PLANS to convert a derelict hotel at a north Cumbrian beauty spot into new homes have been dashed.

The national planning inspectorate has dismissed an appeal against refusal of planning permission to develop the Tarn End House Hotel on the shores of Talkin Tarn.

Citadel Estates wanted to create 18 homes on the site. Proposals – which were refused in March 2016 – sought permission to convert the existing building into six two bedroom apartments and to re-configure the redundant outbuildings to form a dozen more, including four new-builds.

In a last ditch bid the developer lodged an appeal with the planning

inspectorate in November.

But the inspector, Elaine Gray, said the main issues were the effect of the proposal on the significance of the existing building and the character and appearance of the area, and whether the proposal would contribute to a sustainable pattern of development.

In the appeal decision report she concluded: “Whilst I have identified a number of moderate benefits which would accrue from the scheme, these would not outweigh the loss of significance of the non-designated heritage asset, or the harm to the character and appearance of the area.

“Furthermore, the development would not contribute to a sustainable pattern of development, and so would fail to meet the local and national policy objectives of promoting sustainability.

“For those reasons, and taking all other matters into consideration, I conclude the appeal should be dismissed.”

Commenting on the appeal decision Nick Elgey, commercial director of Citadel Estates, said: “We are disappointed by the inspector’s decision as we have tried our best to strike a balance between a scheme that respects the building and is commercially viable. We are now considering our options."

The building, which was once a working farm with origins in the early 19th century, has stood empty since it stopped trading in 2004.

Dean Montgomery from Citadel Estates bought the building from Cumbria County Council for £450,000 in 2009.

His firm wanted to convert the hotel building and rebuild 90 per cent of its outbuildings the new apartments.

Carlisle City Council’s development control committee threw out the application on the recommendation of the officer dealing with the case.

While it was agreed something needed to be done to save the building, the officer’s report stated that the “potential conservation benefits brought by the proposed development would be outweighed by the harm to the existing heritage values of the property, the unsustainability of the site and lack of affordable housing.”

Mr Elgey had said he was “astonished” that it didn’t get planning approval.

He said it is not a listed building and was no different to a redundant farm.

He said the firm had no choice to appeal the planning department’s decision after the application was supported by the public, ward councillors and consultees.