Agenda item

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 Building Record to level 3 standard has been submitted to and approved in writing by the local planning authority.

 

Reason: To ensure a complete written and photographic record of the building(s) is submitted prior to works commencing to accord with the National Planning Policy Framework and local policy S57 of the Central Lincolnshire Local Plan 2023-2043.

 

3.    No development must take place until further bat surveys on all the buildings have been completed by a suitably qualified professional person and a bat survey report submitted to and approved in writing by the Local Planning Authority.  The bat survey report must include any necessary mitigation measures including a plan showing their position.  The development must be completed in strict accordance with the recommendations and retained as such thereafter.

 

Reason: In the interest of nature and to ensure the protection of roosting bats to accord with the National Planning Policy Framework and local policy S60 and S61 of the Central Lincolnshire Local Plan 2023-2043.

 

4.    No development must take place until a written scheme of archaeological investigation has been submitted to and approved in writing by the local planning authority. This scheme must include the following

 

a)    An assessment of significance and proposed mitigation strategy (i.e. preservation by record, preservation in situ or a mix of these elements).

b)    A methodology and timetable of site investigation and recording.

c)    Provision for site analysis.

d)    Provision for publication and dissemination of analysis and records.

e)    Provision for archive deposition.

f)     Nomination of a competent person/organisation to undertake the work.

g)    The scheme to be in accordance with the Lincolnshire Archaeological Handbook.

 

Reason: To ensure the preparation and implementation of an appropriate scheme of archaeological mitigation and in accordance with the National Planning Policy Framework and local policy S57 of the Central Lincolnshire Local Plan 2023-2043.

 

6.    The local planning authority must be notified in writing of the intention to commence the archaeological investigations in accordance with the approved written scheme referred to in condition 4 at least 14 days before the said commencement. No variation must take place without prior written consent of the local planning authority.

 

Reason: In order to facilitate the appropriate monitoring arrangements and to ensure the satisfactory archaeological investigation and retrieval of archaeological finds in accordance with the National Planning Policy Framework and local policy S57 of the Central Lincolnshire Local Plan 2023-2043.

 

Conditions which apply or are to be observed during the course of the development:

 

7.    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 the following proposed drawings:

 

?     SBP1 Rev PL2 dated 7^th May 2026 – Site Plan

?     D02 Rev PL1 dated 27^th March 2026 – Barn Conversion Elevation and Floor Plans

?     D05 Rev PL1 dated 27^th March 2026 – Barn Conversion Courtyard Elevation Plans

?     D06 Rec PL1 dated 27^th March 2026 – Agricultural/Domestic Storage Unit 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 S5, S47, S49, S53 and S57 of the Central Lincolnshire Local Plan 2023-2043.

 

8.    No construction works above ground level must take place until details of a scheme for the disposal of foul/surface water (including any necessary soakaway/percolation tests) from the barn conversion and the agricultural/domestic building including a plan identifying connectivity and their position has been submitted to and approved in writing by the local planning authority. No occupation must occur until the approved scheme has been carried out.

 

Reason:  To ensure adequate drainage facilities are provided to serve the proposed residential unit and the agricultural/domestic building, 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.

 

9.    Prior to the commencement of any external repairs being undertaken, a full specification and methodology for external repairs must be supplied and agreed in writing by the Local Planning Authority.  This to include:

 

a)    Repairs to the roof covering and structure;

b)    Brickwork repairs/repointing (extent to be shown shaded on elevations). A sample panel of repointing must be made available for inspection and approval by the Local Planning Authority.

c)    Structural repairs (including any works to remove any timber beam);

 

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

 

Reason: To ensure the retention of key historical features in the first instance or appropriate replacements to accord with the National Planning Policy Framework and local policies S5, S53 and S57 of the Central Lincolnshire Local Plan 2023.

 

10.Prior to installation full joinery details of all new windows, rooflights, doors and glazed screens must be supplied at scale of no less than 1:20, and 1:1 for glazing bar details, showing elevations, sections through, cill and header details and door frames, colour and finish. The joinery details must be approved in writing by the Local Planning Authority.  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 barns, the site, the open countryside and to preserve the setting of the Schedule Ancient Monuments to accord with the National Planning Policy Framework and local policies S5, S53 and S57 of the Central Lincolnshire Local Plan 2023-2043.

 

11.Prior to installation, the external material listed below must be submitted to and approved in writing by the Local Planning Authority:

 

?     A one metre square sample panel of brickwork, mortar and bond of all new types of brickwork.  The brickwork panel(s) constructed must be retained on the site until the development hereby approved has been completed.

?     Retained and new roof tiles

?     Any cladding material and colour finish

?     Header, Cills, Lintels and other decorative finishes

?     rainwater goods and downpipes including the colour

?     Treatment of gables and cappings

?     Treatment of verges and barge boards

?     Leadwork

?     Means of ventilating the roof

?     Flues, vents or other pipework piercing the roof (and decorative finish)

?     Retention or replaced ironmongery

 

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 surrounding area including the setting of the Scheduled Ancient Monuments to accord with the National Planning Policy Framework and local policies S5, 53 and S57 of the Central Lincolnshire Local Plan 2023-2043.

 

12.If during the course of development, contamination is found to be present on site, then no further development (unless otherwise agreed in writing by the local planning authority) must be carried out until a method statement detailing how and when the contamination is to be dealt with has been submitted to and approved in writing by the local planning authority. The contamination must then be dealt with in accordance with the approved details.

 

Reason: In order to safeguard human health and the water environment and to accord with the National Planning Policy Framework and local policy S56 of the Central Lincolnshire Local Plan 2023.

 

13.The archaeological site work shall be undertaken only in full accordance with the written scheme required by condition 4.

 

Reason: To ensure the satisfactory archaeological investigation and retrieval of archaeological finds in accordance with the National Planning Policy Framework and local policy S57 of the Central Lincolnshire Local Plan 2023-2043.

 

14.Following the archaeological site work referred to in condition 12 a written report of the findings of the work shall be submitted to and approved in writing by the local planning authority within 3 months of the said site work being completed.

 

Reason: To ensure the satisfactory archaeological investigation and retrieval of archaeological finds in accordance with the National Planning Policy Framework and local policy S57 of the Central Lincolnshire Local Plan 2023-2043.

 

15.The report referred to in condition 13 and any artefactual evidence recovered from the site shall be deposited within 6 months of the archaeological site work being completed in accordance with a methodology and in a location to be agreed in writing by the local planning authority.

 

Reason: To ensure the satisfactory archaeological investigation and retrieval of archaeological finds in accordance with the National Planning Policy Framework and local policy S57 of the Central Lincolnshire Local Plan 2023-2043.

 

16.The development hereby approved must be completed in strict accordance with the bird and owl mitigation measures listed below:

 

• All bird nest boxes identified on plan D02 Rev PL1 dated 27th March 2026 must be installed prior to the occupation of the barn conversion.
• The owl nesting box identified on plan D06 Rev PL1 dated 27th March 2026 must be installed prior to the operation and occupation of the agricultural and domestic building.

 

All the mitigation measures listed above must retained as such thereafter.

 

Reason: In the interest of nature to accord with the National Planning Policy Framework and local policy S60 and S61 of the Central Lincolnshire Local Plan 2023-2043

 

17.Apart from the bird boxes approved in condition 15 of this permission the development must be completed in strict accordance with Section 5 of the Preliminary Ecological Appraisal and Phase 2 survey by Archer Ecology dated September 2024.

 

Reason: In the interest of nature to accord with the National Planning Policy Framework and local policy S61 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:

 

18.Notwithstanding the provisions of Classes A, AA, B, C, D, E, F, G and H of Schedule 2 Part 1 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification) the dwellings, annex and carport building hereby permitted must not be extended, altered and no buildings or structures shall be erected within the curtilage of the dwellings, annex and carport building  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 design, character and appearance of the dwellings within its historic setting and on the living conditions of neighbouring occupiers in accordance with the National Planning Policy Framework, local policy S5, S53 and S57 of the Central Lincolnshire Local Plan 2023 and Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

 

19.Notwithstanding the provisions of Class A of Schedule 2 Part 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification) the dwellings, annex and car port building hereby permitted no gates, fences, walls or other means of enclosure must be erected within or on the boundary of the site 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 area and the historic setting to accord with the National Planning Policy Framework, local policy S5, S53 and LP57 of the Central Lincolnshire Local Plan 2023 and Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990