Ulverston primed for 380 homes on farm sites

Quince Homes is closing in on reserved matters approval at Nook Farm, where outline consent was established in 2017, while Story Homes wants to build 111 homes at West End Farm.

Westmorland & Furness Council’s strategic planning committee meets on 27 March to consider the applications, with approval recommended for both.

As noted by planning officers, drainage has been the sticking point for the Quince project, but with an acceptable plan now in place, approval is recommended.

Officers said: “It has taken a considerable amount of time to achieve an acceptable sustainable drainage scheme, but the updated proposals contained within the application now have the full support of the lead local flood authority.

“The layout of the scheme has been amended to accommodate this and other issues that have arisen through publicity and consultation. The scheme is now judged to be fully compliant with the development plan, the outline planning permission and other material considerations. A section 106 agreement and conditions will be necessary to secure various issues.”

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Although 330 homes are covered in the outline consent, Quince is seeking permission for only 266 dwellings at the site, to the south-west of Ulverston. Of these, 93 will be affordable, meeting the local 35% threshold.

Advisers including ASC Planning, Robinson and Queensberry Design are advising Quince on the scheme, billed as Pippins Beck.

The outline consent fixed three points of access, one off Mountbarrow Road and two off Urswick Road. The site wraps around Nook Farm, including the listed Nook building, and adjoins housing to the north and open countryside to the south.

Given the time elapsed and changes made, all consultees were contacted in February to look at the plans. Ulverston Town Council remains opposed.

The response to such large-scale schemes inevitably majors on affordable homes, and Quince is undoubtedly giving choice in this area.

Of the 93 affordable homes planned, there are 14 one-bed apartments, 12 two-bed apartments, 23 two-bed houses, 10 two-bed bungalows, four two-bed dormer bungalows, and 30 three-bed houses.

As for the market housing, there is a bias towards larger homes: more than half will be four bedrooms or more, with 41% being three-beds and 7% two-beds.

The Quince planning reference number is SL/2020/0397.

At West End Farm, Story is seeking full permission for 111 homes. Access would be taken from West End Lane and Priory Road, while the scheme involves the demolition of barns on site.

Story is working with planner Pinnacle and architect Pod.

Also to the south of Ulverston, the West End Farm site abuts another Story development, consented in 2021. Formerly known as West End Nursery, this site is now called Laurel Place.

Approval is recommended on the basis of a Section 106 agreement securing 35% affordable homes. Of the 39 affordable homes proposed, 19 would be sale properties and 20 rental.

As with the Quince application, much of the market housing is planned as four bedrooms or more.

While applicants argue that the needs assessment requirements set out locally are outdated, it is noted in the officer report that “there are concerns that the bias towards larger units will put much of the development beyond the reach of local people, a point reflected in the representations we have received”.

Nevertheless, it is admitted that the SHENA (Strategic Housing & Economic Needs Assessment) would be “weak evidence” to lean on should plans be refused and end up at appeal.

Amid the consultee comments, W&F’s conservation officer reasserts their previously voiced concerns over the loss of the historic barns on site, summing up “I am not convinced their loss is justified”.

The Story Homes planning reference is 2024/0229/FPA.