Story begins 112 homes in Carlisle
After surmounting nutrient neutrality restrictions in the city, the housebuilder has started construction of Scotby Grove, aiming to have the first properties ready by 2026.
Story Homes will build a range of two-, three-, four-, and five-bedroom homes with house types offering bi-fold doors, kitchen islands, and open-plan spaces.
Construction of the whole 12-acre scheme is due to complete in 2027, with the housebuilder as the principal contractor throughout.
Story Homes has said 33 of the properties will be affordable – 16 will be affordable rent and 17 will be discounted sale homes.
Luke Walker, land and technical director for Story Homes in Cumbria and Scotland, said work beginning was a “pivotal moment” and praised the “first scheme in the city to move ahead under the nutrient neutrality framework”.
Natural England’s March 2022 introduction of nutrient neutrality regulations has been the bane of many housebuilders looking to build on agricultural land.
The regulations aim to protect sensitive habitats from increased nutrient levels in water caused by development – this has led to delays, specifically in Cumbria, where the River Eden’s levels have been a particular source of concern.
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However, Story Homes has progressed with work in spite of these planning challenges.
In November last year, the three Cumbrian councils teamed up with the Lake District National Park Authority to successfully bid for £15m in funding from Whitehall to help with the issue.
The cash is allocated to help clear the backlog of some 3,600 stalled homes in the county.
Walker added: “This site will provide much-needed housing, including 33 affordable homes, and generate a meaningful boost to the local economy through our commitment to using Cumbrian subcontractors and suppliers.”
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Story Homes is set to contribute more than £358,000 in community benefits to primary school places, highways improvements, and green infrastructure in and around Scotby following a section 106 agreement.
Cllr Mark Fryer, Leader of Cumberland Council, said he was pleased to see work start on site.
He said: “The approval and progression of this scheme sends a clear message that Carlisle and the wider Cumberland area are open for sustainable housebuilding.
“We welcome high-quality developments that meet local needs while delivering economic and community benefits.
“This scheme ticks all those boxes and shows how the planning system can support progress despite regulatory challenges.”
Once fully occupied, the neighbourhood will generate £225,000 in annual council tax contributions for Cumberland Council.
The planning team for Story’s application included Urban Green, Bombus Ecology, Orion Heritage, SUMO, Travel Plan Services, SAJ, Acoustic Engineering, and ID Geo Environmental.
To view the application, use the planning reference number 21/1068 on Cumberland Council’s planning portal.
Can we please have a developer who builds decent homes with space for modern living, a garage you can park a car in and some decent space front and back instead of rammed in houses which have literally a metre between next door and everyone parking on the narrow treeless streets
By GetItBuilt!
@August 13, 2025 at 4:42 pm
By GetItBuilt!
That sounds like American suburbia, not a great model and certainly not for our small island. Putting these houses in terraced formations who use land widely – and provide more space *inside* the houses.
By Anonymous
@8:35 am By Anonymous yet that model worked perfectly fine from the 50s to the late 80s up and down the UK until developers knew they good cram smaller substandard houses in the same amount of land for 50% more with no green credentials or flexible living space for long term requirements.
By GetItBuilt!
GetitBuilt – you might’ve noticed that between the 1950s and the 1980s, traffic congestion across the UK increased substantially (despite billions being wasted expanding roads etc). That should give you some indication as to why planning and developers have changed their tune in favour of more efficient land use. It’s simply not sustainable to sprawl our cities further and further into car-dependent suburbs.
By Anonymous
@ August 14, 2025 at 9:41 am
By GetItBuilt!
That’s why getting a good design code for an area is important. Cumberland unitary could look to their neighbours Westmorland & Furness (who are drawing up one) or the Lake District NP (who already have one. Design codes are mandated via LURA 2023 legislation.
By Anonymous