, the scheme will comprise 300,000 sq ft of industrial space across 14 buildings of various sizes, 20 acres of yards, and EV charging points.

The surrounding Lillyhall area is home to a number of automotive firms including Peugeot, Cupra, Volkswagen, KIA, and Toyota.

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Firms have until 18 August to express their interest in building the campus, a project which is expected to take a year to complete.

Developed by the University of Cumbria and BAE Systems, the facility will sit next to BAE’s Submarine Academy of Skill and Knowledge.

The Day Architectural-designed scheme will serve nearly 1,500 students a year, offering courses in advanced manufacturing, computing, business management, project management, and supply chain and logistics.

Plans for the project were approved by Barrow-in-Furness Council’s planning committee last October.

The campus is expected to cost £23m, of which £13m would come from the Town Deal funds following Barrow’s successful £25m bid in 2020.

Also being funded by the £25m Town Deal pot is the Earnse Bay Outdoor Centre, a 15,600 sq ft educational community hub on Walney Island, for which Cumbria County Council and Natural England received the go-ahead in March.

• READ: North West communities net £486m from Town Deals

To find out more about the project, search for application number B12/2022/0263 on Barrow-in-Furness Council’s planning portal.

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Councillors voted at this week’s planning committee meeting to greenlight Story Homes’ proposals in line with officer recommendation, which also was dependent on a Section 106 agreement. This agreement includes a nearly £200,000 contribution towards education in the area.

Armed with approval, Story Homes can progress with its plans to build on eight acres of a wider 15-acre plot in Whitehaven. Story’s proposed neighbourhood includes five two-bed houses, 39 three-bed ones, and 63 homes with four or more bedrooms. The residences are set to be a mix of terraced homes, semi-detached, and detached ones.

Of the 107 planned, 10 are to be affordable. These comprise five two-bed homes that will be made available for affordable rent, and another five three-bed houses that will be up for discounted sale.

Residents would have access to a minimum of two off-highway parking spaces. There would also be 18 dedicated visitor spaces in the development and seven available for individuals to park within carriageways.

The neighbourhood will be the fourth phase of Story Homes’ Edgehill Park development, which comprises hundreds of homes – including 355 in the plot adjacent to this one.

Adam McNally, senior land and planning manager at Story Homes, welcomed the council’s planning committee decision.

McNally said: “Our development will support the regeneration and planned growth of south Whitehaven, creating employment opportunities for local subcontractors and the supply chain, and we are delighted that we can continue to deliver our high-quality homes in the area.”

The project team includes I-Transport, ID Geo, and archaeological specialist CFA. Coopers is the flood risk consultant and TPS the residential travel plan expert. Urban Green is advising on ecological, biodiversity, and arboricultural matters, as well as landscape and visual appraisal.

You can learn more about the project by searching 4/22/2332/0F1 on the Cumberland Council planning portal for Copeland.

The post Happy ending for Story in Whitehaven appeared first on Place North West.

The housing association has exchanged contracts with Dyson Energy Services to retrofit properties with a range of measures, including solar PV, insulation, and heating upgrades in order to reduce energy bills and the properties’ carbon footprint.

Funded by the Department for Energy Security and Net Zero through the Social Housing Decarbonisation Fund, the £7m project aims to improve energy efficiency and follows the government’s target of achieving an EPC C rating for all homes by 2030.

South Lakes Housing is part of the Cumbria Social Housing Consortium, led by Westmorland and Furness Council, which seeks to lower carbon emissions and help to create a greener future in the district.

Also part of the consortium is Eden Housing Association, Westfield Housing Association, Progress Housing Association, and Lune Valley Rural Housing Association.

Jamie Crane, head of business development at Dyson Energy Services, said: “With over 40 years of experience in the energy efficiency sector, Dyson is committed to delivering high-quality solutions that benefit both residents and the environment.

“This contract win aligns with our continued growth strategy and dedication to supporting the government’s ambitious net-zero targets.”

Richard Hayes, director of homes at South Lakes Housing, added: “We are delighted to be partnering with Dyson Energy Services on our target to increase the energy efficiency performance of our homes, five years ahead of legislation, which will mean warmer and more affordable homes for our customers to live in.”

The post Dyson Energy Services secures £7m retrofit contract appeared first on Place North West.

An anticipated 130,000 guests a year could visit the 450-cabin Roanhead Lodge Resort if the project comes to fruition, according to an economic report by consultant HATCH.

If Westmorland and Furness Council approves ILM’s application, the resort would be built on the Roanhead Farm, off Hawthwaite Lane near Barrow-in-Furness.

The farm is owned by brothers John and James Curtis, whose family have been working the land since 1965. The two are now in their 70s and are engaged with ILM on the plans for a vacation hotspot on part of the farm.

Roanhead Lodge Resort would hold 450 modular, energy-efficient lodges made of timber cladding with green roofs. These cabins would be delivered in phases, with 230 constructed initially, followed by 220 in the second phase.

The resort would also hold a 33,700 sq ft core facility building with areas for food and drink, shops, play areas, and a reception area.

A separate 12,900 sq ft spa complex would have treatment suites and a wellness hub. There would also be a 23,700 sq ft leisure facility with a fitness area, indoor pool, and changing rooms.

Several of the older farm buildings on the site would be repurposed for guest use, while the more modern ones would be demolished.

Plans submitted by consultant Enzygo on ILM’s behalf call for a more than 10% biodiversity net gain as a result of the proposals, including the creation of woodland areas on the farmland and the planting of hedgerows, erection of tree-mounted bat boxes, and building of insect hotels.

Access to the site is currently via Hawthwaite Lane and Oak Lea Road. The outline plans include proposals for highway safety changes to accommodate the increased traffic. There is also a second proposed access point from Lots Road.

Netherlands-headquartered Landal GreenParks is lined up to operate the resort if it is built. Landal GreenParks was founded in 1954 and currently runs more than 100 resorts across Europe, including North Lakes in Lake District National Park, Kielder Waterside in Hexham, and Darwin Forest in Derbyshire.

Roanhead Lodge Resort would also create 279 full-time direct jobs, according to HATCH. The consultancy estimated that the holiday park had the potential to deliver £362m GVA to the economy within 10 years.

A spa facility is one of several buildings proposed for the Roanhead Farm as part of it becoming a resort. Credit: via 32 West

Gill Haigh, managing director of Cumbria Tourism, has voiced her support for the resort.

“As destination management organisation for the county, Cumbria Tourism’s long-term ambition is to sustainably grow the value of the visitor economy and its offer, year-round and countywide,” Haigh said.

“Reflecting specifically on how the proposal aligns with Cumbria Tourism’s Strategy and objectives, it has the potential to offer transformational benefits to Barrow and Furness, increasing the attractiveness of the area as a place to live, work, visit and explore.”

DesignTM is the masterplanner for the project, which features architecture envisioned by Fazackerley Design.

In addition to being the project’s planning consultant, Enzygo is advising on geo-environmental, noise, and air matters.

SLR is the ecologist and is working with Vectos on transport concerns.

Lanpro is the project’s archaeologist, while SMC Leisure is advising on the leisure aspect of the plan.

You can learn more about the proposals by using application reference number B06/2023/0307 on Westmorland and Furness Council’s planning portal for Barrow-in-Furness.

The post Resort with 450 eco-lodges envisioned for Barrow appeared first on Place North West.

So how can the property sector get in on this county’s £11bn GVA? Get the lowdown on Cumbria’s major development projects, the policies influencing the region, and the movers and shakers of the area at this must-attend event.

Tickets cost £80+VAT. There will be a mix of presentations and panels. Breakfast and lunch are included, providing plenty of opportunity for business development.

This event is sponsored by Genesis Homes.

View sponsorship opportunities.

Book using the form below – if you can’t see the form, please contact events@placenorthwest.co.uk

The post Cumbria Development Update 2024 appeared first on Place North West.

The sponsors were Genesis Homes, WeFibre, and Waterman Group.

The state of the market

The pandemic led to extremely good residential sales in 2021, said Rachel Bagshaw, head of land agency South Lakes at H&H Land & Estates, in the first presentation, with 2022 seeing a lack of supply which led to prices increasing. More recently, the Mini-Budget of 2022 caused huge market uncertainty, while the cost of living and rising interest rates meant the market died down. “Since January we have seen that stabilise,” she added.

“Seller expectations are still quite high and we are seeing overinflated guide prices being put on properties by some agents which is a reflection of lack of volume,” Bagshaw said.

She said she’d seen a significant increase in rents in the last year as there were not enough properties available – something she predicted would become more widespread as landlords sold up to avoid changing legislation and interest rates.

The land market is strong, including smallholdings as “people seek a bit of the good life”, while reductions in farm subsidies mean owners are revaluating their businesses. Agricultural land prices remain steady, while development land sales are seeing strong interest, particularly on larger sites.

From left: H&H Land & Estates’ Rachel Bagshaw, Cumbria Tourism’s Dan Visser, Westmorland and Furness Council’s Angela Jones, and Genesis Homes’ Nicky Gordon. Credit: PNW

Planning problems

Delayed planning was a consistent theme throughout the first panel discussion. Bagshaw said these delays couldn’t be helped in the short term by the transition to two unitaries. She also said new rules around biodiversity net gain and nutrient neutrality were having an impact, particularly on the number of new homes being granted planning permission.

Angela Jones, director of thriving places at Westmorland and Furness Council, said the new authorities had an “absolute commitment to replacing the layers of bureaucracy”. She did highlight skills shortages, particularly around planning, and said using agency contractors was not a long-term solution.

Nicky Gordon, chief executive of Genesis Homes, added: “I’m looking for an element of accountability to come from the councils. When you make applications and have a specific business plan as to when planning will be achieved, accessibility and communication really have to come in to play.”

Jones responded: “We are committed to that collaboration. Hopefully new leadership, new start. Contact me, contact my team.”

Gordon also asked how to engage councillors in a pro-development way. Jones said briefings were underway and officer delegation was used as much as possible: “We have an ambition for inclusive growth and want to be an enabler, not a blocker.”

Workforce woes

Dan Visser, chair of Cumbria Tourism, said the group was starting a new destination management plan to carry forward for the next five to 10 years. Discussing current problems for his industry, he said: “Labour supply is the biggest challenge. We have significant housing issues and a significant lack of appropriate public transport.

“Where we do have pockets of labour, moving that labour to where there is work is being carried out by the private sector. Six or seven 50-seater coaches a day go from the west coast to the Lake District to move labour around and that comes at a huge cost. That’s stifling profit and development.”

Jones said that the working age population was declining in the county and talent was still being lost to other parts of the country. She added: “Transport connectivity and housing are absolutely top of our agenda.”

Hatmaker highlighted that less than 500,000 people live in Cumbria, while the city of Manchester has 50,000 more people and is 1% of the county’s size. She asked what can be done to attract more people.

Gordon said the county has the landscape and also sectors like advanced engineering, nuclear, as well as housing and new build: “Brand Cumbria has to be much stronger.”

Jones added thriving town centres, good education and the right sort of housing mix to the attraction wishlist and said: “Planning is critical to this, but it’s one part of a jigsaw.”

Genesis Homes’ Nicky Gordon: ‘Brand Cumbria has to be much stronger.’ Credit: PNW

Barrow & BAE

Much was discussed about the prospects for Barrow following news of BAE’s new submarine contracts.

Jones told the room: “BAE are looking to grow their workforce by 50% and they recognise that is going to soak up a lot of our workforce. How do we address that? It’s about growing our own and that all comes back to young people. You can hold us to account but we all have a part to play.”

Bagshaw added: “It’s getting people in there and getting them to stay and invest their money there.”

Second homes

Referencing a new government registration scheme for holiday accommodation, Visser said it would be a valuable tool in identifying areas of imbalance where holiday lets outweigh residential properties. But he said there were two problems – it’s not retrospective so only adds those with new planning consents, and it doesn’t include second homes.

“We have a big challenge where we have dwellings that stand empty for most of the year,” he said.

Jones added: “Cumberland, Westmorland and Furness, the LEP and Cumbria Tourism are all aligned in our response. It’s about balance and new legislation will go some way to address that.”

Backing the brand

The first panel was all on the same page about the importance of ‘Brand Cumbria’.

Bagshaw said: “The environment is a massive asset but the promotion of the county is that we do have job opportunities, we do have exciting careers, to draw people in.”

Gordon said: “I urge you to revolutionise the message about what is available in Cumbria. When you take the most advanced engineering in the world in Barrow, Sellafield decommissioning and the major message for a new reactor, the tourism industry dominating in the centre and the service all around it, it’s there. It just needs delivery.”

Cumbria LEP’s Jo Lappin spoke about the county’s future ambitions and how it is going to achieve them. Credit: PNW

Attracting investment

Capitalising on Cumbria’s potential was a theme in the second presentation, which was from Cumbria LEP chief executive Jo Lappin.

“We are very focused on building our competitive advantages,” said Lappin . “We need to push with the grain of policy. We’ve worked seriously on developing credible investable propositions. We want to get investment sources. The public purse is super constrained so how do we work with private businesses to lever their investments?”

She described the LEP’s three strategic touchstones: improving productivity, delivering inclusive growth, and net zero energy generation and decarbonisation.

Britain’s Energy Coast

Lappin also spoke strongly about Cumbria’s clean energy potential and her hope that the county would regain its title as host of the world’s largest offshore windfarm – lost to the east coast a couple of years ago.

“Cumbria has way less than 1% of the population of the UK, yet we create almost 6% of the UK’s clean energy which is punching way above our weight.”

She highlighted all Cumbria’s clean energy sources – on-and-off-shore wind farms, solar, biomass, and anaerobic – but warned there was no point in leading the way on this without also tackling business decarbonisation.

From left: Spirit Energy’s Jill Glennie, Cumberland Council’s Jane Meek, Britain’s Energy Coast Business Cluster’s Dianne Richardson, BEC’s Bill Graham, and Cumbria LEP’s Jo Lappin. Credit: PNW

New ambition

Transitioning to the second panel discussion, Lappin identified five locations – Carlisle Energy Hub, Workington, Moorside and Sellafield, Barrow Green Energy Hub and Cumbria Rural Testbed – to work with businesses and move forward Cumbria’s energy coast offer.

Bill Graham, head of estates at BEC, said: “It is very clear that historically the focus was on nuclear, but it’s wider than that.”

Dianne Richardson, chief executive of Britain’s Energy Coast Business Cluster, agreed and added: “A lot of talk about Sellafield is decommissioning but there is a big opportunity to use it as a catalyst and really deliver as Britain’s Energy Coast.”

Emphasising the UK’s reliance on overseas energy and expressing concern about the detail of the government’s energy security strategy, Lappin said: “The bit that’s missing is nuclear. We’ve waited a long time for a finance vehicle which will allow nuclear to proceed.”

Richardson agreed and said: “We need the government to concentrate. We’ve got members who are in the new nuclear arena and can deliver solutions across large nuclear and small reactors. An organisation, Solway Community Power Company, has proved that investors want to invest. All they need to see is that government wants this to go ahead.

“The problem we have is that the land available for this to happen is under government control through the NDA. We can make it happen – here, in our community. We are too reliant on the public purse. Let’s start getting some private investment in.”

Net zero

Spirit Energy is predominately a gas business but is now pushing towards net zero. Its Morecambe Net Zero (MNZ) Cluster has the potential to become one of the UK’s largest carbon storage hubs with the capacity to store up to a gigatonne of carbon dioxide, equivalent to three years’ worth of current UK carbon dioxide emissions.

Jill Glennie, the company’s head of communications, said: “We are blessed with natural beauty and geography but also geology as well. Local support has been amazing, but we also need the government to support our ambitions.”

Coal v clean energy

The approval for a new coal mine had to be discussed. Richardson said there had been a very polarised debate around jobs versus the environment but that the messages were more nuanced, like how the need for steel for schemes such as windfarms could currently happen without coking coal: “That’s an interesting problem to have.”

BECBC’s Dianne Richardson argued that the conversation around the new coal mine needed to be more nuanced. Credit: PNW

Taking the train

Jane Meek, assistant director of thriving place and investment at Cumberland Council, detailed how the strong push for Carlisle Station to form a better gateway to the region ongoing – and she wants to capitalise on HS2 as a location where longer trains could split. She added: “We continue to have that ambition. We need to show government what we have to offer. Good infrastructure is so important if we are going to increase our productivity.”

Developing partnerships

Graham used the Bus Station in Whitehaven as an example of great collaboration between public and private sector in the county. He said: “It was a derelict, dilapidated gateway. The stakeholders have transformed the whole area.

“The skillset here is second to none. There is a lot of social value. That creates massive opportunities, like hotels getting people from the Lake District to the west coast riviera.”

Glennie described her company’s partnerships with schools and colleges, as well as employers like BAE: “We all want great people and great skills.”

Going for growth

Meek said: “We identified years ago that there was a need to increase the number of people of working age to support the businesses we’ve got. We set a very strong strategy and that meant getting our local plan right. We delivered it within five years and that included St Cuthbert’s Garden Village. That now has got strength and we now have the funding for the new southern relief road, as well as delivering 10,000 new homes and that isn’t about being a suburban extension of Carlisle, it’s about providing somewhere people want to live.”

Slides

Jo Lappin, Cumbria LEP

Rachel Bagshaw, H&H Land & Estates

What’s next?

Place North West has assembled two panels of experts to delve into best practices for new-build schemes and larger retrofit projects at our Sustainability in Practice event on 6 July. Book your tickets.

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