The Eden Local Area Planning Committee met to discuss several planning applications, including a haulage yard, a bike store, a vehicle servicing garage, and advertisement consent for a veterinary practice. Councillors approved the haulage yard, bike store and veterinary practice advertisement, but refused the vehicle servicing garage. The committee also received an update on enforcement action.

Crossfield Farm Haulage Yard

Councillors approved an application for the change of use of agricultural land to create a haulage yard with an associated workshop/office, parking and vehicle wash area at Crossfield Farm, Bowscar, Penrith. Penrith Town Council objected to the application, leading to its discussion at committee level.

The proposed development by W K Stalker & Son Limited includes:

• Changing the land use from agricultural to commercial.
• Constructing security fencing.
• Building a workshop.
• Creating roads and pathways.

The workshop will be 24.384m long, 18.288m wide, and 12m high, clad in juniper green metal. The security fence will be 2.6m high, coloured dark green or black.

The planning officer stated that the Local Highway Authority had no objections, but requested that the access road be wide enough to accommodate traffic. The Lead Local Flood Authority (LLFA) initially objected due to insufficient drainage information, but withdrew their objection after additional information was provided. Environmental Health recommended conditions for external lighting.

The committee report [https://westmorlandandfurness.moderngov.co.uk/documents/s33976/2025-0569-FPA%20Committee%20Report%20-%20FINAL%20VERSION%20-%20RH.pdf] noted that the site is near the Stoneybeck Roundabout, which provides access to the M6 motorway. The site is adjacent to Crossfield Farm, which has a mixed agricultural and commercial use permission.

The committee approved the application subject to conditions, including:

• A three-year time limit for commencement.
• Adherence to approved plans.
• Implementation of a landscaping scheme.
• Installation of a package treatment plant¹.
• Construction of parking and access arrangements.
• Implementation of biodiversity enhancement measures.
• Adherence to a Habitat Management and Monitoring Plan.
• Compliance with an ecological appraisal.
• Restriction of external lighting.
• Use of the B6412 access track for emergency purposes only.

Strickland Arms Bike Store

Councillors approved an application for the removal of an existing timber structure and the placement of a static caravan, internally stripped and cladded with decking, to be used as a bike store at the Strickland Arms, Great Strickland. Great Strickland Parish Council objected to the proposal.

The applicant, Mr Anton Flaherty, proposed to re-position the static caravan to the south-eastern corner of the site and clad it using half-round timber fencing. The caravan is 11.58m in length, retaining existing windows and doors on the north and western elevations. The proposal includes demolishing an existing timber shed.

The committee report [https://westmorlandandfurness.moderngov.co.uk/documents/s33977/2025-0871-FPA%20Committee%20Report%20Final.pdf] noted that the static caravan was previously used by Homes for Ukraine guests. A previous application (2024/1478/FPA) to retain and clad the caravan in its existing position was refused due to inappropriate design and siting.

Great Strickland Parish Council objected, stating that the caravan would impact car parking and block access to a neighbouring property. Objectors also raised concerns about the appearance of another timber-clad structure.

The committee approved the application subject to conditions, including:

• Adherence to approved plans.
• Use of the building only as a cycle store.
• Full implementation of the development within six months.

Kirkby Stephen Vehicle Servicing Garage

Councillors refused an application for a change of use from storage (class B8²) to vehicle servicing/repairs and MOT garage (class B2³) at Building Rear 42 Market Street, Kirkby Stephen. Kirkby Stephen Town Council and a Westmorland and Furness councillor supported the application, but the planning officer recommended refusal.

The applicant, Mr and Mrs A Burton, proposed to use the building for motorcycle servicing/repairs and MOTs, with operating hours from 8am-6pm Monday to Friday and 8am-12noon on Saturday. All work and storage would be inside the building, with noise-generating activities on the ground floor. Customer access would be from Faraday Road.

The committee report [https://westmorlandandfurness.moderngov.co.uk/documents/s33978/2025-0435-FPA%20Committee%20Report%20Final.pdf] noted that a previous application (2024/1523/FPA) was refused due to concerns about noise and disturbance to nearby residents. The new application included a Noise Assessment, which concluded that the noise impact would be acceptable if the doors and windows were replaced and kept closed.

Environmental Health objected, stating that the proposed mitigation was unrealistic and unenforceable. The Environmental Health Officer said:

My observations of this building are that the noise measurements undertaken and visits to other similar garages have given me an opinion that this application would likely impact on the noise levels in the local amenity and would likely be detrimental to the right of neighbours to comfortably use their property. The applicant's mitigation in practice and at this location appears prohibitive to the functioning of the business.

The committee refused the application because the proposed development would introduce a motorcycle MOT and servicing facility close to existing residential properties. The committee found that the applicant had failed to adequately establish that the use would not be detrimental to the occupants of nearby residential properties by reason of the noise and general disturbance it would potentially create.

Carleton Hill Road Veterinary Practice Signage

Councillors approved an application for advertisement consent for 3D aluminium individual lettering fascia signage with a backlit bar for the new Frame Swift & Partners veterinary practice on land off Carleton Hill Road, Carleton, Penrith. Penrith Town Council objected to the proposal, stating that the illuminated signage was intrusive in a rural area.

The applicant, Frame Swift & Partners, proposed to display the company name in embossed lettering on the front gable, with an illuminated highlight bar. The upper text and break line would be green, the lower text blue, with the break line backlit at 50 cd/m²⁴.

The committee report [https://westmorlandandfurness.moderngov.co.uk/documents/s33979/25-1170%20Vets%20Adverts%20Carleton%20Hill%20Road%20-%20Final.pdf] noted that the site is adjacent to land identified for a single-form entry primary school.

The committee approved the application subject to conditions, including:

• Standard advertisement conditions.
• Implementation in accordance with approved drawings.
• Static illumination.
• Illumination only during opening hours.

Correction to Register of Common Land

The committee resolved to correct the register of common land by registering land at Scout Green, as common land, part of CL10 Crosby Ravensworth Fell. The Commons Registration Officer presented a report outlining a proposal to correct a mistake in the register of common land made by commons registration authority at CL10 Crosby Ravensworth Fell. It was explained that the land had been incorrectly omitted from the register of common land when the second edition of the register was created.

Appeal Decisions

The committee considered the outcome of appeal decisions received since the last meeting, including:

• 2024/2417/PACOU, Tarn Hill Shed, Clifton Dykes: Appeal allowed.
• 2024/2416/PACOU, Tarn Hill Barn, Clifton Dykes: Appeal allowed.
• 2024/0724/PACOU, Land north of the A66 Stainton, Penrith: Appeal refused.

Councillor M Robinson queried if the decisions overturned by the Inspector in respect of the appeals at Clifton Dykes had been made by the Committee. The Planning Officer explained that the applications had been determined by officers. Councillor L Baker asked how the outcomes of the appeals would influence future decision making in respect of similar applications, and the planning officers advised the Inspector's decisions would be taken into account in future decision making.

Enforcement Update

The committee considered an update on enforcement action. This report was not for publication.