Agenda and draft minutes

Up to 15 minutes are allowed for public participation.  Participants are restricted to 3 minutes each.

There was no public participation.

i)      Meeting of the Planning Committee held on Wednesday, 12 November 2025, previously circulated.

RESOLVED that the minutes of the Planning Committee meeting held on Wednesday, 12 November 2025, be confirmed and signed as an accurate record.

Members may make any declarations of interest at this point but may also make them at any time during the course of the meeting.

Councillor S. Bunney declared a non-pecuniary interest in agenda item 6d, application WL/2025/01017, 5 Oxford Street, Market Rasen, in that he was District and County Councillor for the area. He confirmed he had had no involvement with the application and would remain in the meeting as a member of the committee.

Note – the status of Neighbourhood Plans in the District may be found via this link

https://www.west-lindsey.gov.uk/my-services/planning-and-building/neighbourhood-planning/

The Committee heard from the Development Management Team Manager who explained that the Chancellor’s budget on 26 November had announced a number of measures relevant to planning. These included:

·         a new Planning Careers Hub to “retain and retrain mid-career professionals” and confirmed £48 million of "additional" funding for three government departments to recruit 350 new council planners;

·         the Office for Budget Responsibility (OBR) said “the latest outturn on planning activity suggests that the impact of the March 2025 residential planning reforms” was “yet to materialise, consistent with our judgement that most of the increase in housebuilding takes place from 2027/28”

·         the OBR slightly reduced its forecast for the number of homes to be built in the UK over its six-year forecast period, after concluding that build rates would recover more slowly than it previously expected. The OBR predicted that 10,000 fewer homes would be built between the 2024/25 financial year and 2029/30 than it forecast in March;

·         the government “will explore further planning reforms to make it easier for hospitality and high street businesses to expand and grow”.

It was further highlighted that in a statement released last month, the Secretary of State for Housing (Steve Reed MP) advised MPs that that the government would release an updated NPPF (National Planning Policy Framework) before Christmas.

He advised that under the new NPPF:

·         planning applications for new homes near “well-connected” train stations, including on green belt, would receive a default “yes” from decision-makers providing they “meet certain rules” 

·         the MHCLG statement also confirmed measures that would require English councils to tell the government when they intended to reject new housing developments of more than 150 homes. 

·         the housing secretary would then “decide whether to step in and make the decision instead”, it continued. “Particular attention will be paid to those applications where a planning committee intends to refuse it against the recommendation of planning officers”, it added. Applications that were “called in by ministers will also be sped up through the removal of the mandatory requirement for inquiries”. 

The housing secretary also told MPs that the government would bring forward a proposed suite of national development management policies (NDMPs) on a non-statutory basis alongside the new NPPF, before Christmas. It was explained to the committee that national development management policies (NDMPs), which were legislated for by the previous Conservative government’s 2023 Levelling Up and Regeneration Act but never brought into force, were designed to cover planning considerations that applied regularly in decision-making across England. The legislation gave them equal force to local plan policies in development management decisions, but where they conflicted, NDMPs would have more weight. 

With regard to the Neighbourhood Plans update across the district, the following was summarised:

The Chairman introduced the first application of the evening, application number WL/2025/00872 for change of use from residential to alternative educational provision with respite and the erection of a detached sensory room at The Hideaway, 12a Weldon Road, Hemswell, Gainsborough, DN21 5UG. Members received a presentation on the application and were advised of the following updates. A late representation had been received from a local resident raising additional points regarding details on the companies house website concerning the applicant Illuminate Care Group, and also enquiring who would  be accountable for any anti-social behaviour arising from the development. In response, it was clarified that the application was attributed to the land rather than the applicant, and any anti-social behaviour concerns would need to be raised through the normal routes, namely the police.

The Chairman stated there was one registered speaker for the application, and invited Mr Stuart Nicoll, applicant, to address the committee.

Mr Nicoll thanked the committee for their time and consideration of the application. He highlighted a tendency in local communities to be concerned regarding the unknown. He explained the company ran a fully regulated service and tried to work with the local community as far as possible, highlighting the conversations which had taken place with local residents, and emphasising the approachability of the company. He reiterated that the application was exactly as they had put through the pre-application stage. In response to comments regarding the potential for anti-social behaviour, Mr Nicoll recognised the human nature to worry about negative possibilities, however he provided assurance that the premises would be running as a school for four children who were in need of a calm and quiet environment. He highlighted the connection with the main site in Gainsborough, noting that the children there fared well but the additional site would provide an additional peaceful, calming environment for those who needed it. He emphasised there would always be staff on site, and reiterated the company’s open door policy, encouraging residents to approach himself directly, or those involved with the premises. Mr Nicoll highlighted the benefit of the proposed plan and the difference it would make to those children who needed it.

The Chairman thanked Mr Nicoll and invited comments from the committee. In recognising the concerns raised by residents, a Member of the Committee highlighted his experience with children experiencing difficulties at school and supported the provision of a sensory room contained within the premises. It was also felt by Committee Members that the concerns raised by the Parish Council had been reasonably addressed within the report, and did not constitute material concerns for the Planning Committee.

Having been proposed and seconded, the Chairman took the vote and it was unanimously agreed that planning permission be GRANTED subject to the following conditions:

Conditions stating the time by which the development must be commenced:

1. The development hereby permitted must be begun before the expiration of three years from the date of this permission.

Reason: To conform with Section 91 (1) of  ...  view the full minutes text for item 54.

The Chairman introduced the second application of the evening, number WL/2025/00960 seeking permission for rear extension to agricultural building at Oak Tree Meadows, Kettlethorpe Road, Fenton, Lincoln, LN1 2ER. On receiving a presentation on the application by the Planning Officer, the Committee was advised that an amendment to condition five was to be included, it would now read “The extended building hereby approved shall be used for purposes incidental to the agricultural use of the site only.”.

The Chairman noted there were two registers speakers, and invited the first, Councillor Catherine Turner, to address the committee.

Councillor Turner explained she was representing the Parish Council, and stated that over the years, residents had lost faith in those involved with the development of the site. She stated there were ongoing issues and a lack of transparency in the intentions for the site. She respectfully requested that the existing building be completed prior to work commencing on the extension. There had been several concerns raised regarding the continued presence of a static caravan on the site, with residents and the Parish Council worried that the site was being planned to be used as a caravan site. It was questioned whether the incomplete work on the original building could be conditioned for completion, citing a lack of clarity from the applicant as to the long term plans for the site. Councillor Turner also requested that any decision from the Committee be presented in plain English and detailed the relevant legislation in order for residents to understand the outcome.

The Chairman thanked Councillor Turner for her comments, and invited the second speaker, objector Mr Richard Elliott, to address the Committee.

Mr Elliott stated his belief that the planning process had been exploited, highlighting the siting of a static caravan, coupled with the lack of progress with the original build, and what residents believed were clandestine connections to water and sewerage, it was suggested that the applicant was not honest with the intentions for the site. He reiterated the request from the Parish Councillor that completion of the original building be mandated prior to extension work commencing. He also stated that Anglian Water and the Highways Agency needed to be fully appraised of works undertaken to connect to water and sewers, and damage to the roads caused by said works. Mr Elliott raised concerns regarding the deduction that the site was to be used as a camping and caravan site, requesting that the applicant engage with the local community in order to rebuild trust and alleviate their unease. In concluding, Mr Elliott restated the residents’ objections to the proposals and requested that if permission be granted, it be conditional on the completion of the existing building.

The Chairman thanked Mr Elliott and invited a response from Officers. It was explained that to enforce the completion of the building would fail the six tests as to whether a condition was proportionate and enforceable. It was highlighted that the relevant condition was for work to be commenced  ...  view the full minutes text for item 55.

The third application was introduced, that being application number WL/2025/00850, to erect 3no. custom self build dwellings including creation of a new vehicle and pedestrian access, ecological enhancements, and other associated site works, on Land To The West Of, Norbeck Lane, Welton, Lincoln, LN2 3JP. Members received a presentation on the application and it was confirmed there were no updates.

The Chairman invited the first of two registered speakers to address the Committee.

Councillor Mike Powell, representing the Parish Council, thanked the Chairman and began by stating that the proposal was incompatible with the Neighbourhood Plan, as it was not an allocated site for development. He highlighted that the access to the site was proposed to be situated on a very narrow rural lane, opposite livery stables, posing significant risk to all road users and residents, whether in vehicles or on horseback. He added that the access point was also on a blind bend, with restricted visibility, on top of the road being predominantly a single track road with no footpaths, thereby increasing the risk for pedestrians as well. Councillor Powell also emphasised the negative impact the construction traffic would have on such a road, and queried how emergency vehicles would get past if the road was blocked with construction and delivery traffic. Additionally, it was stated that the infrastructure was at breaking point, with insufficient capacity at the heath centre for more patients. Councillor Powell concluded by requesting that the committee undertook a site visit to be able to see the issues for themselves.

The Chairman thanked Councillor Powell and invited the second speaker, Mr Andy Inch, agent for the applicant, to address the committee.

Mr Inch thanked the Chairman and the committee for their time. He explained that the proposed development was for one multi-generational family, and confirmed that the principle of building on the site was acceptable. The proposal had been revised, addressing all reasons for the previous refusal. The design was new, and taken directly from existing designs in Welton, with the use of materials being planned to fit in with neighbouring dwellings. The relationship between the site and neighbouring properties had been examined, leading to all homes being situated to avoid the need for windows facing existing houses, and using existing garden space and hedges to avoid overlooking and overshadowing. He highlighted that whilst the site was exempt from BNG, significant work had been undertaken regarding the design of outside space with trees and hedgerows to embed ecological enhancements. Additionally, the submitted energy statement confirmed an energy efficient approach to the construction. Mr Inch recognised the concerns regarding the safety of the road and access point, highlighting that the plans endeavoured to work with the bend of the road and enhance visibility on the access, and assured Members that traffic movements would remain moderate. However, the site also allowed turning space for 999 vehicles, as well as three parking spaces per property, and with the traffic management plan in place, there would be no need  ...  view the full minutes text for item 56.

The fourth and final application of the evening was introduced, application number WL/2025/01017, for change of use of part of first floor from commercial (Use Class E) to residential (Use Class C3a) to form 2no. additional flats, with new external stairs and external alterations to first and ground floor, at 5 Oxford Street, Market Rasen, LN8 3AL. Members received a short presentation, hearing there were no updates and the application was before the committee as it did not meet the requirements for the provision of car parking spaces.

The Chairman welcomed the registered speaker, Kate Kelly, agent for the applicant, and invited her to speak.

Ms Kelly thanked the Chairman and provided some background to the application, explaining that the building had been vacant for eight years, and was in a bad state of repair. She highlighted that the owners were undertaking significant work to bring the building back into use and to improve the appearance of it on what was a very busy corner in the town centre. The existing layout was as a two bedroom flat which had been used as overspill and storage for the previous commercial business which had occupied the ground floor. The ground floor was now a dental surgery, with the proposal to convert the upstairs space into three flats being a sustainable approach to using the space. She acknowledged the application had been referred as there would be no designated parking, however she highlighted the town centre location, the proximity to local shops and amenities, as well as bus stops and the train station. She highlighted the vast improvement to the building and the benefits the conversion would bring to the area, respectfully requesting the approval of the committee.

The Chairman thanked Ms Kelly for her comments and invited comments from the committee. Members were in full agreement as to the amelioration of the building in the town centre and recognised the need for single bedroom residences. It was acknowledged that the lack of parking was unfortunate, however not unexpected in such a location, and overall not an insurmountable problem for those who would reside in the flats.

With Members reiterating their support for the proposal, and on being proposed and seconded, the Chairman took the vote and it was unanimously agreed that permission be GRANTED subject to the following conditions:

Conditions stating the time by which the development must be commenced:

1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To conform with Section 91 (1) of the Town and Country Planning Act 1990 (as amended).

Conditions which apply or require matters to be agreed before the development commenced:

None.

Conditions which apply or are to be observed during the course of the development:

2. With the exception of the detailed matters referred to by the conditions of this consent, the development hereby approved shall be carried out in accordance with the following drawings and documents: 762.04D dated 23/09/2025,  ...  view the full minutes text for item 57.

With no comments, questions, or requirements for a vote, the determination of appeals was DULY NOTED.