Last year, we had the privilege of working on a mixed-use commercial hub proposal in High Hesket, Cumbria, a strategically located site on the A6 corridor between Carlisle and Penrith.
The vision was simple: create a sustainable, flexible, and accessible destination that could support local businesses, encourage passing trade, and strengthen community infrastructure for surrounding villages and hamlets.
The scheme combined retail, office, and industrial spaces within a carefully considered masterplan that prioritised:
– Efficient land use, with only 31% building footprint, reserving 69% for access, parking and public realm
– A ‘landscape-first’ approach, stepping the mass away from the A6 to reduce visual impact
– A contemporary design inspired by local agricultural building forms, softened with timber detail and large glazing
– Fully accessible spaces compliant with Part M of Building Regulations
– Sustainability at the core including solar PV, passive solar gain, and shading strategies to prevent overheating
– Long-term adaptability, designed to evolve based on future occupier needs
The proposal also aligned directly with Eden Local Plan objectives, supporting rural economic growth, sustainable development, and high-quality, context-led design. With potential for future phased expansion, the scheme was shaped to grow alongside community demand and local enterprise — from offices to retail to potential spaces for local producers and makers.
This project exemplified a truly market-driven design approach, balancing commercial opportunity with rural character, future flexibility, and environmental responsibility.
A big thank you to everyone involved, we’re proud of the outcome and excited to see how schemes like this can continue supporting Cumbria’s rural economy and built environment.
