Replacement Gospel Hall at Bridge Farm, Luffenham Road, Ketton

What was proposed

The application proposed a replacement Gospel Hall, expanded parking, lighting and landscaping, plus employment use for the existing hall.

“EXECUTIVE SUMMARY This application seeks permission for a replacement Gospel Hall, expanded car parking, landscaping and associated works, together with the conversion of the existing hall back to employment use within Classes E(g)(iii), B2 and B8.”

Officer report

Site and surroundings

The site is an established Gospel Hall complex in open countryside, with agricultural buildings, hedgerows, trees and existing parking.

“06/06/2023 V1 Site & Surroundings 1. The application site lies on the north side of Luffenham Road (A6121) on the western approach to Ketton and comprises an established Gospel Hall complex. The site contains an existing converted industrial unit currently used as the Gospel Hall, an ancillary former bungalow (used for storage and toilets), and an associated car park that extends to the front, side and rear of the buildings.”

“The site is approximately 940m from the edge of the Ketton settlement edge and is outside the planned limits of development, and therefore, within designated open countryside. Proposal 4. The application seeks full planning permission for the construction of a new purpose-built Gospel Hall (Use Class F.1(f)) to the rear of the site, alongside an extended and redesigned car park, landscaping, lighting, and associated works.”

Officer report

Earlier planning history

Earlier permissions covered industrial use, access, parking, and temporary and permanent use of the existing building as a place of worship.

“FUL/2001/0351 - Removal of condition of planning permission reference F/98/0466 regarding the storage of materials externally. – Refuse • FUL/2002/0071 - Removal of Condition 4 on permission Reference F/98/0466 to allow storage of materials externally. - Approve • FUL/2003/0464 - Variation of Condition No 5 of Planning Application F/98/0466 to enable use of light grey roof sheets on workshop to replace olive green.”

“2017/0037/FUL - Deletion of Condition 1 in relation to approved application APP/2012/0268 (Temporary change of use of existing B2 industrial building to place of worship) in order to allow for permanent use of Bridge Farm as a place of worship (Use Class D1). – Approve…”

Officer report

What officers recommended

Officers recommended approval because the replacement met an identified operational need, reused the existing hall for employment, and addressed landscape, highway and ecological effects.

“The proposal seeks the replacement of the existing Gospel Hall, (an established community facility with a long planning history on the site) with a purpose-built building and associated improvements including extended parking, lighting and landscaping. The principle of the Hall’s presence in this location has been accepted through multiple previous planning permissions, including the 2012 temporary consent and the 2017 permanent consent.”

“Taking these considerations together, the proposal is judged to align with national and local policy support for established rural community uses, and the justification provided is sufficient to demonstrate a need for the new building in this countryside location. The principle of development is therefore considered acceptable, subject to the detailed matters of landscape, design, biodiversity, drainage and highways addressed later in this report.”

Officer report

Consultees’ views

The parish council and technical consultees raised no objections, while ecology confirmed measurable biodiversity gains and requested protected-species and habitat conditions.

“LCC Ecology The Ecology Unit raises no objection, confirming the application delivers measurable Biodiversity Net Gain and that the supporting ecological documentation is satisfactory. The existing hall is a confirmed bat roost, requiring appropriate mitigation, and conditions are recommended relating to a Biodiversity Gain Plan, a Habitat Management & Monitoring Plan (30 years), and a Construction Environmental Management Plan for biodiversity.”

Officer report

Public comments

Fifteen public comments supported the replacement hall, safer access, improved parking, landscaping, facilities and return to employment use.

“Historic England No comments to make Neighbour Representations Below is a summary of the comments. Full details can be viewed on the Council’s website. (https://publicaccess.rutland.gov.uk/online- applications/?_ga=2.69299920.1503643438.1693558555-1954588303.1693558555)”

“Strong support for replacing the outdated existing hall. • Safer access and much-improved car parking layout. • New building seen as discreet, well-screened, and fitting into the farm setting. • Landscaping and design considered an enhancement to the area. • Returning the existing building to employment use welcomed. • Better internal facilities, including toilets under one roof. • PBCC noted as good neighbours who maintain the site well. Conclusion 40.”

Officer report

Who spoke

The Development Manager introduced the application, and the committee heard a deputation from the applicant.

Members’ questions

Members asked about additional parking, sewage treatment, and possible solar panels or heat extractors; the applicant responded about logistics and infrastructure.

“The applicant described the extensive pre-application and public consultation process undertaken since 2011, emphasising the lack of local objections and the community's support for the new meeting hall and its design, with Ketton Parish Council also content.”

“Members raised questions regarding the need for additional car parking spaces, sewage treatment, and consideration of solar panels or heat extractors. The applicant responded about site logistics and infrastructure limitations.”

Minutes

The vote

A motion to approve the application was unanimously carried, with eleven votes in favour.

“It was proposed by Councillor D Ellison and seconded that the application be approved subject to the conditions in the report and a S106 agreement for Biodiversity Net Gain.”

“Upon being put to the vote, with eleven votes in favour, the motion was unanimously carried.”

Minutes