A controversial Clifton housing development faced a tirade of public opposition at a recent meeting, with accusations of questionable tactics being levelled against applicant Lowther Estates.
Despite the chilly November evening, debate was heated with shouting, jeering and cheering erupting at various points throughout the meeting at a full St Cuthbert’s Church, organised by Clifton Community Council chairman Jonathan Davies.
Representing the developer was planning consultant Daniel Addis who faced a volley of questions and concerns from those gathered, about the 49 houses being proposed for the site south of the village, off Valley Road. Also in the plans are a public open space, a pond and a network of footpaths.
At the heart of the issue is the nature of the development. Mr Addis explained the project is listed as an enabling development.
This means the build does not comply with local planning policies and so would not normally be granted planning permission.
However, the development is tied to the Grade I listed Yanwath Hall, which is no longer in use and has fallen into disrepair.
The premise is that without being subsidised by the development at Clifton, Lowther Estates would not be able to make Yanwath Hall, and the associated farm buildings wind and water tight. The fear is that there will be further damage to the nationally important heritage asset.
Mr Addis said that due to the extensive refurbishment needed to Yanwath Hall, which is no longer a viable farm and is currently in a state of dilapidation, construction costs would not be reflected in the value of the site afterwards because of factors that include it being situated by a railway line.
The proposed solution is cross subsidisation from the Clifton development, as well as other Lowther Estates developments in Eden. He added that as part of the planning process the council will independently review that assessment.
The crowd seemed unmoved by the argument, which came under fire from a number of those present.
One man claimed that it was not the Clifton development enabling the Yanwath build but the other way round. This argument referenced a previous planning application from Lowther Estate Trust for 49 homes in the same place as the current proposal, which was submitted in October, 2017, and withdrawn in January, 2018, following public outcry.
Others echoed concerns that this development was not about refurbishing Yanwath Hall, but about finding a loophole to push through a Clifton housing estate.
Another woman asked whose responsibility the upkeep of Yanwath Hall was. When Mr Addis replied that it was the owner’s, she said that if she had a problem with her driveway she would fix it herself and that Lowther Estates should do the same with the hall.
Much of this criticism related to the business structures of the various Lowther affiliated companies and their finances, on which Mr Addis could not comment, as an external consultant.
These included one resident questioning the need to produce revenue from the Clifton development when other Lowther businesses were so commercially successful; another claimed that having different businesses with changing names was a tactic designed to obfuscate the process; and others asked why Clifton was chosen as the site to redevelop Yanwath Hall considering there is no link and that Lowther owns a considerable amount of land across Eden.
David Bliss, Lowther Estates manager, said after the meeting he is keen to engage with the local community and will take the time to fully respond to the public’s feedback next week, once he has discussed the meeting with planning advisors.
There were also practical concerns about the village’s infrastructure. While the school has capacity, residents complained of existing stress to the road which causes regular congestion, flooding in other new builds which was not foreseen by previous Clifton developers and inadequate sewage systems which regularly leak.
Assuring attendees that infrastructure would be assessed by the council’s planning teams and updated should a need be identified, Mr Addis said he had spoken with Lowther Estates which is willing to look into investing in community spaces such as a village hall — the current one being out of use.
The crowd’s emotions did spill over at times with one man telling Mr Addis “I deplore this proposal, I don’t approve at all,” and walking out to widespread applause. Clapping was also heard after one attendee said simply: “Everybody in this church is against this development of yours.”
When questioned about the benefits of the development Mr Addis said that 30 per cent of the new builds would be affordable homes, helping local people to get on the property ladder who might otherwise struggle. He said this figure was significant as he had spoken to representatives from Eden District Council who told him there was huge demand from first-time buyers and young families for affordable housing.
He also reinforced the historical benefit of preserving Yanwath Hall, a 14th century pele tower, once reputed to be the finest manorial hall in England.
Both Mr Addis and Mr Davies advised attendees to formally put forward their opinions to Eden District Council’s planning register at plansearch.eden.gov.uk/fastweb/ using the application number 21/0953.
Yanwath Hall is yet to get planning permission for an upgrade and it will go before the planning committee before the Clifton development does.
Mr Addis said if Yanwath Hall could not get planning permission then the Clifton development would be retracted.
