Workshop barn conversion at North And South Barns West Of Brant Lodge, Stragglethorpe

What was proposed

The application sought continued Class E(g) workshop use of two barns, extended operating hours and retrospective approval for doors, hardstanding and lighting.

“The application site comprises an area of land less than half a hectare in size to the west of the Church of St Michael, Stragglethorpe. The site includes two barns, identified for the purposes of this (and previous) applications as North Barn and South Barn. The barns were historically agricultural but have recently been converted to uses falling with Use Class E(g) pursuant to a permitted development position discussed later in this report.”

“The proposal, as described within the planning statement, seeks to authorise the continued use of the existing barns as Use Class E(g), extend and adjust the operating hours, and seek retrospective consent for external works, including the installation of new personnel doors, roller doors, hardstanding south of South Barn, and security lighting. B. Background…”

Officer report

The site and surroundings

The site contains two barns beside the listed church, near several dwellings, with access from an unmade rural lane and surrounding agricultural land.

“The site itself is located at the northern edge of the hamlet of Stragglethorpe. Stragglethorpe Lane runs from the A17 to the north, through the settlement and out to the south. The few dwellings within the hamlet are served by an informal network of access points. Church Lane is an unmade track edged in red in the location plan and connects Stragglethorpe Lane to the east of the site.”

“Church Lane continues to the south, along the eastern edge of the remaining agricultural function and serves a number of dwellings before rejoining Stragglethorpe Lane further south. When including the immediate blue edged areas the site has 4 adjoining dwellings, Sandbeck Lodge, Old School Cottage, Brant Lodge, and Shieldings. The Grade II Listed Brant House Farmhouse is an additional dwelling to the south of Church Lane and bordering the red line.”

Officer report

Consultation responses

Highways raised no objection, environmental services sought controls on hours and noise, and the conservation officer supported mitigation for lighting and operating hours.

“The character of the space and proposed changes will create a more industrial rather than agricultural use. These changes will have an impact on the setting of the church and wider area, however this could be mitigated through opening hours to reduce the requirements for illumination.”

“Official Principal Ecology and Wildlife Officer None received LCC Footpaths Officer None received LCC Highways/SuDs No objection - the access arrangements remain unchanged with ample parking within the site; therefore, it is considered that the proposals would not result in an unacceptable impact on highway safety.”

Officer report

Objections and support

Eleven objections raised concerns about noise, disturbance, lighting, traffic, rural character, heritage and planning compliance; three letters supported the proposal and longer hours.

“The proposal would result in significant and demonstrable harm in respect of noise & disturbance through intensification of workshop activity and the expansion of operating hours in a rural location.”

“The proposal would generate a significant intensification of vehicular traffic on Church Lane, a narrow rural lane not designed to accommodate regular commercial traffic • The proposal introduces a fundamentally different traffic pattern • No traffic assessment or transport statement has been submitted • No information regarding visibility splays, capacity to accommodate 2-way traffic, or the impact on other road users • A rural lane/track arrangement is not suitable and…”

Officer report

Who spoke

No public speakers, ward members or strong community advocates were registered for the committee’s consideration of the biodiversity matters.

What members considered

Members considered biodiversity net gain and landscaping, including the proposal for at least ten native trees and additional management and maintenance requirements.

“The purpose of the report before the Committee was to update Members on the comments from the Principal Ecology and Wildlife Officer, the application of planning policy in relation to Biodiversity Net Gain (BNG) and the implications on the Planning Conditions. All other matters were unchanged from the report considered by Members in April and as recorded in the published minutes.”

“The only matters for consideration and debate by the Committee were the key issues of Biodiversity Net Gain and Landscaping and the additional two Planning Conditions regarding planting details and the maintenance period.”

Minutes

The vote

Members unanimously approved the two additional planning conditions and their inclusion with the conditions previously approved.

“It was therefore proposed and seconded that the two new Planning Conditions (8 and 9) detailed within the agenda be approved and included with the Conditions that were approved at the Planning Committee meeting on Tuesday 7 th April 2026. The previous Condition 8 would become Condition 10.”

“That the two new Planning Conditions (8 and 9) be approved and included with the Conditions that were approved at the Planning Committee meeting on Tuesday 7 th April 2026. The previous Condition 8 would become Condition 10.”

Minutes

Main conditions

The conditions control lighting, Class E(g) use, building alterations, operating hours, outdoor work, noise, ecological enhancements, landscaping and maintenance.

“Within 6 weeks of the date of this consent, a scheme for the mitigation of light pollution, to include cowling around the lights shown on Drawing titled ‘Plans and Elevation as converted South Barn’ shall be submitted for approval in writing by the Local Planning Authority. The scheme shall include details of the timing of the lighting relative to the operational hours specified in Condition 4.”

“Within 6 weeks of the date of this permission a scheme for the management and maintenance of the landscaping scheme required by condition 8 above shall be submitted for approval in writing by the Local Planning Authority.”

Minutes