Five residential flats at 4 Silver Street, Gainsborough

What was proposed

The application sought five flats on the upper floors, four rear windows, internal alterations and replacement of an unlawful flat roof, while retaining the ground-floor shop.

“PROPOSAL: Planning application for change of use of vacant spaces on the 1st, 2nd & 3rd floors from E(a) retail to (C3) residential accommodation, internal alterations to form 5no. residential units including installation of 4no. windows to rear elevation, including rectifying unlawful work.”

“The application will create two self-contained flats on the first floor (a one bed and a two bed flat), 2no.x one-bed self-contained flats on the second floor and a one bed self-contained flat on the third floor (5 self-contained flats in total). The flats will be accessed off Silver Street through a door way which leads through a passageway to a door way and a stairway up to the upper floors of the building.”

Officer report

The site

The site is a Grade II listed four-storey building in the town centre conservation area and primary shopping area, surrounded by commercial properties.

“Description: The site is a Grade II listed building within Gainsborough Town Centre and Gainsborough Primary Shopping Area. The property is a four storey building that fronts Silver Street, one of the main pedestrian thoroughfares in Gainsborough town centre. The site is within the Gainsborough Town Centre Conservation Area and the site is surrounded by other commercial properties some of which have accommodation on the upper floors.”

Officer report

Earlier applications

Earlier permissions for converting the upper floors had lapsed, a 2023 application was refused over heritage harm, and unlawful roof work remained to be addressed.

“PRE/2025/00003 - Pre-application enquiry for change of use from retail to 5no. residential units. Listed building consent for change of use of vacant spaces on the 1st, 2nd & 3rd floors from E(a) retail to (C3) residential accommodation, internal alterations to form 5no. residential units including installation of 4no. windows to rear elevation, including rectifying unlawful work.”

“I also went on site with the Conservation Officer on the 13/06/2023 and some of the work carried out after the grant of the above permissions was not permitted and is considered to have detrimentally affected the Grade II Listed Building. The most notable example of this is the following.”

Officer report

Officers’ recommendation

Officers recommended approval because the flats would support town-centre vitality, preserve the listed building and conservation area, and provide heritage benefits outweighing the parking shortfall.

“Conservation Area and Listed Buildings The site is a Grade II listed three storey building which is surrounded by other commercial properties some of which have accommodation on the upper floors. Many of these neighbouring buildings are also listed, including the attached building to the east (No.38 Market Place). The building is early 18 th century and is located in the Gainsborough Town Centre Conservation Area. The building is in a very poor state of repair.”

“With consideration to the town centre location with close walking proximity to numerous facilities/services and siting close to several town centre car parks and public transport links, including the bus and train station, it is considered that the non-inclusion of parking provision is acceptable in this case.”

Officer report

Consultation responses

The Town Council supported the proposal, highways raised no objection, the Conservation Officer had no objection subject to conditions, and no resident representations were received.

“LCC Highways and Lead Local Flood Authority: The proposals impact on the public highway is negligible; therefore, the highway authority would have no objection to this application. Having given due regard to the appropriate local and national planning policy guidance (in particular the National Planning Policy Framework), Lincolnshire County Council (as Highway Authority and Lead Local Flood Authority) has concluded that the proposed development would not be expected to have…”

“Conservation Officer: 11/02/2026: The change of use to the first floor and above to residential preserves the character and conserves the conditions of the derelict building. This will be supported by Policy S57. The Heritage Statement (HS) is limited in information and does not provide detailed justification or investigation into the specific alterations proposed and any impacts this has upon the significance.”

Officer report

Who spoke

Councillor Dobbie declared a non-pecuniary interest and said the Town Council supported the proposal because it would increase residential occupation in the town centre.

Members’ discussion

Members supported the proposal for adding town-centre homes and improving a listed building, and clarified access and the limited ground-floor works.

“In discussing the application, Members expressed support for the proposal, noting the benefits of bringing additional residential accommodation into the town centre and securing improvements to a listed building. Positive reference was also made to the success of similar renovation projects undertaken in the immediate vicinity.”

“A Member of the Committee sought clarification regarding whether any works were proposed to the ground floor retail unit. Officers advised that only repair works were proposed.”

Minutes

The vote

The proposal to accept the officers’ recommendation was seconded and voted upon.

“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:”

Minutes

The decision

Planning permission was granted subject to a three-year commencement condition and compliance with the approved plans and documents.

“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.”

Minutes