Cumbria Rural Planning Facilitation Service Case Study:
Castlerigg Camping & Caravan Site

Background to business and property

Castlerigg Farm has been providing camping facilities since the 1920s, and Doris Harrison came into the business in 1997 following the sudden death of her husband’s uncle. The site had a toilet and cold tap when Doris joined the family business, and since then she has developed a shop, modern shower and laundry facilities.

A decision by the new owners of the local pub to provide a vegetarian only menu threatened to affect the business, as regular users said they would be looking for a site nearer the town’s facilities, as they wanted a wider choice of menu. Doris was also looking for a way to expand the family business to provide full-time employment for her daughter. She saw an opportunity to expand and secure the business by creating a café for campers in a disused barn on site.

Contact with CREA Planning Adviser

In June 2007, Doris contacted CREA Planning Adviser Andrew Willison-Holt. She had already received advice through the CREA Rural Planning Facilitation Service on the feasibility of developing the building. The overall objective was to secure a suitable, sympathetic and viable reuse of the former agricultural buildings.

Outcomes from RPFS process

“I contacted CREA because I was seeking advice on the development potential for a traditional two-storey barn located to the rear of our residential static caravan. We had an idea to provide a first floor tea room facility that could be accessed from the camping site at first floor, together with a ground floor camping barn facility to be accessed from the access road to the caravan and camping site via the old farm yard or the site proper. We also sought an update on the LPA's position with regard to the possible conversion of the remainder of the traditional barn ranges to provide self-contained holiday let accommodation.”

Doris Harrison

The overall objective was to secure a suitable, sympathetic and viable reuse of former agricultural buildings to provide a greater range of accommodation and services to visitors.

Factors that Andrew advised needed to be considered and covered in Doris 's planning application included:

• The development needed to be closely integrated with existing uses or meet the social and economic needs of the local community, protect and enhance the scenic beauty, natural resources and quality of the built environment

• The development should not conflict with the enjoyment of the special qualities of the National Parks.

• It should respect the character of the area

• It should not cause demonstrable harm to landscape, nature conservation interests or cultural heritage

Andrew explained that the camping barns conversion would be permitted where all the following were satisfied:

• The building is traditional and capable of conversion

• No demonstrable harm would be caused to local residents with increase in noise and disturbance

• It would not have an adverse impact to nature conservation interests or cultural heritage

• The proposal would not introduce inappropriate levels or recreational use.

Andrew discussed the plans with the relevant Planning Officer at the National Park Authority, who is familiar with the site and its planning history.

Impact of the RSB Grant

Following Andrew’s advice, Doris made a planning application to develop the café area. By August 30, 2007 Doris had also made a complete application to the CRSBS Project to convert the building into a restaurant including outside seating for an additional 20 covers. The total eligible costs were £234,870.86. And the café was ready to open for business for the start of the 2008 season, taking first diners over the Easter holiday weekend.

The objectives of Doris’s plans were:
• To create work space and job opportunities
• To develop a new area of the campsite business
• To re-use a redundant building

“As soon as we received notification of the grant we called in the builders to secure and weatherproof the roof. The builders started a week after the go ahead, all the traders were primed, ready to go. The grant enabled us to complete the work by March 7, 2008, the start of the new season.”
Doris Harrison

Their project has created a two level restaurant covering 70 square metres indoors and an additional 30 square metres outdoors. It has also created a lower level which can be developed into a camping barn in the future. The project has created two full-time and two part-time and an additional two part-time jobs in the high season. The project has also reduced the traffic to and from the area as campers are using the onsite café rather than driving into town for breakfast and lunch. The café also promotes and uses local produce.

Next steps

Following Andrew’s advice that a proposal to develop the lower level would be permitted, she is now looking at developing this area into a camping barn, which could create more jobs.

NB Doris Harrison had support via the Rural Small Building Grant Scheme, also administered by CREA, to fund 20% of the costs of the completed project.