Construction begins at Scotby Grove – 112 new homes coming to Carlisle

Story Homes progresses major housing scheme in region impacted by Nutrient Neutrality regulations

We have officially commenced construction on Scotby Grove, a new development of 112 high-quality homes in Scotby, Carlisle – marking a significant milestone for both us and the wider region.

Located south of the A69, Scotby Grove was granted planning permission by Cumberland Council in June 2025. The development is among the first major residential schemes in Carlisle to progress under Nutrient Neutrality* regulations – a set of guidelines introduced by Natural England that have caused widespread delays to housing projects across various parts of the UK, with Cumbria being one of the most severely impacted areas.

The development will bring substantial benefits to the local economy, with Cumbrian subcontractors and suppliers playing an essential role. From trades and groundwork to materials and logistics, Scotby Grove is expected to create a wide range of employment and supply chain opportunities throughout the construction phase.

Luke Walker, Land and Technical Director for Story Homes in Cumbria & Scotland, said:

“Starting work on Scotby Grove marks a pivotal moment in bringing new homes forward in Carlisle, and we’re proud to be delivering the first scheme in the city to move ahead under the Nutrient Neutrality framework.

“This site will provide much-needed housing, including 33 affordable homes, and generate a meaningful boost to the local economy through our commitment to using Cumbrian subcontractors and suppliers.”

In addition to delivering a wide range of two to five-bedroom family homes, the scheme includes biodiversity enhancements, new public open spaces, and over £358,000 in community contributions secured through a Section 106 Agreement**. This funding will support new primary school places, recreational facilities, highways improvements, and green infrastructure in and around Scotby.

Leader of Cumberland Council, Cllr Mark Fryer said:

“We are pleased to see work starting on Scotby Grove. The approval and progression of this scheme sends a clear message that Carlisle and the wider Cumberland area are open for sustainable housebuilding.

“We welcome high-quality developments that meet local housing needs while delivering economic and community benefits. This scheme ticks all those boxes and shows how the planning system can support progress despite regulatory challenges.”

Scotby Grove is Story Homes’ first new residential development in Carlisle since our Oakleigh Fields scheme on Orton Road was approved in 2021. With works now underway, the first homes are expected to be ready in 2026.

*In March 2022, Natural England introduced new Nutrient Neutrality regulations aimed at protecting sensitive habitats from increased nutrient levels in water caused by development. The guidance resulted in thousands of homes across Cumbria being stalled in the planning system, including a significant number of affordable properties. The former districts of Carlisle and Eden were among the hardest hit, due to their location within the nutrient-sensitive River Eden catchment.

** A Section 106 is a legal agreement between an applicant seeking planning permission and the local planning authority, which is used to mitigate the impact of any new homes on the local community and infrastructure.