Agenda item

The Chairman introduced the next item, application number 145245, to change the use of an office building to a training and education centre and change of use of an agricultural buildings to form offices and meeting rooms (for business and training purposes) and associated infrastructure including car parking and detached garage, at Hope Farm, Hardwick Lane, Hardwick, Lincoln. The Development Management Team Leader stated that there was no update, and gave a short presentation on the application. It was emphasised that this was a retrospective application.

Note:               Councillor I. Fleetwood made a personal declaration that the agent for the application was a former West Lindsey District Council Planning Officer. This declaration applied to all Members of the Committee.

The Chairman then informed Members of the Committee that there was one registered speaker, the agent, Oliver Fytche-Taylor, who had submitted a statement to be read aloud by the Democratic and Civic Officer. The following statement was read.

“Dear Chairman and Members. Thank you for the opportunity to address the committee. The application site represents a true success story and a great example of the kind of diverse economic growth that can be found within the rural parts of the district. As detailed in the officer’s report, the site has been a location for continuous employment since the applicant’s business uses first started at the site in 2015.

At that time, the applicant’s change of use proposal was considered by the council under a Prior Approval. That application applied to part of the site only and it was deemed that planning permission was not required for the change of use to allow business uses to start. As a result of that positive support from the council, business uses were able to start to operate within some of the old farm buildings, which at that time involved office uses only.

Since then, the business has grown and significant investment has been made in improving the quality of the whole site, including the area covered by the original prior approval, plus several connected farm buildings that are covered by this application. In their original condition, the barns were structurally unsound in several areas, with visible makeshift repairs and non-standard construction materials used. These included railway tracks used for lintels and concrete filled barrels providing dangerous structural support.

Following its repair and renovation, the site continues to act as the main headquarters for the applicant’s group of companies, including in particular delivering specialist youth and young adult training services which use large parts of the buildings. For clarity, since starting to prepare this application, use of the site has been scaled down to avoid operating without the correct planning permissions being in place for the changes that have occurred. This application is therefore submitted to regularise the site uses, as well as the building works completed as part of the renovation of the barns.

As the officer rightly identifies in their committee report, “the site is quite unique in terms of its training and educational offering to a number of partners who have committed to contracts with the Number4Group”. This includes the not-for-profit social enterprises that have been awarded multiple contracts with national partners, such as The Department for Education and the Education and Skills Funding Agency to deliver Government initiatives supported by the National Skills Fund, such as the ‘skills for life’ objectives.

These allow young adults to access courses for free and gain recognised qualifications and skills. In addition, the company work with job centres and local authorities to provide sector-specific skills development, qualifications, re-training programmes and refresher courses. This includes targeting the long-term unemployed plus assisting young adults with practical training that increases their access to work placements and apprenticeship schemes. Partners in this regard include Lincolnshire County Council and a wide range of educational bodies and colleges.

In practice, this has allowed many young people to improve their life chances and employability. Many of the people attending these courses benefitted from being able to work on the buildings within the application site itself, to restore them and bring them back into use. Some were even awarded their qualifications at the site, as shown in the photos included with the application.

Whilst planning permission has not been obtained for the full site area, there is no indication of any detrimental impact arising from this site uses or of any concerns having been raised, at any time. Indeed, this fact is supported by the public consultation for this planning application, where there are zero objections, from any consultee (including residents in Hardwick) to the continuation of the site for business and training purposes.

In considering the full facts, the officer’s report concludes that “The development does not conflict with neighbouring uses and is of a size and scale commensurate with the proposed use and with the rural character of the location”. The site is made up of buildings that have been sensitively restored to an exceptionally high quality of finish. Sustainable transport is provided to attendants which both minimises vehicle movements and provides young people with free travel from the train station and pick-up points in the city.

In summary, for the reasons outlined in the officer’s report and in the interests of allowing the business and social enterprise uses to continue to provide these vital services, we hope that the committee upholds the Officers recommendation and planning permission will be granted. Thank you for your time.”

The Chairman thanked the Democratic and Civic Officer for reading the statement, and invited Members of the Committee for comments. Debate ensued, and though Members did have concerns about flooding, transport access to the site, and the retrospective aspects of planning applications, the application was widely appreciated. There was commendation that though this was a departure from the local plan policies, the provisions of the applicant’s site and the principle of the site, along with the educational work done, were universally commended.

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

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

NONE

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:

1.    With the exception of the detailed matters referred to by the conditions of this consent, the development hereby approved must be carried out in accordance with drawings:

• 03 dated May 2022 – Proposed Site Plan
• 04 Rev B dated May 2022 – Proposed Conversion and New Build Garage Elevation and Floor Plans

The works must be carried out in accordance with the details shown on the approved plans and in any other approved documents forming part of the application.

Reason: To ensure the development proceeds in accordance with the approved plans and to accord with the National Planning Policy Framework and local policy LP17, LP26 and LP55 of the Central Lincolnshire Local Plan 2012-2036.

2.    The development hereby approved must only be carried out in accordance with the flood resilience construction and mitigation measures identified on page 12 and 13 of the Flood Risk Assessment by RM Associates dated June 2022 and retained as such thereafter.

Reason:  To prevent flooding and protect the occupants of the buildings to accord with the National Planning Policy Framework and local policy LP14 of the Central Lincolnshire Local Plan 2012-2036.

Conditions which apply or relate to matters which are to be observed following completion of the development:

3.    Notwithstanding the provision of The Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) or any amendment to that Act, the building must only be used for the purpose of offices; a non-residential training/educational centre; and associated meeting rooms.  Any other uses including any different use within Class E or Class F1 must require an application for planning permission.

Reason:  To ensure the location is appropriately assessed for other uses within Class E and Class F1 to accord with the National Planning Policy Framework and local policy LP55 of the Central Lincolnshire Local Plan 2012-2036.