Offices and storage extension at Overhall Contractors Ltd, Thealby

The site and setting

The site is an established builder’s yard outside the development boundary, in flood zone 1.

“RELEVANT PLANNING HISTORY PA/2005/1830: Planning permission make alterations to existing workshops, including part demolition – approved with conditions 09/12/2005 7/1991/0708: Construct a car park and new vehicular access (partial resubmission of 7/328/91 but excluding any extension to the builder’s yard or storage areas) – refused 20/02/1992 7/1991/0328: Change the use of existing agricultural land to provide an extension to builder’s…”

“It is worth noting that the building being considered under this application is within the builder’s yard and was used for storage purposes. During a site inspection, it was evident the existing storage has been changed into offices and a metal frame for the proposed extension has been erected but the extension has not been completed. By way of background, the builder’s yard started as a modest workshop for use as a garage (7/1974/0386), approved on 09/10/1974.”

Officer report

Officers’ recommendation

Officers recommended approval because the business use was acceptable in principle, the design fitted the yard, and drainage concerns had been resolved.

“The original recommendation was based on the LLFA having raised concerns about potential drainage impacts on the site and elsewhere in the area and the lack of supporting information. This matter has since been resolved and the LLFA supports the application and considers, with the recommended compliance condition, that all matters have been resolved and are acceptable.”

“Conclusion On balance, the proposal is considered acceptable. Whilst, previously, refusal of the application was recommended due to unresolved drainage concerns and insufficient supporting information, this is no longer the case. Following deferral of the application, the applicant has provided additional technical information which has been reviewed by the LLFA and found to be satisfactory.”

Officer report

Consultation responses

Highways, ecology and environmental protection raised no objections subject to conditions, while the flood authority accepted the drainage solution with a compliance condition.

“LC7 Landscape protection North Lincolnshire Core Strategy: CS1 Spatial strategy for North Lincolnshire CS2 Delivering more sustainable development CS3 Development limits CS5 Delivery quality design in North Lincolnshire CS11 Provision and distribution of employment land CS17 Biodiversity CS19 Flood risk CS25 Promoting sustainable transport Housing and Employment Land Allocations DPD: Settlement inset map 91 – Thealby PS1 Presumption in…”

“While waiting for the initial information requested to be submitted, the drainage officer reviewed the application further (29 May 2025) after he was made aware by the case officer of the adjacent proposal (PA/2025/275), also in the applicant’s ownership, proposed to drain into the same pond.”

Officer report

Who spoke

The applicant’s agent described the company’s local employment, vehicle arrangements and community work, and welcomed appropriate drainage conditions.

Committee debate

Members discussed overlooking, overshadowing, traffic through the hamlet and unresolved drainage concerns, while recognising the business’s local value.

“Cllr Marper stated that the local concerns were not just related to drainage. Cllr Marper stated that the proposed extension would overlook local properties, in contravention of policy DS1. There were also concerns about overshadowing, and that some concerns had been outstanding for many years. Cllr Marper also stated that, despite the assurances, some drivers did travel through Thealby, disrupting a small hamlet.”

“Cllr Davison stated that a deferral might be appropriate in order to enable further discussions on the drainage issues that were identified.”

Minutes

The committee vote

A motion to defer the application for further drainage details was proposed, seconded and carried.

“It was moved by Cllr J Davison and seconded by Cllr J Matthews –”

“That the application be deferred to allow the applicant to submit further drainage details.”

Minutes