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, 24 June 2026, previously circulated.

RESOLVED that the minutes of the Planning Committee meeting held on Wednesday, 24 June 2026, 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 Boles declared a non-pecuniary interest in application WL/2025/147538, Elm Tree Farm, Heapham, by virtue of his relationship with the applicant through Gainsborough Trinity Football Club. It was stated that he would take no part in the debate or determination of the application..

Councillor Smith declared a non-pecuniary interest in application WL/2026/00514, Land Rear of Langmead, North Kelsey, having received correspondence directly from an objector to the application. Councillor Smith confirmed that the declaration would not affect participation in the debate or determination of the application.

The Chairman declared a non-pecuniary interest in application WL/2025/147290, Highfield Cliff Farm, having received correspondence directly from the applicant advising that a representative would attend and speak on their behalf. The correspondence had been forwarded to Officers and it was confirmed that the declaration would not affect participation in the debate or determination of the application.

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 Lead Officer provided an update on recent changes to national planning policy and legislation. Members were advised that amendments to Biodiversity Net Gain (BNG) regulations would come into effect from 6 August 2026, including new exemptions for developments on sites below 0.2 hectares and temporary developments of 5 years or less, the removal of the exemption for self and custom build development, and changes to the biodiversity gain hierarchy for minor development.

An update was also provided regarding Planning Committee Reform. Members were informed that new regulations had been made introducing a national scheme of delegation for planning applications and limiting Planning Committees to a maximum of 13 Members, that will come into force on 31 October 2026. It was noted that a Member briefing had been held on 13 July 2026 and that amendments to the Constitution had been approved by the Governance and Audit Committee, with a further report due to be considered by Full Council in September 2026.

Members were advised that revised national planning application fees had been laid before Parliament and, subject to approval, would take effect from 8 December 2026. The changes were expected to increase cost recovery for planning services and form the basis of future local fee setting arrangements.

Finally, Members were informed that publication of the revised National Planning Policy Framework (NPPF) had been delayed until after the Parliamentary summer recess following the recent change in Prime Minister.

In response to a question regarding the impact of Local Government Reorganisation on planning policy functions, Officers advised that the Central Lincolnshire Joint Strategic Planning Committee had agreed to review the adopted Central Lincolnshire Local Plan using the existing Central Lincolnshire geography. Members were advised that legal advice had confirmed that a local plan could continue to operate across boundaries that differed from future unitary authority areas. As such, the current review would proceed on the existing geography, ensuring a robust policy framework remained in place for planning decision making. It was noted that consideration could be given to future reviews based on new local government boundaries, however no immediate changes were anticipated.

Members also sought clarification regarding the operation of the proposed gateway process under the national scheme of delegation. Officers advised that decisions on whether applications met the gateway criteria for determination by the Planning Committee would be made jointly by a nominated Member and a nominated Officer, with the Chairman of the Planning Committee and Vice-Chairman identified as the proposed nominated Member and substitute. It was explained that applications attracting objections, particularly from Parish Councils and Ward Members, would automatically be referred for consideration under the gateway process. Members discussed the implications of situations where agreement could not be reached between the nominated Member and Officer and the importance of ensuring that applications of significant local interest continued to receive appropriate consideration. Discussions also took place regarding the role of Parish Councils in requesting that applications be considered by the Planning Committee.

NOTE: The Lead Officer left the Council Chamber at 6.45 pm.

The Officer advised Members of a correction to the report at page 27 within the Residential Amenity section. Reference to "Beech House" should instead read "Beck House", being the property located to the north of the application site adjacent to the proposed access.

Members were further advised that, since publication of the agenda, a neutral representation had been received from North Kelsey Parish Council. The Parish Council had raised concerns regarding the proposed access from West Street, suggesting that improved access may be achievable from Occupation Lane. Concerns were also expressed regarding the absence of detailed service plans and the scale of the proposed gym, garage and ancillary storage building in relation to a single dwelling.

An objection had been received from a neighbouring property on West Street. Concerns related to the scale of the proposed development, its location in relation to the developed footprint of the village, highway safety associated with the proposed access, the impact on Beck House, the size of the proposed storage building and the potential impact on protected species arising from the demolition of the existing stable building.

The Chairman welcomed the applicant to address the Committee. It was argued that concerns relating to the proposed access should carry limited weight, as prior approval had previously been granted for demolition of an existing garage to facilitate the access arrangement. The applicant emphasised the size of the site, its proximity to village services and facilities, and the relationship of the proposal to surrounding residential development.

The applicant advised that the proposal was for a single self-build dwelling for family occupation and highlighted the limited number of objections received. Reference was made to the proposed ancillary buildings and the need for secure storage of equipment and vehicles.

The applicant further drew comparisons with other residential developments approved within North Kelsey and questioned the assessment that the site lay outside the developed footprint of the settlement. It was also explained that the proposal accorded with Policy NS24 of the Central Lincolnshire Local Plan relating to self and custom build housing and the applicant indicated a willingness agree additional conditions restricting occupation accordingly.

In conclusion, the applicant requested that the Committee approve the application. With no reply from Officers, the Chaiman opened to Members of the Committee to discuss.

During discussion, Members considered the Officer assessment that the site lay outside the developed footprint of North Kelsey and whether the proposal represented an appropriate location for development. Reference was made to the site's relationship with the existing built form of the village, its proximity to local facilities and services, and comparisons drawn by the applicant with other properties and developments within the settlement.

The Chairman expressed the view that a site visit would assist Members in assessing the site's position in relation to the settlement and understanding how the proposed development would relate to the character of the surrounding area. Clarification was sought from the Legal  ...  view the full minutes text for item 21.

The Officer introduced the application and advised Members that agreement had now been reached with the applicant in respect of the recommended pre commencement conditions. Members were further advised that condition 3, as set out within the report, could be amended from a pre commencement condition to an in accordance with approved plans condition, as details of the proposed bird and owl boxes had now been incorporated within the submitted plans.

Members were reminded that the application had been referred to the Planning Committee as a departure from the development plan and contrary to Policy S5 of the Central Lincolnshire Local Plan. The departure arose from the extent of new build development proposed as part of the conversion scheme, which was considered to exceed the minimal alterations normally expected under the policy.

The application sought permission for the conversion of an existing barn to residential use, the removal of an agricultural building, and the erection of a replacement building for mixed agricultural and domestic purposes.

In presenting the application, the Officer outlined the site layout, including the repositioning of the proposed mixed use agricultural and domestic building and the removal of an existing steel framed structure within the courtyard. Members were advised of the site's relationship to nearby Scheduled Monuments, including the medieval moated manorial complex and the dovecote associated with Elm Tree Farm.

Details of the proposed conversion works, including alterations to the barn, associated extensions, and the proposed replacement building, were shown. Members were advised that the scheme had been subject to pre application discussions and amendments following negotiations with Officers.

Member of the Committee expressed support for the application, noting that the proposal represented a pragmatic approach to securing the long-term preservation of the building. Reference was made to the extensive discussions and negotiations that had taken place between the applicant and Officers, and it was considered that, without intervention, the building would continue to deteriorate.

The Chairman acknowledged that, whilst some elements of the design would not necessarily reflect his personal preference, he recognised the wider benefits of the scheme and the investment proposed in securing the future of the heritage asset.

Councillor Snee declared a non-pecuniary interest by virtue of undertaking voluntary work at Gainsborough Trinity Football Club. Councillor Snee confirmed that he had not discussed the application with the applicant or any representatives and would consider the matter with an open mind.

With no further comments, the proposal to accept the Officer’s recommendations was duly seconded and voted upon. It was therefore 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 the Town and Country Planning Act 1990 (as amended).

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

2.    No development must take place until a comprehensive Historic  ...  view the full minutes text for item 22.

Members were advised that the application sought full planning permission for the conversion of the upper floors of 4 Silver Street, Gainsborough, to provide five residential flats, whilst retaining the ground floor in retail use. The property was a Grade II Listed Building, and the application had been referred to the Planning Committee as a departure from the Council's parking standards.

In presenting the application, the Officer outlined the proposed accommodation, comprising of 1x one-bedroom flat and 1x two-bedroom flat at first floor level, together with 2x one-bedroom flats at second floor level. Members were advised that the proposals also included the installation of new windows to the rear elevation and the replacement of an unauthorised flat roof with a lean-to roof. Site photographs showing the front and rear of the building were displayed.

Councillor David Dobbie declared a non-pecuniary interest, having previously considered the application as a Member of Gainsborough Town Council. Councillor Dobbie advised that Gainsborough Town Council had supported the proposal, principally because it would contribute towards increasing residential occupation within the town centre.

A Member of the Committee sought clarification regarding access arrangements to the proposed residential accommodation. Officers advised that access would be taken from the rear of the building via an alleyway and rear entrance.

In discussing the application, Members expressed support for the proposal, noting the benefits of bringing additional residential accommodation into the town centre and securing improvements to a listed building. Positive reference was also made to the success of similar renovation projects undertaken in the immediate vicinity.

A Member of the Committee sought clarification regarding whether any works were proposed to the ground floor retail unit. Officers advised that only repair works were proposed.

With no further comments, the proposal to accept the Officer’s recommendations was duly seconded and voted upon. It was therefore 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 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:

ZAAVIA/4SS/512 Rev B dated 4 May 2026

ZAAVIA/4SS/511 Rev B dated 4 May 2026

ZAAVIA/4SS/510 Rev B dated 4 May 2026

ZAAVIA/4SS/509 Rev B dated 4 May 2026

Site Location Plan (Red Line) received 24/11/2025

ZAAVIA/4SS/524 Rev A dated 29 July 2025

ZAAVIA/4SS/522 Rev A dated 29 July 2025

ZAAVIA/4SS/521 Rev A dated 29 July 2025

ZAAVIA/4SS/520 Rev A dated 29 July 2025

ZAAVIA/4SS/519 Rev A dated 29 July 2025

ZAAVIA/4SS/518 Rev A dated 29 July 2025  ...  view the full minutes text for item 23.

The Officer reminded Members that the application had previously been considered by the Planning Committee and deferred to allow further discussions to take place with the applicant and agent regarding the marketing exercise undertaken in support of the application.

Members were advised that the application sought the removal of an agricultural occupancy condition from the dwelling at Highfield Cliff Farm, Glentham.

An update was provided in respect of additional information received on 14 July 2026. The applicant had advised that nearby farms had been approached to ascertain whether there was any interest in the property. However, no supporting evidence had been submitted to substantiate this claim. Members were further advised that the property had since been advertised through Perkins George Mawer & Co. at an asking price of £420,000, representing a 30% reduction to reflect the agricultural occupancy restriction, and that a marketing board had been erected at the site entrance on the A631.

The Officer presented the site location plan and photographs of the dwelling and surrounding area, demonstrating its location within the open countryside. Members were also shown details of the existing agricultural occupancy condition and the marketing information submitted in support of the application.

The Chairman then invited the applicant's representative to address the Committee. The agent addressed the Committee in support of the application. It was acknowledged that the marketing undertaken to date may not have fully satisfied the Council's expectations; however, it was contended that the occupancy condition relied upon the term "local", which was not specifically defined within the condition. The agent argued that the meaning of "local" was a matter of interpretation and that the marketing requirements should be considered in that context.

The Committee was advised that the property had been marketed locally through an estate agent for a period of nine months and that a marketing board had been displayed at the site, albeit intermittently due to concerns regarding rural crime and the security of the wider farming operation. It was further stated that wider marketing had been undertaken but had generated no interest from qualifying purchasers.

The agent submitted that the dwelling was beyond the financial reach of most agricultural workers, even at a reduced price, and advised that the property had not originally been constructed as a farm worker's dwelling. It was further explained that changes in farming practices meant there was no longer a requirement for an employee to occupy the property and that the dwelling had remained vacant for several months.

Concern was expressed that the ongoing vacancy of the property increased the risk of crime and vandalism. The agent also highlighted the property's proximity to Glentham and referred to recent residential development within the village.

In conclusion, the Committee was asked to support the removal of the agricultural occupancy condition and approve the application.

The Officer advised that the application related to a dwelling constructed in an isolated countryside location where policy would not ordinarily support residential development. As such, the key consideration for Members  ...  view the full minutes text for item 24.

With no comments, questions or requirement for a vote the appeal decisions were DULY NOTED.