Agenda item

Proposal: Change of use of farmyard including demolition of modern farm buildings, conversion of traditional barn to form 1no.dwelling and erection of 4no. residential dwellings with associated infrastructure, erection of detached garages and improvements to existing driveway.

Location: Manor Farm, Town Street, Westborough, NG23 5HQ

Recommendation: To authorise the Assistant Director – Planning to GRANT planning permission, subject to conditions

 

Proposal: Change of use of farmyard including demolition of modern farm buildings, conversion of traditional barn to form 1no.dwelling and erection of 4no. residential dwellings with associated infrastructure, erection of detached garages and improvements to existing driveway

Location: Manor Farm, Town Street, Westborough, NG23 5HQ

Recommendation: To authorise the Assistant Director – Planning to GRANT planning permission, subject to conditions

 

Noting comments in the public speaking session by:

 

Agent                                              Anthony Northcote – Town Planning (Statement)

 

Together with:

 

·       Provisions within SKDC Local Plan 2011-2036, National Planning Policy Framework (NPPF) and Supplementary Planning Document.

·       Comments received from Anglian Water Services.

·       Comments received from Conservation Officer (SKDC).

·       Comments received from Environment Agency.

·       Comments received from Environmental Protection Services.

·       Comments received from Heritage Lincolnshire.

·       Comments received from Lincolnshire County Council - Highways & SuDS.

·       Comments received from Tree Officer (SKDC).

·       Comments received from Upper Witham Internal Drainage Board.

·       Comments received from Westborough Parish Council.

 

The following comments were made by the public speaker:

 

·       The dairy farming operation will cease with the current milk contract coming to an end on the 31 December 2026. The dairy operation is not viable when the price being offered for production in only around three-quarters of the actual cost of production. The farmyard

will then be completely surplus to requirements.

·       In the final proposed layout, the total amount of buildings and hardstanding on the site reduces by over 13% from 4,342m2 as the farmyard to 3,767m2 with the development.

·       Furthermore, in the final proposed layout, the buildings and associated roofscape on the site reduces by over 43% from 2,058m2 as the farmyard to 1,167m2 with the development. 

·       The layout retains the orchard as a communal focal point and would result in a net gain in biodiversity of 13.60% of habitat units and 281.32% in hedgerow units which would be provided on-site.

·       The proposal will bring the traditional brick barn back into beneficial use, it proposes to recreate part of the historic L shaped layout. 

·       The overall layout is low-density and is well-spaced out reflecting the character of Westborough. The layout has followed the concept of replacing the five modern farm buildings with four dwellings in the same broad areas thereby keeping the established farmyard layout.

·       The layout introduces dedicated car parking for the adjacent bungalow Linford, owned by the applicant which currently has no off-street parking.

·       The important green space and the important tree along Town Street are retained and not adversely affected by the proposed development.

·       The easternmost farm buildings are outside the Conservation Area and in the proposed layout plots 3 and 4 lie outside the Conservation Area.

·       The proposal would deliver much needed housing which would contribute towards the 5-year demonstrable housing land supply. The NPPF in paragraph 73 is clear that small and medium sized sites can make an important contribution and looks for Councils to look for 10% of their housing sites to be under 1 hectare in size. 

 

During questions to officers and debate, the following comments were made:

 

·       A query was raised on whether the average number of cars per household for this development would be 3.

 

The Highway Authority had assessed the application as an active farmyard and the proposal would not cause a highway risk.

 

·       Clarification was sought around the contamination of land outlined in the report. It was queried at what point the assessment of contaminated land would take place.

 

The Senior Development Management Planning Officer stated that conditions covered the contamination request for verification reports. The reports would need to be submitted and reviewed by the Council’s Environmental Protection Team. This would take place pre-commencement to any works on the site.

 

·       Members felt the site was a good use of land. They were pleased to see the orchard would be retained.

·       Members requested any hardstanding’s be of a porous material.

 

At present, there was not a drainage condition within the report. Drainage details would have to be submitted to and approved by building regulations.

 

Condition 11 required the development to be carried out in accordance with the hard and soft landscaping works. It was noted that internal access roads were gravel which would be porous.

 

It was confirmed that an informative would be included to request any hardstanding’s to be of a porous material.

 

It was proposed, seconded and AGREED to authorise the Assistant Director – Planning to GRANT planning permission, subject to conditions:

 

Time Limit for Commencement

1.    The development hereby permitted shall be commenced before the expiration of three years from the date of this permission.

Reason: In order that the development is commenced in a timely manner, as set out

in Section 91 of the Town and Country Planning Act 1990 (as amended).

Approved Plans

2.     The development hereby permitted shall be carried out in accordance with the following list of approved plans:

Drawing No.717-2024 Location Plan received 9 December 2025

Drawing No.717-2024 100 Rev B Proposed Site Plan received 26 February 2026

Drawing No.717-2024 101 Plot 1 Proposed Floor and Elevation Plans received 9

December 2025

Drawing No.717-2024 102 Plot 2 Proposed Floor and Elevation Plans received 9

December 2025

Drawing No.717-2024 103 Rev A Plot 3 Proposed Floor and Elevation Plans

received 9 December 2025

Drawing No.717-2024 104 Rev B Plot 4 Proposed Floor and Elevation Plans

received 26 February 2026

Drawing No.717-2024 105 Rev B Plot 5 Proposed Floor and Elevation Plans

received 26 February 2026

Drawing No.717-2024 106 Rev B Plot 2, 4 and 4 Garages received 26 February

2026

Drawing No.717-2024 107 Rev B Proposed Landscape Plan received 26 February

2026

Unless otherwise required by another condition of this permission.

Reason: To define the permission and for the avoidance of doubt.

 

Before the Development is Commenced

 

3.    Prior to the commencement of development, including any demolition works, the scheme of tree protection measures for the retained trees shall be implemented in accordance with the approved 5837:2002, Tree Protection Plan(s) (TPP) and the recommendations contained within the Tree Survey (Ref P2998/0226/02 issued 16 February 2026, V3) and shall be retained on site as such until the final occupation of the development; and paragraphs (a) and (b) below shall have effect until the expiration of 1 year from the date of the occupation of the final dwelling hereby permitted:

(a) No retained tree shall be cut down, uprooted or destroyed, nor shall any retained

tree be topped or lopped other than in accordance with the approved plans and

particulars, without the written approval of the local planning authority. Any topping or lopping approved shall be carried out in accordance with British Standard [3998 (Tree Work)].

(b) If any retained tree is removed, uprooted or destroyed or dies, another tree shall

be planted at the same place and that tree shall be of such size and species, and

shall be planted at such time, as may be specified in writing by the local planning

authority.

Reason: To ensure the trees to be retained will not be damaged during demolition or construction, and to protect and enhance the appearance and character of the site and locality, in accordance with Section 197 of the Town and Country Planning Act 1990.

 

4.    With the exception of the demolition of buildings hereby permitted, Prior to the commencement of the development hereby permitted, a Phase 2 Intrusive Ground Investigation Scheme shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall detail the risk assessment methodology, sampling, and testing regimes necessary to characterise ground conditions and assess risks to human health, controlled waters, and the wider environment in accordance with current guidance.

Reason: Previous activities associated with this site may have caused, or had the potential to cause, land contamination and to ensure that the proposed site investigations and remediation will not cause pollution in the interests of the amenities of the future residents and users of the development; and in accordance with Policy EN4 of the adopted South Kesteven Local Plan and NPPF.

5.    Prior to the commencement of any works at the site, a written scheme of archaeological investigation for historic building recording shall have been submitted to and approved in writing by the Local Planning Authority.

Reason: In order to provide a reasonable opportunity to record the history of the site and in accordance with Policy EN6 of the adopted South Kesteven Local Plan and the NPPF (section 16).

6.    The building recording works shall be completed in strict accordance with the approved details before development commences.

Reason: In order to provide a reasonable opportunity to record the history of the site and in accordance with Policy EN6 of the adopted South Kesteven Local Plan and Paragraph 199 of the NPPF.

7.    The development shall not commence until a Habitat Management and Monitoring

Plan (the HMMP)], prepared in accordance with the approved Biodiversity Gain Plan

and including:

a) a non-technical summary;

(b) the roles and responsibilities of the people or organisation(s) delivering the

(HMMP)

(c) the planned habitat creation and enhancement work to create or improve habitat

to achieve the biodiversity net gain in accordance with the approved Biodiversity

Gain Plan;

(d) the management measures to maintain habitat in accordance with the approved

Biodiversity Gain Plan for a period of 30 years from the completion of development;

(could be occupation) and

(e) the monitoring methodology and frequency in respect of the created or enhanced

habitat to be submitted to the local planning authority, has been submitted to, and

approved in writing by, the local planning authority.

The development shall be undertaken in accordance with the approved details.

Reason: To ensure the development delivers a biodiversity net gain on site in

accordance with Schedule 7A of the Town and Country Planning Act 1990 (and

policy EN2).

 

During Building Works

 

8.    Before any development above damp-proof course, details demonstrating how the proposed dwelling will comply with the requirements of Local Plan Policy SB1 and SD1 must be submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of how carbon dioxide emissions would be minimised through the design and construction of the building; details of water efficiency; and the provision of electric car charging points. The approved sustainable building measures shall be completed in full, in accordance with the agreed scheme, prior to the first occupation of the dwelling hereby permitted.

Reason: To ensure the development mitigates and adapts climate change in

accordance with Local Plan Policy SB1 and SD1.

 

9.    Before any of the works on the external elevations for the building(s) hereby

permitted are begun, samples of the materials (including colour of any render,

paintwork or colourwash) to be used in the construction of the external surfaces shall

have been submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure a satisfactory appearance to the development and in accordance

with Policy DE1 of the adopted South Kesteven Local Plan.

 

10.Before any part of the development hereby permitted is occupied/brought into use, a

verification report confirming that remedial works have been completed shall have

been submitted to and approved in writing by the Local Planning Authority. The

report shall have been submitted by the nominated competent person approved, as

required by condition above. The report shall include:

i. A complete record of remediation activities, and data collected as identified in

the remediation scheme, to support compliance with agreed remediation objectives;

ii. As built drawings of the implemented scheme;

iii. Photographs of the remediation works in progress; and

iv. Certificates demonstrating that imported and/or material left in situ is free from

contamination.

The scheme of remediation shall thereafter be maintained in accordance with the

approved scheme.

Reason: Previous activities associated with this site may have caused, or had the

potential to cause, land contamination and to ensure that the proposed site

investigations and remediation will not cause pollution in the interests of the

amenities of the future residents and users of the development; and in accordance

with Policies EN2 and EN4 of the adopted South Kesteven Local Plan and national

guidance contained in the NPPF paragraphs 196 and 197.

Before the Development is Occupied

 

11. Before any part of the development hereby permitted is occupied, all hard and soft

landscaping works shall have been carried out in accordance with the approved

proposed landscape site plan (Drawing No.717_2024_107 ) Rev B received 26

February 2026.

Reason: Hard landscaping makes an important contribution to the development and

its assimilation with its surroundings and in accordance with Policy DE1 of the

adopted South Kesteven Local Plan.

12.Before any part of the development hereby permitted is occupied/brought into use,

the external surfaces shall have been completed in accordance with the approved

details.

Reason: To ensure a satisfactory appearance to the development and in accordance

with Policy DE1 of the adopted South Kesteven Local Plan.

 

Ongoing Conditions

 

13.Monitoring reports shall be submitted to the local planning authority in writing in

accordance with the methodology and frequency specified in the approved (HMMP).

Reason: To ensure the development delivers a biodiversity net gain on site in

accordance with Schedule 7A of the Town and Country Planning Act 1990 (and

policy EN2).

14.Notwithstanding the provisions of Schedule 2, Part 1, Class E of the Town and

Country Planning (General Permitted Development) (England) Order 2015 (or any

order revoking or re-enacting that Order with or without modification), no building,

enclosure, swimming or other pool or container used for domestic heating purposes

shall be constructed within the curtilage of the dwellinghouse without Planning

Permission first having been granted by the Local Planning Authority.

Reason: The Local Planning Authority considers that further development could

cause detriment to the amenities of the occupiers of nearby properties or to the

character of the area, and for this reason would wish to control any future

development and in accordance with Policy DE1 of the adopted South Kesteven

Local Plan.

15.Within a period of five years from the first occupation of the final dwelling/unit of the

development hereby permitted, any trees or plants provided as part of the approved

soft landscaping scheme, that die or become, in the opinion of the Local Planning

Authority, seriously damaged or defective, shall be replaced in the first planting

season following any such loss with a specimen of the same size and species as was

approved in condition above unless otherwise agreed by the Local Planning

Authority.

Reason: To ensure the provision, establishment and maintenance of a reasonable

standard of landscape in accordance with the approved designs and in accordance

with Policies DE1, EN3 and OS1 of the adopted South Kesteven Local Plan.

16.The created and/or enhanced habitat specified in the approved Habitat Management

Monitoring Plan [HMMP] shall be managed and maintained in accordance with the

approved [HMMP].

Reason: To ensure the development delivers a biodiversity net gain on site in

accordance with Schedule 7A of the Town and Country Planning Act 1990.

17.Notice in writing shall be given to the Council when the Habitat Management and

Monitoring Plan (HMMP] works have started.

Reason: To ensure the development delivers a biodiversity net gain on site in

accordance with Schedule 7A of the Town and Country Planning Act 1990.