Plot Information Package

Flosh Meadows Serviced Self Build Plots at Cleator, CA23 3DT West Cumbria.

Richard & Betty Mulholland of Flosh Farm are the owners and developers of the adjacent Flosh Meadows self-build site, they have produced the following Plot Information Package (PIP) to help prospective plot buyers.

The information contained within these pages (note: this remark covers any person reading a printed copy) will be more readily viewed online at under the web page named ‘Plot Information Package’ and the site can also be seen on Youtube with a simple search for Flosh Meadows. On this, our first Youtube video purchasers can readily and accurately see the plot sizes with example houses in each plot.

Richard and Betty have researched the government advice on how to assist plot buyers and even more importantly talked with local persons who are intending to self or indeed custom build their family home and those who have recently done so, the most important and constant refrain is “we have not been clearly told what we can or cannot do” the following PIP is our attempt to help people on what can, cannot and should be done.

We realise this document which we have tried to keep as short and succinct as possible cannot answer every question and accept that we will undoubtedly add to it and revise it.

As always, we welcome your input and hope you will tell us what you need to know or indeed to be further explained via our website contact form and we will consider adding it to this information pack.

We again direct you to our website at and also our first Youtube video that can be seen by searching for Flosh Meadows.

Flosh Meadows Self and Custom build serviced plots development in the village of Cleator, West Cumbria is a short 1 .5 miles walk to the UNESCO World Heritage site of the Lake District National Park.

Our highly sustainable flood free self & custom build site is served by a good local road network and benefits from both easily accessible public transport and cycle routes giving easy access to employment, shopping, sporting, recreational, key service centres, churches and schools including the national award-winning West Lakes Academy. It is only a short drive or cycle ride to the historic harbour of Whitehaven and modern shops.

Flosh Meadows development

Outline planning permission for forty seven self-build plots have been approved at Flosh Meadows. We will initially offer selected plots from “The Meadow” being at the south of our development and early purchasers will have the advantage of being notified of further releases before they are placed on the open market.

Flosh Meadows team will put in place the roads to an adoptable standard and provide electricity, gas, water, telecoms, drainage and foul sewer connections, all being readily available for plot owners to connect to.

We encourage attractive properties giving high efficiency, super-insulated built fabric; achieving excellent airtightness; high-performance doors and windows; good ventilation and heat recovery with water harvesting & solar gain engineering.

Each plot will have its own “Plot Information Package” showing amongst other matters the area in which each home must sit within. The design and size of the home will be determined by the plot owner.

LOCAL AREA ( for all local information)

Flosh Meadows Self and Custom build serviced plots development in the village of Cleator, West Cumbria is a short 1.3 miles walk to the UNESCO World Heritage site of the Lake District National Park.

The internationally renowned Wainwright Coast to Coast walk passes through the south of the village and along a section of a Roman Road passing the St Leonard’s church with the early 12c chancel which has given a continuous 900 year usage and pre-dates the 1215 King John Magna Carta.

The 1872 St Mary’s Church at the north of the village was designed by E W Pugin, son of the famous architect and designer A W N Pugin, whose works include the Houses of Parliament. It has the renowned replica of the famous Lourdes grotto and is the venue of an annual pilgrimage and procession. Part of our self-build site is immediately adjacent to the church & grotto grounds.

The nearby River Ehen is a SSSI flowing towards the wonderful flora and fauna abundance at Longlands Lake with Clints quarry also a SSSI and of considerable botanical and geological importance owned and managed as a nature reserve by Cumbria Wildlife Trust.

This Plot Information Procedure which some call a Plot Passport supports the national advice to Local Planning Authorities of not being overly prescriptive while seeking to promote local distinctiveness without stifling innovation and individuality has been agreed with Copeland Borough Council.

It is understood that self-builders wish to make the major decisions
in the
design of their new home

• Brick and block, Timber frame, Insulated Concrete Framewok (ICF), Structural Insulated Panels (SIPS), and modular off-site property construction can be considered
• Buildings should be generally two storeys in height, two and a half storey and one storey may be considered
• All dwellings should comply with Lifetime Homes Standards
• Detached garages to be the same style and material as the main building and behind the main building front line
• Primary entrances and front elevation should face the street
• All roofs to dwellings are to be pitched between 25 & 40 degrees
• Balconies of Juliette style only permitted to the rear
• Radio or TV aerials and satellite dishes only allowed at or towards the rear of the property
• Wall-mounted meter locations preferably not to be put on the house front
• Driveways and paths must be permeable, if loose material is used provision to avoid spillage onto pavement and road must be in place

Material Palette
• Exterior walls can be finished in Stone, brick, render or cladding
• Stone: sandstone will be encouraged, with dressed stone for appropriate details such as string courses, window and door reveals and lintels
• Brickwork: should be of a red/brown colouring with a hand-made appearance, a mixed brick usage is preferred
• Render should be a through-colour product with a light textured finish in a light colour
• Roof tiles should be traditional dark slate or composite in type and low profile
• All gutters and rainwater goods are to be of a suitable material including uPVC, aluminium or cast metal
• Alternative materials for all uses are encouraged, especially those with an increased energy conservation
• all materials must be agreed with Copeland Borough Council
• Any deviation from the Design Code should be formally agreed with Copeland Borough Council
• Plot owners are required to inform Copeland Borough Council Planning Department that this design code has been submitted to their Architect/Designer and the application conforms to the code

• Plot owners are to comply with Health and Safety regulation and have public liability insurance
• Plot owners are not to carry out or allow activities that would adversely affect neighbouring properties
• All plant and materials to be kept within the plot and surplus plant and materials frequently removed
• All plot related work to be carried out within the plot
• All vehicles whenever possible to be kept within the plot boundary except during delivery
• No construction excepting boundaries allowed in front of the main building
Front and Front Side Garden Boundary (to the front of the house build line)
• Boundary treatment in front of the front building line to be 1m maximum height
• Open plan is acceptable, however; dwarf walls, live hedge/shrubbery or metal fencing with a single and/or double gates can be used
• Further restrictions may apply to plots where additional road visibility for others is required
• no caravans, mobile homes or similar normally to be parked in front of the main building

Rear and Rear Side Garden Boundary (behind the front of the house build line)
• Must be enclosed with a maintained fencing or live hedge at maximum height of 1.8m from ground level

Car Parking
• Car parking provision will be in accordance with Cumbria County Council requirements at time of build

Refuse Storage
• Bins, boxes and bags should not normally be visible from the street and preferably be kept in a bin store to the side or rear of the house, wherever possible out of public view

• Each plot is for one single home only
• Merging or subdivision of any plot is not permitted without the written permission from Flosh management
• Within five working days of agreement to purchase a plot a £2,000.00 reservation fee must be paid to Flosh Meadows solicitor
• within three months of agreeing to purchase you will apply for full planning permission to Copeland borough council
• Within ten days of receiving planning permission, you will complete the purchase of the plot
• It is expected by this time you will have instructed a solicitor to proceed with the purchase subject to planning permission being granted
• Start building work within six months of planning permission being granted
• Complete all external build work, including front of house boundary’s and garden area that is in public view within one year of build start


The orange block in each Plot shows the area in which your house must sit, also shown in the block is a 10m square to indicate how a large 10m square house or larger could sit