A HOUSING developer will make a final attempt to secure planning permission for homes on the site of a former factory - after an appeal over previous plans was dismissed by the Secretary of State.

Citadel Estates Ltd has said it will submit a blueprint once more to build on the site of the former Kangol and KSS factory, off Constable Street in Denton Holme, Carlisle.

The firm lodged an appeal with the planning inspectorate last year after Carlisle City Council refused permission for the development of 50 homes because of the risk of flooding.

The firm asked to demolish the redundant factory buildings as part of the plans.

But in his report, the Government inspector for the Secretary of State, Geoff Underwood, said when he visited the site this had already been carried out, leaving a largely cleared area except for a pile of rubbish.

The main issues raised were the risk of flooding, if the design was accessible and inclusive - and the effect the proposed development would have on the habitats of the river Eden.

Mr Underwood's report concluded: "The appeal is therefore dismissed."

Nick Elgey, commercial director for Citadel Estates, said: “We are disappointed that the appeal was dismissed as we and many local residents believe that housing is the best use for the site.

"We will have a final attempt at securing planning for residential use.

"If that fails we will need to look at alternative uses for the site as we cannot allow it to become wasteland."

The inspector recognised that the design and layout of the site was dense and compact.

He said this would, in some instances, harmfully limit the amount of light to properties within the development as well as creating "unacceptably oppressive" outlooks from the back of some of the existing properties in Freer Court, which are also owned by the developer.

He also highlighted how door thresholds and increased floor levels could make it difficult for occupiers and their visitors to navigate, particularly for wheelchair users and those with mobility aids or pushchairs.

"This failure to create an accessible and inclusive environment would be harmful to the living conditions of future occupiers," he said.

"While in principle a compact design and layout with a close relationship between buildings could help to generate pleasant and characterful living environments, in this case the adverse effects arising from the layout would result in an overdeveloped and in parts oppressive scheme even though the overall density might reflect that of surrounding streets."

He added: "The cumulative harmful effects arising from the layout of the development would result in poor design that fails to take the opportunities for improving the character and quality of the area and the way it functions."

The site did not flood during Storm Desmond.

But the report said this fact cannot be used to draw a conclusion about the flood risk there as the river Eden had been the main cause of flooding during Storm Desmond - and the nearby river Caldew was not affected in the same way.

The former factory is located within what is classed as Flood Zone Two and is said to have a "medium probability" of flooding.