Agenda item

Note: The Chairman recommenced the meeting at 20:11.

The Chair introduced application 146936, for change of use from former public house to form 1 dwelling with studio workspace and attached annexe, including additional self-contained annexe to be used as holiday accommodation. The Development Management Officer confirmed there was no update to the published report and presented a summary of the application.

The Chair thanked the Officer for her presentation and advised the Committee there was one registered speaker and a written statement had been received.

Mr Daniel Hyde, the agent, addressed the Committee and explained the Queen’s Head was for sale in 2018 and in 2020 was listed for sale and remained on the market until May 2020. The original owner repurchased the property as a pub but after a failed venture went into liquidation. Due to age and lack of investment, and insultation and other building costs, the building had fallen into a state of disrepair. Significant investment would be required to bring up to standard and would hope to bring tourism to the area and prevent further deterioration of the building.

A statement from Ms Helen Burrows was read by the Democratic and Civic Officer:

My home (West Barn Cottage) is very close to the Queens Head pub and since it closed over 6 years ago, we have lived with a great deal of uncertainty.  Over this time, it has fallen into further disrepair and blights our local community as it has been broken into and vandalised many times over the years.  I am in favour of the plans that the current owner has submitted.  Pubs in our area are struggling in the current economic climate.  The Queens Head failed as a business in January 2019 when the economy was significantly better, and it no longer has a customer base.   If it were to reopen as a pub then this would take customers away from other local businesses who are struggling to remain open.  

Members sought clarification on how conditions 6 and 7, relating to the alteration of the annexe and change of use to residential, could be enforced. The Development Management Officer explained the condition prevents a separate residential property and if breached it would be reported to the Council and condition 7 prevented any extension or alteration, as planning permission would be required. Members expressed flooding concerns and the Development Management Officer responded there was no additional risk with the change of use and did not warrant need for additional drainage.

On taking the vote, it was 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:

• LDH1539 09 Site Layout/Block plan received 05/09/23

• Site location plan received 08/03/24

• LDH1535/06A Proposed first floor plan received 08/03/24

• LDH1535/05B Proposed ground floor plan received 08/03/24

• LDH1535 08 Proposed North and West elevations received 23/06/23

• LDH1535 07 Proposed South and East elevations received 23/ 06/23

The works shall 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 Policy S53 of the 2023 Central

Lincolnshire Local Plan

3. Prior to their installation details of all external materials, including windows

and doors to be used in the exterior of the building shall be submitted to and

approved in writing by the Local Planning Authority. The development shall

only be carried out using the agreed materials.

Reason: To ensure appropriate materials are used for the character and

significance of the building and its surroundings, have a low environmental impact and high energy efficiency in accordance with Policies S13, S53 and S57 of the 2023 Central Lincolnshire Local Plan and guidance within the NPPF and NPPG

4. Prior to the completion of the development or occupation of the dwelling as hereby approved, a scheme of hard and soft landscaping including boundary treatments has been submitted to and approved in writing by the Local Planning authority. Details submitted should include the size, species and position or density of all trees and planting, site surfaces, fencing and walling.

The approved scheme shall then be carried out in the first planting and seeding season following the occupation of the dwelling or completion of the development (whichever is the sooner); and any trees or plants which within a period of 5 years from the completion of the development die, or removed or become damaged or diseased shall be replaced in the next planning season with others of similar size and species.

Reason: To ensure that landscaping and boundary treatments contribute to the character and biodiversity value of the area in accordance with Policies S53 and S60 of the Central Lincolnshire Local Plan and guidance within the NPPF.

5. The proposed development shall be completed in accordance with the flood resilience measures set out in section 5.0 of the Flood Risk assessment undertaken by Roy Lobley Consulting and dated March 2023.

Reason: To ensure the development is safe for its lifetime and does not increase flood risk elsewhere in accordance with Policy S21 of the Central Lincolnshire Local Plan and guidance within the NPPF.

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

6. The annexe and holiday accommodation hereby approved and shown on drawing Nos LDH1535/05B and LDH1535/06A shall only be occupied as ancillary short-term accommodation in connection with the residential dwelling hereby approved and the building currently known as Queens Head Station Road North Kelsey Moor Market Rasen LN7 6HD, and shall not be used separately as a dwellinghouse.

Reason: To prevent the annexe being occupied as a separate dwelling house in accordance with Policies S5, NS27 and amenity considerations set out in Policy S57 of the CLLP and guidance within the NPPF.

7. Notwithstanding the provisions of Classes A, AA, B, C, D, E and G of Schedule 2 Part 1 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended), or any Order revoking and re-enacting that Order, the dwelling, annex and holiday accommodation hereby permitted shall not be altered or extended unless planning permission has first been granted by the Local Planning Authority.

Reason: To enable any such proposals to be assessed in terms of their impact on the living conditions of adjoining dwellings and the resulting amount of space around the dwelling in accordance with Policy S53 of the Central Lincolnshire Local Plan and guidance within the NPPF.