Agenda item

The Officer introduced the application, who advised that the proposal sought permission for the change of use of the former blacksmiths building to a café and shop.

 

The Committee was advised that, with no updates to the application, the proposal included limited external alterations, comprising new windows and doors and the addition of a timber pergola, with internal works to facilitate the café, shop and outdoor seating area.

 

It was noted that the application was before Committee as it represented a departure from Policy S49 due to the absence of on-site parking provision. The Officer further advised that the Highways Authority had initially raised concerns regarding access, however, these had been addressed through the provision of a pedestrian access to the north of the site and a refuge point on the opposite side of the road, to be secured through a highways works agreement and planning condition.

 

It was also noted that the building was identified as a non-designated heritage asset, and that the proposal would bring the building back into active use and support its long-term preservation.

 

The Chairman invited the applicant to address Members of the Committee. It was explained that the proposal sought to bring the building back into use as a small-scale café and village shop, providing a community facility and preserving a building of historic importance. Assurance was provided that the business would operate on a modest scale and would seek to complement village life whilst supporting local employment and community cohesion.

 

Councillor Howitt Cowan as Ward Member addressed the Committee in support of the application, highlighting the opportunity to restore a building of local historical value and provide a community asset. It was acknowledged that the absence of parking presented a challenge, however, it was considered that this should be weighed against the benefits of bringing the building back into use. The Committee was urged to support the application in line with the Officer recommendation.

 

Members of the Committee expressed overall support for the application, recognising the benefits of bringing a non-designated heritage asset back into active use and providing a community facility within the village. The proposal was welcomed as a positive investment, with support noted for small scale local enterprise and the enhancement of local amenities.

 

Clarification was sought in respect of highways matters, including the nature of the initial objection and the proposed pedestrian refuge, and of the level of archaeological recording to be secured by condition. It was confirmed that the highways concerns related to pedestrian safety and had been addressed, and that a proportionate level of archaeological recording was proposed.

 

Whilst the absence of on-site parking was acknowledged, Members considered that the impacts were acceptable in this context, noting the location and anticipated scale of the use.

 

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:

 

Drawing no. 001 Rev J, dated 04/06/2026.

 

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.

 

3. The development hereby permitted shall be undertaken in accordance with a Construction Management Plan and Method Statement that shall first be approved in writing by the Local Planning Authority. The Plan and Statement shall indicate measures to mitigate the adverse impacts of vehicle activity and the means to manage the drainage of the site during the construction stage of the permitted development. It shall include;

 

• the on-site parking of all vehicles of site operatives and visitors;

• the on-site loading and unloading of all plant and materials;

• the on-site storage of all plant and materials used in constructing the development;

• wheel washing facilities;

 

Reason: In the interests of the safety and free passage of those using the adjacent public highway and to ensure that the permitted development is adequately drained without creating or increasing flood risk to land or property adjacent to, or downstream of, the permitted development during construction.

 

4. The development hereby permitted shall not be brought into use until the pedestrian footpath to the north of the building has been installed and completed.

 

Reason: In the interests of highway safety, including the safety of pedestrian accessing the site, in accordance with Policy S47 of the Central Lincolnshire Local Plan.

 

5. The conversion works hereby approved shall not take place until an Historic Building Record has been submitted to and approved in writing by the Local Planning Authority. The recording should be to Level 2 as described in Historic England’s- A Guide to Good Recording Practice.

 

Reason: To ensure the appropriate recording of the historic building in a manner proportionate to its importance in accordance with policy S57 of the Central Lincolnshire Local Plan and guidance within the NPPF.

 

6.Prior to the installation of any new or replacement windows and doors, drawings to a scale of 1:10, showing the following information shall be submitted to and approved in writing by the Local Planning Authority. The development shall only proceed in accordance with the approved details.

?     Materials, including colour and finish;

?     Method of glazing;

?     Method of opening;

 

Reason: In the interests of protecting the appearance of the host NDHA and the character of the street scene to be in accordance with Policies S53 and S57 of the Central Lincolnshire Local Plan.

 

7.Prior to their use in the development hereby approved, details, including specifications of the following materials shall be submitted to and approved in writing by the Local Planning Authority. The development shall only proceed in accordance with the approved details.

?     Roof tile to be used;

?     Treatment of verges and barge boards;

?     Any flues, vents or other external pipework;

?     Treatment and/or finish of pergola.

 

Reason: In the interests of protecting the appearance of the host NDHA and the character of the street scene to be in accordance with Policies S53 and S57 of the Central Lincolnshire Local Plan.

 

8.Any new or replacement guttering to be used in the development hereby permitted shall be black cast iron unless otherwise agreed in writing with the Local Planning Authority.

 

Reason: In the interests of protecting the appearance of the host NDHA and the character of the street scene to be in accordance with Policies S53 and S57 of the Central Lincolnshire Local Plan.

 

9.The development hereby permitted shall not be brought into use until a scheme for the disposal of foul and surface waters (including the results of soakaway/percolation tests) have been submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out in accordance with the approved details.

 

Reason: To ensure adequate drainage facilities are provided to serve the development in accordance with Policy S21 of the Central Lincolnshire Local Plan 2023.

 

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

 

10.The opening hours of the development hereby approved shall be in strict accordance with the following opening hours, unless otherwise agreed in writing by the Local Planning Authority.

 

Monday- Friday- 08:00- 18:00

Saturday- 08:00- 18:00

Sunday- 09:00- 17:00

 

Reason: In the interests of residential amenity in accordance with Policy S53 of the Central Lincolnshire Local Plan.