Agenda item

The Officer introduced the application which sought the conversion and change of use of the former Halifax building to create two ground floor retail units, two apartments and one short stay room. The proposed plans were presented, including new shop fronts facing Lord Street and Flag Alley, which were identified as improvements to the appearance of the building.

 

The Committee was informed that a related listed building consent application had already been determined on 11 February 2026. The Officer also advised that, following discussion with the applicant, condition number two in the agenda pack should be removed if approval was granted.

 

It was noted that no parking spaces were proposed for the residential units and that policy states flatted development should normally include one space plus a visitor space. The absence of parking meant the proposal represented a departure from the Local Plan and was therefore before the Committee.

 

Elevation plans and internal layouts were shown, including the proposed green roof to the rear. External photographs were presented, and the Officer explained that internal inspection had revealed that much of the historic fabric had already been altered. The remaining significant elements were mainly the windows. A site visit had been undertaken with the Conservation Officer.

 

The Chairman thanked the Officer for their presentation and invited the only registered speaker for the application, Mr Tomlinson, the agent for the application to address the Committee.

 

They explained that the proposal centred on three main objectives: improving the appearance of the building, securing its future sustainability, and delivering an appropriate change of use.

 

The speaker stated that the works aligned with the Townscape Heritage Initiative identified in 2018. They confirmed that the applicant was committed to reinstating altered historic features, including the granite frontage and window details, to enhance the building’s contribution to the conservation area.

 

In relation to the change of use, the speaker noted that many commercial buildings and upper floors in town centres were now underused. Government policy supported conversion of such spaces to residential use, and although this building required full permission due to its listed status, the underlying policy intention remained relevant. Bringing the upper floors back into use would increase activity and support the wider town centre.

 

The speaker also highlighted measures intended to secure the long-term sustainability of the asset. The proposed subdivision of the ground floor would create more lettable commercial units, and the integration of renewable energy systems aimed to reduce reliance on fossil fuels. Modelling indicated the potential for the building to meet a significant proportion of its own energy demand.

 

The speaker concluded that the scheme would restore and reuse an underutilised listed building, improve its appearance, and deliver environmental benefits.

 

The Chairman thanked the speaker, and with no Officer response he opened to Members to comment.

 

A Member of the Committee expressed strong support for the proposal, describing it as an excellent scheme that would bring a vacant building back into use. They noted that the former Halifax building had closed some time ago and welcomed the prompt opportunity to improve the appearance of this prominent site.

 

Another Committee Member supported the proposal and commented that residential use in town centres was becoming increasingly common and necessary. They considered that the changes would enhance both the building and the wider town centre. The Member hoped that the retail units would be successfully occupied and that the redevelopment would benefit the area.

 

A further Committee Member stated that the environmental features proposed, including the green roof, were particularly welcome. They stated it would be interesting and positive to see such sustainable measures introduced into a historic building. The Member believed the scheme would enhance the town.

 

No further comments were made by Officers. The Committee clarified that the listed building consent had already been granted and that this decision related only to the planning application, with condition number two removed.

 

With no further comments the proposal to accept the Officers 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:

 

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 proposed drawings:

 

• BP-01 dated 10^th October 2025 – Block Plan
• BB-01-GF dated 10^th October 2025 – Ground Floor Retail Units Plan
• BB-01-1F dated 10^th October 2025 – First Floor Plan
• BB-01-2F dated 10^th October 2025 –Second Floor Plan
• FELS-1 dated 10^th October 2025 - Flag Alley Elevation
• PELS-1 dated 10^th October 2025 – Lord Street Elevation
• Rear Elevation dated 10^th October 2025
• Inner Courtyard Cross Section dated 10^th October 2025

 

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 the National Planning Policy Framework, local policy S53 and S57 of the Central Lincolnshire Local Plan 2023-2043, policy NPP6, NPP7 and NPP18 of the Gainsborough Town Neighbourhood Plan and Section 66 and 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

 

3.    Prior to installation or works taking place the following details must be submitted to and approved in writing by the Local Planning Authority:

 

• 1 metre by 1 metre sample panel of brick with a quicklime/hot mortar mix panel, description of joint, profile and finish
• 1 metre by 1 metre sample panel of render with detail on the render mix, final surface texture, the materials and method of installation

 

All brickwork, render and repointing must be completed in strict accordance with the approved sample panel of brick and render.

 

Reason:  To ensure the use of appropriate materials in the interests of visual amenity and the character and appearance of the listed building and the site to accord with the National Planning Policy Framework, local policies S53 and S57 of the Central Lincolnshire Local Plan 2023-2043, policy NPP6, NPP7 and NPP18 of the Gainsborough Town Neighbourhood Plan and Section 66 and 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

 

4.    Prior to installation full details of all new, replacement or repaired timber windows, timber doors, timber surrounds, or any other joinery to a scale of 1:20, must be submitted to and approved in writing by the Local Planning Authority.  Details must include the following:

 

• conditions report of all windows and doors
• material
• decorative/protective finish
• cross sections for glazing bars, sills, heads and so forth at a scale of 1:20
• sample sections of the joinery work (glazing bars, sills and so forth) to be used
• method of opening
• method of glazing
• colour scheme

 

The development must be completed in strict accordance with the approved details.

 

Reason: To ensure the use of appropriate materials in the interests of visual amenity and the character and appearance of the site and the Gainsborough Conservation Area.   To preserve the fabric and appearance of the host listed building and setting of the nearby listed buildings to accord with the National Planning Policy Framework and local policies LP17, LP25 and LP26 of the Central Lincolnshire Local Plan 2012-2036, NPP6, NPP7 and NPP18 of the Gainsborough Neighbourhood Plan and Section 66 and 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

 

5.    Prior to installation, details of the following external materials must be submitted to and approved in writing by the Local Planning Authority:

 

• Sample of the type of roofing material
• Rainwater goods;
• Fascia boards;

 

Reason: To ensure the use of appropriate materials in the interests of visual amenity and the character and appearance of the site and the Gainsborough Conservation Area.   To preserve the fabric and appearance of the host listed building and setting of the nearby listed buildings to accord with the National Planning Policy Framework and local policies LP17, LP25 and LP26 of the Central Lincolnshire Local Plan 2012-2036, NPP6, NPP7 and NPP18 of the Gainsborough Neighbourhood Plan and Section 66 and 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

 

6.    Prior to the removal of the existing shop front the following must be submitted to and approved in writing by the Local Planning Authority.  Details must include the following:

 

• Method of removing the existing shop front
• Specification of repairs to wall behind the shop front
• materials, decorative/protective finish, cross sections for glazing bars, sills, heads, fascia and stall risers at a scale of 1:20, sample sections of the joinery work (glazing bars, sills and so forth) to be used, method of opening, method of glazing, colour scheme for the new shop front.

 

Reason: To ensure the use of appropriate materials in the interests of visual amenity and the character and appearance of the site and the Gainsborough Conservation Area.   To preserve the fabric and appearance of the host listed building and setting of the nearby listed buildings to accord with the National Planning Policy Framework and local policies LP17, LP25 and LP26 of the Central Lincolnshire Local Plan 2012-2036, NPP6, NPP7 and NPP18 of the Gainsborough Neighbourhood Plan and Section 66 and 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

 

7.    No powered tools of any type (for example, air-driven tools; electric angle grinders and so forth) must be used to cut back the masonry joints prior to repointing.

 

Reason:  To ensure all repointing is done using an appropriate method to accord with the National Planning Policy Framework, local policies S53 and S57 of the Central Lincolnshire Local Plan 2023-2043, policy NPP6, NPP7 and NPP18 of the Gainsborough Town Neighbourhood Plan and Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

 

8.    No cleaning of masonry must take place unless it is completed using low pressure (20-100 psi) surface cleaning using a nebulous water spray unless otherwise approved in writing by the Local Planning Authority. Before work begins, any other cleaning proposals must be approved in writing and carried out strictly in accordance with those details.  Prior to the commencement of the cleaning works, a 1 metre by 1 metre test panel must be completed in an inconspicuous place on the building.  All cleaning must be completed in strict accordance with the approved test panel and the method used.

 

Reason:  To ensure all cleaning is done using an appropriate method to accord with the National Planning Policy Framework, local policies S53 and S57 of the Central Lincolnshire Local Plan 2023-2043, policy NPP6, NPP7 and NPP18 of the Gainsborough Town Neighbourhood Plan and Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

 

9.    Prior to installation, the position, type and method of installation of all internal and external new and/or relocated services and related fixtures (for the avoidance of doubt this includes communications and information technology servicing), must be submitted to and approved in writing with the Local Planning Authority.  This must include visible installations, or where ducts or other methods of concealment are proposed. The works must be installed in strict accordance with the approved details.

 

Reason:  To ensure all new and relocated services are installed discreetly and using an appropriate method to accord with the National Planning Policy Framework, local policies S53 and S57 of the Central Lincolnshire Local Plan 2023-2043, policy NPP6, NPP7 and NPP18 of the Gainsborough Town Neighbourhood Plan and Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

 

10. Prior to installation, the position of all solar panels and cable routes must be submitted to and approved in writing by the LPA.  The solar panels and cabling must be installed in strict accordance with the approved details.

 

Reason:  To ensure all new and relocated services are installed discreetly and using an appropriate method to accord with the National Planning Policy Framework, local policies S53 and S57 of the Central Lincolnshire Local Plan 2023-2043, policy NPP6, NPP7 and NPP18 of the Gainsborough Town Neighbourhood Plan and Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

 

11.No occupation must take place until details of a scheme for the disposal of foul/surface water (including any necessary soakaway/percolation tests) from the office and flats identifying connectivity and their position has been submitted to and approved in writing by the local planning authority.  No occupation of the retail space or each individual flat and short-term holiday let must take place until their individual drainage has been fully completed in strict accordance with the approved scheme and retained as such thereafter.

 

Reason:  To ensure adequate drainage facilities are provided to serve each dwelling, to reduce the risk of flooding and to prevent the pollution of the water environment to accord with the National Planning Policy Framework and local policy S21 of the Central Lincolnshire Local Plan 2023-2043.

 

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

 

12. The short stay holiday let accommodation hereby permitted must only be used as holiday accommodation and must not be occupied as a person’s sole or main place of residents. The owners/operators must maintain an up-to-date register of the names of all occupiers in individual caravans on the site, and of their main home addresses, and must make this information available at all reasonable times to the Local Planning Authority.

 

Reason: The principle of the holiday let has only been assessed in accordance with relevant visitor facility/business planning policies and not as a person’s sole or main place of residentsto accord with the National Planning Policy Framework, local policy S43 of the Central Lincolnshire Local Plan 2023-2043 and Section 66 and 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990.