26 August 2016
Chairman: Councillor A Redpath Vice Chairman: Councillor N Anderson Aldermen: Alderman D Drysdale, Alderman G Rice MBE, Alderman J
Dillon MBE JP Councillors: Councillor R Beckett, Councillor A Girvin, Councillor U
Mackin, Councillor L Poots, Councillor M Tolerton, and Councillor P Catney
The Monthly Meeting of the Planning Committee will be held in the Council Chamber, Island Civic Centre, The Island, Lisburn, on Monday 5th September 2016 at 2.00 pm, for the transaction of business on the undernoted Agenda. Please note that lunch will be available in The Members Suite from 1.30 pm. Refreshments will also be available in The Members Suite during the adjournment of the meeting at 5.30 pm. You are requested to attend. DR THERESA DONALDSON Chief Executive
Agenda 1. Apologies
2. Declarations of Interest
3. Minutes
3.1 Minutes of the Planning Committee Meeting held on 1st August 2016
4. Report from the Lead Head of Development and Planning
4.1 Report from the Planning Manager
4.1.1 Schedule of Applications to be Determined
(1) S/2014/0908/F – Major Application – Application under Section 54
of the 2011 Planning Act to remove holiday occupancy (Condition 2) of approval S/2008/0878/F for holiday home development comprising 58 apartments at Lands at Annacloy House, 14 Trench Road, Hillsborough.
(2) LA05/2016/0510/F - Major Application – New car park to serve
Hillsborough Castle – amendments to the location of the approved car park access on the A1 and resulting internal layout at Land at Hillsborough Castle, Hillsborough Road, Hillsborough.
(3) LA05/2015/0844/F – Major Application – Erection of 71 dwellings
with single storey garages, landscaping, car parking, associated site works, access arrangements and highway infrastructure improvements comprising a realignment of Hillsborough Road and new junction arrangement at Moneyreagh Road (71 residential units in total) (Amended plans/additional information received) site at Lands immediately north of 61 Hillsborough Road and 10 Church Lodge, south east of 42 Church Road, south of Moneyreagh Community Centre and approximately 100 metres north west of 64 Hillsborough Road, Moneyreagh.
(4) LA05/2015/0041/F – Major Application – Erection of 53 dwellings (comprising a mix of detached and semi-detached dwellings with garages and apartments), with below ground pumping station, associated landscaping, site and access works and a car parking area to facilitate access to the adjacent Lagan Valley Regional Park (Union Locks) (Amended plans and additional information) at Lands at Blaris Road, Lisburn immediately opposite and to the south of Rivergate Lane, Lisburn and to the north of Junction 7, M1 Motorway.
(5) LA05/2015/0841/F – Local Application – Proposed acoustic fence
(1.8m) in conjunction with adjacent residential application (LA05/2015/0041/F), extension to VRS safety barrier along Motorway slip and preparation (infilling/regarding) of lands to provide level platform for future provision of 4m cycleway and all associated works. (Amended Proposal Description and Plans) at Lands at Blaris Road, Lisburn immediately opposite and to the south of Rivergate Lane, Lisburn and to the North of Junction 7, M1 Motorway.
(6) S/2015/0213/F – Local Application (Called In) – Proposed
construction and installation of a 120kw Archimedes Screw Hydroelectric Turbine including intake channel, turbine house and return Tail Race Channel at 240m North East of Lambeg Orange Hall, Church Hill Road, Lisburn.
(7) LA05/2015/0664/O – Local Application (Previously Deferred) –
Proposed dwelling at beside and to west of 1 Corrstown Road, Ballylackey, Upper Ballinderry, Lisburn.
4.1.2 Local Development Plan
4.1.2.1 Updated Position Paper 9 ‘Countryside Assessment’
4.1.2.2 Position Paper 14 ‘Education, Health, Community and
Culture’ 4.1.3 Development Management – Decisions Issued August 2016 4.1.4 Development Management – Live Appeals August 2016 4.1.5 Revision to Planning Section of Council Website
4.2 S/2011/0659/F – 5 Pond Park Road East, Lisburn, BT12 3RQ Proposal –
Engineering works incorporating the extraction of rock over a 5-year period to facilitate the extension of the existing storage area. Also the construction of a replacement workshop, a fabrication shed and the installation and operation of a replacement concrete plant, aggregate storage bays and retention of a settlement lagoon – Notice of Opinion to Approve
4.3 NILGA Planning Training Events Series Autumn/Winter 2016/17
4.4 NILGA Press Release 4.5 Budget Report - Planning Unit
4.6 Rolling Year Absence Figures for the Planning Unit 5. Confidential Business
Members are requested to access the Confidential Report on Sharepoint under the Confidential Folder – Planning Committee
5.1 Enforcement Cases with Court Proceedings for September 2016
Confidential for reason of information relating to any individual; information which is likely to reveal the identity of an individual; and information in relation to which a claim to legal professional privilege could be maintained in legal proceedings.
6. Any Other Business
--ooOOoo-- To: Members of Lisburn & Castlereagh City Council
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LISBURN & CASTLEREAGH CITY COUNCIL
Minutes of Meeting of the Planning Committee held in the Council Chamber, Lisburn & Castlereagh City Council Offices, Island Civic Centre, The Island, Lisburn on Monday 1st August 2016 at 2.05 pm
PRESENT:
Councillor A Redpath (Chairman)
Councillor N Anderson (Vice Chairman) Aldermen : J Dillon MBE JP and D Drysdale Councillors: P Catney, A Girvin, U Mackin, L Poots and Councillor M Tolerton
IN ATTENDANCE: Lead Head of Planning & Building Control (IW) Planning Manager (BE) Principal Planning Officer (RH and LJ) Senior Planning Officers (RT and AS) Committee Secretary Attendance Clerk
Cleaver Fulton & Rankin Kate McCusker (Legal Advisor)
Commencement of Meeting The Chairman, Councillor A Redpath, welcomed everyone to the meeting.
Introductions were made by the Chairman, Councillor A Redpath and some Housekeeping and Evacuation announcements were made by the Lead Head of Service (Planning & Building Control). 1. Apologies
Apologies for non-attendance at the Meeting were accepted and recorded on behalf of Alderman G Rice and Councillor T Beckett.
2. Declarations of Interest
The Chairman, Councillor A Redpath, sought Declarations of Interest from Members and reminded them to complete the supporting forms which had been left at each desk.
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The following Declaration of Interest was made:
Alderman D Drysdale referred to Application Number Y/2013/0064/O and advised that he was Chairman of Inspire Business Park, Carrowreagh Road, Dundonald, which was a competitive business to the said application. He advised that he would be withdrawing from the meeting during discussion of this planning application.
3. Minutes
It was proposed by Councillor U Mackin, seconded by Councillor P Catney and agreed that the following Minutes be signed.
Minutes of Meeting of Planning Committee held on 4th July 2016.
4. Report from the Lead Head of Planning and Building Control It was agreed that the report and recommendations of the Lead Head of Planning and Building Control be adopted, subject to any decisions recorded below:- 4.1 Report from the Planning Manager It was agreed that the report and recommendations of the Planning Manager be adopted, subject to any decisions recorded below:- Items for Decision
4.1.1 Schedule of Applications: The Chairman, Councillor A Redpath, reminded Members that they needed to be present for the entire item. If absent for any part of the discussion they would render themselves unable to vote on the application.
The Legal Advisor referred to the Protocol for the Operation of the Lisburn & Castlereagh City Council Planning Committee which provides guidance on decisions made which are contrary to Officers’ recommendations.
Members were reminded that ‘Committee decisions contrary to officer recommendation may be subject to legal challenge. Members must therefore ensure that the reasons for the decision are set out and based on material planning reasons. Furthermore, the Planning Officer should always be given the opportunity to explain the implications of the Planning Committee’s decision.’
Therefore ‘Decisions contrary to an Officer’s recommendation must be formally recorded in the Committee minutes and a copy placed on the file.’
The Chairman, Councillor A Redpath, advised that there were a number of speakers in attendance making representation on some of the applications and therefore the Schedule of Applications would be taken out of order to enable these applications to be taken first.
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(3) S/2015/0130/F – Local Application (Called In) – Demolition of existing 2.5 storey dwelling and construction of 1 No. 2 storey dwelling with rooms in roofspace to roadside and 1 No. 1.5 storey dwelling to rear of site at 85 Antrim road, Lisburn (amended plans received)
The Senior Planning Officer (RT) presented this application as outlined within the circulated Report. The Committee received Ms Carrie McDonagh who wished to speak on behalf of the applicant and who highlighted the following:
In policy terms, the site is free from any protective designation;
It is consistent with BMAP;
It is in an area where there is a presumption to approve residential proposals;
The transportation network supports intensification of development;
The neighbours on either side and opposite have provided their support for the application;
The objections received relate to the rear property only;
The proposal is consistent with the local character;
It will not set a precedent for further development;
The garage of no. 12 Richmond Crescent which abuts the rear boundary, will provide a buffer between the two garden areas;
A 15m window to window separation is achieved – typical of properties backing onto each other at Richmond Crescent;
The dwelling design ensures privacy is protected;
There are no windows in the rear elevation other than a landing and one ground floor window;
There are no upper floor windows in the NW elevation closest to no. 11;
Any impact on light will be minimal.
This was followed by a question and answer session The Committee received Mr Gavin Rolston who was speaking on behalf of the residents of Nos. 11 and 12 Richmond Crescent, in opposition to the application and who highlighted the following:
The design of this proposed development would impact on the amenity of the residents at Nos. 11 and 12 Richmond Crescent ;
There has been no reference to DCAN 8 which relates to backland development;
A plot size of 80m is deemed acceptable – as this plot site is 55m deep, it is totally unsuitable for development;
As the plot size was substandard – it would not provide a high quality build;
This proposal would set a precedent;
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There was no proposed landscaping at the rear dwelling;
There would only be a large expanse of tarmac to the space at the front for car-parking;
The distance from the rear site boundary to back end wall is only 7m;
The rear dwelling will be too close to the back boundary to provide proper amenity for the residents at Nos 11 and 12 Richmond Crescent;
The quality of backland development would be impaired;
There were concerns with the relationship to neighbouring properties in terms of layout and lack of garden space.
This was followed by a question and answer session. (The Senior Planning Officer (AS) left the meeting at 2.30 pm and returned at 2.34 pm).
The Committee, having considered the information provided within the Report, and by those making representations, agreed by a majority of 7:2 with 0 abstentions, to approve the application for the reasons outlined in the Officer’s report.
(4) LA05/2015/0765F – Local Application (Called In) – Proposed dwelling to replace existing home to rear of 44 Halfpenny Gate Road, Lisburn
The Senior Planning Officer (AS) presented this application as outlined within the circulated Report. The Committee received Mr Edwin Poots MLA who wished to speak in support of the application and who highlighted the following:
The applicant had resided in his home for 16 years and wished to remain in the area;
He referred to the applicant’s personal circumstances;
Whilst there was no planning history at the property, the applicant was exempt from planning enforcement under the 5-year rule;
This proposal would enhance the current site;
An extension to the hamlet limit could be covered;
This proposal would not be adding to ribboning development;
A similar application had been granted approval in the same locality.
This was followed by a question and answer session The Committee received Mr Paddy Johnston who was speaking in support of the application and who highlighted the following:
The existing home is set on a solid base with brick plinth;
The site is located within a well-established curtilage with mature trees and hedges to all boundaries;
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The access has been approved by Roads Service and has been in existence for over 16 years and is within the hamlet limits;
The site is not visible from any vantage point;
This application is very similar to Application Number S/2012/0121/F which was appealed and permitted;
This proposal is within 150m of the appeal site and very similar;
Previous approval was given for two houses at 44a and 44c Halfpenny Gate Road, immediately adjacent to the proposed site;
Halfpenny Gate hamlet and the neighbouring Long Kesh hamlet show instances where approval has been given outside the development limits;
The proposal is to build a dwelling directly on the location of his existing home.
This was followed by a question and answer session.
At this point, Alderman J Dillon proposed that the application be deferred to enable the applicant to submit further information, which was seconded by Councillor U Mackin. The Chairman, Councillor A Redpath, put the proposal to a vote in which 4:4 voted in favour of the proposal. The Chairman, Councillor A Redpath, then declared that as he had the deciding vote, he would be casting that vote in favour of the recommendation to proceed with determination of the planning application.
At the culmination of further discussion and ensuing debate, the decision was put to a vote and by a majority of 4:2 with 3 abstentions, it was agreed that the recommendation of the Planning Officer to refuse Planning Permission would not be upheld.
The Chairman, Councillor A Redpath, stated that the Professional Officer's recommendation to refuse planning permission had fallen and that a new motion was now under consideration. The Chairman, Councillor A Redpath, reminded Members that Section 45 of the 2011 Planning Act states that in dealing with planning applications, the Council must have regard to the local development plan, so far as material to the application, and to any other material considerations and that the appropriate policy should be quoted as necessary.
After discussion, it was proposed by Councillor P Catney, seconded by Councillor M Tolerton and by a majority of 5:3 with 2 abstentions, it was agreed that the reasons cited for approving planning permission were:
The suitability of the site for the proposed development due to exceptional circumstances of the applicant and the fact he has resided at his current home for 16 years;
The site is in close proximity to the development limit and a precedent has already been set by a breach of the development limits by the neighbouring garage of the adjacent property.
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The Chairman, Councillor A Redpath, declared the application approved for the reasons stated above.
The Chairman, Councillor A Redpath, then highlighted that because the application had been recommended for refusal, no conditions had been drafted. Conditions would now need to be discussed and agreed in principle with the precise wording of these being delegated to the Planning Manager in accordance with section 7 of the Local Government (NI) Act 2014.
After discussion it was agreed by a majority of 4:2 with 3 abstentions that the wording of appropriate conditions be delegated to the Planning Manager.
Adjournment of Meeting
At this juncture (3.50 pm), the Chairman, Councillor A Redpath, declared that there would be a 5 minute comfort break and declared the meeting adjourned.
Alderman J Dillon left the meeting at this point. Resumption of Meeting
The Chairman, Councillor A Redpath, declared the meeting resumed at 4.04 pm.
(1) Y/2013/0064/O – Major Application – Industry and commerce as zoned in
the Belfast Metropolitan Area Plan 2015 to include Class B1 Business, Class B2 Light Industrial, Class B3 General Industry and Class B4 Storage or Distribution (amended description of proposal) on land to the North of Dundonald Industrial Estate and Dundonald Enterprise Park, Carrowreagh Road, Dundonald
Alderman D Drysdale advised that, as a representative of the area, he wished to make Members aware of ongoing flooding issues due to the topography of the Craigantlet Hills causing water to run down on to the dual carriageway with associated safety issues. The matter was currently being looked into by the Water Service and he was concerned that further hardstanding at this location might exacerbate the problem. (At this juncture, Alderman D Drysdale left the meeting at 4.05 pm). The Senior Planning Officer (AS) presented this application as outlined within the circulated Report.
This was followed by a question and answer session.
The Committee, having considered the information provided within the Report, unanimously agreed by a vote of 7:0 with 0 abstentions to approve the application for the reasons outlined in the Report.
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(2) LA05/2016/0269/F – Local Application (Mandatory) – Proposed erection of CCTV pole and camera on land 180m NW of the Ivan Davis Pavilion, Wallace Park, Belfast Road, Lisburn
Alderman D Drysdale re-entered the meeting at 4.25 pm. The Senior Planning Officer (RT) presented this application as outlined within the circulated Report.
This was followed by a question and answer session.
At the culmination of further discussion and ensuing debate, the decision was put to a vote and by a majority of 8:0 with 0 abstentions, it was unanimously agreed that the recommendation of the Planning Officer to approve Planning Permission would be upheld.
4.1.2 Development Management – Decisions Issued July 2016 It was proposed by Councillor P Catney, seconded by Alderman D Drysdale and agreed that Members note that the update provided in respect of Decisions Issued for July 2016 and that the Decisions Issued Report for July 2016 would be circulated by e-mail during the week commencing Monday, 1st August 2016 with the report being posted to the Council website thereafter. The Chairman, Councillor A Redpath, welcomed the progress on the legacy applications. 4.1.3 Development Management – Pre Application Notices (PAN) It was proposed by Councillor P Catney, seconded by Councillor M Tolerton and agreed that Members note the information in respect of Pre Application Notices (PAN) received since 1 July 2015. 4.1.4 Development Management – Live Appeals July 2016 It was proposed by Councillor L Poots, seconded by Councillor P Catney and agreed that Members note the information providing details of Appeals received as at 19 July 2016. 4.1.5 Listing of Buildings of Special Architectural or Historic Interest. Having been provided with information from the Department for Communities advising of the 15th addition to the list of Buildings of Special Architectural or Historic Interest in the Lisburn & Castlereagh City Council area – the listing of Glenavy Bridges, Crumlin Road, Lisburn - it was proposed by Councillor P Catney, seconded by Councillor M Tolerton and agreed that Members note this information.
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4.1.6 Revision to Planning Section of Council Website It was proposed by Councillor M Tolerton, seconded by Councillor P Catney and agreed that Members note the revision to the Council website on 14th July 2016 in order to improve the availability of planning information and to more fully integrate that information within the Council website, providing a more efficient and user friendly customer experience. The Planning Manager advised that a short presentation would be made at the September Planning Committee meeting to instruct Members on navigating the Planning section of the website. 4.1.7 Consultation Document on Proposals for a Historic Environment Fund (Department for Communities – March 2016)
It was agreed that Members note the contents of a report and consultation document on Proposals for a Historic Environment Fund issued by the former Department of Environment in March 2016.
4.2. Northern Ireland Planning Conference – 13th October 2016 in Belfast Members had been furnished with details of the Northern Ireland Planning Conference which is taking place on Thursday, 13th October 2016 in Belfast. The Lead Head of Planning and Building Control advised that several Officers would also be attending the Conference due to the nature of the conference and speaker content and its wide-ranging relevance to the Council. It was proposed by Councillor L Poots, seconded by Councillor P Catney and agreed that approval be given to the Chairman and Vice-Chairman of the Planning Committee, or their nominees and to attend the above conference. 4.3 Budget Report – Planning Unit It was proposed by Councillor M Tolerton, seconded by the Vice-Chairman, Councillor N Anderson and agreed to note the information contained within a copy of the summary Budget Report for the Planning Unit for the year to 31st March 2017 as at 30th June 2016. 4.4 Rolling Year Absence Figures for the Planning Unit It was proposed by the Vice-Chairman, Councillor N Anderson, seconded by Councillor M Tolerton and agreed to note that, due to the amalgamation of the time-ware and absence systems, the absence figures would not be available until the September Committee Meeting. 5. Confidential Report from the Lead Head of Planning and Building Control It was agreed that the report and recommendations of the Confidential Report of the
Lead Head of Planning and Building Control be adopted, subject to any decisions recorded below.
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The Chairman, Councillor A Redpath, advised that the following item would be discussed ‘in Committee’ for the following reason: This item was confidential for reason of information relating to any individual;
information which is likely to reveal the identity of an individual; and information in relation to which a claim to legal professional privilege could be maintained in legal proceedings.
‘In Committee’ It was proposed by Councillor P Catney, seconded by the Vice-Chairman, Councillor N Anderson and agreed that the items in the Confidential Report be considered ‘In Committee’, in the absence of press and public being present. 5.1 Enforcement Cases with Court Proceedings for August 2016 The Legal Advisor left the meeting at 4.36 pm. Having been provided with information on Enforcement Cases with Court Proceedings in August 2016 it was agreed that the information provided within the Report should be noted. 5.2 Additional Confidential Report from the Lead Head of Planning and Building
Control It was agreed that the additional report and recommendations of the Confidential Report of the Lead Head of Planning and Building Control be adopted, subject to any decisions recorded below. The Chairman, Councillor A Redpath, advised that the following item would be discussed ‘in Committee’ for the following reason: This item was confidential due to it containing information in relation to which a
claim to legal professional privilege could be maintained in legal proceedings.
5.2.1 S/2011/0659/F – 5 Pond Park East, Lisburn, BT12 3RQ – Proposal: Engineering Works incorporating the extraction of rock over a 5-year period to facilitate the extension of the existing storage area: also, the construction of a replacement workshop, a fabrication shed and the installation and operation of a replacement concrete plant, aggregate storage bays and retention of a settlement lagoon – Notice of Opinion to Approve
Having been provided with information in relation to the above matter, it was proposed by Councillor P Catney, seconded by the Vice-Chairman, Councillor N Anderson and agreed that the anticipated costs be approved.
5.3 Letter from the Local Government Commission for Standards re: Code of Conduct and Complaint lodged against certain Councillors The Committee was made aware of this correspondence which had been received by two Planning Committee Members and referred to an application which had not yet come before Council.
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It was agreed that, in the interim, this correspondence be noted and that Officers would ascertain if the services of the legal adviser could be used in such instances. It was also agreed that Members who wished to receive additional training to deal with such matters would be arranged. Resumption of Normal Business It was proposed by Alderman D Drysdale, seconded by the Vice-Chairman, Councillor N Anderson and agreed to come out of committee and normal business was resumed. (The Legal Advisor returned to the meeting at 4.43 pm).
6. Any Other Business
Councillor P Catney Site Meetings
It was proposed by Councillor P Catney, seconded Councillor U Mackin and following a vote of 6:0 with 2 abstentions, agreed that the two proposed site meetings be postponed until September due to Members’ holiday commitments.
Alderman D Drysdale Abstentions Following a request from Alderman D Drysdale, the Legal Advisor agreed to
provide clarity on the conditions surrounding ‘abstentions’ and notify Members accordingly.
Councillor U Mackin Signage on Council Roundabouts Councillor Mackin referred to the enforcement process for unauthorised signage on
Council roundabouts, with the exception of those businesses who had entered into a sponsorship agreement with Council, and he asked if this could be robustly pursued.
The Principal Planning Officer (LJ) advised that most of the unauthorised banner
signs had now been removed and Officers would continue to monitor the situation. The Lead Head of Planning and Building Control suggested that Members could
consider the inclusion of ‘enforcement’ within the process of Protocol and Scheme of Delegation, when it was being reviewed.
There being no further business, the meeting concluded at 4.57 pm.
____________________________________ CHAIRMAN / MAYOR
LISBURN & CASTLEREAGH CITY COUNCIL MEETING OF THE PLANNING COMMITTEE – 5 SEPTEMBER 2016 REPORT BY THE LEAD HEAD OF PLANNING AND BUILDING CONTROL PURPOSE AND BACKGROUND The purpose of this report is to set out for Members’ consideration a number of Planning Matters. The following decisions are required: 1. To consider the report by the Planning Manager. 2. To support the Statement of Case submitted in connection with the Public Inquiry
regarding proposed engineering works at 5 Pond Park Road, Lisburn. 3. To agree that the Chairman and Vice-Chairman of the Planning Committee, or their
nominees, attend the NILGA Planning Training events 4. To note a press release from NILGA. 5. To note the budget report for the Planning Unit. 6. To note the rolling absence figures for the Planning Unit. ITEMS FOR DECISION 1. REPORT BY THE PLANNING MANAGER
Attached at APPENDIX 1 is a report by the Planning Manager.
Recommendation It is recommended that the Committee considers the Planning Manager’s report.
2. S/2011/0659/F - 5 Pond Park Road East, Lisburn, BT12 3RQ
Proposal – Engineering works incorporating the extraction of rock over a 5 year period to facilitate the extension of the existing storage area. Also the construction of a replacement workshop, a fabrication shed and the installation and operation of a replacement concrete plant, aggregate storage bays and retention of a settlement lagoon - Notice of Opinion to Approve
Following consideration of the above matter at the July Council meeting, it was
agreed that delegated authority be given to the Planning Committee to submit the Statement of Case in relation to the Public Inquiry. Attached at APPENDIX 2 is a copy of the Statement of Case which was submitted on 15 August 2016.
Recommendation It is recommended that the Committee supports the Statement of Case submitted for the Public Inquiry.
3. NILGA PLANNING TRAINING EVENTS SERIES AUTUMN/WINTER 2016/17
Attached at APPENDIX 3 are details of forthcoming NILGA Planning Training events for Elected Members.
Recommendation It is recommended that the Chairman and Vice Chairman of the Planning Committee, or their nominees, attend the training events.
ITEMS FOR NOTING
4. NILGA PRESS RELEASE
Attached at APPENDIX 4 for the information of Members is a copy of a press release from NILGA regarding the Finance Minister’s support in rejuvenating local High Streets.
Recommendation
It is recommended that the Committee note this information.
5. BUDGET REPORT – PLANNING UNIT
Attached at APPENDIX 5 for the information of Members is a copy of the summary Budget Report for the Planning Unit for the year to 31 March 2017 as at 31 July 2016.
Recommendation
It is recommended that the Committee note this information.
6. ROLLING YEAR ABSENCE FIGURES FOR THE PLANNING UNIT
Attached at APPENDIX 6 is a table showing rolling year absence figures for the Planning Unit for the period 1 April 2016 – 30 June 2016.
Recommendation
It is recommended that the Committee note this information.
IAN WILSON LEAD HEAD OF PLANNING AND BUILDING CONTROL 24 August 2016
LISBURN & CASTLEREAGH CITY COUNCIL MEETING OF THE PLANNING COMMITTEE – 5 SEPTEMBER 2016 REPORT BY THE PLANNING MANAGER PURPOSE AND BACKGROUND The purpose of this report is to set out for Member’s consideration a number of recommendations specifically relating to the operation of the new Council. The following decisions are required: 1. To consider the Schedule of Applications to be determined.
2. 2.1 To note the Local Development Plan Amended Position Paper 9
Countryside Assessment.
2.2 To note the Local Development Plan Position Paper 14 Education, Health, Community & Culture.
3. To note the update provided in relation to the Development Management
Decisions Issued in August 2016.
4. To note the live appeals as at 25 August 2016.
5. To note work that has been undertaken to the Council website to integrate planning information.
APPENDIX 1
ITEMS FOR DECISION 1. SCHEDULE OF APPLICATIONS TO BE DETERMINED 1.1 S/2014/0908/F – Major Application – Application under Section 54 of the 2011
Planning Act to remove holiday occupancy (Condition 2) of approval S/2008/0878/F for holiday home development comprising 58 apartments at Lands at Annacloy House, 14 Trench Road, Hillsborough. Attached at APPENDIX 1.1PM is a copy of a report together with a location map in relation to this application.
Recommendation It is recommended that the Committee considers the report from the Planning Manager and determines whether planning permission should be Refused for the reasons outlined in the Officer’s report.
1.2 LA05/2016/0510/F – Major Application – New car park to serve Hillsborough
Castle – amendments to the location of the approved car park access on the A1 and resulting internal layout at Land at Hillsborough Castle, Hillsborough Road, Hillsborough. Attached at APPENDIX 1.2PM is a copy of a report together with a location map in relation to this application.
Recommendation It is recommended that the Committee considers the report from the Planning Manager and determines whether planning permission should be Approved for the reasons outlined in the Officer’s report.
1.3 LA05/2015/0844/F – Major Application – Erection of 71 dwellings with single
storey garages, landscaping, car parking, associated site works, access arrangements and highway infrastructure improvements comprising a realignment of Hillsborough Road and new junction arrangement at Moneyreagh Road (71 residential units in total) (Amended plans/additional information received) site at Lands immediately north of 61 Hillsborough Road and 10 Church Lodge, south east of 42 Church Road, south of Moneyreagh Community Centre and approximately 100 metres north west of 64 Hillsborough Road, Moneyreagh. Attached at APPENDIX 1.3PM is a copy of a report together with a location map in relation to this application.
Recommendation It is recommended that the Committee considers the report from the Planning Manager and determines whether planning permission should be Approved for the reasons outlined in the Officer’s report.
1.4 LA05/2015/0041/F – Major Application – Erection of 53 dwellings (comprising a mix of detached and semi-detached dwellings with garages, and apartments), with below ground pumping station, associated landscaping, site and access works and a car parking area to facilitate access to the adjacent Lagan Valley Regional Park (Union Locks) (Amended plans and additional information) at Lands at Blaris Road Lisburn immediately opposite and to the south of Rivergate Lane Lisburn and to the north of Junction 7 M1 Motorway. Attached at APPENDIX 1.4PM is a copy of a report together with a location map in relation to this application.
Recommendation It is recommended that the Committee considers the report from the Planning Manager and determines whether planning permission should be Approved for the reasons outlined in the Officer’s report.
1.5 LA05/2015/0841/F – Local Application – Proposed acoustic fence (1.8m) in conjunction with adjacent residential application (LA05/2015/0041/F), extension to VRS safety barrier along Motorway slip and preparation (infilling/regarding) of lands to provide level platform for future provision of 4m cycleway and all associated works. (Amended Proposal Description and Plans) at Lands at Blaris Road, Lisburn immediately opposite and to the south of Rivergate Lane, Lisburn and to the North of Junction 7 M1 Motorway. Attached at APPENDIX 1.5PM is a copy of a report together with a location map in relation to this application.
Recommendation It is recommended that the Committee considers the report from the Planning Manager and determines whether planning permission should be Approved for the reasons outlined in the Officer’s report.
1.6 S/2015/0213/F – Local Application (Called in ) –Proposed construction and installation of a 120kw Archimedes Screw Hydroelectric Turbine including intake channel, turbine house and return Tail Race Channel at 240m North East of Lambeg Orange Hall, Church Hill Road, Lisburn. Attached at APPENDIX 1.6PM is a copy of a report together with a location map in relation to this application.
Recommendation It is recommended that the Committee considers the report from the Planning Manager and determines whether planning permission should be Approved for the reasons outlined in the Officer’s report.
1.7 LA05/2015/0664/O – Local Application (Previously Deferred) – Proposed dwelling at beside and to west of 1 Corrstown Road, Ballylackey Upper Ballinderry, Lisburn. Attached at APPENDIX 1.7 (a)PM is a copy of the initial report together with a location map in relation to this application. At APPENDIX 1.7(b)PM is a copy of an Addendum Report.
Recommendation It is recommended that the Committee considers the report from the Planning Manager and determines whether planning permission should be Refused for the reasons outlined in the Officer’s report.
ITEMS FOR NOTING 2. LOCAL DEVELOPMENT PLAN
2.1 Updated Position Paper 9 “Countryside Assessment” Attached at APPENDIX 2(a)PM and 2(b)PM is a Summary Report and the updated Position Paper 9 “Countryside Assessment” to include information on Development Pressure analysis in the countryside which was not previously available when the paper was first brought to Committee in November 2015.
Recommendation
It is recommended that Members note the updated Position Paper provided.
2.2 Position Paper 14 “Education, Health, Community and Culture” Attached at APPENDIX 2(c)PM and 2(d)PM is a Summary Report and the Position Paper 14 “Education, Health, Community and Culture” which provides background to Members on the baseline position across the Council area. Recommendation It is recommended that Members note the Position Paper provided.
3. DEVELOPMENT MANAGEMENT – Decisions Issued August 2016
Members are advised that the Decisions Issued Report for August (month end) is not yet available. An update will be provided and the Decisions Issued Report for the month of August 2016 will be circulated by e-mail week commencing Monday 5 September 2016 with the report being posted to the Council Website thereafter.
Recommendation
It is recommended that the Committee note the update provided and that a report will be furnished to Members in respect of the Decisions Issued for August 2016 following the Committee meeting.
4. DEVELOPMENT MANAGEMENT – Live Appeals August 2016 Attached at APPENDIX 3PM are details of Appeals received as of 25 August 2016. Recommendation It is recommended that the Committee note the information in relation to Appeals.
5. REVISION TO PLANNING SECTION OF COUNCIL WEBSITE Members were advised at the August meeting of a revision to the Council website undertaken on 14 July 2016. The Committee asked for some further information on this matter. It was agreed that a short presentation would be given at the September meeting in order to highlight the changes to the website. Recommendation It is recommended that the Committee note this further information.
BARBARA ELLIOTT PLANNING MANAGER 25 August 2016
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Lisburn & Castlereagh City Council
Council/Committee Planning Committee
Date of Committee Meeting
5 September 2016
Committee Interest Major Application
Application Reference S/2014/0908/F
Date of Application 23 December 2014
District Electoral Area Downshire West
Proposal Description Application under Section 54 of the 2011 Planning Act to remove holiday occupancy (Condition 2) of approval S/2008/0878/F for holiday home development comprising 58 apartments.
Location Lands at Annacloy House,14 Trench Road, Hillsborough
Applicant/Agent David Wilson/Resolve Planning
Representations 25+ letters of support
Recommendation REFUSAL
Summary of Recommendation
1. This application is categorised as a major planning application in accordance
with the Development Management Regulations 2015 in that the area of the
site exceeds 1 hectare.
2. Members will wish to note that two section 54 applications were being
considered in tandem until 19 July 2016 when the Agent gave notification that
one of the applications was being withdrawn (S/2014/0907/F).
3. The remaining application S/2014/0908/F is presented to the Planning
Committee with a recommendation to refuse.
APPENDIX 1.1PM
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Description of Site and Surroundings
4. The Hillsborough Golf Resort development proposal is located on an 81
hectare site on the edge of Hillsborough Village, to the west of the A1 dual
carriageway.
5. The development associated with planning application S/2006/0878/F and
S/2014/0908/F is located on the eastern side of Trench Road. The site
includes an existing farmhouse and outbuildings at Annacloy House and the
extensive barns to the rear of the enclosed farm yard.
6. The land generally rises to the north and west of the site. The site when
viewed from the south is open and elevated about the level of the road making
it a prominent site in the landscape.
Proposed Development
7. Application under Section 54 of the 2011 Planning Act to remove holiday
occupancy (Condition 2) of approval S/2008/0878/F for holiday home
development comprising 58 apartments at land at Annacloy House at 14
Trench Road, Hillsborough.
8. Condition 2 of approval S/2008/0878/F reads as follows
The development hereby permitted shall be used only for holiday
accommodation and shall not be used for permanent residences.
Reason: The development is located within the Countryside where it is the
policy of the Department to restrict development and this consent is granted
solely because of its proposed holiday use.
9. The application seeks the removal of the restrictive occupancy condition
associated with the earlier approval S/2008/0878/F to ‘enable’ the development
of the wider Hotel/Golf resort development.
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10. The removal of this condition will effectively allow for all of the 58 holiday
homes to become permanent residential dwellings.
11. The application is made under section 54 of the Planning 2011 Act - Permission
to develop land without compliance with conditions. The application seeks
planning permission for the development of land without complying with
conditions subject to which a previous planning permission was granted.
12. Guidance from the Department states that on receipt of such an application the
planning authority must consider only the question of the conditions subject to
which planning permission should be granted. The original planning permission
will continue to exist whatever the outcome, i.e. permission for 58 holiday
homes approved on 9 April 2009.
Relevant Planning History
13. There are several approvals associated with the application site. The planning
history associated with the application site is highlighted in blue in the table
below.
Reference Address Proposal Description Decision
S/2003/0933/O Land at Trench Road, Hillsborough
Proposed hotel and country club to including conference facilities, hotel bar and restaurant, leisure complex and golf course clubhouse.
10 May 2004
S/2003/0853/F Land at Trench Road, Hillsborough.
Change of use of agricultural land to use as 18-Hole championship golf course to include driving range, practice greens and golf academy.
26 Feb 2008
S/2004/1331/O Lands at Annacloy House, Trench Road, Hillsborough
Self-catering accommodation linked to approved golf course.
6 April 2005
S/2008/0340/RM Lands at Annacloy House, Trench Road, Hillsborough.
Self-catering accommodation linked to approved golf course.
11 March 2009
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Reference Address Proposal Description Decision
S/2005/0532/F Land between Hillsborough Road and Moira Road, Hillsborough
New access off Moira Road to serve approved Country Club and Hotel and proposed Golf Course.
1 February 2006
S/2006/0880/F Land adjacent to Millvale Road, Hillsborough
Construction of a 9 hole, par 3 Golf Course with 54 No. self-catering holiday units, sales, admin, and housekeeping building, construction of new access, landscape planting and ancillary site works
1 March 2007
S/2006/1399/RM Land at Trench Road, Hillsborough
Proposed hotel and country club to include conference facilities, hotel bar & restaurant, leisure complex and golf course club house
26 February 2008
S/2006/1203/O Lands to the north-east of Moira Road, Hillsborough
Tennis facilities in association with approved resort hotel and golf course
6 September 2007
S/2008/0878/F Lands at Annacloy House, 14 Trench Road, Hillsborough, BT26 6JL
Construction of holiday homes development comprising 15 apartments within Mansion House, 43 apartments within a courtyard development and two replacement dwellings.
9 April 2009
S/2004/0920/O Lands approx. 800m East of Annacloy House, Trench Road, Hillsborough
Replacement dwelling. Appeal dismissed
S/2004/0921/O Lands approx. 800m East of Annacloy House, Trench Road, Hillsborough
Replacement dwelling. Appeal dismissed
S/2004/0900/O Lands approx. 800m East of Annacloy House, Trench Road, Hillsborough.
Replacement dwelling. Appeal dismissed
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Reference Address Proposal Description Decision
S/2012/0098/F Lands adjacent to Millvale Road, Hillsborough
Application under Article 28 to vary conditions 5, 6, 9, 11, and 15 of approval S/2006/0880/F to allow commencement of the first unit prior to completion of the highway and landscaping works, and variation of condition 16 to require completion of works identified in Drawing Number IBT0012/012 Rev C prior to occupation of the approved units
9 May 2005
S/2014/0039/F Lands at Annacloy House, 14 Trench Road, Hillsborough
Application under Article 28 to vary conditions 5 and 6 of approval S/2008/0878/F to allow commencement of the first unit prior to completion of the highway works, and variation of condition 8 to require completion of the works identified in Drawing Number IBT0012/229 prior to occupation of the approved units.
11 March 2009
S/2014/0907/F Land adjacent to Millvale Road, Hillsborough.
Construction of 54 No Self- catering holiday units (application under Article 28 to remove condition 2 of approval S/2006/0880/F
Withdrawn 19 July 2016
S/2014/0908/F Lands at Annacloy House, 14 Trench Road, Hillsborough
Construction of holiday home development comprising 58 apartments (application under Article 28 to remove condition 2 of approval S/2008/0878/F).
Pending
14. It is important to note that none of these applications have been progressed.
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Planning Policy Context
15. The relevant planning policy and guidance context which relates to the
application is as follows:
Regional Development Strategy (RDS) 2035
Belfast Metropolitan Area Plan (BMAP) 2015
Strategic Planning Policy Statement for Northern Ireland (SPPS)
Planning Policy Statement (PPS) 21 – Sustainable Development in the
Countryside
Planning Policy Statement (PPS) 16 – Tourism
Planning Policy Statement (PPS) 7 – Quality Residential Environments
Planning Policy Statement (PPS) 3 – Access, Movement and Parking
Planning Policy Statement (PPS) 23 – Enabling Development
Consultations
16. The following consultations were carried out:
Consultee Response
NI Water (Multi Units) No comment, lack of information.
Transport NI Transport NI offers no objection to this development proposal.
NI Tourist Board Provides information on the potential tourism benefits of the elements of the proposed development which would remain should Condition 2 be removed.
NIEA – Water Management Unit
No comment, lack of information
Environmental Health
No Objection
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Consideration and Assessment
17. The main issues to consider in the determination of this planning application
are: Previous Consents
Precedent
Development Plan Context
- Belfast Metropolitan Area Plan
- Emerging Local Development Plan
Principle of Development
Sustainable Development in the Countryside
- Integration and Design Considerations
- Rural Character
Enabling Development
Quality Residential Environments
- Inadequate Private Amenity Space
- Unassigned Car Parking
- Potential Overlooking
- Drainage Considerations
Access, Movement and Parking
Other Material Considerations
- Economic Considerations
- Tourism Considerations
- Enabling Development
- Representations
- Examples from other jurisdictions
- Hillsborough Golf & Leisure Brochure – hand delivered 20 July 2016
- Hillsborough Tourism Master Plan – hand delivered 21 July 2016
Previous Consents
18. The planning chronology is set out in the Planning History section above in
Paragraph 13. It is evident from the planning history that there are various
approvals granted for Hotel and Golf Resort and associated tourist
accommodation at this location.
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19. A series of planning applications have been approved i.e. for an 18 hole golf
course, a 150 bed hotel and a total of 112 holiday homes along with several
more recent approvals to remove conditions in order to commence
development and secure the permissions.
20. It is important to note that the rationale for the granting these tourism related
projects was based on detail associated with the De Vere report model.
21. Supporting detail was submitted with the Hotel and Golf Resort application(s) in
order to establish the principle of development at this countryside location. The
De Vere model advised that the target model would be 90 luxury holiday lodges
with the sites (including that associated with Planning Application
S/2008/0878/F) being chosen for their proximity to the proposed golf course.
Furthermore, it was considered that their compact nature would allow for
efficient site management in terms of both maintenance and site management.
22. The report also claimed that the 90 unit model was based on a ‘sound and
consistent business plan’. Based on the business plan presented, the report
(DeVere) was confident that the project would result in a highly successful
development and a flagship for this type of resort in Northern Ireland.
23. Lodges (holiday homes) were designed for use as overspill for the hotel when
there were large conferences/events. It was claimed that the high marketing
costs of the high quality self-catering accommodation made small numbers of
lodges unfeasible.
24. It is also important to note that concerns were expressed by residents and
noted on file in the earlier approval under S/2006/0880/F which issued on 1
August 2007. These concerns related to the potential for the holiday lodges to
be used for permanent homes. In addressing these concerns, assurances
were given by the Department that the holiday occupancy condition would be
attached to the decision notice thereby preventing the Units from being used as
places of permanent residence.
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Precedent
25. Planning Application S/2008/0878/F - Construction of holiday homes
development comprising 15 apartments within Mansion House, 43 apartments
within a courtyard development and two replacement dwellings on lands at
Annacloy House, 14 Trench Road, Hillsborough was approved by the
Department on 9 April 2009.
26. This current application seeks the removal of condition 2 which states:
The development hereby permitted shall be used only for holiday
accommodation and shall not be used for permanent residences.
27. The condition was imposed because the development proposed within the
context of planning application S/2008/0878/F was one that was located within
a countryside location where the policy is to restrict development. The
permission was granted solely because of its proposed holiday use in
association with the Hotel and Golf resort.
28. The removal of condition 2 would result in unrestricted residential development
in this countryside location. It is contended that the condition effectively goes to
the heart of the permission as the description of the 2008 permission will still
read as follows:
Construction of holiday homes development comprising 15 apartments within
Mansion House, 43 apartments within a courtyard development and two
replacement dwellings.
29. Furthermore, its removal will result in development that is contrary to the Local
Development Plan (BMAP) and key policy tests which seek to deliver
sustainable and quality residential environments.
30. The removal of the occupancy condition, if allowed, would set an unwelcome
precedent for the development of unfettered housing in the countryside and
result in a development that is contrary to the Local Development Plan.
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Development Plan Context
31. The application site lies outside of the settlement limit of Hillsborough and
within a countryside location as defined by the Local Development Plan (BMAP
2015).
Belfast Metropolitan Area Plan
32. Previous efforts were made by the applicant to have the lands included within
the defined settlement limits of Hillsborough as part of the BMAP process,
when a number of representations were made seeking the inclusion of land
within the limit. The Planning Appeals Commission (PAC) Report into
objections to BMAP (2011/A002) concluded that the main plank of the
objector’s argument related to planning permissions for a major golf course and
tourism development on lands to the west of the site.
33. The Commissioner did not consider that this tourism development justified the
inclusion of the lands within the settlement limits.
34. The PAC report concluded that the inclusion of the site combined with the
holiday cottages would constitute significant expansion in one direction together
with urban sprawl, and would therefore not provide a logical settlement form.
35. The evidence was that outline planning permission for the golf course had been
granted at the time of the Inquiry and that full planning permissions were
partially granted and the remainder were imminent. The agent indicated that
work would start straight away. However, no building works or golf holes were
present on site at the time of visits by the Commission. The report concluded
that this weakened the objectors’ case further and as such, no change to the
Plan resulted.
36. The SPPS, published in September 2015, reinforces the importance of the plan
led system. It states that the Local Development Plan (LDP) process will play
an important role for councils in identifying key features and assets in the
countryside and balancing the needs or rural areas and communities with the
protection of the environment.
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Emerging Local Development Plan
37. Furthermore, where a new LDP is under preparation, it may be justifiable, in
some circumstances, to refuse planning permission on the grounds of
prematurity. This is in respect of developments which are so substantial, that to
grant planning permission would prejudice the outcome of the plan process by
pre-determining decisions about the scale, location or phasing of new
development which ought to be taken in the Local Development Plan (LDP)
process.
38. Based on an analysis of housing monitor statistics collated by the Local
Development Plan team, there are 18 hectares zoned for housing remaining
undeveloped within the settlement limits of Hillsborough & Culcavy.
39. In effect, it is considered that this application to remove a condition will result in
the development of some 58 homes in the countryside and will prejudice the
outcome of the emerging Plan for Lisburn & Castlereagh City Council area as a
whole.
Principle of Development
40. The site is located entirely within the countryside, and outside of the settlement
limits of Hillsborough, where there is a presumption against development
unless the proposal meets one of the listed exceptions, or there are over riding
reasons (Policy CTY 1).
41. With the transfer of the planning function to local government on 1 April 2015,
the assessment of applications is strongly influenced the Plan Led System
established by the Planning Act 2011. Therefore in making any determination
under this Act, regard is to be had to the Local Development Plan and the
determination must be made in accordance with the Plan unless material
considerations indicate otherwise.
42. The SPPS states that until the Council adopts the Plan Strategy for its new
Local Development Plan there will be a transitional period in operation. During
this period, planning policy within existing retained documents and guidance
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will apply. Any conflict between the SPPS and policy retained under
transitional arrangements must be resolved in favour of the provisions of the
SPPS.
43. Strategic Policy also directs that planning authorities should be guided by the
principle that sustainable development should be permitted, having regard to
the local development plan and all other material considerations, unless the
proposed development will cause demonstrable harm to interests of
acknowledged importance (Para 5.72).
44. As referenced above, it is considered that this application to remove condition 2
of planning permission S/2008/0878/F goes to the heart of the earlier
permission. Its effect will result in development for permanent residences
outside the settlement limits which in principle is fundamentally unacceptable
and contrary to the vision and objectives of the RDS and the current and
emerging Local Development Plan which seek to direct housing to established
settlements within the Lisburn & Castlereagh City Council area as a whole.
45. It is important to note that the agent is relying upon ‘other material
considerations’ being awarded significant weight to overcome the fact that the
proposal is contrary to the Local Development Plan.
Sustainable Development in the Countryside
46. The fact that the application site lies outside the settlement limits of
Hillsborough as defined in BMAP, PPS 21 is a key policy consideration.
47. PPS21 - Sustainable Development in the Countryside, sets out planning
policies for development in the countryside. It lists a range of development
which in principle are considered to be acceptable and contribute to the aims of
sustainable development.
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Development in the Countryside
48. Policy CTY1 – Development in the Countryside sets out the range of types of
development which in principle are considered to be acceptable in the
countryside, and that will contribute to the aims of sustainable development.
49. Policy CTY 1 identifies two instances where housing development may be
permitted in the Countryside. These include (i) a small group of houses in a
Dispersed Rural Community and (ii) the provision of affordable Social Housing.
50. No case has been put forward to allow the application to be considered under
either of these policy tests. The rationale put forward for the proposed removal
of the holiday accommodation condition is as follows
a. It will make the approved hotel and golf course viable in the long term;
b. It will result in the realisation of significant social, economic and
community benefits to the wider region. By way of summary, these are
- Anticipated annual visitor spend of £10 million to be added to the local
economy;
- Job creation opportunities and benefits to Council associated with
additional new residents;
- Capital investment in tourist industry of £60million;
- Provision of walking/cycling and jogging paths around periphery of
Golf Course along with other facilities;
- Stable employment with accredited training;
- No environmental or visual impact;
- No harmful precedent set as approved layout and association with Golf
resort is to be retained.
51. It is important to note that the majority of the Economic, Social and Community
benefits cited within the supporting statements are directly associated with the
delivery of the wider tourist project. Benefits associated with job creation and
employment opportunities will still be realised.
52. The explanatory notes for Policy CTY 1 – Development in the Countryside
reinforces the countryside as a recreational resource and tourist asset. The
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planning history associated with the application and wider site recognises the
potential of the countryside to support tourism through the development of a
Hotel and Golf resort.
53. This application seeks to remove a tourist occupancy condition to allow
apartments and homes to be used for permanent residency.
54. No over-riding reasons have been demonstrated for removing the condition to
allow 58 dwellings in the countryside nor has it been demonstrated why the
development could not have been located within any other settlement limits
within the Council Area and the revenue from private sales re-invested back
into the Hotel and Golf Resort project. The agent is reliant upon greater
material weight being attached to the economic benefits cited to overcome the
principle of development.
55. The application to remove condition 2 fails the key policy tests associated with
Policy CTY 1. In reaching this conclusion, consideration has been given to the
extant permission for the 58 Holiday homes which within the context of PPS 16
– Tourism are entirely policy compliant as this policy allows for such
development in countryside locations subject to a holiday occupancy condition
being associated with any approval granted.
Integration and Design of Buildings
56. Strategic Policy directs that all development in the countryside must integrate
into its setting, respect rural character and be appropriately designed.
57. Policy CTY 13 - Integration and Design of Buildings in the Countryside states
that Planning Permission will be granted for a building in the countryside where
it can be visually integrated into the surrounding landscape and it is of an
appropriate design.
58. The policy in this context refers to development within a rural area. It does not
support development of a character that would typically be found with
settlement limits.
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59. The detailed drawings associated with the application illustrate that removing
condition 2 will result in a residential development that comprises 15
apartments set out as a standalone manor along with 43 terrace houses set out
in a courtyard form. The apartments will be 3 storey in height and the terraces,
typically 2 storey with a mixture of render and stonework finishes.
60. An application for permanent residences should be of a design that is
appropriate for the site and its locality. It is acknowledged that the design and
integration standards applied to the current approval for tourist accommodation
have been accepted within the context of the overall tourist scheme and that
the scale, form and massing of these buildings are of a nature/layout that is
conducive to that of a Hotel and Golf Resort.
61. Removing condition 2 serves to separate this holiday accommodation element
from the wider Hotel and Golf Resort development. From an integration and
design perspective, this is a fundamental change to what was approved under
planning application S/2008/0878/F.
62. The level of integration and design is not of a standard that would be
acceptable in a countryside location as a stand-alone housing application. The
ancillary works required for permanent housing, such as defined curtilages, in
curtilage parking along with practical provision for washing lines, and private bin
storage have not been provided for by the approved application.
63. Whilst this detail cannot be considered within the context of this section 54
application, it is contended that introducing such elements to a development of
this scale at this countryside location will result in a development form that will
be out of keeping with the design of buildings in the countryside.
Rural Character
64. Strategic Policy directs that all development in the countryside must integrate
into its setting, respect rural character and be appropriately designed.
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65. Policy CTY 14 – Rural Character states that planning permission will be
granted for a building in the countryside where it does not cause a detrimental
change to, or further erode the rural character of the area.
66. Whilst it is accepted that planning permission has been granted for 58 holiday
accommodation units, this approval was granted on the basis that the units
would be used in association with a wider Hotel and Golf Resort initiative
67. The approved development was deemed acceptable in terms of rural character
because it was designed to be used as tourist accommodation in conjunction
with the Hotel and Golf resort development.
Quality Residential Environments
68. PPS 7 – Quality Residential Environments sets out planning polices for
achieving quality in new residential developments. The removal of condition 2
has the effect of creating a new residential development in the countryside.
69. Policy QD1 – Quality in New Residential Development is another key policy
test. It states that planning permission will only be granted for new residential
development where it is demonstrated that the proposal will create a quality
and sustainable residential environment. Policy directs that the design and
layout of residential development should be based on an overall design
concept that draws upon the positive aspects of the character and appearance
of the surrounding area.
70. Policy QD1 sets out the criteria which new development should conform to.
This includes respecting the surrounding context and landscape features;
provision of open space; movement patterns; and adequate parking provision.
The design and layout should draw on the positive aspects of the surrounding
context.
71. As indicated above, the application seeks to remove the restrictive occupancy
condition associated with an earlier approval S/2008/0878/F to ‘enable’ the
development of the wider Hotel/Golf resort development.
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72. From a quality residential environment perspective, this section 54 application
does not allow for amendments/issues associated with a previously approved
scheme to be considered/addressed.
73. The principle of this development (S/2008/0878/F) was approved solely with the
intended use as holiday accommodation in association with the Hotel and Golf
resort. The assessment would have been based on standards for holiday
accommodation in terms of size, private amenity provision, parking, permitted
development rights and overlooking etc. These standards would differ from
those applied to applications for private housing developments.
74. In considering the detail of the proposed development which comprises 15
Apartments and 43 homes within the context of permanent residency, the
following issues arise.
Inadequate Private Amenity Space
75. Removing condition 2 of planning approval S/2008/0878/F will result in
development for permanent residence of varying forms which demand different
amenity standards. By way of summary, the following the following units are
approved under S/2008/0878/F and are subject to the holiday occupancy
condition.
Unit Type No. of Units Type
Pavilions 4 3 bedroom semi-detached dwellings.
Annacloy House 13 2 bedroom apartments
Annacloy House 2 3 bedroom apartments
Replacement dwellings 2 large 4 bedroom semi-detached dwellings
Courtyard development 3 2 bedroom terraced dwellings
Courtyard development 26 3 bedroom terraced dwellings
Courtyard development 10 4 bedroom terraced dwellings
TOTAL 60
76. With holiday accommodation, there is a lesser standard for private amenity
space compared with that required for places of permanent residency. This is
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because the accommodation does not need to meet the quality residential
environments standards expected for permanent houses.
77. An owner of a private house would expect to have a defined curtilage and
adequate space for domestic related activities, amenity/garden space for
children, places to hang washing and space for ancillary domestic
buildings/sheds/greenhouses/ garages in curtilage parking areas etc.
78. The approved scheme (S/2008/0878/F) makes no provision for private amenity
space. A number of the 39 terraced dwellings have been approved without the
minimum private amenity space provision of 70 m sq. per unit.
Unassigned car parking
79. It is acknowledged that the scheme approved under planning application
S/2008/0878/F provides for 120 unassigned parking spaces which is
acceptable numerically for the minimum number for parking standard provision.
80. However, the removal of condition 2 will result in a scheme that fails to provide
in-curtilage parking provision.
Potential overlooking
81. As tourist related accommodation, the standards and distances for overlooking
are less when compared to those associated with a private residential
development because the nature of such accommodation is that people will
only occupy it on a one off/seasonal basis. The absence of private amenity
space removes potential issues with overlooking.
82. Removing condition 2 and allowing the Units to be occupied as places of
private residency means that the minimum standards for overlooking will not
have been assessed in accordance with PPS 7. Again, there is no scope to
address such issues within context of this section 54 application.
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Compatibility with surrounding land uses
83. It is important to note that both the Hotel and Golf Resort will attract visitors that
will access the facility via what will now be a residential area. It is considered
that this could result in conflict in terms of noise nuisance and may create other
amenity impacts associated with a Tourist development of this nature/scale.
84. This is an application to remove a condition associated with planning
permission S/2008/0878/F thus the issues outlined above cannot be addressed
within the context of this application. In light of this, it is contended that
removing condition 2 will result in a residential development that will fail a
number of the key policy tests associated with PPS 7 – Quality Residential
Environments.
Drainage considerations
85. Having looked at the previous permission S/2008/0878/F for the overall
approval, NIEA stated that consent to discharge would be required. A letter
from RPS dated 15 December 2008 stated that they wished to clarify that it is
proposed to service the Hillsborough Golf Resort by connecting sewage flows
from all areas of the development and pumping the flows directly into
Hillsborough WWTW. This proposal was agreed by NI Water as part of the
planning process for the Hotel and Golf Course applications. NI Water have
confirmed in a letter dated August 2007 that whilst they had no objection, their
proposal to pump foul discharge to Hillsborough required a private sewage
pumping station that would not be adopted by NI Water. They also stated that
attenuation of the foul flows maybe required, along with a stipulated pumping
regime to avoid peak flows arriving at the works.
86. Both Water Management Unit and NIW have been consulted with this section
54 application (S/2014/0908/F) and both have commented that there is
insufficient information contained within the application to allow them to provide
meaningful comment.
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87. That said, it is important to note that the previous comments were made on the
basis that these homes were for tourist occupation/use and not permanent
residences. This section 54 application (to remove condition 2) does not allow
for the impacts on the drainage/sewage network to be considered.
Access, Movement and Parking
88. PPS 3 – Access Movement and Parking sets out policies for vehicular and
pedestrian access, transport assessment, the protection of transport routes and
parking. It forms an important element in the integration of transport and land
use planning and it embodies the Government’s commitment to the provision of
a modern, safe, sustainable transport system.
89. Private Street Determination standards have been satisfied for the development
in association with wider Hotel and Golf resort project. The arrangements for
parking within what will be a residential development will not have been
assessed and there is no scope for this do be undertaken within the context of
this section 54 application.
Other Material Considerations
90. In assessing applications, it is important that all relevant material considerations
are carefully taken into account. This includes the applicant’s supporting
information and the argument that the sale of housing is necessary in order to
make the implementation of the Hotel and Golf Report economically viable. It is
noteworthy that the statements and reports provided by the applicant, relate to
the two applications that were initially submitted to remove conditions. The
documents have not been updated to reflect the impact of the withdrawal of
applications S/2014/0907/F on 19 July 2016 which resulted in the number of
units under consideration being effectively halved.
Economic Considerations
91. Strategic Planning Policy recognises that furthering sustainable development in
the long term public interest requires the integration and balancing of complex
21
social, economic and environmental factors and whilst policy does not seek to
promote one factor over another, it acknowledges that in practice, the
relevance of, and weight to be given to social, economic and environmental
considerations is a matter of planning judgement. Sustainable development is
about ‘meeting the needs of the present without compromising the ability of
future generations to meet their own needs’.
92. Supporting Sustainable and Economic Growth is one of the core planning
principles associated with the SPPS. Strategic Policy states that in assessing
the positive and negative economic implications of planning applications,
planning authorities should ensure that the approach followed is proportionate
to the scale, complexity and impact of the proposed development. When taking
account of the implications of proposals for job creation, planning authorities
should emphasis the potential of proposals to deliver sustainable medium to
long-term employment growth. Appropriate weight needs to be given to both
the public interest of local communities and of the wider region.
93. The Agent has provided considerable supporting information and detail on the
economic, social and community benefits of the delivery of the Hillsborough
Golf and Leisure Resort (the project) as a whole. This included the following
reports that focused on economic matters.
a. October 2006 DE VERE Resort Ownership– this report formed the basis
for the earlier decisions in respect of the Hotel and Golf Resort Project
and associated holiday accommodation developments. The view
expressed in this report was that the location of the holiday homes would
enable the Golf Resort to gain an international reputation.
b. December 2014 Golf Resort Economic Impact Assessment carried out by
Ryden, a property consultant firm – this report was submitted to show the
Economic Impact Assessment for the development based on the removal
of conditions in respect of some 112 holiday homes. As indicated above,
this report concluded that all 112 units were essential to facilitate the
necessary cross funding to make the development viable. The report
22
makes reference to the total build being estimated at £61 million and to it
offering 244 full time jobs over the 5 year construction period.
c. 30 October 2014 Review of Proposed Residential Housing carried out by
Simon Brien Residential – this review claimed that there was a shortage
of new build housing for a range of property types and acknowledges that
Hillsborough is a unique location with a distinct housing market for an
older wealthier population. This report aimed to support the need for
housing for Hillsborough, however the Council has evidence to indicate
that there are 18ha of land zoned within the settlement limits of
Hillsborough which has yet to be developed.
d. December 2014 Resolve/McAleer and Rushe Appraisal – this appraisal
acknowledged that without the additional residential houses (of 112) the
principle is not viable. (Page 19 paragraph 8.2). The analysis from the
appraisal was based on the assumption that both applications would be
approved. The appraisal assumed that with 112 dwellings to sell, a net
profit of £8 million could be generated. A revised position from McAleer
and Rushe has not been provided given that there is only one application
under consideration.
94. It is important to note that the supporting documentation was based upon the
two applications and the number of units for those combined. There is no
supporting information relating to the economics of the scheme, in terms of the
remaining application for 58 units.
95. To assist with the assessment of the information provided in support of this
application to remove condition 2, the Council commissioned an independent
economic impact assessment to be carried out by Tourism & Transport Consult
International.
96. The first assessment was received on 1 July 2016. This initial assessment
focused on proposals associated with two applications (S/2014/09007/F &
S/2014/0908/F) that would essentially remove occupancy condition associated
with 112 holiday homes. Shortly after this report was submitted, the Agent
23
indicated his intention to withdraw Planning Application S/2014/0907/F. The
application was withdrawn on 19 July 2016.
97. Due to the withdrawal of this application, it was considered that there was a
need for the assumptions and findings of the initial Economic Impact
Assessment to be revised to reflect the economic, social and community
benefits associated with the removal of the occupancy condition in respect of
58 holiday homes.
98. A revised Economic Impact Assessment, with new assumptions and findings
was submitted to the Planning Unit for consideration on 5 August 2016.
Chapter 6 concludes the implications of the withdrawal of one of the
applications. A further revision was received on 16 August 2016 to correct a
typographical error.
99. It is important to note that the report acknowledged (at page 49) that the danger
of the unencumbered sale of houses and apartments at this location could set a
precedent for housing development in the countryside and allow for a ‘free for
all’ approach. Reference is made in the report to a contra argument which
states that housing is enabled only by the development of a hotel and golf
resort.
100. This report made reference to the rationale provided by the applicant. This was
that the housing for private residence (of a higher value that holiday homes)
was necessary to enable greater capital to be returned for investment in the
wider project.
101. The revised Economic Impact Assessment, received 16 August 2016,
comments (at page 67) that in terms of the economic impact assessment of the
overall development, the withdrawal of planning application (S/2014/0907/F)
complicates matters in terms of the assumptions to be made and the
consideration of what are realistic development prospects.
102. The report in assessing the benefits that would be accrued from 112 holiday
homes being sold as permanent residences acknowledged that the project was
24
not feasible financially as a combined hotel and golf resort without the financial
input from the sale of all the 112 apartments and houses.
103. The Economic Impact Assessment makes reference to an analysis by Resolve
who questioned ‘whether or not this scenario (option 1) is realistic given that the
developers advisors have stated that the profit from the sale of all of the 112
units are necessary to provide an adequate return on the investment.’ (Page
68).
104. The independent review also makes reference to conclusions set out in
Chapter 4 (which considered both applications). It acknowledges the need for
additional resources for the hotel and golf resort and comments that with only
roughly 50% of the units available to build and sell ‘make the viability of the
development more finely balanced’ (Page 90).
105. At page 69, the independent assessment comments that the ‘ability to build and
sell some 58 units on an unrestricted basis will make the development viability
somewhat marginal, as it will provide a substantially decreased return
compared with that associated with the sale of some 112 Units’.
106. The revised report makes reference to the employment impacts of fewer
permanent residents as marginal because the additional spending generated
by this (lesser) scale of new residents is very small in relation to current total
expenditure. As such, any additional expenditure arising from ‘new residents’
will likely be absorbed by existing businesses without the creation of additional
jobs.
107. In terms of local expenditure, the reports makes assumptions that the 58 Units
could add between 117 and 138 new permanent residents to the Council Area
– an assumption which is based on an average household size (indicated by
the applicant) of 3 persons per residential unit.
108. It is important to note that this figure is a 50% reduction of the 112 units
associated with the two section 54 applications.
25
Tourism Considerations
109. The SPPS recognises the vital contribution that Tourism makes to the Northern
Ireland economy in terms of the revenue it generates, the employment
opportunities it provides, and the potential it creates of economic growth.
110. It recognises that as well as direct spending on holiday accommodation and
use of tourist amenities, tourism plays an important role in helping to support
the viability of many local suppliers, services and facilities.
111. Comments from the NI Tourist Board indicates that Golf tourism is recognised
in strategic tourism policy as a ‘key market segment’. Reference is also made
to the consultation on a draft Tourism Strategy for Northern Ireland identifying
the need to ‘secure a major European Tour golf event and consider any future
options brought forward to develop a world class golf product.’
112. It is evident from the planning history that tourism potential associated with a
Hotel and Golf Resort has been endorsed and that a Hotel and Golf Resort can
be built in accordance with these approvals.
113. Whilst the supporting information makes reference to the fact that the sale of
the homes as places of permanent residency will create revenue that will be
used to fund the Hotel and Golf Resort development, it is important to note that
there is no link between the removal of the holiday occupancy condition and the
realisation of the Hotel and Golf Resort and no guarantee that the remainder of
the approvals will ever be completed.
114. It is contended that removing condition 2 will have implications for the Council’s
ability to enforce condition number 3 associated with planning application
S/2008/0878/F which reads as follows:
The development hereby approved shall not become operational until such
times as all engineering operations associated with the Golf Course have been
suitably completed to the satisfaction of the Department.
115. With regard to Tourism considerations, the developments as approved are
considered to be acceptable. The application is essentially for a housing
26
development, by virtue of removal of the tourist occupancy condition and is not
therefore considered to compliant with the tourist policy.
Enabling Development
116. By way of rationale/justification for the removal of condition 2, reference is
made throughout the associated supporting papers, to Enabling Development.
117. At paragraph 3.1 of the supporting statement it states that Enabling of
developments with a demonstrable public benefit has been a well-established
planning principle since 1999 when English Heritage published its policy
statement ‘Enabling Development and the Conservation of Heritage Assets’.
118. This concept centres on enabling development being a planning tool by which a
community may be able to secure the long term future of a place of heritage
interest. Within the context of this English Heritage guidance, a significant
place is defined as any part of the historic environment which has heritage
value.
119. Paragraph 4.3 of the supporting statement states that the golf course and hotel
is financially unviable in the medium to long term and without an element of
‘enabling development’ will not be developed in its current form.
120. It is important to note that the approved hotel and golf course does not fall
within the definition of enabling development, as defined by English Heritage
121. Planning Policy Statement 23 was published in April 2014 and allowed
Enabling Development for the Conservation of Significant Places. It formalises
policy established in case law where established planning policy may be set
aside for a proposal to secure the long term future of a significant place.
122. At the outset, this policy document acknowledges that enabling development is
a development proposal that is contrary to established planning policy and in its
own right would not be permitted. It makes reference to the fact that such a
proposal may however be allowed where it will secure a proposal for the long
term future of a significant place. For the purposes of the policy, significant
27
place means any part of the historic environment that has heritage value
including scheduled monuments, archaeological remains, historic buildings
(both statutorily listed or of more local significance) together with any
historically related contents, industrial heritage, conservation areas or a historic
par, garden or demesne.
123. Enabling development typically seeks to subsidise the cost of maintenance,
major repair or conversion to the optimum use of a significant place where this
is greater than its value to its owner or market place.
124. Policy ED1 – Enabling Development requires various policy tests to be
satisfied, however as this policy only relates to the re-use, restoration or
refurbishment of a significant place and this application is neither for re-use or
refurbishment, nor is it for a significant place as per English heritage’s definition
mentioned above, it fails to be considered under this policy.
Representations
125. A substantial amount of information was submitted by the Applicant during the
processing of the application. Consideration of the various pieces of
information is set out below.
126. Supporting information submitted in December 2014 includes a number of
letters of support from the following bodies/organisations
a. Tourism Bodies
b. Political Parties
c. Golf Resort operators
d. Local Education Authorities
e. Historic Royal Palaces
f. Invest NI
g. Sports Authorities
127. Further letters of support were associated with the addendum to the supporting
information submitted in September 2015
a. Maze Long Kesh Development Corporation
b. MP
28
c. DETI
d. Other tourist accommodation/restaurant providers in the area
e. Various local businesses
128. Some 25 comments of support were acknowledged against the application
online, however several more were received within both of the supporting
statements and included in the associated appendices.
129. By way of summary, the letters are supportive of the Hotel and Golf resort
project and recognition is given to benefits to be accrued from Tourism
development generally.
130. Whilst some of the correspondence from other resorts recognises the need for
a level of private sales to fund wider tourism projects, it is important to note that
this was not the ‘sound business plan’ contained with the De Vere Model used
to assess the initial Hotel and Golf Resort approval.
131. Removing condition 2 to provide for a level of private residence substantially
changes the basis on which the earlier decision was made. Furthermore, it
runs contrary to commitments given to local residents at that time.
Examples from other Jurisdictions
132. The applicant in support of the application provided detailed examples from
other Jurisdictions with reference made to all of the larger golf resorts in the
Republic of Ireland being approved with unrestricted housing units.
Republic of Ireland Resorts
133. It is important to note that each of these applications will have been assessed
on their individual merits. It is understood that full applications were submitted
at the outset with the development of homes as places for permanent residence
being considered with the context of the overall scheme.
Runkerry and Lough Erne Developments
134. Supporting information seeks to draw comparisons with developments at
Runkerry and Lough Erne.
29
135. The Runkerry application was a full application for a Proposed Golf Resort
including 18 hole Championship Golf Course, Club House, Golf Academy
incorporating driving range, a 3 hole practice facility, 120 Bedroom Hotel
incorporating Conference facilities & Spa, 75 Guest Suites/lodges, and
associated car parking, maintenance building and landscaping.
136. It is important to note that this decision was in respect of a full application for a
Proposed Golf Resort and Hotel. The rationale for the lack of a restrictive
condition being attached is set out in the Judicial Review decision dated 27
February 2013. It is noted at paragraph 101 of this High Court decision, that
the decision not to attach such a condition was because it was considered that
the scheme as presented would operate on the basis of a sale of the guest
houses/lodges for use by purchasers for a specified period during the year – a
version of a time share model.
137. It was also noted that the proposed scheme for the use of the suites/lodges
was said to be important to the economics of the overall development because
the use of the guest suites/lodges will contribute to the overall viability of the
development.
138. With regard to the development at Lough Erne, supporting papers make
reference to it being a new facility that contributed to the Golf Tourism Strategy
for Northern Ireland. Reference is also made to this facility being recently sold
following administration.
Hillsborough Golf & Leisure Brochure
139. A glossy brochure was hand delivered by the applicant on 20 July 2016 and
this brochure was made available to Members. The Brochure provides an
overview of the wider project and it includes location details and visuals aimed
at promoting the tourist elements of the project as a whole.
140. It is noted that the layout that refers to this application site in the brochure is
stated now to include 8 units in lieu of the two large replacement dwellings
fronting onto Trench Road.
30
141. It is important to note that some of the detail reflected in this brochure is not
reflective of the development as approved under either the original scheme or
the removal of occupancy condition application(s). Reference is also made to
the 4th and 5th holes being realigned. This change is not part of this current
application.
Hillsborough Tourism Master Plan November 2015
142. Extracts from a Hillsborough Tourism Master Plan document was submitted by
the Applicant. The report acknowledged that Lisburn & Castlereagh was not a
strong tourism performer currently due to the lack of overnight paid for
accommodation and that the lack of such accommodation is reflected in the
economic impact figures for the area as a whole.
143. The analysis of the current position confirms that Hillsborough has no major
accommodation provider with the nearest hotel being in Lisburn City.
Reference is made to occupancy rates at this hotel being very high and that this
is indicative of a latent demand for more accommodation.
144. Taking this assessment into account within the context of the current
application, it is contended that this reference is supportive of further holiday
accommodation within the Council Area.
145. The application to remove condition 2 will run contrary to the thrust of this Plan
as it will result in the loss of holiday accommodation to the Council area.
146. Making Hillsborough a must visit destination for visitors in Northern Ireland is
identified as the Vision of the Tourism Master Plan and the Plan outlines a set
of proposal that are intended to fulfil the vision. These proposals comprise a
mix of infrastructure projects, improvements to heritage, and new tourist
attractions; enabling new tourist accommodation along with events, festivals
and marketing.
147. A medium term action identified in the plan is to develop new tourist
accommodation within or close by a village. The thrust of this action is
31
supported by the existing approval which provides for the development of some
58 tourist accommodation units.
148. The need to unlock the tourism potential within Hillsborough is recognised. It is
contended that existing approvals are supportive of the vision, mission and
objective of the Tourism Master Plan and that removal of condition 2 runs
contrary to this wider vision.
Conclusion
149. The reason that condition 2 was associated with the S/2008/0878/F approval
was because the site was located in the Countryside where the planning policy
is to restrict development. The permission was only granted solely because of
its proposed holiday use.
150. To modify the application as requested, will make it difficult for the Council to
resist similar modifications elsewhere. Furthermore, its removal will result in a
proposal which is contrary to a number of other planning policies.
151. Having carefully considered the nature of the proposal against all the relevant
planning polices and material considerations, including the potential economic
benefits, and representations, reports and consultation responses, it is
considered that on balance, the section 54 application is unacceptable as it
raises a number of fundamental policy issues.
Recommendation
152. It is recommended that planning permission is refused for the following reasons
The proposal is contrary to the Belfast Metropolitan Area Plan, the
policy provisions of the Strategic Planning Policy Statement and Policy
CTY1 of Planning Policy Statement 21, Sustainable Development in
the Countryside in that there are no over-riding reasons why this
development is essential in this rural location and could not be located
in a settlement.
32
The proposed development, if permitted would prejudice the outcome
of the emerging policies in a local development plan that has not yet
been approved or adopted.
The proposed development is contrary to the SPPS and Policy QD 1
(a) (c)(f) and (h) of the Departments Planning Policy Statement 7:
Quality Residential Environments, in that the development does not
respect the surrounding context, and will result in unacceptable visual
impact to the local character in terms of its, layout, scale, height, form,
proportions, massing, and appearance. It has not been demonstrated
that
- adequate provision is made for private open space,
- nor has appropriate provision been made for parking
- The design and layout will not create conflict with adjacent land uses
and there is no unacceptable adverse effect on existing or proposed
properties in terms of overlooking, loss of light, overshadowing,
noise or other disturbance.
33
Site Location Plan – S/2014/0908/F
Annex A
1
Lisburn & Castlereagh City Council
Council/Committee Planning Committee
Date of Committee Meeting
5 September 2016
Committee Interest Major Application
Application Reference LA05/2016/0510/F
Date of Application 23 May 2016
District Electoral Area Downshire West
Proposal Description New car park to serve Hillsborough Castle - amendments to the location of the approved car park access on the A1 and resulting internal layout
Location Land at Hillsborough Castle, Hillsborough Road Hillsborough
Applicant/Agent RPS CGMS
Representations 1 letter of objection and 1 letter of support received
Case Officer Mark Hanvey
Recommendation APPROVAL
Summary of Recommendation
1. This application is categorised as a major planning application in accordance
with the Development Management Regulations 2015 as the area of the site
exceeds 1 hectare.
2. The application is presented to the Planning Committee with a recommendation
to Approve.
APPENDIX 1.2PM
2
Description of Site and Surroundings
3. Hillsborough Castle itself is located within the designated development limits of
Hillsborough. However, the proposed site for the car park and new access onto
the A1 lies outside the designated settlement limits of Hillsborough. The Castle
and grounds extend west up to the A1 road. The walls of the Castle are set
back approximately 80m from the road with an area of open grassland between
the Castle walls and the A1.
4. The application site is located on the eastern side of the A1 dual carriageway.
Access to the site is obtained from the Moira Road. Existing trees along the
southern boundary screen the application site from the Moira Road.
5. The site proposed for development is a long, rectangular site that runs along
southwest to northwest alignment on the eastern side of the A1 road, west of
the village of Hillsborough, The site is bounded to the south by the Moira Road,
to the west by the A1, and to the north by the garden of one of the residential
properties accessed from Millvale Road.
6. Views are available from the dual carriageway passing the application site and
from the Moira Road to the west. The boundary with the dual carriageway is
defined by mature trees and a timber fence. The site is raised in level from the
dual carriageway and rises eastwards towards an existing stone wall.
7. The topography of the site is complex with the highest point located to the
south. Dense vegetation and the presence of the tall demesne wall prevent
any clear views towards the Hillsborough Estate to the east. Again, dense
planting at the southern boundary of the site prevent clear views towards the
Moira Road.
8. There are a number of residential properties to the north and south of the
application site. The boundary wall along the eastern side of the proposed car
park is Grade B+ listed. The site proposed for development lies outside of the
designated Conservation Area of Hillsborough.
3
Proposed Development
9. The proposal involves the provision of a new car park to serve Hillsborough
Castle and associated vehicular access from the A1. The proposed
development comprises amendments to the location of the approved car park
access onto the A1 and resulting changes to the internal layout approved under
planning application S/2014/0732/F.
10. Following the granting of planning permission S/2014/0732/F, discussions with
Transport NI and Historic Royal Places took place. It was agreed to amend the
location of the new car park access onto the A1 to facilitate better integration
with Transport NI’s comprehensive route management strategy for the A1.
11. This application is for amendments to the approved car park in terms of the
position of the site access and internal layout. The main visitor car park is still to
be located on the unused vacant field outside the castle walls to the west. The
amended location of the access has required the internal layout of the car
parking area to be to be updated.
Relevant Planning History
12. The relevant planning history is set out in the table below.
Application Reference
Proposal and Location Decision
S/2014/0732/F Provision of new car park to serve Hillsborough Castle and associated vehicular access from the A1 at lands at Hillsborough Castle.
Approval granted on 21 April 2015.
LA05/2016/0831/F New visitor and estate facilities and restoration of historic gardens and proposed works at the upper stableyard, lower site visitor facilities, walled garden, estates operating base, lost garden, upper forecourt and railings, marquee base, carriage drive, Prince's charities building, moss walk, conservation stores and workshops, yew tree walk.
Application pending. Received 10th August 2016
4
Application Reference
Proposal and Location Decision
LA05/2016/0826/LBC Listed building consent for same proposal as LA/05/2016/0831/F
Consent pending. Received 10th August 2016
LA05/2016/0167/PAD New visitor facilities at Hillsborough Castle & Gardens; conversion of existing stableyard to provide additional visitor facilities; new estates buildings/ancillary accommodation; associated landscaping works throughout site.
PAD letter issued
LA05/2016/0145/PAN Application for amended access from the A1 and car park layout relating to approved scheme for new car park to serve Hillsborough Castle (Ref: S/2014/0732/F)
Completed
LA05/2015/0739/PAN
New visitor Facilities Completed
S/2015/0231/LBC Alteration of Boundary Demesne wall to create new gateway.
Permission granted
S/2011/0047/F Provision of a modular building for additional resource/meeting/training space and associated works.
Permission granted
S/2006/1285/F Erection of an 8m flagpole telecommunications mast with three no. 1.7m 3G antennae (positioned internally within the flagpole) 1 no. 0.3m transmission dish and ancillary equipment.
Permission granted
13. The most relevant planning history is S/2014/0732/F. Planning approval was
granted in April 2015 for the visitor car park to serve Hillsborough Castle. This
current application seeks amendments to this scheme.
Planning Policy Context
14. The relevant planning policy context which relates to the application is as
follows
Regional Development Strategy (RDS) 2035
Belfast Metropolitan Area Plan (BMAP) 2015
5
Strategic Planning Policy Statement (SPPS)
Planning Policy Statement (PPS) 2 – Planning and Nature Conservation
Planning Policy Statement (PPS) 3 – Access, Movement and Parking
Planning Policy Statement (PPS) 6 – Planning Archaeology and the Built
Environment
Planning Policy Statement 16 – Tourism
Planning Policy Statement 21 - Sustainable Development in the
Countryside
Consultations
15. The following consultations were carried out:
Consultees Response
LCCC Environmental Health
No objection in principle.
Transport NI No objection subject to conditions.
NIEA Historic Buildings Unit
No objection subject to conditions.
NIEA Natural heritage No objection
Rivers Agency No objection
Representations
16. One letter of objection has been received in respect of the proposal and one
letter of support. The letter of support was received from the Northern Ireland
Office (NIO) and the letter of objection was received from the occupier of no. 22
Millvale Road.
Consideration and Assessment
6
17. The main issues to consider in the determination of this planning application
are:
Principle of Development,
Planning History on the site and wider future Tourist proposals for
Hillsborough Castle.
Sustainable Development in the Countryside
Tourism
Access Movement and Parking,
Archaeology and the Built Environment Considerations
Nature Conservation Considerations
Principle of Development
18. The proposed car park and access lies outside the Settlement Development
Limits of Hillsborough as defined by the Belfast Metropolitan Area Plan 2015. It
is within a Historic Park, Garden and Demesne Designation (HH12) and a Local
Landscape Policy Area Designation (HH07).
19. The Strategic Planning Policy Statement (SPPS), published in September
2015, indicates that until the Council adopts the Plan Strategy for its new Local
Development Plan there will be a transitional period in operation. During this
period, planning policy within existing retained documents and guidance will
apply. Any conflict between the SPPS and policy retained under transitional
arrangements must be resolved in favour of the provisions of the SPPS.
20. The SPPS states that planning authorities should be guided by the principle
that sustainable development should be permitted, having regard to the local
development plan and all other material considerations, unless the proposed
development will cause demonstrable harm to interests of acknowledged
importance.
21. Policy RG4 of the RDS seeks to promote a balanced approach that safeguards
tourism infrastructure while benefiting society and the economy, improves
7
facilities for tourists in support of the Tourist Signature Destinations and
encourages environmentally sustainable tourism development.
22. Furthermore it goes on to state that all new or extended infrastructure required
to support and enhance the tourist industry needs to be sensitively sited with
proper regard to both the tourism need and the natural and built environment it
seeks to serve.
23. It is contended that the principle of this development has previously been
considered to be acceptable and that this application will not cause
demonstrable harm to interests of acknowledged importance.
Planning History and Wider proposals for Hillsborough Castle
24. Historic Royal Palace’s (HRP) aim is to maximise the use of Hillsborough
Castle for the benefit of the wider community in Northern Ireland. HRP are
seeking to improve Hillsborough Castle as a visitor attraction in order to
increase visitor numbers from the current number of circa. 6,000 (excluding
special events) to 200,000 per year within a period of 5 years.
25. It is contended by HRP that the increase in visitor numbers is essential to make
the long term maintenance and upkeep of the Castle and its grounds viable. In
order to facilitate this future development, the application for the new entrance
and car park is necessary and considered to be crucial to the outcome of the
future viability to the project as a whole.
26. In addition, to the current visitor numbers to the Castle and its gardens, there
has also been a number of events (attracting large visitor numbers) held at the
site. Such events have included, the Garden Show Ireland which attracted over
35,000 visitors over a 3 day period and Evening proms events which catered
for up to 11,000 visitors.
27. The overall proposal and plans for the Castle and Grounds is to develop its
accessibility as a tourist attraction and to increase visitor numbers in line with
8
the Government’s strategy of creating more Tourism opportunities in Northern
Ireland.
28. The previous planning approval (S/2014/0732/F) found the principle of the new
access and car park to be acceptable and a major application has recently
been submitted to take forward the wider tourism redevelopment of the site.
Extensive pre-application consultations took place in accordance with
legislative requirements.
29. As the village of Hillsborough has restricted vehicular access and limited car
parking availability, this current application proposes enhanced car parking
facilities that will support the entire site.
Sustainable Development in the Countryside
30. PPS 21 sets out planning policies for development in the countryside. For the
purpose of this document the countryside is defined as land lying outside of
settlement limits as identified in development plans. The provisions of this
Policy apply to all areas of Northern Ireland’s countryside.
31. Given that the proposed car park and access are located in the countryside
policy tests associated with Policy CTY 1 – Development in the Countryside are
applicable.
32. Policy CTY 1 states that there are a range of types of development which in
principle are considered to be acceptable in the countryside and that will
contribute to the aims of sustainable development.
33. The Policy also states that there are other types of development that will only
be permitted where there are overriding reasons why that development is
essential and could not be located in a settlement, or it is otherwise allocated
for development in a development plan.
34. All proposals for development in the countryside must be sited and designed to
integrate sympathetically with their surroundings and to meet other planning
9
and environmental considerations including those for drainage, access and
road safety. Access arrangements must be in accordance with the
Department’s published guidance.
35. Policy directs that planning permission will be granted for non-residential
development in the countryside, and in the case of tourism development in
accordance with Planning Policy Statement 16 - Tourism.
36. The proposed application will also have to comply with other polices contained
within PPS 21 including CTY 13 Integration and Design of Buildings in the
Countryside and CTY 14 Rural Character. These are further discussed below.
Tourism
37. Planning Policy Statement 16 - Tourism sets out the planning policy for tourism
development, including the main forms of tourist accommodation and tourist
amenities. In addition the PPS provides policy for the safeguarding of tourism
assets from development likely to adversely impact upon the tourism value of
the environmental asset.
38. Policy TSM 4 - Major Tourism Development in the Countryside states that a
proposal for a major tourism development in the countryside will be permitted if
it meets all of the following exceptional circumstances:
(a) demonstration of exceptional benefit to the tourism industry;
(b) demonstration that the proposal requires a countryside location by reason of its size or site specific or functional requirements;
(c) demonstration of sustainable benefit to the locality.
39. The Economic Assessment submitted with the previous planning application
demonstrated the tourism benefits of the redevelopment of Hillsborough Castle.
This site has been selected given its proximity to the A1 dual carriageway
avoiding the requirement for additional traffic to pass through Hillsborough
itself.
10
40. It is considered that the supporting information has sufficiently demonstrated
that the wider proposal for this Historic site will provide an exceptional benefit to
the Tourism Economy of Northern Ireland. Furthermore, the benefits put
forward form part of a long term strategy for the overall redevelopment of
Hillsborough Castle and it is recognised that the car park is an integral part of
increasing the tourism potential offered.
Access Movement and Parking
41. PPS 3 sets out policies for vehicular and pedestrian access, transport
assessment, the protection of transport routes and parking. It forms an
important element in the integration of transport and land use planning and it
embodies the Government’s commitments to the provision of a modern, safe,
sustainable transport system.
42. It is considered that the agent has demonstrated in their supporting statement
that the proposed car park and access is necessary to achieve the anticipated
uplift in visitor numbers at Hillsborough Castle.
43. The area of open land outside the historic estate between the western walls of
the Castle grounds and the A1 has been identified as the ideal location to
accommodate this car parking. The proposed access point of the A1 to this car
park has been reviewed in detail and it has been considered that the provision
of a new access and proposed new slip roads was the best option. Transport NI
is fully in support of this rationale and detail submitted.
44. The proposed new access point has been relocated towards the north of the
site. A derelict stone building is also present within the northern part of the
proposed car park site. This is to be retained as part of the proposal.
45. The location of the car parking, the number of proposed spaces and the
principle of the access from the A1, and details of the internal layout and
landscaping have all been approved in principle as part of the previous
application S/2014/0732/F in April 2015.
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Archaeology and the Built Environment
46. PPS 6 sets out the planning policies for the protection and conservation of
archaeological remains and features of the built heritage. It embodies the
Government’s commitment to sustainable development and environmental
stewardship.
47. Hillsborough Castle Park is divided in two by the town with the ‘Small Park’
referring to the area to the west of the town and the ‘Large Park’ to the east.
The ‘Small Park’ is the site of the present house dating c. 1797 which was
enclosed by walls during the1840s after the main road to Moira was re-routed
away from the house. At this time also, the surroundings of the house were
enhanced with terracing added to the southfront, a Yew walk going west to
Lady Alice’s Temple and a Lime Walk with a north south orientation leading to a
pinetum.
48. The ‘Small Park’ is described in the Ordnance Survey Memoirs as ‘beautifully
wooded and the walks tastefully laid out. The garden is extensive; in it are
green houses, hot houses and a pinery.’
49. The ‘Large Park’ of Hillsborough Castle has its origins in a deer park dating to
the second half of the 17th Century and unlike the more intimate surroundings
of the ‘Small Park’ laid out around Hillsborough Castle the former was designed
for aesthetic pleasure and economic use. It contains a lake, parkland and
artillery fort which is also a State
Care monument.
50. The application site is contained within a Historic Park, Garden and Demesne
and the proposed car park and access lies outside the Settlement Development
Limits of Hillsborough. The Park and Garden at Hillsborough Castle was laid
out as the Hill family first developed a house on the site in the 1760s and
1770s.
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51. It is considered that Hillsborough Castle Historic Park, Garden and Demesne
makes a valuable contribution to the character of the landscape in the
surrounding area.
52. Policy BH 6 in PPS 6 sets out the requirements for the protection of Parks,
Gardens and Demesnes of Special Historic Interest. The Castle sits within the
southeast section of Small Park which is largely enclosed by a demesne wall.
53. The demesne wall is a tall and dominant structure which runs alongside a
substantial mature belt of trees. This limits any views from within Small Park
and vice versa. The Heritage Statement submitted with the application has fully
identified that the proposal will not lead to a loss of, or cause harm to the
character of the park, gardens or demesne.
54. Whilst the internal layout of the car park has been amended from the earlier
approval, the proposed car park will continue to make use of an area of
overflow car parking within the demesne wall. It is considered that the proposal
access and car park will not have a negative impact on ground heritage assets.
55. Policy BH 11 - Development affecting the Setting of a Listed Building states that
development which would adversely affect the setting of a listed building would
not normally be permitted and that proposals will normally only be considered
appropriate where a number of policy criteria are met. Again, this has been
fully considered in the supporting statement and Historic Environment Division
have no concerns in this regards.
56. In conclusion, there are no objections from either Historic Buildings Unit or
Historical Monuments Unit. It is therefore contended that the proposal as
presented will not impact upon the character or setting of the Small Park or
Hillsborough Castle itself and as such, it complies with the policies contained
within PPS 6.
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Nature Conservation Issues
57. Planning Policy Statement 2 – Natural Heritage sets out the planning polices for
conservation, protection and enhancement of our natural heritage.
58. Policy NH 2 - Species Protected by Law states that planning permission will
only be granted for a development proposal that is not likely to harm a
European protected species.
59. Policy NH 5 - Habitats, Species or Features of Natural Heritage Importance
states that a development proposal which is likely to result in an unacceptable
adverse impact on, or damage to, habitats, species or features may only be
permitted where the benefits of the proposed development outweigh the value
of the habitat, species or feature. In such cases, appropriate mitigation and/or
compensatory measures will be required.
60. The proposal involves the retention of grassland in the form of verges and
reinforced grass parking bays. The trees and hedgerows along western and
northern boundaries of the site will be retained in full therefore protecting
wildlife. The majority of trees along the southern boundary will also be retained.
Additional tree planting is also proposed and is detailed in full in the proposed
planting plan. The revised location of the access will result in the removal of
less trees than previously agreed.
61. The full details of the Ecological Assessment have been carefully considered
and Natural Heritage have assessed the potential impacts of the proposal on
habitats, species and features of natural heritage. Natural Heritage has no
objection and have recommended the inclusion of a number of conditions.
Consideration of Representations
62. One representation in opposition to the application was received. Whilst
supportive of the development and its potential assets to the town of
14
Hillsborough and Northern Ireland as a whole, concern was expressed in
relation to potential noise and nuisance from the new entrance and car park.
63. An acoustic fencing to protect residential amenity was suggested by the
objector. It is noteworthy that the competent authority on such matters is
Environmental Health (EH) and they have offered no objection to the proposal.
The existing and proposed vegetation provides a natural buffer from the site
and the objector’s property. An acoustic fence is therefore not deemed to be
necessary as part of this proposal.
64. In order to protect the amenity of the adjacent dwellings, with respect to noise,
EH has recommended that the hours of construction at the site are limited to
0700 – 1900 Monday to Friday, 0800 – 1300 Saturday and no Sunday or Bank
Holiday working.
65. Furthermore, EH has recommended that an informative is included on any
decision to state that prior to any construction taking place the applicant shall
agree a suitable work programme with the Environmental Health Unit of LCCC
in accordance with BS5228: 2009 Code of practice for noise and vibration
control on construction and open sites.
66. One letter of support has also been received in relation to the proposal from
NIO. The letter states that the work being carried out by HRP will ensure that
the entire site including the building and grounds become accessible for the
general public which will ensure the long-term viability of the historic site, it has
been demonstrated that the car park is considered to be essential to ensure
that HRP have the support from the public to develop and financially support
the tourist initiative.
Conclusions
67. It is considered that the development will facilitate the wider redevelopment of
Hillsborough Castle and enable it to fulfil its tourism potential and that the
development will also contribute to the successful delivery of a wider tourism
15
initiative that will bring economic benefits to the Council Area by attracting
increased visitor numbers to Hillsborough Castle.
68. Based on careful consideration of all relevant materials considerations it is
contended that the development associated with the proposed car park and
associated access is acceptable.
Recommendation
69. It is recommended that planning permission is granted subject to conditions.
Conditions
70. The following conditions are recommended:
As required by Section 61 of the Planning Act (Northern Ireland) 2011, the
development hereby permitted shall be begun before the expiration of 5 years
from the date of this permission.
Reason: Time Limit
The Private Streets (Northern Ireland) Order 1980 as amended by the Private
Streets (Amendment) (Northern Ireland) Order 1992.
The Department hereby determines that the width, position and arrangement
of the streets, and the land to be regarded as being comprised in the streets,
shall be as indicated on Drawing No: HILLS-ATK-HW00-ZZ-DR-D-2015 Rev
P03 bearing the Area Planning Office date stamp 02 August 2016 and the
TransportNI Determination date stamp of 10 August 2016.
Reason: To ensure there is a safe and convenient road system to comply
with the provisions of the Private Streets (Northern Ireland) Order 1980.
The development hereby permitted shall not become operational until all
the road works indicated on the general highway layout Drawings Nos 5
&10. (Ref HILLS-ATK-HW00-ZZ-DR-D-2001 & 2007) bearing the Area
16
Planning Office date stamp 20 May 2016 have been fully completed in
accordance with the approved plans. All works shall comply with the
requirements of the Design Manual for Roads and Bridges and all other
relevant standards and technical guidance and be constructed in
accordance with the Specification for Highway Works to the satisfaction of
TransportNI.
Reason: To ensure that the road works considered necessary to provide a
proper, safe and convenient means of access are carried out prior to the
commencement of retail, leisure and other permitted uses.
The Private Streets (Northern Ireland) Order 1980 as amended by the
Private Streets (Amendment) (Northern Ireland) Order 1992.
No other development hereby permitted shall be [operational] until the
works necessary for the improvement of a public road have been
completed in accordance with the details outlined blue on Drawing
Number HILLS-ATK-HW00-ZZ-DR-D-2015 Rev P03 .bearing the Area
Planning Office date stamped .02 August 2016. The Department hereby
attaches to the determination a requirement under Article 3(4A) of the
above Order that such works shall be carried out in accordance with an
agreement under Article 3 (4C).
Reason: To ensure that the road works considered necessary to provide a
proper, safe and convenient means of access to the development are
carried out.
No part of the development hereby permitted or associated road works
shall become operational until traffic signs both internal and external to
the site have been provided by the developer to the satisfaction of
TransportNI in accordance with a scheme to be submitted to and
approved by the Department.
Reason: In the interests of road safety and traffic progression.
The development hereby permitted shall not become operational until a
‘Traffic Signs Agreement’ setting out the requirements with which
operators must comply has been submitted and completed to the
17
satisfaction of the Department in accordance with TransportNI Policy and
Procedure Guidance.
Reason: To clarify responsibility for provision and maintenance of signs in
the interests of road safety and traffic progression.
The development hereby permitted shall not become operational until the
crossover in the central reservation on the A1 Hillsborough dual
carriageway which facilitates a vehicular right turn manoeuvre to the Moira
road is, following the completion of statutory process, closed by
TransportNI.
Reason: In the interests of road safety and traffic progression.
The development hereby permitted shall not become operational until a
Maintenance Agreement deemed necessary for the random rubble stone
wall within the public road boundary is in place and completed to the
satisfaction of Transport NI.
Reason: To relieve TransportNI of the maintenance burden associated
with structures not required for the safe operation of the road network.
The development hereby permitted shall not (be occupied/become
operational) until hard surfaced areas have been constructed and
permanently marked in accordance with the approved Drawing No .1
bearing the date stamp 18 May 2016 .to provide for parking and servicing
within the site. No part of these hard surfaced areas shall be used for any
purpose at any time other than for the parking and movement of vehicles.
Reason: To ensure that adequate provision has been made for parking,
servicing and traffic circulation within the site.
Detailed drawings of the proposed new pedestrian gates to the domain
wall shall be agreed with HED prior to commencement of works on site.
Reason: To protect the essential character of the historic demesne and
setting of Hillsborough Castle.
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A detailed Construction Method Statement for any in / near water works
must be submitted to Planning Authority, for consultation with NIEA Water
Management Unit, at least 8 weeks prior to the commencement of
construction.
Reason: To ensure effective avoidance and mitigation measures have
been planned for the protection of the water environment.
If within a period of 5 years from the date of the planting of any tree, shrub
or hedge, that tree, shrub or hedge is removed, uprooted or destroyed or
dies, or becomes, in the opinion of the Council, seriously damaged or
defective, another tree, shrub or hedge of the same species and size as
that originally planted shall be planted at the same place, unless the
Council gives its written consent to any variation.
Reason: To ensure the provision, establishment and maintenance of a
high standard of landscape.
If any retained tree is removed, uprooted or destroyed or dies within 3
years from the date of the occupation of the building for its permitted use
another tree or trees shall be planted at the same place and (that / those)
tree(s) shall be of such size and species and shall be planted at such time
as may be specified by the Council.
Reason: To ensure the continuity of amenity afforded by existing trees.
No development shall take place until a detailed planting plan, including
numbers, species and locations of new planting and an arboricultural
impact statement, tree constraints plan and a tree protection plan has
been submitted to and approved in writing by the Council.
Reason: To ensure the provision establishment and maintenance of a
high standard of landscape.
19
Site Location Plan – LA05/2016/0510/F
1
Lisburn & Castlereagh City Council
Council/Committee Planning Committee
Date of Committee Meeting
5 September 2016
Committee Interest Major Application
Application Reference LA05/2015/0844/F
Date of Application 30 November 2015
District Electoral Area Castlereagh East
Proposal Description Erection of 71 dwellings with single storey garages, landscaping, car parking, associated site works, access arrangements and highway infrastructure improvements comprising a realignment of Hillsborough Road and new junction arrangement at Moneyreagh Road.
Location Lands immediately north of 61 Hillsborough Road and 10 Church Lodge, south east of 42 Church Road, south of Moneyreagh Community Centre and approximately 100 metres north west of 64 Hillsborough Road, Moneyreagh
Applicant/Agent Mr Maurice Crawford
Representations 12
Case Officer Kevin Maguire
Recommendation APPROVAL
Summary of Recommendation
1. This application is categorised as a major planning application in accordance
with the Development Management Regulations 2015 in that the proposed site
exceeds the threshold of 1 hectare as defined in Part 8 of the Schedule to
those Regulations.
APPENDIX 1.3PM
2
2. The application is presented to the Planning Committee with a recommendation
to approve.
Description of Site and Surroundings
3. The area of the application site measures approximately 5.70 hectares. It is
located to the east of Moneyreagh Village and it is bound to its north east side
by the Moneyreagh Road and to its south east by the Hillsborough Road.
4. The site encompasses lands zoned for housing (Zoning MH04/02) as defined in
the Belfast Metropolitan Area Plan 2015 (BMAP). Part of the site lies outside
this zoning and provides for highway improvements to realign the Hillsborough
Road and provide a new junction arrangement with the Moneyreagh Road.
5. The application site is comprised of farmland set out as a number of fields
defined by tree and hedge boundaries. Levels across the site gradually fall
from the North West corner towards the Hillsborough Road and to the east,
over the route of the realigned Hillsborough Road. There is an open
watercourse running for approximately 80 metres in the vicinity of the north east
boundary.
6. The north and west sides of the site are defined by a varied mix of boundary
treatments including natural field boundary hedging, trees, wooden fencing and
a stone wall to the rear of Moneyreagh Presbyterian Church. Moneyreagh
Community Centre is located adjacent and to the north. This boundary is
defined by fencing and a mature hedge of approximately 1.8 metres in height.
A mature field boundary hedge of up to 2 metres in height runs for
approximately 200 metres through the site from north to south.
7. Moneyreagh Village lies adjacent to the north and west and is comprised of
residential uses with amenity lands and community uses, specifically the grave
yard associated with Moneyreagh Presbyterian Church and the recreational
space associated with the Community Centre. Adjacent to the south east
corner of the site are a number of dwellings fronting the Hillsborough Road and
some commercial uses at the existing Moneyreagh Road junction.
3
8. In the general area lands are comprised of low undulating drumlins with limited
views.
Proposed Development
9. The application seeks full planning permission for 71 dwellings, garages,
landscaping, car parking, associated site works, access arrangements and
highway infrastructure improvements comprising a realignment of Hillsborough
Road and new junction arrangement at Moneyreagh Road.
10. In addition to the application forms and drawings the proposal is also supported
by a Transport Assessment, Transport Scoping Study, Design and Access
Statement, Pre-Community Consultation Report, Landscape Management Plan
and Drainage Assessment.
Relevant Planning History
11. The relevant planning history is set out in the table below.
12. As the proposal exceeds the threshold for major development the applicant, in
accordance with legislative requirements engaged in pre-application community
consultation (PACC) prior to submission of this application. The PACC public
event was held at Moneyreagh Community Centre on 30 September 2015.
Application Reference
Description of Proposal Decision
Y/1979/0428 Residential Development
Refused
Y/1998/0140/O Residential development incorporating community site and improvements to road infrastructure.
Refused
Y/2007/0187/F 81 dwellings and associated site works.
Refused
4
13. In conjunction with the pre-community consultation the applicant also entered
into pre-application discussions with the Council. This allowed for meaningful
engagement with some of the key statutory consultees to take place and for
issues to be identified that would need to be further addressed prior to an
application coming forward.
14. The application was supported by a report on the PACC event. This report
notes the issues raised through the public information event and subsequent
meetings. Issues raised included proposed access arrangements, impact on
existing facilities such as Moneyreagh Primary School, impact on Moneyreagh
Non-Subscribing Presbyterian Church, proposed boundary treatments and
separation distances. In addition the PACC Report has given details on how
the scheme has taken account of these concerns where possible and provides
details as to how it evolved to what was submitted with the planning application.
Planning Policy Context
15. The relevant planning policy context is as follows:
Belfast Metropolitan Area Plan (BMAP) 2015.
Strategic Planning Policy Statement (SPPS), Planning for Sustainable
Development.
Planning Policy Statement (PPS) 2 - Natural Heritage.
Planning Policy Statement (PPS) 3 - Access, Movement and Parking.
Planning Policy Statement (PPS) 7 – Quality Residential Environments.
Planning Policy Statement (PPS) 8 – Open Space, Sport and Outdoor
Recreation.
Planning Policy Statement (PPS 11) – Planning and Waste Management.
Planning Policy Statement (PPS) 15 - Planning and Flood Risk.
5
Consultations
16. The following consultations were carried out.
Consultee Response
NIEA Water Management Unit No objection
NIEA Waste Management Unit No objection
Transport NI No objection subject to conditions
Environmental Health No objection subject to conditions
Rivers Agency No objection
Northern Ireland Water No objection subject to conditions
Representations
17. Eleven letters of objection were received in response to the local press
advertisement and neighbour notifications. The following issues were raised;
Concern regarding the position and amount of the open space in relation
to existing housing, the setting of the grave yard associated with
Moneyreagh Presbyterian Church and the historic buildings of
Moneyreagh in general;
Concern regarding anti-social behaviour, fear of crime and noise
generated from the area of open space;
Concerns regarding pedestrian access through Community Centre lands;
Site flooding which will result in drainage and run off to existing properties;
Works to provide the realigned road will impede drainage to the existing
watercourse.
Disturbance to wildlife (badgers and bats) during construction;
Impact on residential amenity and loss of light;
Concern regarding emissions and possible pollution from temporary
sewage treatment plant;
Concern regarding the proposed number of dwellings and loss of visual
amenity;
6
Impact on existing dwellings through noise and damage during
construction phase;
Devaluation of property due to loss of semi-rural lands;
Increased traffic congestion and accidents;
Concerns regarding light pollution from development;
Concerns regarding emissions from increase in number of open fires;
Insufficient amenities within the area to provide schools, health facilities or
retailing for increased population;
Inconsistencies and limitations in the Landscape Management Plan;
Consideration and Assessment
18. The main issues to consider in the determination of this planning application
are:
Compliance with the Local Development Plan (BMAP)
Principle of Development
Quality and Design of proposed development
Impact on existing land uses within the vicinity of the site
Open Space, Sport and Outdoor Recreation
Impact on natural heritage features
Adequate access, car parking and manoeuvring provision
Potential effects of flooding and water management as a result of the
proposal.
Compliance with Local Development Plan (BMAP)
19. The application site lies within Designation MH 04/02 of BMAP as a housing
land use policy area. This designation is subject to Key Site Requirements
(KSRs) as set out within Part 4, Volume 5 of the Local Development Plan, the
KSRs are summarised as follows;
Access shall be from Church Lodge or Hillsborough Road and may
require third party lands;
7
A Transport Assessment (TA), agreed with Transport NI, DRD, shall be
required to identify any necessary improvements to the road
network/public transport/transportation facilities in the area. In addition to
the need for a TA, and the requirements identified therein, an initial
assessment of this specific development site indicates that as a minimum
the following improvements shall be required:
Any direct access onto Hillsborough Road shall require the following
improvements;
- Carriageway widening and vertical alignment; and
- Provision of a footway along the site frontage extending northwards
to Moneyreagh Road and southwards to link with the existing
footway.
20. The western boundary of the proposal lies adjacent to Moneyreagh Area of
Village Character (Designation MH05) and a Local Landscape Policy Area on
Church Road, Moneyreagh (Designation MH06) which contains locally
significant buildings and their surroundings, a primary school (1908), the
original school (pre 1850, Moneyreagh Non-Subscribing Presbyterian Church
(circa 1770), a mid-19th Century manse and a Masonic Hall (1911).
Principle of Development
21. The Strategic Planning Policy Statement (SPPS) published in September 2015
states that until the Council adopts the Plan Strategy for its new Local
Development Plan there will be a transitional period in operation. During this
period, planning policy within existing retained documents and guidance will
apply. Any conflict between the SPPS and policy retained under transitional
arrangements must be resolved in favour of the provisions of the SPPS.
22. The Statement indicates that a guiding principle for planning authorities in
determining planning applications is that sustainable development should be
permitted, having regard to the development plan and all other material
8
considerations, unless the proposed development will cause demonstrable
harm to interests of acknowledged importance.
23. As the application site is within lands zoned for housing use it is considered to
meet the sustainable development needs of the local area as identified within
the LDP and is therefore considered in principle to be acceptable.
Quality and Design of Proposed Development
24. The planning application was preceded by a Pre Application Discussion
(LA05/2015/0442/PAD). Matters discussed as part of this process included the
site layout, Planning Unit’s desire to protect the amenity of the Graveyard
adjacent to the western site boundary, provision of landscaping, Key Site
Requirements (KSRs) set out within the LDP and road and access issues.
25. The consideration of the submitted site layout plan is based upon the following
points; Hillsborough Road is to be realigned from the southern portion of the
site in a north easterly direction, this provides a widened roadway to the new
junction with Moneyreagh Road and the provision of right turning pockets for
access to housing within this scheme.
26. West of the realigned road, access will be provided to 60 detached and semi-
detached houses. Pedestrian access is to be provided into and through the
grounds of Moneyreagh Community Centre. East of the realigned road is
proposed a further 11 detached and semi-detached dwellings arranged in a cul
de sac with access to the old Hillsborough Road. Landscaping is to be
provided to the north boundary of the site, along the site frontage and
augmented where the site abuts existing boundaries.
27. Planning Policy Statement (PPS) 7 requires new residential development to
demonstrate a quality and sustainable environment that draws upon the
positive aspects of character and appearance of the surrounding area.
28. These policy tests are reflected in the layout of the proposal as it is located
adjacent to properties which make up the Area of Village Character. As such
9
the features of this AVC, particularly the church and associated graveyard are
considered in relation to the position of the housing units and open space. It is
considered the provision of open space to the rear of the church is necessary to
protect its setting within the locality and to avoid possible conflict from the new
dwellings.
29. It is considered that adequate provision has been made for public and private
open space within the proposal. Each of the dwellings is provided with a level
that is appropriate to that contained within the guidance document ‘Creating
Places’. In addition the provision of landscaping between proposed and
existing houses will soften and visually integrate dwellings within the context of
the site and its surroundings.
30. A movement pattern supports walking and cycling with a direct link to
Moneyreagh Village through the grounds of the Community Centre.
31. Adequate car parking is provided with each of the dwellings served by private
driveways and garages.
32. The design of this development seeks to provide two storey detached and
semi-detached dwellings, finished in light brown brick or smooth render. The
dwellings are to have pitched roofs with interlocking concrete tiles, vertical
emphasis windows with appropriate solid to void ratios and front doors with a
mix of appropriate fanlights or small storm porch canopies.
33. It is considered that the design is in keeping with local traditions, form,
materials and detailing of existing dwellings within Moneyreagh and as such is
compliant with the policy requirements of PPS7.
34. It is contended that the design and layout should not create conflict with
adjacent land uses and there should be no unacceptable adverse effect on
existing or proposed properties in terms of overlooking, loss of light,
overshadowing, noise or other disturbance. The potential for conflict with
existing land uses occurs where the site abuts Moneyreagh on its west side
and No. 55 Hillsborough Road to its east side. Along the west boundary there
is to be provision of 14 dwellings and an area of open space which abut the
10
rear/side boundaries of 4 dwellings, the remainder of land uses are community
buildings.
35. Five of the proposed dwellings back onto the side of No. 61 Hillsborough Road.
No. 61 is defined by a post and wire fence along the site boundary with the
gable of the dwelling set 12 metres back and behind an intervening domestic
garage. The two storey element of these dwellings are set at least 10 metres
from the common boundary with No. 61 and it is proposed to implement
landscaping along that boundary to filter and protect amenity of the existing
dwelling.
36. No. 10 Church Lodge is gable end to the application site and is separated from
it by a retaining wall and fence of approximately 2.5 metres above the ground
levels of the site. The area of ground adjacent to No. 10 is proposed to be part
of the open space for this development, again with discrete tree planting.
Given the level differences and landscaping on the boundary there is not
considered to be significant risk of conflict between existing and proposed uses.
37. The area of open space extends north and along the rear boundary wall of the
graveyard. Level differences between the site and graveyard are defined by an
existing stone wall of an approximately 2 metres above the ground level of the
application site. Provision of this open space, again with tree planting to filter
views, will not be detrimental to the existing land use and it is considered it will
in fact aid the retention of the graveyard’s setting.
38. Nine dwellings are proposed adjacent and north of the open space and to the
rear of the Church Manse, the original Moneyreagh School House, the Church
Hall and No 40 Church Road. The site levels are again slightly lower than
levels within these properties with a strong boundary hedge and mature trees.
The 9 proposed dwellings are set approximately 11 to 15 metres from the site
boundary, this is considered appropriate within the context of the design
guidance of ‘Creating Places’. The existing boundary is to be augmented with
tree planting to further filter views between the existing and proposed uses.
11
39. Sites 61 to 64 are a mix of detached and semi-detached dwellings to the east
side of the application site and adjacent to No. 55 Hillsborough Road. The rear
of these dwellings face the gable of the existing property and are separated
from it by their proposed rear gardens and an agricultural laneway. The result
is a separation distance of between 10 and 15 metres to the boundary of the
existing property. This is further enhanced with proposed boundary planting to
ensure no significant visual intrusion to that property.
40. It is therefore considered that the layout and design of this proposal does not
create conflict with the existing adjacent land uses within its vicinity.
41. PPS7 requires the scheme to be designed to deter crime and promote personal
safety. The layout and design promotes direct and passive surveillance to
open public spaces in and around the site. Wall and fence provision ensures
amenity areas to the dwellings and public open space are secured to prevent
intrusion and promote personal safety.
Open Space, Sport and Outdoor Recreation
42. Planning Policy Statement (PPS) 8 - Open Space, Sport and Outdoor
Recreation sets out the planning policies for the protection of open space, the
provision of new areas of open space in association with residential
development and the use of land for sport and outdoor recreation.
43. Policy OS2 – Public Open Space in New Residential Development states that
planning authorities will only permit proposals for new residential development
of over 25 units or more units or on a site area of 1 hectare or more where
public space is provided as an integral part of the development. A normal
expectation will be at least 10% of the total site area.
44. The amount of open space and its location was negotiated with the applicant to
ensure that it took into account the site and its context. Key to the location of
open space was the potential impact of the proposal upon the Area of Village
Character (AVC) and the Local Landscape Policy Area (LLPA).
12
45. To minimise impacts and to retain the characteristics associated with this part
of Moneyreagh the applicant agreed to position the open space adjacent to the
graveyard. In so doing the views in and out of the Church and graveyard were
offered some protection and the potential for obtrusive overlooking from
dwellings was removed. Furthermore and to ensure adequate security and to
offer a buffer between the open space and graveyard it is proposed to erect a
1.8 metre security fencing, black in colour, with a 5 metre buffer of woodland
planting between it and the graveyard wall. This will further enhance and
protect the sense of place in this area and provide a level of privacy screening.
46. Whilst Policy OS2 of PPS8 requires a normal expectation that 10% of the
application site is given over to open space provision, the open space provision
in this case represents approximately 6% of the site area. It is however
important to note that Policy OS2 does allow for an exception below 10% if the
proposal is close to and would benefit from ease of access to areas of existing
open space.
47. It is contended that this proposal benefits from access to the Moneyreagh
Community Centre, associated playground and sports pitch provision which is
located adjacent to the site’s north boundary. As a result the shortfall in open
space provision is considered acceptable.
Impact on Natural Heritage Features
48. The proposal is not affected by any designated natural heritage sites.
49. The proposal will involve removal of 200 metres of field boundary hedge from
the middle of the site which currently may be used as a foraging route by bats.
However there are no trees within this hedgerow and it should be noted that the
existing hedge and tree boundaries to the edges of the site are to be retained.
50. With further buffer planting proposed to the currently undefined parts of the
northern boundary, mitigation for the loss of the hedgerow through the site will
be achieved.
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51. There is no evidence of bat and badger activity within the site. Bats are a
European Protected Species whilst badgers are protected under the Wildlife
(NI) Order 1985.
52. PPS 2 – Natural Heritage sets out the planning policies for the conservation,
protection and enhancement of our natural heritage. Policy NH2 – Species
Protected by Law states that planning permission will only be granted if the
proposal is not likely to harm such protected species.
53. As has already been considered above, the adverse impacts to bat populations
are not thought to be likely in this case. Badgers are offered protection under
the Wildlife (NI) Order and suitable conditions can be imposed upon any
forthcoming approval that prohibits construction works continuing and mitigation
to be implemented if badger activity is detected within the site.
54. Notwithstanding the above, it should be noted again that at the time of site visit
no evidence of badgers was apparent and while some hedges are to be
removed the majority are to be retained and augmented with buffer planting
which will create the potential for new habitat and foraging areas.
Adequate access, car parking and manoeuvring provision
55. A Transport Assessment Form and Scoping Study Report were submitted with
the application along with plans of the proposed access from the realigned
portion of Hillsborough Road. The access point includes an upgrade of the
public road to include its widening, the provision of a right turning lanes for
traffic approaching the development from both directions and a pedestrian
refuge island linking the two parts of the site.
56. PPS 3 – Access, Movement and Parking sets out the planning policies for the
vehicle and pedestrian access. Specifically this would relate to the movement
and management of vehicles both within the site, accessing the site and the
impact on the local road network.
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57. Policy AMP2 – Access to Public Roads states that direct access will only be
granted where it is demonstrated that no prejudice to road safety or the
inconvenience of the flow of traffic will occur. In addition to the development of
the site for housing the application also proposes the realignment of a portion of
the Hillsborough Road further to the north of the existing junction with the A23
Moneyreagh Road. Transport NI is the competent authority on such matters
and have advised that they have no objection subject to conditions being
attached to any planning approval.
58. As detailed previously the Key Site Requirements for this housing designation
requires the provision of a footway along the site frontage extending north to
Moneyreagh Road and south to link with the existing footway on Hillsborough
Road. This proposal includes a footpath link with the Moneyreagh Road
however the footpath to the south terminates at the boundary with No. 61
Hillsborough Road. The applicant has proposed an alternative pedestrian
access from the proposed development to the village centre will be provided via
the existing grounds at the Moneyreagh Community Centre.
59. The Design and Access Statement advises that ‘this will provide convenient
access for prospective residents to the Community Centre, local shop and
Moneyreagh Primary School’.
60. Discussions have also taken place with the relevant sections of the Council
who are agreeable in principle to permitting pedestrian access through the
community centre lands. In their response Transport NI has recommended a
condition that no more than 36 dwellings shall be occupied until this pedestrian
link between the new development to the community centre and Church Road
beyond has been constructed.
61. The Planning Unit, having considered this departure from the key site
requirements, both in the context of the consultation response from Transport
NI and discussions with the Applicant, and would accept the case put forward
and agree that the provision of the a pathway through the grounds of the
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Moneyreagh Community Centre grounds would provide a shorter journey to the
village core than a footpath provided along the Hillsborough Road.
62. A further key site requirement is the provision of a transport assessment (TA)
as part of the planning application. This TA has considered existing transport
facilities in the area, undertaken traffic surveys and observation queues,
redistribution of existing traffic and proposed mitigation measures. The TA has
also considered the impact on protected routes through Policy AMP 3.
63. The A23 Moneyreagh Road is classed as ‘Other Protected Routes’ within
Planning Policy Statement 3. While the access from the residential
development would access directly onto the realigned portion of the
Hillsborough Road, this road in turn would create a new junction onto the
Moneyreagh Road and therefore would provide access onto a protected route.
64. The TA has noted that in residential developments Policy AMP 3 may allow
access to a protected route where it is demonstrated to the satisfaction of the
planning authority that the nature and level of access onto such a route will
significantly assist in the creation of a quality environment without
compromising standards of road safety or resulting in an unacceptable
proliferation of access points.
65. It is noted that the realignment of the Hillsborough Road follows an existing
Transport NI road scheme proposed to provide safer junction arrangements at
this location. The current application would therefore provide an improvement
to the junction arrangements between these two roads by providing the
realigned portion of road up to the junction of Moneyreagh Road.
66. As a result Transport NI will require the stopping up of the existing Hillsborough
Road junction and in this regard a condition has been recommended requiring
that no more than 11 dwellings of the development shall be occupied until the
formal process of stopping up of this existing junction has been successfully
completed, thereby ensuring that only one access point onto the protected
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route will remain. It is therefore considered that access arrangements
proposed would be acceptable in the context of Policy AMP 3.
67. Car parking provision has been set out in the TA for the 71 dwellings proposed.
196 spaces are provided in total which equates to 142 in-curtilage spaces and
the allowance of 54 on street car parking spaces. This provision would be in
accordance with the requirements of ‘Creating Places’ and Transport NI has no
objections to this matter subject to the development being constructed in
accordance with the details submitted.
68. The TA has also assessed the impact of the proposal on the existing flows of
the local road network at its predicted opening year (2018), its design year
(2028) and a future year (2033).
69. The projected person modal trip figures for the development predicts that
88.3% of trips will use a private car. The peak trip periods for AM (08:00-09:00)
and PM (17:00-18:00) will generate 7 no. arrivals and 81 no. departures and 44
no. arrivals and 39 no. departures during the AM and PM peak hours
respectively. This TA has demonstrated that the highway network, with the
road upgrade constructed and operational, can accommodate the traffic
generations associated with the proposed development.
70. Transport NI has concurred with this forecast subject to specific conditions
being attached to any approval.
Potential effects of flood risk as a result of the proposal
71. The proposal is subject to consideration of its impacts in terms of flood risk at
the site and potential effects at other locations as a result. Rivers Agency
Flood Maps indicate that the site is not affected by fluvial or surface water
flooding.
72. PPS 15 – (Revised) Planning and Flood Risk sets out the planning policies to
minimise and manage flood risk to people, property and the environment.
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73. Policy FLD3 requires applications for planning permission to be accompanied
by a Drainage Assessment where the area of the site exceeds 1 hectare or a
residential development comprises 10 dwellings or more.
74. A drainage assessment was submitted to support the proposal. Policy FLD 3
notes ‘the drainage design should take account of the proposal levels
throughout the site so that any surface water runoff will be intercepted and will
not cause localised flooding’.
75. The application form submitted states that surface water runoff will be directed
to storm drains. The drainage assessment confirms that storm water discharge
from the site will be to a designated watercourse further to the east of the site.
The applicant has advised that ‘provided the drainage infrastructure is
adequately designed in accordance with NI Water Sewers for adoption and
maintained to the required standard’ they would consider the risk to flooding,
both inside and outside the development, would be low and therefore is
compliant with Policy FLD 3.
76. In considering the drainage assessment Rivers Agency has advised that they
agree with the logic set out in the Drainage Assessment and that they have no
reason to disagree with its conclusions. As such, no objection from a drainage
or flood risk perspective have been offered. Therefore it is considered that the
proposal would comply with the provisions set out under PPS 15 Planning and
Flood Risk.
77. With regard to disposal of foul sewage Water Management Unit was consulted.
They advised that they have considered the impacts of the proposal on the
surface water environment and on the basis of the information provided they
were content subject to conditions.
78. In addition WMU advised that the development should connect to a main sewer
and Moneyreagh Waste Water Treatment Works (WWTW). However, it has
been determined that the existing WWTW is not currently capable of dealing
with any additional sewage effluent from this proposal until it is upgraded. This
upgrade has been confirmed by NI Water to be scheduled works to be
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completed in the period up to 2019. As an interim measure, the applicant
proposed the use of a temporary waste water treatment plant until such time as
the Moneyreagh WWTW is upgraded.
79. WMU has advised that it would only be possible to allow discharge consent for
26 of the proposed dwellings before this upgrade work is completed. On this
basis, the applicant has put forward a phasing plan showing the 26 dwellings to
be constructed under Phase 1, any subsequent phase(s) will only become
occupied once the WWTW upgrade is complete.
80. Such a phasing is considered acceptable subject to a suitable condition to this
effect on any subsequent approval.
Consideration of Representations
81. Twelve letters of objection were received in response to the local press
advertisement and neighbour notifications. Consideration of the various issues
raised are set out in the paragraphs below.
Concern regarding the position and amount of the open space in relation
to existing housing, the setting of the grave yard associated with
Moneyreagh Presbyterian Church and the historic buildings of
Moneyreagh in general;
82. The PACC process identified some concerns regarding the positioning of the
open space further to the east than the current arrangement. This would have
resulted in some of the proposed dwellings backing onto the Church and
graveyard. In considering these concerns the applicant amended the scheme
to relocate the open space along the church boundary which it was felt would
reduce the potential visual impacts by providing an appropriate landscaping
buffer and an increased separation distance from proposed dwellings.
83. It is considered that in the context of the development plan zoning this
arrangement would assist in protecting the setting of these features.
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Concern regarding anti-social behaviour, fear of crime and noise
generated from the area of open space;
84. It is considered that the site layout and specifically the area of open space is
acceptable in that it helps to ameliorate the visual impacts of the proposal on
the church and overall area of Townscape Character and Local Landscape
Policy Area in the core area of Moneyreagh.
85. Both PPS 7 and Creating Places require developments to be designed in a way
that deters crime and provides for a safe environment, particularly for children.
86. It is considered that the proposed layout is designed in such a way that there
will be a high level of natural surveillance of the open space area, specifically
from adjacent dwellings and those across the road which would help to limit
instances of anti-social behaviour or crime. The potential for crime will further
be reduced by the presence of a 1.8m NKIBEX ECO fencing or similar between
the open space area and the graveyard, with proposed woodland shrub
planting in between to provide further deterrence.
87. Furthermore, it is considered that while noise generation from the open space
cannot be ruled out, the proposed layout is preferable to dwellings sited along
the boundary, with the proposed planting also likely to help in this regard once
maturity is reached.
Concerns regarding pedestrian access through Community Centre lands;
88. It has been advised that currently the vehicle and pedestrian access from
Church Road to Moneyreagh Community Centre is open 24 hours a day and
has been since the playground was constructed nearly 2 ½ years ago.
89. No problems having been reported and the Council advise that it would not
anticipate any escalation in anti-social behaviour because of increased usage
through the site. CCTV is provided for the purpose of security of the
community centre only and would still be necessary.
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90. Transport NI considers this is the optimal solution for pedestrian access to
Moneyreagh and have provided a condition requiring no occupancy of more
than 36 dwellings approved until the pedestrian link has been constructed in
accordance with the plans. The Planning Unit would suggest the use of a
stronger condition that restricts all occupancy until this pedestrian access is
formally agreed with Council.
Site is prone to flooding and will result in drainage and run off to existing
properties;
91. The site does not lie within the 1 in 100 year fluvial floodplain. The application
included a Drainage Assessment which has indicated that the development
would be in compliance with Policy FLD 3 of PPS 15.
92. Following the submission of further objection letters regarding site drainage and
impacts on existing properties the Applicant was asked to provide further
clarification to Rivers Agency on a number of matters.
93. It was advised that should a storm event occur which exceeds the design
criteria, the site has been designed to direct all overland flow towards the road
network which will then be directed to the appropriate channels, and that no
new or existing properties are at an increased risk of flooding from run-off. In
addition, the proposed access road is raised above the existing ground level
and rainfall will be directed to a pipe along the Moneyreagh Road and not be
directed elsewhere. River Agency have reviewed this information and do not
object to its findings.
94. Potential run-off during the construction phase would ultimately be a civil matter
however the onus is on the applicant/developer to ensure that works should be
put in place to prevent runoff into third party land.
Works to provide the realigned road will impede drainage to the existing
watercourse;
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95. It is advised that the proposed access road is raised above the existing ground
level and rainfall will be directed to a pipe along the Moneyreagh Road and not
elsewhere. Some surface water flooding may currently be the result of a small
watercourse which flows through the area, however where the realigned road
crosses this watercourse it will be culverted and the natural drainage system
will therefore be maintained.
Disturbance to wildlife (badgers and bats) during construction;
96. As advised above the site has been visited and there is no evidence of bat and
badger activity within the site. Such species are protected under Policy NH2 of
PPS2 and the Wildlife (NI) Order and an informative would be added to any
forthcoming approval that prohibits construction works from continuing and the
Wildlife Team of NIEA be contacted should badger or bat activity be detected
within the site.
Impact on residential amenity and loss of light;
97. These issues are considered in detail within the ‘Quality and Design of the
Proposed Development’ section above. Given the existing and proposed
boundary treatment, siting and orientation of existing dwellings and separation
distances between the dwellings it is not considered that the development
would be contrary to policy.
98. In terms of noise caused by the design and layout of the road it is noted that the
application has been considered by both Environmental Health and Transport
NI who have not raised any concerns in relation to noise created by this
application.
Concern regarding emissions and possible pollution from temporary
sewage treatment plant;
99. It has been advised that the temporary sewage treatment plant is a closed
underground system and Environmental Health does not consider that this
system will result in unacceptable risks regarding emissions or noise. Water
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Management Unit have not raised any objections in relation to any possible
pollution from this plant however they have advised that the applicant/developer
should ensure that measures are in place to prevent pollution of surface or
groundwater as a result of the development, both during construction and
thereafter. It should be noted that it is an offence under the Water (Northern
Ireland) Order 1999 to discharge or deposit, whether knowingly or otherwise,
any poisonous, noxious or polluting matter so that it enters a waterway or water
in any underground strata.
Concern regarding the proposed number of dwellings and loss of visual
amenity;
100. The application is compliant with the provision of PPS 7 and it is not considered
to represent an overdevelopment of the site. The site is zoned for housing
under BMAP 2015 and therefore the principle of residential development has
been established. In addition the right to maintaining a view from a private
property is not a material planning consideration that would result in a refusal.
101. Views from Moneyreagh Presbyterian Church and associated graveyard have
been assessed and it is considered that the provision of open space along this
boundary, with sensitive planting, would ameliorate any potential visual impacts
from this critical viewpoint.
Impact on existing dwellings through noise and damage caused during
construction phase;
102. Noise impacts through the construction phase of development would be
temporary and can be minimised by the contractor implementing best practice
in accordance with BS5228: 2009 Code of practice for noise and vibration
control on construction and open sites. Any damage ultimately incurred
through vibration would be a civil matter between the Applicant/contractor and
property owner and is of no material planning weight in this determination.
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Devaluation of property due to loss of semi-rural lands;
103. There is no evidence available to suggest that existing properties would be
devalued as a result of the application being approved. Notwithstanding this
concern, the devaluation of property prices has no material planning weight in
this determination.
Increased traffic congestion and accidents;
104. A Transport Assessment (TA) has been submitted and assessed by Transport
NI who advise they have no objection to the proposal on the basis of traffic
generation and impact on existing and proposed junctions. It is envisaged that
the realigned part of the Hillsborough Road and the new junction with the
Moneyreagh Road, given that it is part of the planned Transport NI future road
improvements, is likely to provide a safer arrangement than what currently
exists.
105. It is envisaged that the development will not create additional risk to
pedestrians in Moneyreagh Village and it is noted that Church Road is already
traffic calmed to minimise risk for pedestrians. In addition the realignment
maintains carriageway width around the pedestrian refuge.
106. The impact of the extra traffic generated by this development was assessed by
the TA and reviewed by Transport NI. The impact of the extra traffic was
determined to be acceptable as the revised road and junction works will
operate more efficiently and will be better able to cope with the increased traffic
than the existing arrangement copes with current traffic.
107. The existing length of the Hillsborough Road will be stopped up at the
Moneyreagh Road Junction once the realignment becomes operational and a
turning head created. The realigned Hillsborough Road will become self-
evident to road users with any approved directional signage approved, adopted
and maintained by Transport NI.
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Concerns regarding light pollution from development;
108. The site is located within the designated settlement development limits as
defined in BMAP 2015 which has committed this site to housing development.
Street lights are a requirement for such developments within an urban setting in
terms of safety.
Concerns regarding emissions from increase in number of open fires to
dwellings;
109. Details of the heating systems employed in the dwellings proposed has not
been provided at this planning stage and such matters would not fall under
planning policy or legislation.
Insufficient amenities within the area to provide schools, health facilities or
retailing for increased population;
110. The provision of such facilities would be beyond the remit of development
management and the processing of this application. The current LDP has
zoned this land for housing associated with a defined need, issues regarding a
lack of amenities are a consideration within the context of the Community Plan
and a forthcoming replacement to the current LDP.
111. Retail facilities are determined by market forces and any increase in population
may lead to increased demand and improved facilities in this regard. The
scope of retailing need does not to be considered a material weight in the
determination of this proposal.
Inconsistencies and limitations in the Landscape Management Plan;
112. Section 4 of the Landscape Management Plan sets out the responsibilities
however these are likely to be passed to a management company which has
not yet been appointed. A condition is recommended which requires the
development to be maintained in accordance with the Landscape Management
25
Plan, and any deviation to this shall be agreed with the Council. This will
ensure that the performances of the Landscape Management Plan (Section 5)
are attained.
Conclusions
113. Based on careful consideration of all relevant material considerations, it is
contended that on balance the proposed development meets the requirements
of the Local Development Plan and all relevant planning policies.
Recommendations
114. It is recommended that planning permission is granted.
Conditions
115. The following conditions are recommended
As required by Section 61 of the Planning Act (Northern Ireland) 2011,
the development hereby permitted shall be begun before the expiration
of 5 years from the date of this permission.
Reason: Time Limit.
No more than the 11 no. dwellings (Site No’s 61-71 as indicated on
approved drawing No. 35/A) accessing directly onto the existing
Hillsborough Road on the south-eastern frontage of the site, shall be
occupied until full engineering details of the vehicular accesses onto
the B178 Hillsborough Road, revised alignment of the B178
Hillsborough Road and the new junction with the A23 Moneyreagh
Road have been submitted to, approved by the Department and
constructed. All works shall comply with the requirements of the Design
Manual for Roads and Bridges and all other relevant standards and
technical guidance, including approval of the necessary Departures/
Relaxations from standard, these being generally in accordance with
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Drawing No. 38/A, (IBH0482/1000 Rev. B) bearing LCCC Planning
date stamp 15 June 2016 and Drawing No. 40A, (IBH0482/1020 Rev.
B), bearing LCCC Planning date stamp 15 June 2016.
Reason: To ensure there is a satisfactory means of access in the interests of
road safety and the convenience of road users.
No part of the development hereby permitted shall be occupied until
the vehicular accesses, including visibility splays and any forward sight
distance, have been constructed in accordance with the approved
layout Drawing No. 42/A, (IBH0482/+1040 Rev. A), bearing LCCC
Planning date stamp 15 June 2016. The area within the visibility
splays and any forward sight line shall be cleared to provide a level
surface no higher than 250 mm above the level of the adjoining
carriageway and such splays shall be retained and kept clear
thereafter.
Reason: To ensure there is a satisfactory means of access in the interests of
road safety and the convenience of road users.
The Private Streets (Northern Ireland) Order 1980.
The Department hereby determines that the width, position and
arrangement of the street, and the land to be registered as being
comprised in the streets, shall be as indicated on Drawing No.
IBH0482/1070 Rev. D, ‘Proposed PSD Site Layout’ and bearing
Lisburn City and Castlereagh Council Planning Office date stamp 11
August 2016.
Reason: To ensure there is a safe and convenient road system within the
development and to comply with the provisions of the Private Streets (Northern
Ireland) Order 1980.
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The Private Streets (Northern Ireland) Order 1980 as amended by the
Private Streets (Amendment) (Northern Ireland) Order 1992.
No dwellings hereby permitted shall be commenced until the works
necessary for the improvement of a public road have been completed
in accordance with the details outlined in blue on Drawing No.
IBH0482/1070 Rev. D, ‘Proposed PSD Site Layout’ and bearing
Lisburn City and Castlereagh Council Planning Office date stamp 11
August 2016. The Department hereby attaches to the determination a
requirement under Article 3(4A) of the above Order that such works
shall be carried out in accordance with an agreement under Article 3
(4C).
Reason: To ensure that the road works considered necessary to provide a
proper, safe and convenient means of access to the development are carried
out.
No more than the 11 no. dwellings (Site No’s 61-71 as indicated on
approved drawing No. 35/A) accessing directly onto the existing
Hillsborough Road on the south-eastern frontage of the site shall be
occupied until the formal process for the stopping up of the relevant
section of adopted road and associated footway at the eastern end of the
B178 Hillsborough Road where it forms a junction with the A23
Moneyreagh Road has been successfully completed and the carriageway
and footway properly reinstated to the satisfaction of Transport NI,
generally in accordance with Drawing No. IBH0482/1070 Rev. D,
‘Proposed PSD Site Layout’ and bearing LCCC Planning date stamp 11
August 2016.
Reason: To ensure that there is no apparent bias by the Department in
favour of the Abandonment.
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No dwellings shall be occupied until a Pedestrian Link through
Moneyreagh Community Centre has been formally agreed in writing with
Lisburn & Castlereagh City Council and constructed in accordance with
approved drawing No. 63 bearing LCCC Planning date stamp 11 July
2016 and approved drawing No. 48 (Phase 1, Phasing Layout) bearing
LCCC Planning date stamp 15 June 2016.
Reason: To ensure that adequate and safe provision has been made for
pedestrian and cyclist access to the village of Moneyreagh.
No dwellings hereby permitted shall be occupied until the associated hard
surfaced areas have been constructed in accordance with the approved
layout Drawing No. 37A, ‘Car Parking Schedule’ and bearing LCCC
Planning date stamp 16 June 2016, to provide adequate facilities for
parking, servicing and circulating within the site. No part of these hard
surfaced areas shall be used for any purpose at any time than for the
parking and movement of vehicles.
Reason: To ensure that adequate provision has been made for parking.
The gradient of the access road shall not exceed 4% (1 in 25) over the
first 10 m outside the road boundary. Where the vehicular access crosses
a footway, the access gradient shall be between 4% (1 in 25) maximum
and 2.5% (1 in 40) minimum and shall be formed so that there is no
abrupt change of slope along the footway.
Reason: To ensure there is a satisfactory means of access in the interests
of road safety and the convenience of road user.
The access gradients to the dwellings hereby permitted shall not exceed
8% (1 in 12.5) over the first 5 m outside the road boundary. Where the
vehicular access crosses footway, the access gradient shall be between
4% (1 in 25) maximum and 2.5% (1 in 40) minimum and shall be formed
so that there is no abrupt change of slope along the footway.
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Reason: To ensure there is a satisfactory means of access in the interests
of road safety and the convenience of road users.
No dwellings shall be occupied until that part of the service road which
provides access to it has been constructed to base course; the final
wearing course shall be applied on the completion of the development.
Reason: To ensure the orderly development of the site and the road
works necessary to provide satisfactory access to each dwelling.
Any existing street furniture or landscaping obscuring visibility or located
within the proposed vehicular accesses shall, after obtaining permission
from the appropriate authority, be removed, relocated or adjusted at the
applicant’s expense.
Reason: In the interests of road safety and the convenience of road users.
None of the dwellings in the development hereby permitted shall be
occupied until a Residential Travel Plan has been submitted to and
approved by the Council. This shall include the provision of Travel Packs
and Personalised Travel Plans for each residence or equivalent measures
agreed by Transport NI.
Reason: To encourage the use of alternative modes of transport to the
private car in accordance with the Transportation Principles.
If during the development works, new contamination or risks are
encountered which have not previously been identified, works should
cease and the Council in conjunction with NIEA Waste Management Unit
shall be notified immediately. This new contamination shall be fully
investigated in accordance with the Model Procedures for the
Management of Land Contamination (CLR11). In the event of
unacceptable risks being identified, a remediation strategy shall be agreed
with the Council in writing, and subsequently implemented and verified to
its satisfaction.
30
Reason: Protection of environmental receptors to ensure the site is
suitable for use.
After completing any remediation works required under Condition 14 and
prior to occupation of the development, a verification report needs to be
submitted in writing and agreed with Department. This report should be
completed by competent persons in accordance with the Model
Procedures for the Management of Land Contamination (CLR11). The
verification report should present all the remediation and monitoring works
undertaken and demonstrate the effectiveness of the works in managing
all the risks and achieving the remedial objectives.
Reason: Protection of environmental receptors to ensure the site is
suitable for use.
No dwellings, other than the 26 dwellings approved in Phase 1, as
indicated on approved drawing No. 48 date stamped 15th June 2016,
shall be occupied until the upgrade to the Moneyreagh Waste Water
Treatment works has been completed with sufficient capacity to
accommodate all dwellings hereby approved.
Reason: To protect the amenity of neighbouring dwellings with respect to
odour and reduce the risk of water pollution.
The temporary treatment plant should be constructed and sited with
suitable levels, as indicated on approvded drawing No. 41/B, date
stamped 11 July 2016.
Reason: To protect the amenity of neighbouring dwellings with respect to
odour.
The development hereby approved shall be carried out in strict
accordance with the Storm and Foul Drainage Design drawing, approved
drawing No. 41/B date stamped 11 July 2016.
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Reason: To protect the amenity of neighbouring dwellings with respect to
odour and noise.
Following the completion of upgrade works to Moneyreagh Waste Water
Treatment works and the connection of all dwellings to the main sewer,
with Northern Ireland Water approval, the temporary treatment plant
should be decommissioned, removed and the area made good.
Reason: To reduce the potential for water pollution and to protect the
amenity of neighbouring dwellings with respect to odour.
The open space and amenity areas shall be landscaped in accordance
with the stamped approved drawing 36/A and the written specifications of
the Landscape Management Plan, date stamped 15 June 2016 or as
otherwise agreed in writing with the Council. Hard and soft landscaping
works shall be carried out in the first available planting season after first
occupation of each of phase of the development hereby approved.
Reason: To ensure the provision, establishment and maintenance of a
high standard of landscape.
A landscape management company will be appointed or set up by the
applicant or developer upon the establishment of the landscaping hereby
approved, to ensure all amenity lands associated with this development
are managed and maintained in perpetuity and in accordance with written
specifications of the approved Landscape Management Plan, date
stamped 15 June 2016.
Reason: To ensure the provision, establishment and maintenance of a
high standard of landscape.
If within a period of 5 years from the date of the planting of any tree, shrub
or hedge, that tree, shrub or hedge is removed, uprooted or destroyed or
dies, or becomes, in the opinion of the Council, seriously damaged or
32
defective, another tree, shrub or hedge of the same species and size as
that originally planted shall be planted at the same place, unless the
Council gives its written consent to any variation.
Reason: To ensure the provision, establishment and maintenance of a
high standard of landscape.
No retained tree shall be cut down, uprooted or destroyed, or have its
roots damaged within the crown spread nor shall arboricultural work or
tree surgery take place on any retained tree be topped or lopped other
than in accordance with the approved plans and particulars, without the
written approval of the Council. Any arboricultural work or tree surgery
approved shall be carried out in accordance with British Standards 3998,
1989 Recommendations for Tree Work.
Reason: To ensure the continuity of amenity afforded by existing trees.
If any retained tree is removed, uprooted or destroyed or dies within 5
years from the date of first occupation of any dwelling hereby approved,
another tree or trees shall be planted at the same time and those trees
shall be of such size and species and shall be planted at such time as
may be specified by the Council.
Reason: To ensure the continuity of amenity afforded by existing trees.
33
Site Location Plan – LA05/2015/0844/F
Lisburn & Castlereagh City Council
Council/Committee Planning Committee
Date of Committee Meeting
5 September 2016
Committee Interest Major Application
Application Reference LA05/2015/0041/F
Date of Application 17 April 2015
District Electoral Area Downshire West
Proposal Description Erection of 53 No dwellings (comprising a mix of detached and semi-detached dwellings with garages, and apartments), with below ground pumping station, associated landscaping, site and access works and a car parking area to facilitate access to the adjacent Lagan Valley Regional Park (Union Locks).
Location Lands at Blaris Road, Lisburn immediately opposite and to the south of Rivergate Lane Lisburn and to the north of Junction 7 M1 Motorway.
Applicant/Agent Blaris Developments Ltd/TSA Planning
Representations 10 objections
Case Officer Grainne Rice
Recommendation APPROVAL
Summary of Recommendation
1. This application is categorised as a major planning application in accordance
with the Development Management Regulations 2015 in that the area of the
site exceeds 2 hectares.
2. The application is presented to the Planning Committee with a recommendation
to approve.
APPENDIX 1.4PM
Description of Site and Surroundings
3. The application site address is given as lands at Blaris Road Lisburn
immediately opposite and to the south of Rivergate Lane Lisburn.
4. The proposed site is located to the south west of the Blaris Road to the north of
the M1 motorway and consists of an undeveloped field. The boundaries of the
site consist of fairly substantial hedgerows and trees and a 2m high post fence.
The topography of the site banks down below the Blaris Road, the field itself is
relatively flat and banks up again to meet the motorway
5. To the north of the site is housing at Blaris Court, Sprucefield Close and
Rivergate Lane. Dwellings in the immediate area consist of semi-detached,
detached and terraced properties. To the north west of the site is Blaris Road
Cemetery. Opposite the site is an entrance to the Lagan Valley Regional Park
at Union Lock. The lands to the west of the site benefit from planning
permission and construction has commenced on the new housing under
planning permission (S/2013/0443/F).
6. According to BMAP 2015 the site is located within the development limit of the
Lisburn City. There are no designations or zonings applicable. The subject site
is unzoned ‘whiteland’.
Proposed Development
7. Full planning permission is sought for the erection of 53 No dwellings
(comprising a mix of detached and semi-detached dwellings with garages, and
apartments), with below ground pumping station, associated landscaping, site
and access works and a car parking area to facilitate access to the adjacent
Lagan Valley Regional Park (Union Locks).
Relevant Planning History
8. The relevant planning history includes the following:
Application Reference
Description of Proposal and Address Decision
S/2002/0878/O David Lloyd Leisure Centre comprising outdoor racquet courts and swimming pool, indoor racquet courts, swimming pool and gym with associated facilities, car parking and new access - Land between M1 Junction 7 (Sprucefield junction) and Blaris Road, Lisburn.
Application
approval
06.06.2005
S/2007/0992/RM Land between M1 junction 7 ( Sprucefield junction) and Blaris Road Lisburn - New site access road in relation to outline approval S/2002/0878/0.
Application
approval
24.09.2009
S/2007/1193/F Site at Blaris Road, Sprucefield, Lisburn -Residential development, 26 no semi-detached, 57 no townhouses and 57 apartments in 5 blocks and associated road works.
Application
approval
23.09.2009
S/2009/1252/F Site at Blaris Road, Sprucefield, Lisburn - Amendments to previously approved planning consent ref S/2007/1193/F, this covering site A content only. This includes house types & apartment revisions together with associated car parking provisions. Overall numbers of housing units remains unchanged.
Application
approval
04.05.2010
S/2013/0443/F Development Site at Blaris Road, Sprucefield, Lisburn - Residential development to include 4 No detached, 40 No semi-detached, 4 No townhouses and all associated siteworks.
Application
approval
01.10.2014
Planning Policy Context
9. The relevant planning policy and guidance context which relates to the
application is as follows:
Regional Development Strategy (RDS) 2035
Belfast Metropolitan Area Plan (BMAP) 2015
Strategic Planning Policy Statement for Northern Ireland (SPPS)
Planning Policy Statement (PPS) 3 - Access, Movement and Parking
Planning Policy Statement (PPS) 3 (Clarification): Access, Movement and
Parking
Planning Policy Statement (PPS) 7 – Quality Residential Environments
Planning Policy Statement (PPS) 7 (Addendum) – Safeguarding the
character of established residential areas
Development Control Advice Note (DCAN) 8 - Housing in Existing Urban
Areas
Creating Places
Consultations
10. The following consultations were carried out:
Consultee Response
Transport NI No objections – Conditions and informatives recommended
NI Water No Objections - Informatives offered
Environmental Health No objections – Conditions and informatives recommended
Rivers Agency No objections – Informatives offered
NIEA Water Management Unit
No objections – Informatives offered
NIEA – Archaeology and Built Heritage
No objections – Informatives offered
Lagan Valley Regional Park No objections subject to suitable allowance for a cycle route along the periphery and adequate parking for visitors to south east corner of the site.
Consideration and Assessment
11. The main issues to consider in the determination of this planning application are: Planning History
Principle of Development
Quality Residential Environments
Access, Movement and Parking
Flood Risk
Archaeology and Built Heritage Interests
Planning History
12. A key consideration for this application is the planning history on the site.
Under planning application S/2007/1193/F a residential development of 26 no.
semi-detached, 57 no. townhouses and 57 apartments in 5 blocks and
associated site works was granted planning permission on 23 September 2009.
13. This permission covered both adjacent lands to the west and the proposed site.
Following this permission two subsequent planning applications were granted
planning permission (S/2009/1252/F and S/2013/0443/F) for the adjacent lands
to the proposed site.
14. At the time of submission of planning permissions (S/2009/1252/F and
S/2013/0443/F) the original permission S/2007/1193/F was extant and could be
commenced at any time. Development has since commenced on site in
relation to S/2013/0443/F.
15. Given the location of the proposed site within the development limits of Lisburn
City and the extant permission for housing on this site the principle of
development is established.
16. During the processing of this application a parallel application
(LA05/2015/0841/F) for a proposed acoustic fence (1.8m) and extension to
VRS safety barrier along motorway slip and preparation (infilling/regrading) of
lands to provide level platform for future provision of 4m cycleway and all
associated works was submitted to the Council for consideration.
Principle of Development
17. The Strategic Planning Policy Statement (SPPS), published in September
2015, indicates that until the Council adopts the Plan Strategy for its new Local
Development Plan there will be a transitional period in operation. During this
period, planning policy within existing retained documents and guidance will
apply. Any conflict between the SPPS and policy retained under transitional
arrangements must be resolved in favour of the provisions of the SPPS.
18. The SPPS Strategic Planning Policy Statement for Northern Ireland states that
planning authorities should be guided by the principle that sustainable
development should be permitted, having regard to the local development plan
and all other material considerations, unless the proposed development will
cause demonstrable harm to interests of acknowledged importance (Para
5.72).
19. Given the fall back of previous permissions on this site the principle of
development is considered to be established.
Quality Residential Environments
20. PPS 7 – Quality Residential Environments sets out planning polices for
achieving quality in new residential developments.
21. Policy QD1 – Quality in New Residential Development is the key policy test. It
states that planning permission will only be granted for new residential
development where it is demonstrated that the proposal will create a quality
and sustainable residential environment. The design and layout of residential
development should be based on an overall design concept that draws upon
the positive aspects of the character and appearance of the surrounding area.
22. Policy QD1 sets out the criteria which new development should conform to.
This includes respecting the surrounding context and landscape features;
provision of open space; movement patterns; and adequate parking provision.
The design and layout should draw on the positive aspects of the surrounding
context.
23. The addendum to PPS 7 – Safeguarding the Character of Established
Residential Areas provides additional planning policies on the protection of
local character, environmental quality and residential amenity within established
residential areas, villages and smaller settlements.
24. Policy LC1 – Protecting Local Character, Environmental Quality and Residential
Amenity is a key consideration. It seeks to ensure that new residential
schemes are sensitive in design terms to people living in existing
neighbourhoods and are in harmony with the local character of established
residential areas.
25. This is a full planning application for a proposed housing development of 53 No
dwellings (comprising a mix of detached and semi-detached dwellings with
garages, and apartments), with below ground pumping station, associated
landscaping, site and access works and a car parking area to facilitate access
to the adjacent Lagan Valley Regional Park (Union Locks).
26. One of the main considerations for this proposal is whether it represents a
quality residential development.
27. Planning application S/2007/1193/F granted permission for 140 residential units
across the proposed site and adjacent lands. This current application for 53
dwellings along with the 48 under construction on the adjacent lands approved
under planning application S/2013/0443/F would total 101 dwellings. This
represents a significant reduction in densities to that originally approved under
planning application S/2007/1193/F. As such the principle of residential
development at a much greater density has been previously accepted on the
site.
28. The proposed house types consist of predominantly detached and semi-
detached properties with a smaller number of apartments which are designed
to reflect semi-detached dwellings. During the processing of the application
amended house types were requested detailing a dual aspect frontage onto the
Blaris Road to improve the outlook from the main road. The house types for
this proposal are similar to dwellings under construction on adjacent lands and
in keeping with the character of the established residential area.
29. The site provides adequate amenity space and landscaping proposals have
been submitted with the application detailing all existing vegetation to be
retained and additional planting throughout the development. Adequate
separation distances have also been provided.
30. This proposal also meets the policy tests of the addendum in that the proposed
density of this scheme is not significantly higher than that found in the locality.
The proposed density, ratio of built form to garden area, scale height and
massing of the proposed dwellings are consistent with those found in the
neighbouring area.
31. It is recommended that landscaping conditions are applied to any decision
issued to ensure that the existing natural screenings of this site, is retained and
to ensure the maintenance of screening to the site.
32. The subject site is bound by the Blaris Road and the motorway slip road. Both
roads are slightly elevated above the main body of the site. The impacts of
adjacent roads on the site have been given careful consideration and it has
been demonstrated that the site is capable of being developed for housing
without any adverse impact to the future occupants or adjacent properties.
33. In addition to the residential development, the applicant is also making
provision for an ancillary degree of car parking intended to serve the wider
regeneration initiatives for the Lagan Valley Regional Park which will improve
accessibility to the Park via Union Locks.
34. In order to protect the amenity of neighbouring and proposed dwellings with
respect to noise an Acoustic Report was submitted which confirmed a phasing
of the development spliting the development into five phases. The suggestions
in the report have been accepted subject to conditions to ensure the erection of
appropriate barriers to reduce noise levels in the outdoor living areas.
35. It is recommended that a condition is applied to any decision issued to state
that subsequent to the completion of each phase of the development (including
all noise mitigation measures), an acoustic verification report shall be forwarded
to the Council.
36. This report should demonstrate that the design mitigation measures
incorporated into the buildings, e.g. glazing units, frames, window seals and
ventilation, have achieved the sound reduction performance values detailed in
the acoustic report. In addition prior to occupancy of any dwelling in the
development the proposed acoustic barrier under planning reference
LA05/15/0841/F should be completed in order to protect the amenity of
neighbouring dwellings with respect to noise.
37. It is acknowledged that the road traffic sound levels in outdoor amenity spaces
will in places be greater than the preferred range of levels but practicable steps
have been taken in the design in order to minimise the road traffic noise in
outdoor amenity space.
38. Subject to the implementation of proposed window and sound reduction
performances as mitigation measures, it is considered that the sound level
climate within the proposed dwellings will be low enough so as to ensure a
commensurate level of protection against noise.
39. With regard to public and private open space considerations, PPS 8 – Open
Space, Sport and Outdoor Recreation sets out the planning policies for the
protection of open space, the provision of new areas of open space in
association with residential development and the use of land for sport and
outdoor recreation.
40. Policy OS2 – Public Open Space in New Residential Development states that
planning authorities will only permit proposals for new residential development
of over 25 units or more units or on a site area of 1 hectare or more where
public space is provided as an integral part of the development. A normal
expectation will be at least 10% of the total site area.
41. To assist with the assessment of this application, a site layout detailing the
percentage of open space provision has been provided. The site area of open
space including the Council Car Park is 15.16% and without is 11.31%.
42. It is considered that the proposal would constitute a quality residential
development, and would not have a detrimental impact on the local character of
the area or on residential amenity. Given the previous history and decisions on
this specific site the proposal is acceptable.
43. By way of summary, it is contended that the proposal meets with the criterion
based elements of Policy PPS 7 and its addendum and that a quality residential
environment will result.
Access, Movement and Parking
44. PPS 3 – Access Movement and Parking sets out policies for vehicular and
pedestrian access, transport assessment, the protection of transport routes and
parking. It forms an important element in the integration of transport and land
use planning and it embodies the Government’s commitments to the provision
of a modern, safe, sustainable transport system.
45. During the processing of the application amendments were received to ensure
permeability with the adjacent development, the creation of 2 accesses was
also found acceptable from a road safety perspective.
46. A shared pedestrian and cycle route through the heart of the development was
also provided linking the Blaris Road to the ongoing and future development of
the proposed site and the future cycleway around the periphery of the site
towards Maze Long Kesh.
47. TransportNI has no objections to the proposal subject to conditions and
informatives.
Flood Risk
48. PPS 15 – (Revised) Planning and Flood Risk sets out planning polices to
minimise and manage flood risk to people property and the environment. The
susceptibility of all land to flooding is a material consideration in the
determination of planning applications.
49. There are no watercourses which are designated under the terms of the
Drainage (Northern Ireland) Order 1973 within the site. The Flood Hazard Map
(NI) indicates that the site does not lie within the 1 in 100 year fluvial flood plain.
However the southern part of the development is within the predicted flooded
area as indicated on the surface Water Flood Map.
50. A drainage assessment was submitted with the planning application and Rivers
Agency, while not being responsible for the preparation of the Drainage
Assessment accepts its logic and has no reason to disagree with its
conclusions.
51. The Drainage Assessment states that the risk of surface water flooding will be
removed as the surface water from the site will go directly to NI Water approved
infrastructure and then into council owned Union Navigational Locks to the
Lagan River. Schedule 6 approval has been granted by Rivers Agency Lisburn
Area Office which covers both phase 1 and 2 of the development.
Consequently, Rivers Agency have no specific reason to object to the proposed
development from a drainage or flood risk perspective.
52. NIEA Water Management Unit has also considered the potential impacts of the
proposed development on the surface water environment and on the basis of
the information provided is content subject to conditions.
Archaeology and Built Heritage
53. PPS 6 – Archaeology and Built Heritage sets out the planning policies for the
protection and conservation of archaeological remains and features of built
heritage.
54. Whilst the site does not contain any scheduled monuments or listed structures,
it does fall within the area of influence for consultation with NIEA regarding
several listings.
55. The scheduled monument area DOW 009500 of the Lagan Navigation Reach
and Canal are located to the north east of the site with the listed structures of
the Warren Gate Bridge, Union Locks and Lock House to the north east and the
Turnpike Milestone to the south.
56. Policy BH2 - The Protection of Archaeological Remains of Local Importance
and their Settings states that development proposals which would adversely
affect archaeological sites or monuments which are of local importance or their
settings will only be permitted where it is considered that the importance of the
proposed development or other material considerations outweigh the value of
the remains in question.
57. The site is not within the designated area of the Scheduled monument. The
development will not therefore have an adverse effect on the setting of any
listed structures and as such, does not need considered under policy BH11 -
Development affecting the Setting of a Listed Building, a policy which is
designed to protect the setting of listed buildings.
58. Historic Monuments Unit (HMU) has considered the impacts of the proposal on
the nearby scheduled monument and on the basis of the information provided
have indicated that they are content with the proposal.
59. Archaeological investigations have been carried out within the application site
and nothing of archaeological significance was encountered. It was however
noted that the canal originally continued across the Blaris Road under a stone
bridge known as the Warren Gate Bridge into the area designated as the new
car park within the development under application LA05/2015/0041/F and
within an area to be infilled for the future cycleway. The construction of the M1
Motorway in the 1960’s caused the destruction of this section of the canal
which is clearly depicted on the early Editions of the Ordnance Survey Maps of
the area.
60. HMU has had discussions with the Lagan Canal Trust regarding the possibility
of demarcating the original line of the canal that would have carried on through
the car park area by way of kerbing to the car parking spaces. This is to show
visitors to the canal that it would have originally passed through this area also.
HMU would welcome further discussions regarding an appropriate method of
marking out the route of the canal in this area.
61. It is recommended that this information is brought to the attention of the
applicant by way of informative.
Representations
62. There have been 10 letters of objection received in relation to the application. In
consideration of the above objections a key consideration in the processing of
this application is the planning history on the site. Given the location of the
proposed site within the development limits of Lisburn City and the extant
permission for housing on this site the principle of development is established.
Further consideration of the issues raised is set out below include:
Overbearing and Out of Character
63. The site is located adjacent to an existing residential development. It is
contended that the proposal as presented will respect the surrounding context
and provide adequate separation distances between neighbouring properties
ensuring no detrimental impact on residential amenity.
64. The proposed house types respect those located within the immediate area
consisting of predominantly detached and semi-detached properties with
smaller elements of apartments which are designed to reflect semi-detached
dwellings.
Road Safety/Congestion
65. During the processing of this application a parallel application
(LA05/2015/0841/F) was submitted for a proposed acoustic fence (1.8m) and
extension to VRS safety barrier along Motorway slip and preparation
(infilling/regrading) of lands to provide level platform for future provision of 4m
cycleway and all associated works was submitted. With regard to road safety
and potential congestion.
66. There are two accesses proposed, and internal connection to a third existing
access which connects the 48 houses currently under construction of the other
half of the site.
67. TransportNI was consulted on the access arrangements and are content with
the proposal subject to appropriate conditions and informatives.
Noise Nuisance
68. Residential development has previously been approved on the site therefore
the principle has been established. This application seeks a different layout to
that previously permitted. Due to the proximity of the development to the
motorway, there is the potential for noise which could affect the residents.
69. During the processing of this application a parallel application
(LA05/2015/0841/F) was submitted with details of a proposed acoustic fence
1.8m. The acoustic fence will act as a noise mitigation measure to enable
planning application. It is to be located immediately opposite and to the south of
Rivergate Lane Lisburn and to the North of Junction 7 M1 Motorway. A 2m high
barrier (relative to the road level) is to be erected along the site lines of the
Blaris Road. A 2.4m high barrier is to be erected along the Southern boundary
of the site to the rear of plots 17-26 and A 2.4m high barrier is to be erected
along the south rear boundaries of plots 47-51. A 1.8m high barrier is proposed
to be erected between each garden. The barriers are to be constructed of a
suitable material (with no gaps) and shall have a minimum self-weight of 6
kg/m2.
70. An acoustic report was submitted which modelled the expected noise levels for
the potential new residents once the acoustic fences were constructed and the
phasing of the dwellings agreed and built. This acoustic report was agreed with
the Council’s Environmental Health department who have agreed the model,
level of acoustic glazing which is acceptable for the development and
conditions contained regarding the fencing. Those conditions are suggested
below.
Access and Cycle Provision
71. Access points have been provided at key points through to adjacent housing.
In design terms an open mesh fence was also detailed adjacent to a car park
and cycle storage areas. Suitable allowance has been provided for a cycle
route and car parking area to facilitate access to the adjacent Lagan Valley
Regional Park (Union Locks). The housing is also proposed to provide a link
with the parallel application (LA05/2015/0841/F) (infilling/regrading) of lands to
provide level platform for future provision of 4m cycleway and all associated
works.
Removal of Vegetation
72. In relation to concerns expressed regarding the removal of current foliage the
existing vegetation, it is important to note that the vegetation is not protected by
a TPO or planning condition and as such does not require planning consent for
its removal.
73. A comprehensive landscaping plan has been submitted with the application and
appropriate landscaping conditions will be applied to any potential decision
notice. The properties concerned are located on the opposite side of the Blaris
Road. It is contended that due to the separation distances associated with their
location relative to the application site, there will no impact on residential
amenity.
Fill Material
74. The reference to filling is assumed to refer to the linked application to
infill/regrade lands to provide a level platform for the future provision of 4m
cycleway. This is stated as regarding however for the avoidance of doubt a
consultation was sent to NIEA Land, Soil and Air for comment on that
application. They advised that if the applicant proposes to use waste material
for infilling, then an authorisation will be required from NIEA Waste
Management. This would be governed by a separate license.
Land ownership
75. Ownership Certificate C has been completed on the P1 form serving notice on
TransportNI. A planning permission does not confer title. It is the responsibility
of the developer to ensure that he controls all the lands necessary to carry out
the proposed development.
Fence design
76. The design of the proposed acoustic fencing is not dissimilar to that of normal
timber fencing which is commonly used to delineate boundaries between
residential properties. The acoustic buffering provided simply comes in the form
of fencing which has no gaps, i.e. closed-boarded.
Impact on Water and sewerage provision
77. The residential nature of the site has already been established by the granting
of earlier permissions. With regards to the detail of this application,
Environmental Health, NI Water, Rivers Agency and NIEA Water Management
Unit have been consulted on the planning application and are content subject
to appropriate conditions and informatives. It has been concluded that that
there would not be a significant increase in noise, pollution, disturbance or
detrimental impacts on water and sewerage provision.
Devaluation of property
78. This is not a material planning consideration in the determination of
applications.
Conclusion
79. Having considered the nature of the proposal against all the relevant planning
polices and material considerations including representations and consultation
responses, it is considered that the application satisfies all relevant planning
policy tests.
Recommendation
80. It is recommended that planning permission is granted subject to conditions.
Conditions
81. The following conditions are recommended:
As required by Section 61 of the Planning Act (Northern Ireland) 2011, the
development hereby permitted shall be begun before the expiration of 5
years from the date of this permission.
Reason: Time Limit.
The development hereby permitted shall not become operational until the
vehicular accesses, including visibility splays and any forward sight
distance, have been constructed in accordance with the approved layout
Drawing No. 2544/PSD10.1E, ‘Private Streets Determination Site Layout
Phase 2’ and bearing Lisburn City and Castlereagh Council Planning
Office date stamp 24 June 2016. The area within the visibility splays and
any forward sight line shall be cleared to provide a level surface no higher
than 250mm above the level of the adjoining carriageway and such splays
shall be retained and kept clear thereafter.
Reason: To ensure there is a satisfactory means of access in the interests
of road safety and the convenience of road users.
The Private Streets (Northern Ireland) Order 1980. The Department
hereby determines that the width, position and arrangement of the street,
and theland to be registered as being comprised in the streets, shall be as
indicated on Drawing No.2544/PSD10.1E, ‘Private Streets Determination
Site Layout Phase 2’ and bearing Lisburn City and Castlereagh Council
Planning Office date stamp 24 June 2016.
Reason: To ensure there is a safe and convenient road system within the
development and to comply with the provisions of the Private Streets
(Northern Ireland) Order 1980.
The Private Streets (Northern Ireland) Order 1980 as amended by the
Private Streets (Amendment) (Northern Ireland) Order 1992. No other
development hereby permitted shall be commenced until the works
necessary for the improvement of a public road have been completed in
accordance with the details outlined blue on Drawing No.
2544/PSD10.1E, ‘Private Streets Determination Site Layout Phase 2’ and
bearing Lisburn City and Castlereagh Council Planning Office date stamp
24 June 2016 The Department hereby attaches to the determination a
requirement under Article 3(4A) of the above Order that such works shall
be carried out in accordance with an agreement under Article 3 (4C).
Reason: To ensure that the road works considered necessary to provide a
proper, safe and convenient means of access to the development are
carried out.
The development hereby permitted shall not become operational until
hard surfaced area have been constructed in accordance with the
approved layout Drawing No. 2544/PSD10.1E, ‘Private Streets
Determination Site Layout Phase 2’ and bearing Lisburn City and
Castlereagh Council Planning Office date stamp 24 June 2016 to provide
adequate facilities for parking, servicing and circulating within the site. No
part of these hard surfaced areas shall be used for any purpose at any
time than for the parking and movement of vehicles.
Reason: To ensure that adequate provision has been made for parking.
The gradient of the access road shall not exceed 4% (1 in 25) over the
first 10 m outside the road boundary. Where the vehicular access crosses
a footway, the access gradient shall be between 4% (1 in 25) maximum
and 2.5% (1 in 40) minimum and shall be formed so that there is no
abrupt change of slope along the footway.
Reason: To ensure there is a satisfactory means of access in the interests
of road safety and the convenience of road user.
The access gradients to the dwellings hereby permitted shall not exceed
8% (1 in 12.5) over the first 5 m outside the road boundary. Where the
vehicular access crosses footway, the access gradient shall be between
4% (1 in 25) maximum and 2.5% (1 in 40) minimum and shall be formed
so that there is no abrupt change of slope along the footway.
Reason: To ensure there is a satisfactory means of access in the interests
of road safety and the convenience of road users.
No dwellings shall be occupied until that part of the service road which
provides access to it has been constructed to base course; the final
wearing course shall be applied on the completion of the development
Reason: To ensure the orderly development of the site and the road
works necessary to provide satisfactory access to each dwelling.
Any existing street furniture or landscaping obscuring visibility or located
within the proposed vehicular access shall, after obtaining permission
from the appropriate authority, be removed, relocated or adjusted at the
applicants expense.
Reason: In the interests of road safety and the convenience of road users.
6 No. secure cycle parking spaces shall be provided and permanently
retained close to the accesses of each of the four apartment blocks (units
1-16, a total of 24 spaces) for use by residents and visitors to that element
of the development.
Reason: to encourage the use of alternative modes of transport for
development users.
The development hereby permitted shall operate in accordance with the
approved Travel Plan bearing the Lisburn City and Castlereagh Council
Planning Office date stamp 08 October 2015. This includes provision of
Travel Packs for each residence and a Public Transport Travel Card for
each residence or equivalent measures agreed by TransportNI.
Reason: To encourage the use of alternative modes of transport to the
private car in accordance with the Transportation Principles.
Glazing and ventilation with sound reduction performance of at least those
values identified in Tables U and V of the letter from the Noise Consultant
dated 22/06/16 must be installed.
Reason: To achieve internal noise level in line with BS8233.
In line with the letter from the Noise Consultant dated 22/06/16 the
following barriers should be erected. A 2m high barrier (relative to the
road level) should be erected along the site lines of the Blaris Road. A
2.4m high barrier should be erected along the Southern boundary of the
site to the rear of plots 17-26. A 2.4m high barrier should be erected along
the south rear boundaries of plots 47-51. A 1.8m high barrier should be
erected between each garden. The barriers should be constructed of a
suitable material (with no gaps) and shall have a minimum self-weight of 6
kg/m2.
Reason: To reduce noise levels in the outdoor living areas
To reduce dust emissions from the proposed site activity at the
construction phase the mitigation measure outlined in section 9.4 of the
Air Quality Impact Assessment dated March 2015 shall be implemented.
Reason: To reduce loss of amenity with respect to dust during the
construction phase.
In line with Figure A within the letter from the Noise Consultant dated
22/06/16 the proposed development should be developed in phases as
indicated.
Reason: To protect the amenity of neighbouring dwellings with respect to
noise
Prior to occupancy of any dwelling in the development the proposed
acoustic barrier under planning reference LA05/15/0841/F should be
completed.
Reason: To protect the amenity of neighbouring dwellings with respect to
noise.
Subsequent to the completion of each phase of the development
(including all noise mitigation measures), an acoustic verification report
shall be forwarded to Environmental Health via Planning Service. The
report should demonstrate that the design mitigation measures
incorporated into the buildings, e.g., glazing units, frames, window seals
and ventilation, have achieved the sound reduction performance of at
least those values identified in Tables U and V of the letter from the Noise
Consultant dated 22/06/16.
Reason: To ensure compliance with BS8233:2014
All hard and soft landscape works shall be managed and maintained in
accordance with the approved Landscape Proposals (Planting), Drawing
Ref: 27B date stamp received 24th June 2016 and the Landscape
Management Plan dated stamp received 02nd April 2015 . The works
shall be carried out during the first available planting season after the
occupation of the dwellings hereby approved. Trees or shrubs dying,
removed or becoming seriously damaged within five years of being
planted shall be replaced in the next planting season with others of a
similar size and species unless the Council gives written consent to any
variation.
Reason: In the interest of visual amenity and to ensure the provision,
establishment and maintenance of a high standard of landscape.
Site Location Plan – LA05/2015/0041/F
1
Lisburn & Castlereagh City Council
Council/Committee Planning Committee
Date of Committee Meeting
5 September 2016
Committee Interest Local Application (Exception Applied)
Application Reference LA05/2015/0841/F
Date of Application 30 November 2015
District Electoral Area Downshire West
Proposal Description Proposed acoustic fence (1.8m) in conjunction with adjacent residential application (LA05/2015/0041/F), extension to VRS safety barrier along Motorway slip and preparation (infilling/regarding) of lands to provide level platform for future provision of 4m cycleway and all associated works.
Location Lands at Blaris Road, Lisburn immediately opposite and to the south of Rivergate Lane Lisburn and to the North of Junction 7 M1 Motorway.
Applicant/Agent Blaris Developments Ltd/TSA
Representations 0 objections
Case Officer Grainne Rice
Recommendation APPROVAL
Summary of Recommendation
1. This application is categorised as a local planning application. The application
is presented to the Committee for determination as it is one that is directly
associated with major planning application LA05/2015/0041/F for the erection
of 53 No dwellings (comprising a mix of detached and semi-detached dwellings
with garages, and apartments), with below ground pumping station, associated
APPENDIX 1.5PM
2
landscaping, site and access works and a car parking area to facilitate access
to the adjacent Lagan Valley Regional Park at lands at Blaris Road, Lisburn
immediately opposite and to the south of Rivergate Lane Lisburn and to the
north of Junction 7 M1 Motorway.
2. The application is presented to the Planning Committee with a recommendation
to approve.
Description of Site and Surroundings
3. The application site address is given as lands at Blaris Road Lisburn
immediately opposite and to the south of Rivergate Lane and to the North of
Junction 7.
4. The proposed site is located to the south west of the Blaris Road to the north of
the M1 motorway. The site consists of an embankment and undeveloped
lands. The boundaries of the site consist of fairly substantial hedgerows and
trees. The topography of the site falls down below the Blaris Road, to a
relatively flat area and then rises up again to meet the motorway. Located
within the proposed site is an existing safety barrier and earth mound.
5. To the north of the site is housing at Blaris Court, Sprucefield Close and
Rivergate Lane. Dwellings in the immediate area consist of semi-detached,
detached and terraced properties.
6. To the north west of the site is Blaris Road Cemetery. Opposite the site is an
entrance to the Lagan Valley Regional Park at Union Lock. The lands to the
north west of the site benefit from planning permission and construction has
commenced on the new housing under this permission (S/2013/0443/F).
Proposed Development
7. Full planning permission is sought for proposed acoustic fence (1.8m) in
conjunction with adjacent residential application (LA05/2015/0041/F), extension
3
to Vehicle Restraint System (VRS) safety barrier along Motorway slip and
preparation (infilling/regarding) of lands to provide level platform for future
provision of 4m cycleway and all associated works.
Relevant Planning History
8. The relevant planning history includes the following:
Application Reference
Description of Proposal and Address Decision
S/2002/0878/O David Lloyd Leisure Centre comprising outdoor racquet courts and swimming pool, indoor racquet courts, swimming pool and gym with associated facilities, car parking and new access - Land between M1 Junction 7 (Sprucefield junction) and Blaris Road, Lisburn.
Application approval 06.06.2005
S/2007/0992/RM Land between M1 junction 7 ( Sprucefield junction) and Blaris Road Lisburn - New site access road in relation to outline approval S/2002/0878/0.
Application approval 24.09.2009
S/2007/1193/F Site at Blaris Road, Sprucefield, Lisburn -Residential development, 26 no semi-detached, 57 no townhouses and 57 apartments in 5 blocks and associated road works.
Application approval 23.09.2009
S/2009/1252/F Site at Blaris Road, Sprucefield, Lisburn - Amendments to previously approved planning consent ref S/2007/1193/F, this covering site A content only. This includes house types & apartment revisions together with associated car parking provisions. Overall numbers of housing units remains unchanged.
Application approval 04.05.2010
S/2013/0443/F Development Site at Blaris Road, Sprucefield, Lisburn - Residential development to include 4 No detached, 40 No semi-detached, 4 No townhouses and all associated siteworks.
Application approval 01.10.2014
LA05/2016/0041/F Lands at Blaris Road, Lisburn immediately opposite and to the south of
Pending
4
Application Reference
Description of Proposal and Address Decision
Rivergate Lane Lisburn. Erection of 53 No dwellings (comprising a mix of detached and semi detached dwellings with garages, and apartments), with below ground pumping station, associated landscaping, site and access works and a car parking area to facilitate access to the adjacent Lagan Valley Regional Park (Union Locks).
Planning Policy Context
9. The relevant planning policy and guidance context which relates to the
application is as follows:
Regional Development Strategy (RDS) 2035
Belfast Metropolitan Area Plan (BMAP) 2015
Strategic Planning Policy Statement for Northern Ireland (SPPS)
Planning Policy Statement (PPS) 3 - Access, Movement and Parking
Planning Policy Statement (PPS) 3 (Clarification): Access, Movement and
Parking
Consultations
10. The following consultations were carried out:
Consultee Response
Transport NI No objections – Conditions and informatives recommended
NI Water Public water and sewerage network services do not refer in respect of this planning application
Environmental Health No objections
NIEA – Land, Soil and Air Waste Management advises if the applicant proposes to use waste material for infilling, then an authorisation will be required from NIEA Waste Management
5
Consultee Response
NIEA – Archaeology and
Built Heritage
No objections
Consideration and Assessment
11. The main issues to consider in the determination of this planning application
are: Planning History
Principle of Development
Access, Movement and Parking
Impact on the character of the area
Archaeology and Built Heritage Interests
Land Soil and Air Interests
Planning History
12. This application was submitted during the processing of planning application
(LA05/2015/0041/F) for the erection of 53 No dwellings (comprising a mix of
detached and semi-detached dwellings with garages, and apartments), with
below ground pumping station, associated landscaping, site and access works
and a car parking area to facilitate access to the adjacent Lagan Valley
Regional Park (Union Locks) at Lands at Blaris Road Lisburn immediately
opposite and to the south of Rivergate Lane Lisburn. The applications are
therefore being processed in tandem.
Principle of Development
13. The site is located within the development limit of the Lisburn City as defined by
BMAP. There are no designations or zonings applicable. The subject site is
unzoned ‘whiteland’.
14. The Strategic Planning Policy Statement (SPPS), published in September
2015, indicates that until the Council adopts the Plan Strategy for its new Local
6
Development Plan there will be a transitional period in operation. During this
period, planning policy within existing retained documents and guidance will
apply. Any conflict between the SPPS and policy retained under transitional
arrangements must be resolved in favour of the provisions of the SPPS.
15. The SPPS states that planning authorities should be guided by the principle
that sustainable development should be permitted, having regard to the local
development plan and all other material considerations, unless the proposed
development will cause demonstrable harm to interests of acknowledged
importance (Para 5.72).
16. Given the location of the proposed site within the development limits of Lisburn
City and the extant permission for housing on the adjoining site the principle of
development at this location is considered to be acceptable.
17. The proposed acoustic fence will act as a noise mitigation measure to enable
planning application LA05/2015/0041/F for the erection of 53 No dwellings to
proceed. This application will also facilitate the future provision of a 4m
cycleway. This would facilitate the existing cycling link from Union Locks to
Sprucefield as a vital link between the existing NI cycling network and the
potential future extension to Maze Long Kesh.
Access, Movement and Parking
18. PPS 3 – Access Movement and Parking sets out policies for vehicular and
pedestrian access, transport assessment, the protection of transport routes and
parking. It forms an important element in the integration of transport and land
use planning and it embodies the Government’s commitments to the provision
of a modern, safe, sustainable transport system. TransportNI has no objections
to the proposal subject to conditions and informatives.
19. In the interests of road safety it is recommended that this development is
completed prior to a maximum number of 20 dwellings being occupied in the
adjacent site associated with planning application LA05/2015/0041/F.
7
20. It is also recommended that maintenance of the acoustic fence shall be carried
out in accordance with a legal agreement between the developer and the
Department for Infrastructure to the satisfaction of TransportNI.
Archaeology and Built Heritage
21. PPS 6 – Archaeology and Built Heritage sets out the planning policies for the
protection and conservation of archaeological remains and features of built
heritage.
22. Whilst the site does not contain any scheduled monuments or listed structures,
it does fall within the area of influence for consultation with NIEA regarding
several listings.
23. The scheduled monument area DOW 009500 of the Lagan Navigation Reach
and Canal are located to the north east of the site with the listed structures of
the Warren Gate Bridge, Union Locks and Lock House to the north east and the
Turnpike Milestone to the south.
24. Policy BH2 - The Protection of Archaeological Remains of Local Importance
and their Settings states that development proposals which would adversely
affect archaeological sites or monuments which are of local importance or their
settings will only be permitted where the Department considers the importance
of the proposed development or other material considerations outweigh the
value of the remains in question.
25. The site is not within the designated area. The development will not have an
adverse effect on the setting of any listed structures and as such, does not
need considered under Policy BH11 - Development affecting the Setting of a
Listed Building, a policy which is designed to protect the setting of listed
buildings.
26. Historic Monuments Unit (HMU) has considered the impacts of the proposal on
the nearby scheduled monument and on the basis of the information provided
have indicated that they are content with the proposal.
8
27. Archaeological investigations have been carried out within the application site
and nothing of archaeological significance was encountered. It was however
noted that the canal originally continued across the Blaris Road under a stone
bridge known as the Warren Gate Bridge into the area designated as the new
car park within the development under application LA05/2015/0041/F and
within an area to be infilled for the future cycleway. The construction of the M1
Motorway in the 1960’s caused the destruction of this section of the canal
which is clearly depicted on the early Editions of the Ordnance Survey Maps of
the area.
28. HMU has had discussions with the Lagan Canal Trust regarding the possibility
of demarcating the original line of the canal that would have carried on through
the car park area by way of kerbing to the car parking spaces. This is to show
visitors to the canal that it would have originally passed through this area also.
HMU would welcome further discussions regarding an appropriate method of
marking out the route of the canal in this area.
29. It is recommended that this information is brought to the attention of the
applicant by way of informative.
Land, Soil and Air
30. NIEA Waste Management was consulted regarding the filling and levelling of
the proposed cycle path. They have advised that if the applicant proposes to
use waste material for infilling, then an authorisation i.e. license will be required
from NIEA Waste Management but otherwise have no issues.
Representations
31. There have been no representations received in relation to the application.
9
Conclusion
32. Based on careful consideration of the detail associated with the proposal, all
the relevant planning polices and material considerations including consultation
responses, it is considered that the application satisfies all relevant planning
policy tests.
Recommendation
33. It is recommended that planning permission is granted subject to conditions.
Conditions
34. The following conditions are recommended:
As required by Section 61 of the Planning Act (Northern Ireland) 2011, the
development hereby permitted shall be begun before the expiration of 5
years from the date of this permission.
Reason: Time Limit.
The development hereby permitted shall be completed prior to a
maximum number of 20 dwellings being occupied in the adjacent site
associated with planning application ref LA05/2015/0041/F.
Reason: In the interests of road safety.
Maintenance of the acoustic fence hereby permitted shall be carried out in
accordance with a legal agreement between the developer and the
Department for Infrastructure to the satisfaction of TransportNI and to be
completed prior to the occupation of no more than 25 dwellings
associated with planning application ref no. LA05/2015/0041/F.
Reason: To ensure future maintenance and in the interests of road safety.
10
Site Location Plan – LA05/2015/0841/F
1
Lisburn & Castlereagh City Council
Council/Committee Planning Committee
Date of Committee Meeting
5 September 2016
Committee Interest Local Application (Called In)
Application Reference S/2015/0213/F
Date of Application 16 March 2015
District Electoral Area Lisburn North
Proposal Description Proposed construction and installation of a 120kw Archimedes Screw Hydroelectric Turbine including intake channel, turbine house and return Tail Race Channel.
Location 240m North East of Lambeg Orange Hall, Church Hill Road, Lisburn, BT27 4SB
Applicant/Agent Mr George Simpson/Hydro NI
Representations 8 letters of objection
Case Officer Kevin Maguire
Recommendation APPROVAL
Summary of Recommendation
1. This application is categorised as a local application. The application has been
referred to the Planning Committee for determination in accordance with the
Protocol of the Operation of the Planning Committee.
2. This application is presented to the Planning Committee with a
recommendation to approve.
APPENDIX 1.6PM
2
Description of Site and Surroundings
3. The site is located in the northern corner of an agricultural field adjacent to the
River Lagan on its east and north sides. To the west is a mill stream
associated with Lambeg Mill further to the south. The site is situated within the
Lagan Valley Regional Park.
4. The application site is relatively flat and is defined along its north and east
sides, adjacent to the river bank, by a post and wire fence. Access to the site is
proposed from a point on Church Hill which serves Lambeg Orange Hall, west
of Lambeg Church. The access will cross east over an agricultural field
adjacent and south of the Church before crossing the mill stream to the area of
proposed development.
5. The site is located adjacent and just south of an existing weir within the River
Lagan. This weir serves the purpose of holding water levels back to its south
side ensuring sufficient levels remain within the Lagan Canal, which is located
further east of the site.
6. The site is on low ground adjacent to the river with ground levels rising west
beyond the mill stream towards Church Hill. Land levels also rise to the north
of the existing weir and fall away towards the north-west, the direction in which
the river continues. The immediate area around the site is heavily treed. There
are significant trees to either side of the weir and along the mill stream offering
screening of the site.
7. The site is located within a rural area, outside of any designated settlement
development limit. It is situated within the Lagan Valley Area of Outstanding
Natural Beauty (AONB) as defined in the Belfast Metropolitan Area Plan 2015.
The nearby Lambeg Parish Church is a listed building with an associated
graveyard and Church Hall.
3
Proposed Development
8. This application proposes the construction and installation of a 120kw
Archimedes Screw Hydroelectric Turbine including intake channel, turbine
house and return Tail Race Channel.
9. In addition to the application form and associated drawings the proposal has
been supported with a Planning Statement which explains the purpose and
process of the proposal. Certificate A in Question 23 of the P1 form was
originally completed however following third party objection this was amended
to Certificate C and notice was served on the Lagan Rivers Trust which has an
interest in the river.
Relevant Planning History
10. There are no relevant planning histories within the extent of this site.
Planning Policy Context
11. The relevant planning policy context which relates to the application is as
follows:
Regional Development Strategy 2035
Belfast Metropolitan Area Plan (BMAP) 2015
Strategic Planning Policy Statement (SPPS)
Planning Policy Statement (PPS) 21 - Sustainable development in the
Countryside
Planning Policy Statement (PPS) 18 - Renewable Energy
Planning Policy Statement (PPS) 15 - Planning and Flood Risk
Planning Policy Statement (PPS) 3 - Access, Movement and Parking
Planning Policy Statement (PPS) 2 - Natural Heritage
4
Consultations
12. The following consultations were carried out:
Consultee Response
Natural Heritage Division No objection
Water Management Unit No objection
DCAL Inland Fisheries No objection subject to compliance with the Fisheries Act (NI) 1966
Rivers Agency No objection
Transport NI No objection
Belfast Harbour Commissioners
No objection
Environmental Health No objection
NI Water – Strategic Applications
No objection
Historic Monuments Unit No objection
Historic Buildings Unit No objection
Lagan Valley Regional Park
No objection
Representations
13. 8 letters of objection were received in relation to this proposal, a summary of
issues raised are as follows:
Impact on fish stock through reduced flow rates and design of proposal;
Impact on the amenity of the River Lagan;
Issues relating to ownership rights over the River Lagan;
The application is contrary to planning policy and EU legislation;
The potential cumulative impact of the proposal has not been properly
assessed;
Impact on nearby heritage site;
This application will set a precedent for other hydro schemes.
5
14. These issues raised by way of third party representation are considered in the
section below.
Consideration and Assessment
15. The main issues to consider in the determination of this planning application
are:
Compliance with the Regional Development Strategy 2035
Compliance with the Belfast Metropolitan Area Plan 2015
Principle of Development
Policy Context
- Sustainable Development in the Countryside
- Renewable Energy
- Flooding Considerations
- Access, Movement and Parking
Third Party Representations
Compliance with the Regional Development Strategy 2035
16. The Regional Development Strategy (RDS) 2035 was published in 2010. It is
the spatial strategy of the Stormont Executive and seeks to deliver the spatial
aspects of the Programme for Government (PfG). The RDS will influence the
future distribution of development throughout Northern Ireland and while not a
binding document, it has a legislative basis and is material to decisions on
individual planning applications.
17. Policy RG9 of the RDS seeks to reduce the carbon footprint and facilitate
mitigation and adaption to climate change whilst improving air quality. Specific
to this proposal the policy seeks to increase the use of renewable energies and
recognises that decarbonisation of power generation is one of the key factors in
achieving emission reduction targets. Furthermore the Strategic Energy
Framework for Northern Ireland 2010 sets a target of 40% of electricity
consumption from renewable sources by 2020. To achieve such a target will
6
require increasing numbers of renewable electricity installations, however
these, along with the associated grid infrastructure, must be appropriately sited
to minimise their environmental impact.
18. This development proposes generation of electricity from a renewable source
and therefore offers a reduction in CO2 emissions.
Compliance with the Belfast Metropolitan Area Plan (BMAP) 2015
19. The proposal is located within the Lagan Valley Regional Park, an Area of
Outstanding Natural Beauty (AONB) as designated in BMAP.
20. Policy COU10 of BMAP requires a development proposal to be appropriate to
the character and locality, conserve the landscape quality, is of a scale and
design which integrates sensitively with the landscape and which takes account
of the river and its associated features. Policy NH6 of PPS 2 – Areas of
Outstanding Natural Beauty requires similar consideration of proposals in
AONBs.
21. Due to the nature and scale of the proposed development, it is not considered
an inappropriate use within the Regional Park. Furthermore, the retention of
vegetation and landscape augmentation will aid integration of the scheme into
its rural context.
22. This view has been supported by the consultation response from Lagan Valley
Regional Park Office within which no objection to the proposal has been raised.
23. It is therefore considered that the proposal meets the criteria set out in Policies
COU10 and NH6 and is therefore compliant with the requirements of the
BMAP.
24. The site is also located within Local Landscape Policy Area (LLPA) Designation
LG02 – Lagan Corridor - as defined within BMAP.
7
25. LG02 defines the Lagan Corridor at this point and is comprised of those
features that contribute to its environmental quality and character. Such
features include the Lagan, its tributaries, associated vegetation and woodland;
and the setting of the listed Lambeg Parish Church.
26. Policy ENV1, Volume One of BMAP deals with proposals within LLPAs. The
policy prohibits the grant of planning permission for development that would be
likely to have a significant adverse effect on those features that contribute to
environmental quality, integrity or character.
27. The location of the proposal in relation to those features that identify this LLPA,
its size and design and landscaping are considered later in this report, however
in terms of the requirements of Policy ENV1 the proposal is not considered to
represent a significant and adverse effect on the Designation LG02.
Principle of Development
28. The Strategic Planning Policy Statement (SPPS), published in September
2015, indicates that until the Council adopts the Plan Strategy for its new Local
Development Plan there will be a transitional period in operation. During this
period, planning policy within existing retained documents and guidance will
apply. Any conflict between the SPPS and policy retained under transitional
arrangements must be resolved in favour of the provisions of the SPPS.
29. The SPPS states that ‘Planning authorities should be guided by the principle
that sustainable development should be permitted, having regard to the local
development plan and all other material considerations, unless the proposed
development will cause demonstrable harm to interests of acknowledged
importance’.
30. Furthermore, it identifies that there are a wide range of environment and
amenity considerations which should be taken into account by planning
authorities when managing development. Planning authorities will be best
placed to identify and consider, in consultation with stakeholders, all relevant
8
environmental and amenity considerations. In addition the wider
environmental, economic, and social benefits of proposals for renewable
energy projects are material considerations that will be given appropriate
weight in determining whether planning permission shown be granted.
31. Given the view expressed above that the proposed development is in
accordance with the RDS, as a sustainable development opportunity, and
policies of BMAP, it is contended that the principle of development at this
location is also acceptable.
32. Furthermore, it is contended that this proposal is not likely to cause
demonstrable harm to any interests of acknowledged importance. Specific
considerations are detailed in the sections below taking into account, of
relevant planning policies and all other relevant material considerations
including details associated with site plans, supporting information and issues
raised by way of third party representation.
Policy Context
33. PPS21 - Sustainable Development in the Countryside, sets out planning
policies for development in the countryside and lists the range of development
which in principle is considered to be acceptable and contribute to the aims of
sustainable development.
34. Policy CTY 1 – Development in the Countryside advises that there are a range
of types of development which in principle are considered acceptable in the
countryside and that will contribute to the aims of sustainable development.
The policy directs consideration of this proposal to PPS18, Renewable Energy.
Renewable Energy
35. PPS 18 – Renewable Energy sets out the main considerations that will be
taken into account when assessing proposals for renewable energy.
9
36. Policy RE1 states that development which generates energy from renewable
resources will be granted where it, and any associated buildings or
infrastructure, will not have an unacceptable adverse impact on the following
areas:
(a) Public safety, human health or residential amenity
37. It is contended that the scale and development is such that public safety is not
considered to be undermined. Both fencing and screening to the intake
channel of the proposal will restrict human access to its workings.
38. The nearest residential receptors are located some 150 metres west. In terms
of impacts on residential amenity it is not considered that noise generation from
the structure will cause nuisance given its location to the nearest noise
sensitive receptors.
39. It is concluded with the level of existing background noise and proposed noise
reduction measures to be incorporated into the proposal, it is unlikely that the
turbine will cause any noise impact. This view is supported by Environmental
Health who have not raised any issues in relation to noise or other matters of
amenity.
(b) Visual amenity and landscape character
40. The housing for the turbine generator associated with the archimedes screw is
a small structure built above existing ground level by approximately 3.4 metres
at its highest point. This structure will be sited to take advantage of existing
trees to its north, east and west sides. These will provide sufficient screening
and a backdrop to this built form when viewed from the public road to the north
west.
41. Furthermore, the proposal involves the provision of new tree planting to aid
screening of the development. It is therefore considered that given the limited
scale and nature of design and the retention of trees, along with the
10
supplementary planting, that the proposal will not be contrary to this part of
Policy RE1.
(c) Biodiversity, nature conservation or built heritage interests
42. As indicated above, the proposal is located adjacent to an existing weir on the
river which serves the purpose of holding back water to maintain levels. This
proposal seeks to extract water from this retained source to power the turbine,
returning the water into the river channel below the existing weir.
43. The Planning Statement associated with the application indicates that the main
river channel will remain intact. It also notes that a fish pass on the existing
weir will be retained, upgraded and complemented with a new fish pass
adjacent to the Archimedes screw.
44. In terms of biodiversity and nature conservation it is considered the proposal
will have no impact on fish passage. The Planning Statement considers it likely
that the majority of migrating fish, either up or downstream, will pass along the
existing route of the river via the extant fish pass and be unaffected by the
hydro scheme. Any fish migrating downstream and which enter the
Archimedes screw are considered to have passage as the proposal has been
demonstrated to be fish safe.
45. The planning application is accompanied by a construction method statement
which describes the build of the proposal to ensure no adverse impacts or
disruption to the biodiversity of the watercourse in terms of works to the
riverbed or discharge of pollutant materials from construction works.
46. NIEA Water Management Unit has considered the construction methodology
and offer no objection in terms of biodiversity. Further consideration of the
potential impacts on water flow and fish passage is included below.
11
47. The proposal has been considered in relation to other natural heritage issues,
specifically bats and badgers. There is no evidence that a direct impact on
these species will occur at the application site.
48. NIEA Natural Heritage Division (NED) was consulted and note some limited
clearance of vegetation will take place in the north east part of the site, however
this is to be mitigated through appropriate compensation planting as indicated
on submitted plans.
49. In terms of built heritage interests, NIEA Historic Monuments Unit (HMU) and
Historic Buildings Unit (HBU) were both consulted on the proposal.
50. An archaeological evaluation was undertaken at the application site but no
historical remains were found and HMU is subsequently satisfied that no impact
will occur from development.
51. It has also been noted that a number of listed buildings and structures exist in
the immediate area, specifically related to Lambeg Church however HBU has
offered no comment on the proposal.
52. It is therefore considered that based on the location of the turbine on lower
ground in relation to these heritage features and the scale and nature of the
proposal, that it is unlikely that the proposal would adversely impact on these
features.
(d) Local natural resources, such as air quality or water quality
53. Water quality is not likely to be affected as a result of its passage through the
Archimedes screw and as the residual flow of the river is to be maintained this
is also unlikely to alter stream quality from that which currently exists.
54. The Construction Method Statement submitted with the application details the
processes involved in building the facility. NIEA Water Management Unit
(WMU), whilst not objecting to the proposal, does require more detail prior to
12
the development commencing, especially regarding the coffer dam, concrete
washout details and pollution prevention measures during the operation phase.
55. On this basis the designers/contractors of the scheme are required to consult
with Water Management Unit on in water/near water works prior to the
commencement of these works.
(d) Public access to the countryside
55. The proposal affects only a small section of the river bank where existing
access appears limited for angling purposes. It is considered unlikely that
restriction of access as a result of the proposal would have a significant effect
on access to the wider area for such purposes.
56. Based on the above assessment, it is contended that the proposal as
presented satisfies the policy tests associated with Policy RE 1 of PPS18.
Flooding Considerations
57. PPS 15 - Planning and Flood Risk sets out planning policies to minimise and
manage flood risk to people, property and the environment. It is an important
consideration given the location of this proposal adjacent to the Lagan. The
Rivers Agency Strategic Flood Map database shows this section of the river is
prone to slight flooding.
58. The proposal involves the use of the existing weir to maintain water levels at
the proposed intake point. The existing weir will remain unaltered and there will
be no additional waters retained to its upstream side. As such it is considered
that the proposal will make no change to flood risks associated with the general
area, nor will it cause a restriction to the flow of water at this point in the river.
59. Policy FLD1 - Development in Fluvial (River) and Coastal Flood Plains restricts
development in fluvial flood plains unless the proposal fulfils one of the listed
exceptions of the policy. This application represents the development of
13
utilities infrastructure which for operational reasons has to be located within the
flood plain. As such it is contended that it satisfies one of the exceptions
associated with Policy FLD 1.
60. Policy FLD 2 - Protection of Flood Defence and Drainage Infrastructure seeks
to ensure development proposals will not impede the operational effectiveness
of flood defence and drainage infrastructure. Rivers Agency in its consultation
response does not consider this proposal will interfere with the drainage
effectiveness of the river.
61. The proposal is therefore considered to be in compliance with the requirements
of PPS15.
Access, Movement and Parking
62. PPS 3 sets out policies for vehicular and pedestrian access, transport
assessment, the protection of transport routes and parking. It forms an
important element in the integration of transport and land use planning and it
embodies the Government’s commitments to the provision of a modern, safe,
sustainable transport system.
63. Policy AMP2 - Access to Public Roads states that planning permission will only
be granted for a development proposal involving direct access, or the
intensification of the use of an existing access, onto a public road where the
access will not prejudice road safety or significantly inconvenience the flow of
traffic and the proposal does not conflict with Policy AMP 3 Access to Protected
Routes.
64. This proposal involves the use of an existing access point onto Church Hill at
Lambeg Orange Hall. Transport NI in its consultation response has advised
that the use of this access point is acceptable and has considered planning
conditions for its use are not necessary.
14
65. The details submitted with the application indicate vehicle movements are likely
to be less than 1 per day, for maintenance purposes once construction has
been completed.
66. Site layout plans indicate a small turning head is to be provided at the rear of
the Orange Hall with the access track passing around the rear of the graveyard
to the proposed archimedes screw and turbine house. This track is to be
completed with crushed stone and allowed to green over to ensure visual
integration with its surroundings.
67. On the basis of the information provided, it is considered that a safe access can
be achieved for the limited use proposed and that the access infrastructure will
visually integrate into the existing landform without detriment.
Third Party Representations
68. A number of representations were received in respect of this proposal. The
issues raised are considered below.
Landownership Challenge
69. Representations received in relation to this proposal have included a challenge
to the applicant’s ownership of all land necessary for the provision of this
proposal.
70. This matter was put to the applicant who subsequently amended the P1
application form and served notice on Lagan Rivers Trust. This is entirely a
legal matter, the granting of any subsequent planning permission is attached to
the land, it does not give an applicant permission to construct and operate a
proposal without all other necessary permissions.
71. The land challenge centres around the assertion by the Lagan Rivers Trust that
it has exclusive rights to the water within the river and rights to its banks. It is
however contended that the applicant has no rights to modify the river bank or
to modify the flow of the river at this point. It is in the interests of the applicant
15
to ensure control of all the lands required to build the development as proposed
and to gain rights to do so.
72. NIEA has granted the applicant a licence for the abstraction of water for this
proposal, however in granting this licence NIEA notes this does not confer a
legal right to abstract water and any authorisation requires the applicant to have
established ‘water rights’ and ‘access rights’ either through ownership or by
agreement with any relevant third parties.
Reduction of Flow Rates
73. Representations have raised concern that the proposal will result in a reduction
of flow rates in the river with a resultant adverse impact on water based
activities, specifically fishing and canoeing.
74. NIEA Water Management Unit (WMU) was consulted on the proposal and have
advised that it granted an abstraction and impoundment licence for this
proposal on the 14 August 2015. Conditions of that licence state that no
abstraction of water is permitted, for the purposes of this proposal, when the
flow rate of the river at the abstraction point falls below the Q80 flow for the
river. Q80 is referenced as the 80th percentile flow rate at this point of the river
which is measured as a flow of 1.833 cubic metres/second. In other words this
equates to an average flow rate when measured over 80% of a calendar year
and represents water level at this point of the river under normal conditions.
75. The flow rates of the remaining and driest 20% of the calendar year may fall
below 1.833 cubic metres/second and if so the proposal must cease abstracting
water. The abstraction licence requires the applicant to maintain a Q80
residual flow rate between the abstraction point and the return point.
Additionally over a 2 month period prior to commencement of hydroelectric
generation the applicant must submit and satisfy NIEA that a Q80 flow rate can
be maintained. This is also required once the facility is in operation, with an
annual submission of daily flow rates for continuing monitoring of the licence
requirements.
16
76. WMU are the competent authority on the abstraction and return rates
associated with this proposal. Based on their advice, it is contended that flow
rates will be maintained in this point of the river with no detriment to local
anglers using the river or canoeists, whose concerns related to the existing weir
drying out.
77. The retention of the Q80 flows required by the abstraction licence should
ensure water continues to flow over the existing weir as it does under current
conditions.
78. It is important to note that the proposal will be fitted with a level sensor that
shuts the abstraction process if the level of the river falls below the Q80 flow
rate.
79. It is therefore considered that the conditions of the abstraction licence are
sufficient to ensure the operation of the proposal without detriment to residual
flow at this point of the river or further downstream.
Contrary to European Directives on water and habitats
80. Representations have claimed that the proposal is contrary to European
Directives on water and habitats.
81. As outlined above WMU has advised that the application is in principle
acceptable, subject to necessary licences and pre-operational surveys. In
accepting the principle of water abstraction WMU are bound by European
Directives in their considerations and as such they have determined there will
be no impact to the detriment of such Directives.
Impact on Fish Stocks
17
82. Concern has been expressed that the proposal has the potential to impact on
fish stocks in the river as a result of the operation of the archimedes screw and
reduced flow rates.
83. The Department of Culture, Arts and Leisure (DCAL), Inland Fisheries Group,
are the competent authority on these matters and their advice indicates
provisional satisfaction that the Q80 flow rate can be maintained and that it is
sufficient to provide water to both the fish pass on the existing weir and to the
proposed fish pass adjacent to the archimedes screw.
84. The requirements for water abstraction is controlled by the Fisheries Act (NI)
1966. This Act places legislative responsibility on the applicant to ensure
adequate fish pass arrangements (Section 54) over existing and proposed
impoundments.
85. As the application progressed, DCAL sought amendments to ensure
maintenance and improvement for fish passage. Their requirements have been
satisfied and DCAL are content, subject to formal approval under Section 54,
once the fish pass provisions have been assessed in operation.
Concerns regarding the Design of the Archimedes screw
86. Representations have raised concern regarding the design of the Archimedes
screw, particularly that it is excessive for the river at this point and that no tail
race screening is to be provided.
87. As mentioned above, it has been demonstrated to the satisfaction of both
DCAL and WMU that flow rates can be maintained. In light of this, it is
considered that the size of the screw is not inappropriate at this point in the
river.
88. Section 59 of the Fisheries Act (NI) 1966 requires the provision of grates and
screens on abstraction intakes and discharge points. DCAL notes that
Archimedes screws are fish friendly and therefore the applicant intends to apply
for exemption to screening requirements under Section 59. DCAL are content,
18
subject to the caveat that should the Section 59 exemption be found to cause
detriment to fish it will be revoked and compliance with screening requirements
of the Act will be necessary.
Failure to consider cumulative impacts
89. Representations have made comment that there has been failure to consider
the cumulative impact of the proposal within the context of existing and
approved hydro schemes in the River Lagan’s catchment.
90. As demonstrated above, the abstraction licence requires residual flow to be
maintained at this point in the river and this requirement would apply to any
other hydroelectric schemes at their point of abstraction.
91. As each application must satisfy abstraction requirements and the need to
retain residual flow it is not considered that a cumulative impact on the river
system will occur. Each application is assessed on its own merits against
prevailing policy and the responses from consultees and it is not considered a
precedent will be set by this application which will impact on the wider river
environments.
Conclusions
92. The proposal is for the construction and installation of a 120kw Archimedes
Screw Hydroelectric Turbine including intake channel, turbine house and return
Tail Race Channel.
93. Based on careful consideration of all relevant planning policies and other
material planning considerations the proposal is considered compliant with the
Regional Development Strategy and the Belfast Metropolitan Area Plan.
94. Consultations have raised no objections to the proposal. Those authorities that
are competent in matters relating to abstraction/impoundment and the
safeguarding of natural heritage within the river do not consider that this
19
proposal will operate with detrimental effect. These authorities have confirmed
that the construction, operation and maintenance of the proposal is controlled
by separate legislation and consents.
Recommendation
95. It is recommended that planning permission is granted subject to conditions.
Conditions
96. The following conditions are recommended:
As required by section 61 of the Planning Act (Northern Ireland) 2011, the
development hereby permitted shall be begun before the expiration of 5
years from the date of this permission.
Reason: Time Limit
There shall be no testing of the hydroelectric scheme hereby approved
until all necessary environmental mitigation measures, as indicated on
drawing No 02/1 date stamped 22 January 2016, drawing No’s. 04 and 05
date stamped 16 March 2015 and drawing No. 06/1 date stamped 22
January 2016, have been completed to the satisfaction of NIEA Water
Management Unit and Department of Culture, Arts and Leisure’s Inland
Fisheries Division.
Reason: To ensure the environmental protection of habitats and species
on the banks and within the watercourse of the river.
Existing trees shall be retained and augmented with additional native
species tree planting in accordance with approved Drawing Number 02/1,
date stamped 22 January 2016, Additional tree planting shall be
implemented in full within the first available planting season after
commencement of hydroelectricity generation at this site.
20
Reason: To ensure the development integrates into the countryside and to
ensure the maintenance of screening to the site.
If within a period of 5 years from the date of the planting of any tree(s),
that tree(s) is removed, uprooted or destroyed or dies, or becomes, in the
opinion of the Council, seriously damaged or defective, another tree, of
the same species and size as that originally planted shall be planted at
the same place, unless the Council gives its written consent to any
variation.
Reason: To ensure the provision, establishment and maintenance of a
high standard of landscape.
If any retained tree is removed, uprooted or destroyed or dies within 3
years from the date of the occupation of the building for its permitted use
another tree or trees shall be planted at the same time and those trees
shall be of such size and species and shall be planted at such time as
may be specified by the Council.
Reason: To ensure the continuity of amenity afforded by existing trees.
21
Site Location Map – S/2015/0213/F
1
Lisburn & Castlereagh City Council
Council/Committee Planning Committee
Date of Committee Meeting
4 July 2016
Committee Interest Local Application (Called-in)
Application Reference LA05/2015/0664/O
Date of Application 6 October 2015
District Electoral Area Killultagh
Proposal Description Proposed dwelling
Location Beside and to west of 1 Corrstown Road, Ballylackey, Upper Ballinderry, Lisburn
Applicant/Agent P Irvine / McCready Architects
Representations 1
Case Officer Catherine Gray
Recommendation REFUSAL
Summary of Recommendation
1. This is a local planning application. The application has been referred to the
Planning Committee for determination in accordance with the Protocol for the
Operation of the Planning Committee.
2. The application is presented to the Planning Committee with a recommendation
to refuse.
Description of Site and Surroundings
3. The site is located to the south western side of the Corrstown Road and is
currently an agricultural field that appears to be also used as an extended site
garden to property number 1 Corrstown Road.
APPENDIX 1.7(a)PM
2
4. The north eastern boundary abuts the Corrstown Road and is defined by a
wooden ranch style fence. The south eastern boundary is also defined by a
wooden ranch style fence. The south western boundary is currently defined by
mature trees and vegetation.
5. To the west and adjacent to the site there is a dwelling under construction. To
the south east of the site there is property number 1 Corrstown Road which is a
dwelling house finished in red brick that is set back off the road. To the rear of
this dwelling there is also an outbuilding/stable block to the south of the site.
Proposed Development
6. Outline planning permission is sought for a proposed dwelling.
Relevant Planning History
7. There is no previous planning history on the proposed site.
Planning Policy Context
8. The relevant planning policy context which relates to the application is as
follows:
Belfast Metropolitan Area Plan 2015 (BMAP 2015)
Strategic Planning Policy for Northern Ireland (SPPS): Planning for
Sustainable Development
Planning Policy Statement 2 (PPS 2), Natural Heritage
Planning Policy Statement 3 (PPS 3), Access, Movement and Parking
Planning Policy Statement 21 (PPS 21), Sustainable Development in the
Countryside.
3
Consultations
9. The following consultations were carried out
Consultee Response
Transport NI Found the proposal acceptable subject to conditions.
Environmental Health No Objection in principle.
Natural Heritage Designated Sites – NED considers there to be no likely significant effects on any designated areas; Other Natural Heritage Interests – NED has considered the impacts of the proposal on the site and on the basis of the information provided refers the applicant to standing advice.
Water Management Unit Content with the proposal.
NI Water No objections
Representations
10. One representation was received from an adjacent land owner. The following
points of concern have been raised:
Planned route of any soak away, storm drains and surface water;
Potential smell from effluent discharge.
Consideration and Assessment
11. The main issues to consider in the determination of this planning application
are:
Principle of Development
Sustainable Development in the Countryside
- Dwelling in Clusters
- Ribbon Development
- Design Considerations
- Rural Character
- Development Relying on Non Mains Sewerage
4
Access, Movement and Parking
Natural Heritage Interests
Principle of Development
12. The application site lies within Lisburn Countryside as designated in the Belfast
Metropolitan Area Plan 2015.
13. The Strategic Planning Policy Statement (SPPS), published in September
2015, indicates that until the Council adopts the Plan Strategy for its new Local
Development Plan there will be a transitional period in operation. During this
period, planning policy within existing retained documents and guidance will
apply. Any conflict between the SPPS and policy retained under transitional
arrangements must be resolved in favour of the provisions of the SPPS.
14. The SPPS states that ‘Planning authorities should be guided by the principle
that sustainable development should be permitted, having regard to the local
development plan and all other material considerations, unless the proposed
development will cause demonstrable harm to interests of acknowledged
importance’.
15. The application proposes a dwelling in the countryside. For the principle of
development to be established it must therefore comply with the SPPS and
PPS 21: Sustainable Development in the Countryside.
Sustainable Development in the Countryside
16. PPS21 - Sustainable Development in the Countryside, sets out planning
policies for development in the countryside and lists the range of development
which in principle is considered to be acceptable and contribute to the aims of
sustainable development.
17. Policy CTY 1 – Development in the Countryside makes reference to a number
of circumstances when planning permission will be granted for individual
5
dwelling houses in the countryside. Policy tests CTY 2a - New Dwellings in
Existing Clusters and CTY 8 - Ribbon Development are relevant considerations
in assessing this application.
Dwellings in Clusters
18. Policy CTY 2a - New Dwellings in existing Clusters states that Planning
permission will be granted for a dwelling at an existing cluster of development
provided a number of policy criteria are met.
19. Whilst the site is bounded by development on two sides, the proposed site is
not located within an existing cluster of development. The agent has put
forward a suggested cluster of development at this location and his suggested
buildings in the cluster extend from 6a Old Road to 2a Corrstown Road.
Having carefully considered this information, it is contended that these buildings
are not considered as a cluster due to their location and separation distance.
20. Furthermore, the crossroads between Corrstown Road, Old Road and the
Hallstown Road is suggested as the focal point. There is no cluster of
development around this proposed focal point.
21. It is considered that the site and surrounding development does not appear as
a visual entity in the local landscape and is located a significant distance from
the crossroads with the Old Road and the Hallstown Road.
22. In light of this, it is considered that the proposal as presented fails to comply
with the policy tests associated with Policy CTY 2a.
Ribbon Development
23. Policy CTY 8 - Ribbon Development states that planning permission will be
reused for a building which creates or adds to a ribbon of development. An
exception will be permitted for the development of a small gap site sufficient
only to accommodate a maximum of two houses within an otherwise substantial
and continuously built up frontage and provided this respects the existing
6
development pattern along the frontage in terms of size, scale, siting and plot
size and meets other planning environmental requirements. For the purposes
of this policy the definition of a substantial and built up frontage is without
accompanying development to the rear.
24. The proposed site fronts onto the Corrstown Road and is situated between two
buildings that front onto the Corrstown Road. It is contended that the proposal
would create a ribbon of development along the Corrstown Road as there is no
substantial and continuously built up frontage along this section of the
Corrstown Road of a line of 3 or more buildings. Furthermore, the proposal is
not considered to be an exception under Policy CTY 8.
25. In light of this, it is contended that the proposal fails to comply with policy tests
associated with Policy CTY 8.
Design Considerations
26. Under Policy CTY 13 Planning permission will be granted for a building in the
countryside where it can be visually integrated into the surrounding landscape
and it is of an appropriate design. As this is an outline application detailed
drawings have not been submitted. Design would normally be considered at the
reserved matters stage.
27. It is considered that a dwelling on this site would not be prominent provided it
was appropriately designed. There is only one long established natural
boundary to the site in the form of trees and vegetation which should be
retained.
28. It is considered that new planting would be required in order to help a dwelling
be absorbed into the landscape at this location. Furthermore, a new post and
wire fence to define the visibility splays and a native species hedgerow planted
behind it would also be required.
7
Rural Character
29. Policy CTY 14 – Rural Character states that planning permission will be
granted for a building in the countryside where it does not cause a detrimental
change to, or further erode the rural character of an area.
30. Whilst it is contended that the proposal would not be unduly prominent in the
landscape and would not result in a sub-urban style of build up when viewed
with existing buildings, it is considered that it would create a ribbon of
development along the Corrstown Road and that in doing so, would have a
negative impact on the rural character of the area.
31. In light of this, it is considered that the proposal fails to satisfy the policy tests
associated with Policy CTY 14.
Development Relying on Non-Mains Sewerage
32. Policy CTY 16 - Development Relying on Non-Mains Sewerage states that
planning permission will only be granted for development relying on non-mains
sewerage, where the applicant can demonstrate that this will not create or add
to a pollution problem.
33. The application is for outline planning permission and no details are provided
as to where a septic tank and soakaway would be located. It is however
considered that the site is large enough to accommodate a septic tank and
soakaway without interference with adjacent sites. Water Management Unit
and Environmental Health were consulted and they have provided no
objections.
34. It is therefore contended that the proposal would be unlikely to create or add to
a pollution problem and as such would satisfy the policy tests associated with
Policy CTY 16.
8
Access, Movement and Parking
35. PPS 3 – Access Movement and Parking sets out policies to ensure that any
new development does not create a traffic hazard.
36. The proposal is for outline planning permission and as such, no details of
access arrangements have been submitted. Transport NI has been consulted
and advise that subject to condition, that a safe access could be
accommodated with visibility splays of 2.0m by 67m in both directions.
Natural Heritage Interests
37. PPS 2 – Natural Heritage sets out the planning polices for the conservation,
protection and enhancement of our natural heritage.
38. The application site is located in close proximity to an area of sensitivity for
Northern Ireland priority habitat or priority species. It is important to consider
the potential impacts of the proposal on natural heritage interests.
39. In light of this, advice was sought from NIEA in order to assist with the
assessment of the potential impacts of the proposal on natural heritage
interests.
40. A biodiversity checklist was submitted by the Agent on 7 April 2016. This
checklist was considered by NIEA - Natural Heritage who advised that the
proposal was not likely to have a significant effect on any designated sites.
Furthermore, they advised that the applicant be directed to standing advice.
41. Based on this advice, it is considered that the proposal would not have a
negative impact on habitats, species or features of natural heritage importance
and as such, satisfies the policy tests associated with PPS 2.
9
Consideration of Representations
42. Consideration has been given to the concerns raised in relation to the potential
location and that a proposed septic tank and soakaway may have on an
adjacent property by way of odour.
43. It is considered that the site is large enough to accommodate both a septic tank
and soakaway without having a negative impact on the adjacent site.
Furthermore, the applicant is required under separate legislation to gain
consent to discharge from the Department before undertaking any works in this
regard. Both Environmental Health and Water Management Unit have no
objections.
Conclusions
44. The proposal is for a dwelling in the countryside. Based on careful
consideration of all relevant material the proposal is considered to be contrary
to the SPPS and Policies CTY 1, CTY 2a, CTY 8 and CTY 14 of PPS 21.
Recommendation
45. It is recommended that planning permission is refused.
Refusal Reasons
46. The following refusal reasons are recommended:
The proposal is contrary to the SPPS and Policies CTY 1 and CTY2a of
Planning Policy Statement 21, New Dwellings in Existing Clusters in that:
- the proposed dwelling is not located within an existing cluster of
development consisting of 4 or more buildings of which at least three
are dwelling;
- the cluster does not appear as a visual entity in the local landscape;
10
- the cluster is not associated with a focal point and / or is not located at
a cross-roads;
- The development of the site cannot be absorbed into an existing
cluster through rounding off and consolidation and will significantly
alter its existing character.
The proposal is contrary to the SPPS and Policies CTY1 and CTY8 of
Planning Policy Statement 21, Sustainable Development in the
Countryside in that the proposal would, if permitted, result in the creation
of ribbon development along the Corrstown Road.
The proposal is contrary to the SPPS and Policy CTY14 of Planning
Policy Statement 21, Sustainable Development in the Countryside in that
the proposal would, if permitted create a ribbon of development and would
therefore result in a detrimental change to the rural character of the
countryside.
11
Location Map – LA05/2015/0664/O
1
Lisburn & Castlereagh City Council
Council/Committee Planning Committee
Date of Committee Meeting
5 September 2016
Committee Interest Local Application (Called-in)
Application Reference LA05/2015/0664/O
Date of Application 6 October 2015
District Electoral Area Killultagh
Proposal Description Proposed dwelling
Location Beside and to west of 1 Corrstown Road, Ballylackey, Upper Ballinderry, Lisburn
Applicant/Agent P Irvine / McCready Architects
Representations 1
Case Officer Catherine Gray
Recommendation REFUSAL
Summary of Recommendation
1. A recommendation to refuse planning permission was provided for in an earlier
report dated 4 July 2016. Consideration of the application was deferred to
allow the Agent the opportunity to submit additional supporting information.
2. Additional information was received from the Agent on 29 July 2016. This
report is to be read as an addendum to the main report.
3. The recommendation to refuse is still considered to be applicable.
APPENDIX 1.7(b)PM
2
Additional Information
4. The additional information cited 2 examples which the Agent considered to be
comparable with planning application LA05/2015/0664/O. The examples
related to the following applications.
S/2011/0053/O – Site for a dwelling between 38 and 40 Clogher Road,
Hillsborough
S/2014/0297/O and Appeal 2015/A0051 – Site for a dwelling adjacent to
Mullaghcarton Road, Lisburn.
Consideration Additional Information
5. Consideration of this additional information within the context of this application
is set out below.
Example 1
S/2011/0053/O – Site for a dwelling between 38 and 40 Clogher Road,
Hillsborough
6. The first example related to a site for a dwelling between 38 and 40 Clogher
Road, Hillsborough.
7. The Agent expressed the opinion that both no 38 and no 40 Clogher Road have
frontages to the road despite no. 38 being set back a considerable distance
and no. 40 being situated very close to the edge of the road.
8. A site location plan is provided below for convenience and ease of reference.
3
9. It is important to note that this application was approved by the Department and
that the application subsequently approved (LA05/2015/0561/O) on 29 April
2016 was a renewal of an earlier permission.
10. Whilst it is not appropriate for the merits of this decision to be revisited, it is
understood that it had been accepted that the three buildings that front onto the
road created a substantial and continuously built up frontage. In light of this, it
was considered that the proposal met the exception in Policy CTY 8.
11. This situation is distinguishable from that at Corrstown Road as in this example,
there is a third building that has a frontage to the road. The proposal therefore
complied with policy CTY 8 from PPS 21.
12. In this example, the agent also refers to the distance that the buildings are set
back from the road. It is accepted in policy terms that a ribbon does not
necessarily have to be served by individual accesses nor have a continuously
built up frontage or uniform building line. Buildings sited back, staggered or at
angles and with gaps between them can still represent ribbon development, if
they have a common frontage or are visually linked.
4
13. The layout clearly demonstrates that there is a substantial and continuously
built up frontage consisting of 3 buildings.
14. The situation with planning application LA05/2015/0664/O is not therefore
considered to be directly comparable to this example because the proposal site
is not within a substantial and continuously built up frontage of 3 or more
buildings.
Example 2
S/2014/0297/O (2015/A0051) Site for a dwelling adjacent to Mullaghcarton Road, Lisburn.
15. The second example related to a site for a dwelling adjacent to Mullaghcarton
Road, Lisburn.
16. The map provided below shows three buildings that front onto the
Mullaghcarton Road hence the exemption within Policy CTY 8 was satisfied
and the planning application approved. Again in this cited example the site is a
gap within a substantial and continuously built up frontage of 3 buildings.
5
17. In this current application (LA05/2015/0664/O) there is not three buildings that
have road frontage. Furthermore, there is accompanying development to the
rear.
18. In light of this it is contended that the proposal does not comply with Policy CTY
8 because the proposed development is not considered to be a small gap
within a substantial and continuously built up frontage. The layout below clearly
demonstrates that there is indeed a dwelling house on either side of the
proposed gap but the 2 buildings do not represent a built up frontage. The
proposal is therefore contrary to policy CTY 8 of PPS 21.
Further recommendation
19. Having carefully considered the additional information, the recommendation
and refusal reason remains as per the main report.
1
Lisburn & Castlereagh City Council
Council/Committee Planning Committee
Date of Meeting 05 September 2016
Responsible Officer Barbara Elliott, Area Planning Manager
Date of Report 17 August 2016
File Reference
Legislation
Subject Updated Position Paper Countryside Assessment (to include Development Pressure Analysis)
Attachments Updated Position Paper Countryside Assessment attached at Appendix 2(b)PM
Purpose of the Report
1. The purpose of this report is to provide Members with updated information on
the Countryside Assessment Position Paper which was previously brought to
Committee in November 2015. However this position paper has now been
updated to include an Analysis of Development Pressure in the Countryside
which will be taken into account in the future housing allocation.
Background
2. The countryside development pressure analysis indic ates the trend of rural
house builds across the Council area. From the period 1st April 2011 to 31st May
2014 there was an estimated 679 planning app lications submitted relating to
single dwellings in the countryside across the Lisburn & Castlereagh City Council
area with an approval rate of between 81% - 86%.
Recommendation
3. It is recommended that the Committee note the updated Countryside
Assessment Position Paper at Appendix 2(b)PM.
APPENDIX 2(a)PM
Development Plan
Position Paper 9: Countryside Assessment (amended version to include Development Pressure Analysis)
May 2016
L
isbu
rn &
Cas
tlere
agh
City
Cou
ncil
APPENDIX 2(b)PM
1
Contents Page
Executive Summary 2
1.0 Introduction 4
2.0 Regional Policy Context 4
3.0 Existing Development Plan 14
4.0 Countryside Assessment: 17
1. Environmental Assets Appraisal
2. Landscape Assessment
3. Development Pressure Analysis
4. Settlement Appraisal
5.0 Key Findings 29
6.0 Conclusion 30
Annex 1: Landscape Character Area Descriptions 31
Annex 2: DOE Planning Statistics – dwellings in rural area 46
Annex 3: Settlement Appraisal for LCCC (attached Pdf) 47
Maps: 1 Rural Area 48
2 NIEA Landscape Character Areas
3 Woodland
4 Lough Neagh, Portmore Lough and Stoneyford Reservoir
2
Executive Summary
This Position Paper provides the Counc il with an overview of the Countryside
Assessment for the new Lisburn & Castlereagh City Council area which consists
of 4 component parts; Environmental Assets Appraisal; Landscape Assessment;
Development Pressure Analysis; and Settlement Appraisal.
Any future decision making will need to be made within the context of a
Sustainability Appraisal under the provis ion of Planning (Northern Ireland) Act
2011. This paper is therefore i ntended to generate members’ ideas on how
planning can best meet the requirements of the Countryside Assessment.
It is important to stress that in compiling the Position Paper the best information
available has been used however it may need revised in light of the release of
any new data.
The paper will provide a foundation on which work can commence on a Preferred
Options Paper as part of introducing the new Plan Strategy for Lisburn &
Castlereagh City Council to replace t hat contained in the existing Belfast
Metropolitan Area Plan.
The aims of the paper are:
To build the capacity of members to make informed planning dec isions,
particularly within the plan making context;
To provide baseline information which will inform D evelopment Plan
policy making at local level;
To assess the current status of t he countryside within the council area
and
3
To link with important ongoing work in relation to the development of a
Community Plan and other strategic work being undertaken by the
Council.
4
1.0 INTRODUCTION
1.1 This paper provides the Countryside Assessment for the new Lisburn &
Castlereagh City Council area. This involves an assessment of existing
rural assets.
1.2 The paper sets out the regional context for the Countryside Assessment
which allows members to consider how policy may be formulated within
the context of the Regional Devel opment Strategy (RDS) and regional
planning policy.
1.3 This is followed by an assessment of the existing Development Plan
context and an overview of the 4 component parts of the Countryside
Assessment for the new Council area.
1.4 Information has been derived fr om the Northern Ireland Environment
Agency (NIEA), the Department of the Environment (DOE) and other
Council sources where specified.
2.0 REGIONAL POLICY CONTEXT
2.1 The Regional policy Context is provided by the Regional Development
Strategy (RDS) 2035 1 and regional planning policy statements. A
summary of these documents as t hey relate to plan making and
countryside assessment are outlined in the following paragraphs.
Regional Development Strategy (RDS 2035)
2.2 The RDS 2035 provides an overarching strategic framework to facilitate
and guide the public and private sectors.
2.3 Sustainable development is at the heart of th e Regional Development
Strategy. The RDS aims to meet the needs of the present without
1 DRD (2010) Regional Development Strategy (RDS 2035) Building a Better Future.
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compromising the ability of future generations to meet their own needs.
Our society and economies are completely dependent on the
environment which encompasses them and are therefore bound to its
limits and capabilities.
2.4 The shared vision of the region is described as:
“Working together to create an outward looking, dynamic and liveable
Region with a strong sense of place in the wider world; a Region of
opportunity where people enjoy living and working in a healthy
environment which enhances the quality of their lives and where
diversity is a source of strength rather than division.”
2.5 The 8 aims of the revised RDS are as follows;
1-Support strong, sustainable growth for the benefit of all parts of
Northern Ireland.
2-Strengthen Belfast as the regional economic driver and
Londonderry as the principal city of the North West.
3-Support our towns, villages and rural communities to maximise
their potential.
4-Promote development which improves the health and well-being
of Communities.
5-Improve connectivity to enhance the movement of people,
goods, energy and information between places.
6-Protect and enhance the environment for its own sake.
7-Take actions to reduce our carbon footprint and facilitate
adaptation to
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climate change.
8-Strengthen links between north and south, east and west, with
Europe and the rest of the world.
The Rural Area
2.6 The RDS recognises the import ance of the rural area an d its
geographical links within the settlement structure. It defines the rural
area as those places outside the Pr incipal Cities, the Main and Local.
The population liv ing in these plac es is around 40% of the total
population of Northern Irel and. Recently the rural community living in
small towns, villages, and small settlements in the countryside, has
experienced the fastest rate of population growth. This reverses a long-
term trend of population decline.
2.7 The RDS states that given the re latively small geographic scale of the
region and our dispersed settlement structure that arguably few areas
could be regarded as truly ‘remote’ as compared to some other parts of
the EU. We live in a relatively small geographical island and rely heavily
on linkages to our cities and urban c entres. The majority of people live
within 15 miles of a Hub and within 8 m iles of a cluster where they can
access most of the services the y need. Smaller towns, villa ges and
hamlets perform an important function for rural communities.
2.8 It reinforces a commi tment to keep our rural areas sustainable and
ensure that people who live there, eit her through choice or birth, have
access to services and are offered opportunities in terms of accessing
education, jobs, healthcare and leis ure. Agriculture is the largest
business category in rural areas. Ot her sectors include Construction,
Property and Busines s Services, Retail and Production. People from
rural areas are required to travel longer distances than their urban
counterparts in order to access job opportunities. This is particularly true
for higher value/pa id jobs which tend to be urban located. Mobility of
rural dwellers is of the utmost im portance so that they can access and
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benefit from employment opportunities both locally and at a wider
regional level.
2.9 To sustain rural communities , new development and employment
opportunities which respect loca l, social and environmental
circumstances are required. This means facilitating the development of
rural industries, businesses and enter prises in appropriate locations,
and ensuring they are in tegrated appropriately within the settlement or
rural landscape. The expansion of rural tourism and associated
development that is both sustai nable and environm entally sensitive
should be encouraged.
2.10 There are 3 polic ies which support the envi ronmental assets and rural
area as follows:-
SFG5: Protect and enhance the quality of the setting of the BMUA
and its environmental assets
2.11 The significance of the existing environmental assets is recognised
along with protected areas of high scenic value.
- Protect areas of high scenic value, undevelope d coast line,
Belfast Lough, the Lagan Va lley Regional Park and the hills
around the BMA from development;
- Protect and enhance the network of open spaces in the BMUA
- Make use of green space to help manage access to important
wildlife sites and minimise the potential for damage due to visitor
pressure.
SFG13: Sustain rural communities living in smaller settlements in
the open countryside
2.12 In rural areas, the aim is to sust ain the overall str ength of the rural
community living in small towns, villages, small rural settlements and the
open countryside.
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2.13 There is therefore a need for local development to reflect regional
differences. Such approaches shoul d be sensitive to local needs and
environmental issues including the ability of settlements and landscapes
to absorb development. Key considerations will be the role and function
of rural settlements and accessibility to services.
2.14 A strong network of smaller to wns supported by villages helps to
sustain and service the rural comm unity. A sustainable approach to
further development will be important to ensure that growth does not
exceed the capacity of the environment or the essential infrastructure
expected for modern living.
- Establish the role of multi-functional town centres.
- Connect rural and urban areas.
- Revitalise small towns and villages.
- Facilitate the development of rural industries, businesses and
enterprises in appropriate locations.
- Encourage sustainable and sensitive development.
SFG14: Improve Accessibility for rural communities
2.15 Rural communities can be disadvant aged by virtue of their remote
location from a range of facilities an d essential services. This
disadvantage can be lessened by innovative use of existing services and
the application of new and developing technologies.
- Improve the overall connectivity of rural communities to services and
other parts of the Region by expl oring innovative ways of bringing
these services to the communities.
- Integrate local transport2
2 DRD (2010) Regional Development Strategy (RDS 2035) Building a Better Future.
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Regional Planning Policy Statements
2.16 Planning Policy Statement 1 General Principles: PPS1 formerly set
out the requirements for a Countr yside Assessment (consisting of 4
component parts referred to under part 4.0). This has since been
replaced by the Strategic Planni ng Policy Statement which was
published in final form in October 2015.
Strategic Planning Policy Statement (SPSS)
2.17 The final version of the SPSS was published by the Department of the
Environment in September 2015. The provisions of the SPPS must be
taken into account in the preparation of Local Development Plans, and
are also material to all decisions on individual planning applications
and appeals.
2.18 It recognises the countryside as one of our greatest assets In addition
to its role and function as a recreational and tourist asset the
countryside also supports our important agricultural industry, offers
potential opportunities for sustainable growth in new sectors, and is
home to a considerable rural population.
2.19 The RDS recognises that to sustain rural communities, new
development and employment opportunities are required which respect
local, social and environmental circumstances. Facilitating
development in appropriate locations is considered necessary to
ensure proposals are integrated appropriately within rural settlements
or in the case of countryside locations, within the rural landscape.
2.20 Government policy also recognises that there are wide variations
across Northern Ireland in terms of the economic, social and
environmental characteristics of rural areas. Policy approaches to new
development should therefore reflect differences within the region, be
sensitive to local needs and be sensitive to environmental issues
including the ability of settlements and landscapes to absorb
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development. This may involve recognising areas that are particularly
sensitive to change and areas which have lower sensitivities and thus
provide opportunities to accommodate sustainable development. It is
also important to take into account the role and function of rural
settlements and accessibility to existing services and infrastructure.
Such approaches should also reflect and complement the SPPS.
2.21 The aim of the SPPS with regard to the countryside is to manage
development in a manner which strikes a balance between protection
of the environment from inappropriate development, while supporting
and sustaining rural communities consistent with the RDS.
2.22 The policy objectives for development in the countryside are to:
manage growth to achieve appropriate and sustainable patterns
of development which supports a vibrant rural community;
conserve the landscape and natural resources of the rural area
and to protect it from excessive, inappropriate or obtrusive
development and from the actual or potential effects of pollution;
facilitate development which contributes to a sustainable rural
economy; and
promote high standards in the design, siting and landscaping of
development.
Role of Local Development Plans
2.23 In preparing LDPs councils shall bring forward a strategy for
sustainable development in the countryside, together with appropriate
policies and proposals that must reflect the aims, objectives and policy
approach of the SPPS, tailored to the specific circumstances of the
plan area.
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2.24 The policy approach must be to cluster, consolidate, and group new
development with existing established buildings, and promote the re-
use of previously used buildings. This sustainable approach facilitates
essential new development, which can benefit from the utilisation of
existing services such as access and drainage, whilst simultaneously
mitigating the potential adverse impacts upon rural amenity and scenic
landscapes arising from the cumulative effect of one-off, sporadic
development upon rural amenity and landscape character.
2.25 All development in the countryside must integrate into its setting,
respect rural character, and be appropriately designed. Development
in the countryside must not mar the distinction between a settlement
and the surrounding countryside, or result in urban sprawl. The policy
approach for development in the countryside will also reflect and
complement the overall approach to housing growth across a plan
area.
2.26 Some areas of the countryside exhibit exceptional landscapes, such as
mountains, stretches of the coast or lough shores, and certain views or
vistas, wherein the quality of the landscape and unique amenity value
is such that development should only be permitted in exceptional
circumstances. Where appropriate these areas should be designated
as Special Countryside Areas in LDPs, and appropriate policies
brought forward to ensure their protection from unnecessary and
inappropriate development. Local policies may also be brought forward
to maintain the landscape quality and character of Areas of High
Scenic Value.
2.27 The LDP process will play an important role for councils in identifying
key features and assets of the countryside and balancing the needs of
rural areas and communities with the protection of the environment.
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This should include an environmental assets appraisal and landscape
assessment which will provide the evidence base for the purposes of
bringing forward an appropriate policy approach to development in the
countryside. This should take into account Landscape Character
Assessments.
Planning Policy Statement 21 (PPS21)
2.28 The RDS and SPPS is complem ented by the DOE’ s Planning Polic y
Statements, the most relevant of which is PPS 21 Sustainable
Development in the Countryside which sets out the Departments
policies for developm ent in the count ryside. For the purpose of thi s
document the countryside is defined as land lying outside of settlement
limits as identified in development plans.
2.29 The promotion of a sustainable approach to development is now a
major tenet of Government policy. The Regional Development Strategy
(RDS) for Northern Ireland further recognises that the application of the
principles of sustainable development must also be at the heart of
future rural development, and in this respect a strategic objective is to:
“conserve and enhance the environment, whilst improving the quality
of life of the rural communities and developing the rural economy.”
2.30 The aim of PPS 21 is to manage development in the countryside:
• in a manner consistent with achieving the strategic objectives of the
Regional Development Strategy for Northern Ireland 2035; and
• in a manner which strikes a balance between the need to protect the
countryside from unnecessary or inappropriate development, while
supporting rural communities.
2.31 The objectives of PPS 21 are:
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• to manage growth in the countryside to achieve appropriate and
sustainable patterns of development that meet the essential needs of a
vibrant rural community;
• to conserve the landscape and natural resources of the rural area
and to protect it from excessive, inappropriate or obtrusive
development and from the actual or potential effects of pollution;
• to facilitate development necessary to achieve a sustainable rural
economy; including appropriate farm diversification and other
economic activity; and
• to promote high standards in the design, siting and landscaping of
development in the countryside.
The Role of Development Plans
2.32 The development plan process plays a key role in identifying the
countryside assets of different parts of the Region and balancing the
needs of rural areas/communities with protection of the environment.
This is facilitated by the preparation of Countryside Assessments.
2.33 Countryside Assessments are an integral part of the development
plan-making process and PPS 1 General Principles advises that they
will normally include the following four interrelated strands:
• an Environmental Assets Appraisal;
• a Landscape Assessment;
• a Development Pressure Analysis; and
• a Settlement Appraisal 3
2.34 Arising from the process of Countryside Assessment local policies may
be brought forward in the development plan to complement or amplify
regional policies on matters specific to the local circumstances of
3 DOE (2015) Belfast Metropolitan Area Plan (BMAP) 2015 Draft Plan: Technical Supplement 11. Vol. 1. Countryside Assessment.
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particular countryside areas e.g. Areas of High Scenic Value. This will
involve consultation with local communities and the public. Policy for
Special Countryside Areas (i.e. areas of the countryside with exceptional
landscapes) should also be brought forward through the Local
Development Plan.
2.35 Dispersed Rural Communities are also identified in PPS 21 with 5
criteria for designation (through the local development plan process) as
follows:-
location in a remoter rural area and away from areas of
development pressure close to existing towns;
association with a traditional focal point, where there is convincing
evidence of local community activity; with the existence of social
and recreational facilities, such as a church, hall, school,
community centre or sports club;
other facilities or services, such as a shop, public house or sewage
treatment works;
a strong community identity. This could manifest itself through a
local community association, church organisation or sports club;
and
a locally significant number of dwellings that have been built over
time. Although these places are not nucleated settlements, they will
have to be more than just open countryside. A build-up or cluster of
recently built houses will normally not be considered as fulfilling
this criterion.
2.36 It should be noted that the SPPS is silent on Dispersed Rural
Communities.
3.0 EXISTING DEVELOPMENT PLAN
3.1 The Belfast Metropolitan Area Plan (BMAP) 2015 is a development
plan prepared under the provisions of Pa rt 3 of the Plan ning (Northern
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Ireland) Order 1991 by the Department of the Environment (DOE). The
Plan covers the City Council areas of Belfast and Lisburn and the
Borough Council areas of Carrickf ergus, Castlereagh, Newtownabbey
and North Down. The Plan was adopted on 9th September 2014.
3.2 Volume 3 and Volume 5 of BMAP 2015 s ets out policies on the former
Lisburn and Castlereagh Districts res pectively (“District Proposals”).
These policies have been developed in the context of the Plan Strategy
and Framework contained in Volume 1 of the Plan and are in general
conformity with the RDS.
3.3 BMAP 2015 outlines the fo llowing with respect to the rural assets of
Lisburn and Castlereagh City Council area;
3.4 The BMA Countryside and Coast Strategy set out in the Plan Strategy
& Framework (Volume 1) aims to encourage vibrant rural communities;
sustain and diversify the rural economy by making provision for
employment/industrial use in towns and villages; conserve or enhance
the rural landscape protecting the metropolitan setting; and protect the
Coastal Area.
3.5 The Rural Community: the focus is on accommodating more housing
in the main towns and villages in order to meet local need, maintained a
strong network of settlements in t he rural area, and sustain the rural
community. During the past two decades, the small towns and villages
in the Belfast ‘travel to work’ ar ea have experienced a rapid rate of
population growth. The Plan Proposals therefore recognise that some
settlements in the rural area will require more measured growth in order
to protect their identity, character and setting.
3.6 The Rural Economy: it is recognised that a livin g and working
countryside requires a strong, di versified and competitive rural
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economy. Agriculture remains impor tant to the rural economy and is
also a significant factor in s haping and maintaining landscapes. The
Plan Proposals provide new opportunities for business development to
facilitate the growth and diversificat ion of the rural economy by zonin g
land for business and industry in a num ber of towns and villages in the
rural area, including Carryduff and Moira.
3.7 Agriculture: is particularly important in t he rural areas of Lisburn. In
common with the rest of Northern Ireland, farm incomes in the Plan Area
are falling in real terms, leading to an increased demand for alternative
employment on and off the farm. The ne ed for farmers to diversify into
non-agricultural activities in order to supplement their farming income is
accepted.
3.8 Woodland and Forestry: Forest Service (DARD) carries out forestry
operations within the Plan Area. The Fo rest Service also assists i n the
planting and manage ment of pri vately owned woodlands through the
payment of grants. The National Trust and other bodies manage and
enhance (by providing interpretative material) the biodiversity and
amenity value of a number of Parks. See Map No. 3.
3.9 Fishing: Recreational fishing takes place along inland rivers such as
the Glenavy River. The Department of Culture, Arts and Leisure
(DCAL) has brown and rainbow trout lakes in the council area,
including Stoneyford Reservoir. The western boundary of the council
area is defined by a section of Lough Neagh. This supports a
substantial commercial fishery, mainly for eels. This supports a
valuable export market and sustains local employment. See Map No.
4.
3.10 Minerals: Mineral exploration and devel opment provides employment
and necessary materials for construction in localised areas where useful
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deposits occur. However, extrac tion and processing can have a
significant impact on the countr yside. The need for a sustainable
approach that takes account of t he need to protect and cons erve
environmental resources is recognised.
3.11 The Rural Environment: The rural environment throughout Northern
Ireland/the council area is undergoing significant change in response to
the restructuring of agricultu re and increasing urban dispersal
pressures. The challenge throughout the rural area is to accommodat e
future development while protecting and caring for the environment, and
maintaining the rural character of the countryside. See Map No. 1.
3.12 Countryside and Coast Policies and Proposals: Within the BMA,
landscapes which are particularl y sensitive bec ause of their
quality/location/pressures for devel opment are afforded special
protection. Those of relevance to the Lisburn & Castlereagh Co uncil
area include:-
- Rural Landscape Wedges (Policy COU 1)
- Areas of High Scenic Value (Designation COU 5 & Policy COU
6)
- Lagan Valley Regional Park (Designation COU 9 and Policies
COU 10, COU 11 & COU 12.
3.13 These have been referred to in the previous Position Paper 8 Natural
Heritage.
4.0 COUNTRYSIDE ASSESSMENT
Part 1 Environmental Assets Appraisal
4.1 In accordance with regional planning policy the Environmental Assets
Appraisal seeks to establish and evaluate the environmental resources of
the council area. It also assists in defining specific development plan
designations.
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4.2 The Environmental Assets Appraisal is structured in the following way:
The Natural Heritage Section provides an overall evaluation of nature
conservation resources and biodiversity which is referred to below;
(see Position Paper 8 Natural Heritage for designations)
The Built Heritage Section provides an overall evaluation of historic,
architectural and archaeological resources; (see Position Paper 7
Built Heritage) and
The Landscape Section contains an evaluation of landscape
resources.
Biodiversity
4.3 A consultation draft Northern Ireland Regional Landscape Character
Assessment (NIRLCA) has been published by NIEA. This document
seeks to divide Northern Ireland into 26 discrete areas, referred to as
regional landscape character areas (RLCA). The purpose of the
NIRLCA is to provide a regional overview of landscape character,
which will form a framework for updating of local-scale assessments
that could replace The Northern Ireland Character Assessment 2000
(NILCA)4.
4.4 The Northern Ireland Biodiversity Strategy identifies a range of habitats
across Northern Ireland. Those represented in the Council Area
include:
wetlands including rivers, streams, lakes, swamp, fen and carr
woodland.
peatlands including heathland and bogs.
woodlands including plantations and semi natural woodlands
and hedges and other boundary features;
grasslands including arable or cultivated land5.
4 DOE (2015) Northern Ireland Regional Character Assessment: Consultation draft report. 5 DOE (2015) Belfast Metropolitan Area Plan (BMAP) 2015 Draft Plan: Technical Supplement 11. Vol. 1 Countryside Assessment.
19
Wetlands
4.5 The council area contains several important wetland areas. Valuable
wetland habitats such as grassland, fen, marsh and carr can be found
at Stoneyford Reservoir, Monlough and areas around the River Lagan,
Lough Neagh and Portmore Lough.
- Rivers and Lakes
The River Lagan is the largest river in the council area. Many stretches
of the River Lagan contain important habitats for wildlife including otter,
nesting birds, coarse fish and Spuce’s bristle moss. Begney Lake, near
Dromara is a Mesotrophic Lake in which otter and curlew have been
recorded. Eutrophic Standing Waters include Portmore Lough which
has extensive marginal fen and reed vegetation and supports curlew
and Aghery Lough which has willow alder scrub with fen and supports
marsh fritillary butterfly and Irish damselfly.
- Coastal and Marine
The council area contains a section of Lough Neagh within its
boundary to the north of Fuemore. Stretches of these areas are
internationally and nationally important for birdlife including roseate
tern, golden plover, curlew and seabirds such as cormorants and
shags.
Peatlands
4.6 Areas of shrub heath (upland heathland) are found around the summits
and slopes of Slievenacloy.
Woodlands
4.7 Many of the woodland and treed areas in the council area have their
origin in former demesnes and estates. Within these woodlands a
mixture of mature broadleaves dominate, particularly beech, oak, lime,
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and sycamore, with ash, birch, elm, yew, maples and horse chestnut.
Occasionally the woodlands contain Scots Pine, larch, a variety of
exotic trees and shrubs or small conifer plantations. Examples would
include those at Lissue Children’s Home and Belvedere.
4.8 Other woodland types found within the Plan Area include Upland
Mixed Ashwoods, Wet Woodland and Upland Oakwoods. Upland
Mixed Ashwoods are dominated by ash with hazel, alder, beech, birch,
rowan or wild cherry for example at Craigantlet. Wet Woodlands
dominated by willow and alder can be found at Stonyford Reservoir,
the Glenavy River, the River Lagan, Portmore Lough and the Ravernet
River.
4.9 Other notable wooded areas within the council area include areas
along various rivers and glens including Derriaghy Glen and Drumbo
Glen. Elsewhere patches of woodland are found around old quarries,
as planting within parklands or around farmsteads.
Grasslands
4.10 Within the council area there are several notable grassland areas. For
example at Leathemstown, Slievenacloy, Ballynanaghten and
Portmore Lough. Areas of rough grassland are found at Moss-side,
Stoneyford Reservoir, Standing Stone Hill, Glenavy, Maghaberry and
Aghnatrisk.
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Landscape and Public Access to the Countryside
4.11 The Plan area contains a wide range of facilities and walks that allows the
public to gain access to the countryside and enjoy the different
landscapes, consisting of the following:-
Areas of Outstanding Natural Beauty – Designated by the DOE
in 1965, the Lagan Valley Area of Outstanding Natural Beauty
is the only AONB in the Plan Area. Most of the AONB lies within
the Lagan Valley Regional Park which was designated in 1967.
The AONB has a rich heritage, not only through impressive
monument’s such as the Giant’s Ring, Early Christian Raths and
the remnants of fine estates, but also its important industrial
archaeology related to linen production and the disused Lagan
Canal and its towpath. It includes the hill slopes of the
Castlereagh Hills and a number of small towns and villages each
with special character and identity.
Earth Science Interests and Assets – Earth science includes
both geology and geomorphology which have a major influence in
determining the biodiversity of regions and the physical character
of the landscape. Within LCCC, the following locations are
identified:
- Cregagh Glen (in part), Purdysburn (in part), Broadwater, and
Clarehill Quarry.
Public Access – Public bodies own or manage significant land
holdings, either through site based facilities (such as forest parks
and lakes) or through accesses intended to provide opportunities
to explore wider areas of the open countryside. The following site
based facilities are identified in the LCCC area:
- The Lagan Valley Regional Park (DOE has coordinating role
along with other public bodies including the Council)
- Hillsborough Forest
In terms of accesses to the open countryside, the Ulster Way runs
through the Castlereagh Hills and the Lagan Valley Regional Park.
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More information is available at The Ulster Way - A Long Distance
Walking Route in Northern Ireland
Part 2 Landscape Assessment
4.12 The Plan Area contains a diverse range of landscapes ranging from
the Lagan Valley to a section of the Lough Neagh shoreline. The
Northern Ireland Character Assessment 2000 (NILCA) identified the
characteristics of 130 landscape character areas in Northern Ireland,
and 23 of these landscape character areas, or portions of them, are
contained within Lisburn & Castlereagh City Council Area. Please See
Annex No. 1 and Map No. 2 for further details.
Table 1: Landscape Character Areas within LCCC Area.
Landscape Character Areas Within LCCC
Area
East Lough Neagh Points
Portmore Lough Fringe
Donaghcloney Valley
Kilwarlin Plateau
Dromore Lowlands
Slieve Croob Summits
Craggy Dromara Uplands
Hillsborough Slopes
Ravarnet Valley
Ballygowan Drumlins
Castlereagh Plateau
Belfast/Lisburn
Holywood Hills
Craigantlet Escarpment
Castlereagh Slopes
Lagan Parkland
Hummocky Lagan Lowlands
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Broad Lagan Valley
Upper Ballinderry Plateau
Derrykillultagh
Divis Summits
Belfast Basalt Escarpment
Expansive Crumlin Farmland
4.13 Position Paper 8 Natural Heritage deals with the other aspects relating
to Landscape Assessment including Areas of High Scenic Value; Rural
Landscape Wedges; Local Landscape Policy Areas (LLPAs); and The
Lagan Valley Regional Park.
Part 3 Development Pressure Analysis
4.14 The development pressure analysis seeks to identify areas where
significant pressure has occurred and/or where local rural character is
under threat of significant change.
4.15 The SPPS is silent on the issue of a development pressure analysis (and
‘cancels’ PPS 1), however this is still referred to under PPS 21 (Section
4.0 The Role of Development Plans - Countryside Assessments). In
accordance with best practice, an analysis will help identify those areas
under threat from over-development.
Scope of Development Pressure Analysis
4.16 As referred to previously, PPS 21 which was introduced in June 2010
provides the policy context for all development in the countryside. The
analysis that has been used is based on the Department’s
computerised records of planning decisions issued in the countryside
in Lisburn & Castlereagh City Council area outside of the Settlement
Development Limits.
4.17 Evidence has been provided through the BMAP Technical Supplement
on rural house builds in ‘Lisburn District’ from January 1992 to
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December 2003, as this was the only area identified as rural
remainder. All rural residential planning applications between
December 2003 and September 2015 (excluding alterations and
extensions) have been identified via the Planning Portal (ePIC) and
plotted as a dot map. Applications on the same site will show as one
dot only at the scale displayed, however all relevant applications are
included in the statistical analysis.
4.18 Map no. 5 Rural Development Pressure Analysis shows the distribution
of housing stock in the rural area of the Lisburn & Castlereagh City
Council area indicating a relatively high density of rural housing stock
throughout the Council area. Annex 2 provides statistical information
on planning decisions for rural dwellings.
Rural Dwellings (All Categories)
4.19 From the beginning of 1992 to the end of 2003, there was an estimated
3,266 decisions relating to single dwellings in the open countryside in
Lisburn District. A total of 1,858 (57%) of these decisions related to
Green Belt or Countryside Policy Areas (CPAs). The annual approval
rate in the Green Belt/CPA increased from 58% in 1992 to 77% in
2002 before declining to 64% in 2003, averaging at a 67% success
rate between 1992 and 2003. Outside the designated Green Belt/CPA
the annual approval rate has generally remained above 65%,
exceeding 70% in 8 out of the 12 years.
4.20 From the period 1st April 2011 to 31st May 2014 there was an estimated
679 planning applications submitted relating to single dwellings in the
countryside across the Lisburn & Castlereagh City Council area. 650
decisions were issued (approval or refusal) with the remaining 29
applications being withdrawn prior to the issuing of a decision. The
annual approval rate for April 2011 to May 2014 ranged between 81% -
86%.
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Rural Dwellings (New Dwellings)
4.21 During the period from 1992 to 2003, 2,106 (64%) of all decisions in
the rural area of Lisburn District related to new dwellings, with a 59%
average approval rate during the 12-year period.
4.22 From the period 1st April 2011 to 31st May 2014, 509 (74%) of all
decisions in the rural area related to new dwellings, with an 84%
average approval rate during the 3 year period.
Rural dwellings (Replacements)
4.23 Between 1992 and 2003, 1,160 decisions (36%) related to
replacement dwellings, with 1,024 (88%) being approvals and 136
(12%) being refusals.
4.24 Between 1st April 2011 to 31st May 2014, 177 decisions (26%) related
to replacement dwellings, with 141 (79%) being approvals and 25
(14%) being refusals
General Patterns of Development Pressure
4.25 There has been a significant increase in the total number of decisions
for single rural dwellings in Lisburn District during the 5-year period
from 1999 to 2003. During this period, the number of decisions more
than doubled, increasing from 219 in 1999 to 465 in 2003. This
indicates an increased pressure for development in all parts of the rural
area in recent years. The development pressure analysis shows that in
recent years, particularly 2003, there was a growing pressure for single
rural dwellings in all rural parts of Lisburn District 6.
4.26 For the period from 1st April 2011 to 31st May 2014 it is noted that
application numbers have increased from 191 in 2011 -12 to 234 in
2013-14. 158 approvals issued in 2011-12, 192 in 2012-13 and 190 in
6 DOE (2015) Belfast Metropolitan Area Plan (BMAP) 2015 Draft Plan: Technical Supplement 11. Vol. 1 Countryside Assessment.
26
2013-14. This illustrates an increasing pressure upon the rural area
within the district.
Part 4 Settlement Appraisal
4.27 Appraisals of the towns, villages and small settlements within the BMA
have provided the basis for identifying Settlement Development Limits
and other Plan Proposals including policies, zonings and designations.
Each appraisal is structured into, where applicable, a short description
of character, availability of facilities, assets and constraints on future
development and a justification of identified Settlement Development
Limits, that takes into account relevant factors.
4.28 The information contained in the Countryside Assessment will assist in
the definition of land use zonings, the designation of development
limits, and will form the basis for the definition of the following
protective designations:
• Sites of Local Nature Conservation Importance (SLNCIs)
• Areas of Townscape Character (ATCs)
• Areas of Significant Archaeological Interest
• Areas of Archaeological Potential
• Local Landscape Policy Areas (LLPAs)
4.29 Arising from the process of Countryside Assessment local policies may
be brought forward in the development plan to complement or amplify
regional policies on matters specific to the local circumstances of
particular countryside areas e.g. Areas of High Scenic Value. This will
involve consultation with local communities and the public.
4.30 In addition there are some areas of the countryside with exceptional
landscapes, such as stretches of the coast or lough shores, and
certain views or vistas, wherein the quality of the landscape and
unique amenity value is such that development should only be
permitted in exceptional circumstances. Based upon the Countryside
27
Assessment, these areas will be identified and designated as Special
Countryside Areas in development plans and local policies brought
forward to protect their unique qualities7.
4.31 In the interests of promoting rural regeneration, and in recognition of
the strong sense of belonging and sense of place in certain rural areas
the planning authority, through the development plan process, will
identify and designate Dispersed Rural Communities (DRC) after
consultation with local communities and the public. The development
plan may also bring forward local policies, to amplify and complement
regional policy, on matters specific to the local circumstances which
exist within particular DRCs (see Para 2.35).
4.32 Although these places are not nucleated settlements, they will have to
be more than just open countryside. A build-up or cluster of recently
built houses will normally not be considered as fulfilling this criterion.
4.33 The countryside is a unique resource. It contains landscapes of
considerable quality and amenity, important indications of our cultural
heritage and is also significant in terms of nature conservation and
biodiversity by providing habitats for wildlife, flora and fauna. It is a
recreational resource and a considerable tourist asset. The countryside
is also home to our agricultural industry and to a considerable and
growing rural community.
4.34 However, while the countryside has traditionally contained a
substantial number of individual houses and other buildings, significant
concern has been expressed by many about development trends and
the enhanced pressures being exerted on the countryside, particularly
in view of the Executive’s commitment to sustainable development.
7 DOE (2015) Belfast Metropolitan Area Plan (BMAP) 2015 Draft Plan: Technical Supplement
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4.35 Over development in the open countryside would have the potential to
bring with it significant environmental, financial and social costs. These
can be manifest through for example suburban sprawl, habitat loss and
adverse impact upon water quality particularly from the increased use
of non-mains sewerage systems. It also has the potential to impact
upon the sustainable growth of our towns and villages.
4.36 Agriculture continues to be of major importance to the economy of the
rural area. With the restructuring of the industry ongoing in response to
the continuing change to agricultural support measures by the
European Union, agricultural diversification is likely to increase in
importance as a means of maintaining or increasing farm income and
employment. The planning system will therefore continue to
sympathetically view appropriate farm diversification schemes.
4.37 Opportunities also exist for tourism growth, particularly through the
sympathetic conversion or re-use of existing buildings in the
countryside. Exceptionally, new build accommodation may also be
acceptable.
4.38 Appropriate industrial and commercial enterprises, including minerals
development and necessary infrastructure will be facilitated, as well as
proposals for new community buildings and uses where these meet
local needs.
4.39 Annex 3 sets out the Settlement Appraisal for the towns, villages and
small settlements across the Lisburn & Castlereagh City Council area.
4.40 A separate Urban Appraisal will be prepared for the areas identified in
BMAP as ‘Metropolitan Lisburn’ and ‘Metropolitan Castlereagh’.
5.0 KEY FINDINGS
29
5.1 A summary of the key findings are as follows:-
To consider ways for managing development and plan for future
development within the rural ar ea of Lisburn & Castlereagh City
Council Area taking into account t he details of the Countryside
Assessment.
Environmental Assets – there is a wealth of environmental
assets both built and natural across the Counc il area.
Opportunities may exist to iden tify new features consider ed
worthy of protection. Additionally accesses to these assets could
be further considered to consider ways of opening up
opportunities for sympathetic dev elopment and to contribute
towards improving people’s health and well-being.
Landscape Assessment – the variety of landscape types across
the Council area adds to the char acter and setting of the towns,
villages and small settlements. These should be taken into
account with any future proposals resulting from the Settlement
Appraisal.
Development Pressure Analysis – this analys is indicates the
trend of rural house builds across the Council area. From the
period 1st April 2011 to 31st May 2014 there was an estimated 679
planning applications submitted relating to single dwellings in the
countryside across the Lisburn & Castlereagh City Council area
with an approval rate of between 81% - 86%.
Settlement Appraisal – to consider any future opportunities for
growth or restriction of the se ttlements within the Council area,
taking into account the environmental and landscape
characteristics, and considering ways to manage those areas
which have experienced, or ar e continuing to experience,
development pressure.
30
6.0 CONCLUSION
6.1 The purpose of this paper has been to provide base line information on
the rural area within the Lisburn City & Castlereagh City Council area.
6.2 It is therefore recommended to members that:
(i) This report is considered and revised as necessary.
(ii) Local and regional organisa tions representing groups under
Section 75 are identified, included in the Statement of Community
Involvement and consulted with as part of the process of
formulating a new development plan.
(iii) The needs identified are used as a w orking draft for the
preparatory studies for the Loc al development Plan, and are
taken into account when formulating both the aims and objectives
of the plan and future policy.
(iv) Consideration is given to th e countryside assets of the council
area and Members’ suggestions on change/future improvements
will be subjected to a sustainability appraisal.
31
Annex 1: Landscape Character Area Descriptions
East Lough Neagh Points:
A rolling agricultural landscape with relatively small fields and overgrown
hedgerows on an area underlain by Lough Neagh Clays on the eastern
fringes of Lough Neagh. There is a strong contrast in the scale and pattern of
the farmland between the rolling margins of the basalt plateau and the flat
clay landscape on the fringes of Lough Neagh. Linear shelterbelts subdivide
the farmland and mature hedgerow oaks and willows line the roads in this flat
clay landscape. The large arable fields are drained by straight ditches and
enclosed by gappy hedgerows. The rolling farmland to the east is mostly
small in scale, with overgrown hedgerows and numerous smallholdings.
The fringes of Lough Neagh are renowned for their wildlife and habitat value.
Extensive areas are designated as ASSI for fen/marsh and moss habitats,
which support many rare examples of flora and fauna. The entire fringe of
Lough Neagh is also designated as a Special Protection Area (recognising its
importance as a habitat for breeding birds)8.
Portmore Lough Fringe:
An area of pasture and fen on the low-lying flat landscape on the shores of
Portmore Lough. The area is underlain by Lough Neagh Clay and becomes
increasingly waterlogged towards the margins of the lough. The larger
pastures on higher land towards the edges of the Lough Neagh Shores are
enclosed by overgrown hedgerows, but the fields become progressively
overgrown by regenerating scrub and fen carr on the margins of Portmore
Lough. There are few views to Portmore Lough, as it is screened by dense
fen carr. The traditional settlement pattern is of tiny houses many of which
8DOE (2015) Belfast Metropolitan Area Plan (BMAP) 2015 Draft Plan: Technical Supplement 11. Vol. 1. Countryside Assessment.
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were thatched scattered along narrow roads, and small farmsteads at the end
of narrow, straight tracks. There has been some recent ribbon development
but this is limited and the landscape retains a rather wild, remote character.
The ancient moated churchyard to the west of the village of Lower Ballinderry
has a special, remote character; it is on an island virtually surrounded by fen
carr9.
Donaghcloney Valley:
The Donaghcloney Valley is at the head of the broad River Lagan valley. It is
a broad, flat-bottomed valley which lies between the Upper Ballinderry
Plateau to the north and the Kilwarlin Plateau to the south. The River Lagan
meanders tightly at the entrance to the broader valley to the north east and is
a prominent focus in views.
The principal settlement of Magheralin has a clustered form. It is surrounded
by open arable farmland, although the river corridor has a relatively small-
scale landscape pattern, with some prominent lines of mature trees10.
Kilwarlin Plateau:
The escarpment slopes of the Kilwarlin Plateau overlook the Lagan Valley
and extend from Hillsborough to Moira. The plateau dips very gradually to the
west, from a height of 146m at Fort Hill to 122m at Red Hill. It has an
undulating surface, with rounded summits echoing the drumlin form. The
plateau is an extension of the Hillsborough ridge but the landform is less
dissected and has a more tranquil, rural character.
The farmland is subdivided into medium-sized fields by neat hedgerows.
There are numerous mature hedgerow trees - principally oak, ash and
9 http://www.doeni.gov.uk/niea/land‐home/landscape_home/country_landscape/63/63‐land.htm 10 http://www.doeni.gov.uk/niea/land‐home/landscape_home/country_landscape/80/80‐land.htm
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sycamore – scattered throughout the landscape. The hedgerows on more
elevated land contain gorse and have a clumpy character, but in general, the
landscape pattern is very consistent, with few irregularities11.
Dromore Lowlands:
The Dromore Lowlands is a relatively low-lying landscape to the south of the
Kilwarlin Plateau. This is an area of small, rounded drumlins surrounded by
low-lying rough pastures, moss and regenerating scrub. The largest of these,
Big Bog, is an extensive, waterlogged area of low scrub. The network of
narrow roads connects tracts of higher ground and their associated farms and
settlements. The low hills are dominated by a smooth patchwork of pastures,
bounded by straight hedgerows. This pasture contrasts with the rough texture
of the moss. There are many small groups of farm and residential buildings
along roads on higher land, with clusters of houses at the intersection of
roads. Views open and close as roads skirt around the larger areas of moss.
There are many hedgerow trees and stands of trees associated with
farmsteads12.
Slieve Croob Summits:
The Slieve Croob Summits are a series of rounded summits formed from
intrusive igneous rocks within a surrounding lowland area of sedimentary
rocks. They stand out as distinct massive rocky summits with thin grass cover
and shattered rocky screes. The land rises to a height of 534m at Slieve
Croob. The lower slopes are marginal pasture divided by broken stone walls
and small stone cottages, many of which lie derelict. Stunted, wind-sculpted
trees stand against these cottages or nestle in the more sheltered slopes of
11 DOE (2015) Belfast Metropolitan Area Plan (BMAP) 2015 Draft Plan: Technical Supplement 11. Vol. 1. Countryside Assessment. 12 http://www.doeni.gov.uk/niea/land‐home/landscape_home/country_landscape/82/82‐land.htm
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this exposed environment. The summits are an open, rugged landscape, with
only a few conifer plantations. Drumkeeragh Forest, on the slopes of White
Hill, is the largest. Few roads cross the landscape but viewpoints such as
Windy Gap allow panoramic views over the surrounding lowlands, as well as
across to the Mourne Mountains. The prominent ridge-lines are visible from
miles around, particularly those formed by the Slieve Croob/Slievenisky
complex and Slievegarran. Cashels, raths and standing stones are found on
many of the slopes leading to the Slieve Croob summits. The most important
is the Legananny Dolmen, an important chambered grave site13.
Craggy Dromara Uplands:
An elevated drumlin landscape to the east of Dromara with a rugged,
relatively wild character and a rough texture. The summits are separated by a
rolling plateau of marginal farmland and the rounded drumlin landform is
broken by numerous rocky outcrops and clumps of gorse. Pastures are of
varied shapes and sizes and many are enclosed by low, broken stone walls.
Overgrown hedgerows, clumps of gorse, rocky outcrops and patches of
marshy farmland give the landscape an untamed character, although these
pockets of rough land are interspersed by rolling pastures. There are no
woodlands, but stands of Scot's pine and groups of mature oak trees shelter
some of the older farmsteads. Holly is characteristic of hedgerows. Traditional
white farmsteads with stone barns are prominent and are often sited close to
dramatic rocky outcrops. A rath, sited on a local skyline to the north west of
Dromara, is a special local landscape feature and forms part of the setting for
the attractive historic mill buildings at Woodford14.
13 http://www.doeni.gov.uk/niea/land‐home/landscape_home/country_landscape/87/87‐land.htm 14 DOE (2015) Belfast Metropolitan Area Plan (BMAP) 2015 Draft Plan: Technical Supplement 11. Vol. 1. Countryside Assessment.
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Hillsborough Slopes:
The Hillsborough Slopes are found to the west of the Ravarnet Valley. The
area includes the elevated ridge on which the town of Hillsborough is sited,
together with the rounded ridges and hills of its marginal slopes. The gently
rolling, shallow ridges and rounded hills on the slopes of the Hillsborough
ridge have no particular alignment but the centre of the landscape character
area is dominated by a number of broad, rounded ridges, each with an east-
west alignment. On the lower slopes, the landform is strongly influenced by
the drumlin form and there are many egg-shaped and rounded summits. The
farmland is divided into an orderly patchwork of fields and hedgerows. All the
fields have straight edges but they vary in shape and size; large arable fields
predominate on the broader slopes but these are interspersed with pockets of
smaller paddocks, particularly on the ridge-tops and close to areas of
residential development. Scattered hedgerow trees have a strong visual
influence. They have no discernible pattern, although the number of trees
increases towards the lower slopes and there are sometimes clusters of trees
close to traditional farmsteads. The ridge-tops have a relatively open
character and the scattered farmsteads are focal points in all views. They are
generally set back from the road and are reached by long tracks; cottages
and barns (some derelict) are sited along the many narrow roads.
Hillsborough Park dominates the highest point of the ridge, the walled
woodland providing a strong contrast in character with the open farmland15.
Ravarnet Valley:
The Ravarnet Valley landscape is found to the south of Lisburn, in the broad
valley of the Ravarnet River and its tributaries. The lowland has an undulating
landform, with numerous shallow drumlins and elongated, rounded hills. Many
of the drumlins have a rather amorphous form and are separated by shallow
15 DOE (2015) Belfast Metropolitan Area Plan (BMAP) 2015 Draft Plan: Technical Supplement 11. Vol. 1. Countryside Assessment.
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hollows; the inter-drumlin hollows are often poorly drained, with patches of
marsh and a hummocky, uneven terrain. The broader floodplains have a
more remote, tranquil character and the relatively long views in these areas
contrast with the enclosure of the surrounding drumlin landscapes. The neat
patchwork of fields and hedgerows on the drumlins is less predictable in the
floodplains and is sometimes interrupted by patches of dense carr woodland,
rushes and gorse. There are some Loughs on parts of the valley floor,
particularly in areas where the valley floor has a slightly undulating landform.
The group of Loughs to the north of Magheraknock are particularly attractive.
The area has a fairly homogeneous character, with a patchwork of farmland
and hedgerows, interspersed with numerous small farmsteads. The farms are
always sited on the mid slopes of the drumlins and are linked by winding,
narrow roads which follow the higher ground. Hedgerow trees are scattered
thinly throughout the landscape and have an important visual presence.
Stands of mature trees are concentrated around farmsteads and patches of
damp woodland thrive in waterlogged areas. A larger area of woodland
persists at Larchfield estate, on the eastern slopes of Windmill Hill, although it
is largely hidden behind the high stone walls which surround the estate16.
Ballygowan Drumlins:
The Ballygowan Drumlins area is underlain by ancient Silurian rocks which
have been covered by glacial deposits. The smooth, rolling drumlin landforms
create a dynamic landscape pattern and the eye is constantly drawn to
landmarks, such as prominent houses and hilltop features. Ground levels fall
gradually towards Strangford Lough and in more low-lying areas, the drumlins
exhibit a relatively waterlogged character.
To the south east of Dundonald, the Enler Valley has a particularly subtle,
intimate landscape. The scenic, lush valley slopes provide a contrast to the
16 DOE (2015) Belfast Metropolitan Area Plan (BMAP) 2015 Draft Plan: Technical Supplement 11. Vol. 1. Countryside Assessment.
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wetlands and meadows of the valley floor, where the abandoned, overgrown
railway embankments are a local landscape feature17.
Castlereagh Plateau:
This landscape character area occupies much of Castlereagh and extends
into adjacent areas to the west and south. It is underlain by Silurian
sedimentary rocks but its geomorphology has been strongly influenced by
glaciation which has created a compact rolling landform of small hummocks
and narrow valleys. Its fertile soils create rich pasture, which is the
predominant land use of the area. Small fields are partitioned by hedges,
which rise and fall across the landscape, emphasising its contours. The
hedges, although often unmanaged and gappy, imbue the landscape with a
prominent structure and texture, occasionally enhanced by hedgerow trees.
Although large woods are scarce, hedgerow trees and small copses create
the impression of a well-wooded landscape, especially within low-lying
hollows and valleys. Occasional areas of marsh also help to break up the
impression of uniform pasture.
Due to its proximity to Belfast, the area is well settled and is also dissected by
a network of roads and small lanes. The landscape possesses an intriguing
mix of scales, sometimes offering long distance views to the sea or the
mountainous backdrop of Slieve Croob across a rhythmic rolling landform,
and sometimes presenting a more intimate, small scale experience due to the
enclosure by hills, hedges and trees18.
17 http://www.doeni.gov.uk/niea/land‐home/landscape_home/country_landscape/95/95‐land.htm 18 DOE (2015) Belfast Metropolitan Area Plan (BMAP) 2015 Draft Plan: Technical Supplement 11. Vol. 1. Countryside Assessment.
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Belfast/Lisburn:
The Belfast/Lisburn Landscape Character Area encompasses the Belfast and
Lisburn urban areas, together with their broader landscape setting. It is
defined by the steep ridges and escarpments, which enclose the Lagan
Valley at the head of Belfast Lough. Belfast is mostly contained within the
valley, although urban development has spread along the narrow coastal
strips to the north and south of the Lough and inland along the Lagan and
Enler Valleys. The City of Lisburn is also sited on the River Lagan but is
further upstream and enclosed by slightly lower slopes. There are long views
over both urban areas from the surrounding upland landscapes.
The steep escarpments and ridges on the margins of the city provide a series
of landmarks. The Belfast Basalt Escarpment to the north has a rugged,
untamed character; Carnmoney Hill, an outlier to the north west of the basalt
escarpment, dominates the landscape setting of Newtownabbey; the
Craigantlet Escarpment on the fringes of the Holywood Hills encloses East
Belfast and the slopes of the Castlereagh Escarpment provide a continuous
backdrop to the urban districts of South Belfast and Castlereagh19.
Holywood Hills:
The Holywood Hills extend across west North Down Borough, forming an
area of undulating upland in the centre of a ring of settlement which includes
Belfast, Holywood, Bangor, Newtownards and Dundonald. Proximity to these
settlements makes the area an important recreational resource and its easy
accessibility, rural identity and exposed, wild character are important
characteristics. The plateau drops steeply to Belfast/Lisburn to the south
west, and to the Bangor Coastline to the north.
19 DOE (2015) Belfast Metropolitan Area Plan (BMAP) 2015 Draft Plan: Technical Supplement 11. Vol. 1. Countryside Assessment.
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A landscape of undulating pastures, conifer plantations, deciduous
shelterbelts and estate woodlands creates a well wooded character; views
are short and there is a sense of enclosure, except on the highest summits.
The numerous large reservoirs add an extra visual and recreational element
to the landscape. The hills retain a relatively undeveloped, rural character.
This is, in part, a result of the undulating landform and tree and hedgerow
cover, which provides a visual screen. Scattered housing is rarely dominant
along the network of small roads20.
Craigantlet Escarpment:
The Craigantlet Escarpment is a prominent ridge of Silurian rocks, which
forms the escarpment to the Holywood Hills. The escarpment encloses and
shelters the urban edge of east Belfast, which pushes up against the ridge,
extending into the woodlands at Stormont. The government buildings stand
out as a major landmark, situated high up on the ridge. A dense network of
woodlands and avenues gives the landscape a robust structure, particularly
around Stormont. Green pastures extend along the ridge, divided by
hedgerows and shelterbelts. The rural/urban interface is strong and well
defined. There are clear views to the ridge from the surrounding lowlands and
adjacent escarpments, including an important view across Belfast Lough from
the M2 at Newtownabbey; any development on the ridge is highly visible21.
Castlereagh Slopes:
The Castlereagh Slopes are the steep slopes of the north western margins of
the Castlereagh Plateau, to the south east of the Belfast/Castlereagh urban
area. The prominent ridge has a smooth, rolling landform and a steep
20 DOE (2015) Belfast Metropolitan Area Plan (BMAP) 2015 Draft Plan: Technical Supplement 11. Vol. 1. Countryside Assessment. 21 DOE (2015) Belfast Metropolitan Area Plan (BMAP) 2015 Draft Plan: Technical Supplement 11. Vol. 1. Countryside Assessment.
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gradient. It averages 130m but at Braniel Hill, reaches an approximate height
of 170m. It is deeply dissected by steep glens, which are generally well
wooded. The broad slopes of the ridge are divided into a patchwork of
undulating pastures and hedgerows. The remnant landscapes of the many
historic estates and country houses of the Lagan Valley remain an important
influence. Avenues and lines of mature beech trees mark the entrances,
carriage drives and former estate boundaries and the buildings themselves
are often important features in the landscape22.
Lagan Parklands:
An amenity parkland landscape set within the historic, designed landscapes
of a series of 18th and 19th century estates. The undulating, steep slopes of
the narrow river valley are well-wooded, with a variety of formal designed
landscapes, commercial forests and natural habitats. There is a linked
sequence of wooded spaces and the deep river valley seems remote from its
immediate urban surroundings. Golf courses, public open space and playing
fields dominate areas of flatter land on the upper fringes of the river valley. To
the south of the river, a neat, rolling agricultural landscape of estate farmlands
has belts of mature trees. Winding, linear woodlands follow the local streams
and narrow roads, which characterise the landscape close to the foot of the
Castlereagh Slopes.
The river corridor is characterised by its early industrial heritage. This is
reflected in the surviving mill buildings, the disused canal and by numerous
minor artefacts such as the weirs, sluices and other ruins along the canal
towpath23.
22 DOE (2015) Belfast Metropolitan Area Plan (BMAP) 2015 Draft Plan: Technical Supplement 11. Vol. 1. Countryside Assessment. 23 DOE (2015) Belfast Metropolitan Area Plan (BMAP) 2015 Draft Plan: Technical Supplement 11. Vol. 1. Countryside Assessment.
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Hummocky Lagan Lowlands:
This hummocky lowland landscape, at the foot of the Castlereagh Slopes, has
an irregular and varied pattern. Pasture predominates and the patchwork of
small fields is divided by overgrown hedgerows. However, in some areas,
especially towards the south and west of the lowland, the former field pattern
has been eroded to leave only remnant hedgerows and odd clumps of trees.
There are areas of waterlogged land and extensive patches of scrub
scattered throughout the lowland. The landscape is an assortment of pasture,
recreational areas, the remnants of historic estates and private grounds. It
has a fairly open character, with views to the city and the many large
industrial and institutional buildings on the urban fringe24.
Broad Lagan Valley:
The River Lagan flows in a winding, narrow channel across a very broad, flat
valley to the west of Lisburn. The river is relatively inconspicuous towards the
centre of the valley. Arable fields predominate, but there are also pockets of
smaller pastures and paddocks, particularly on the edges of settlements. All
the fields are enclosed by hedgerows, with those closer to the river having a
scrubby, overgrown character and containing willow and downy birch. There
are numerous hedgerow trees throughout the valley and they contribute
character and variety to views. The majority of hedgerow trees are ash and
oak but there are also many beech trees, especially towards the edges of the
valley. The valley is well settled, with linear villages and farmsteads along a
dense, branching network of narrow roads which follow minor ridges. Some of
the larger houses and farms have avenues of mature beech trees and
shelterbelts which are prominent features in this flat landscape25.
24 DOE (2015) Belfast Metropolitan Area Plan (BMAP) 2015 Draft Plan: Technical Supplement 11. Vol. 1. Countryside Assessment. 25 DOE (2015) Belfast Metropolitan Area Plan (BMAP) 2015 Draft Plan: Technical Supplement 11. Vol. 1. Countryside Assessment.
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Upper Ballinderry Plateau:
A rolling, relatively prosperous farmland landscape on the southern and
western fringes of Derrykillultagh, which extends to the edge of Lurgan. The
area has a different land ownership pattern to the upper plateau, with fewer
larger farmsteads and many estates. There are consequently fewer roads and
the built development has a more clustered character, with houses
concentrated into nuclear villages, often with grand avenues of beech trees
and prominent churches. There is a steep escarpment along the southern
margins of the landscape, overlooking the Lagan valley; Friars Glen, between
the village of Aghalee and Soldierstown, also has a fairly steep, wooded
character26.
Derrykillultagh:
The area is characterised by rounded hills and shallow slopes, although there
are some gullies and the southern boundary of the landscape character area
is marked by a steeper escarpment slope. Many slopes are divided by
straight, narrow glens, which form a ladder pattern in views from below. The
plateau descends gently to the west, where there is a gradual transition to the
claylands on the edge of Lough Neagh.
The farmland landscape often has a relatively untidy character, with patches
of gorse and scrub and a rather disconnected hedgerow network. The shallow
valleys often contain areas of marsh and many fields are partially infested
with rushes. Gorse and holly are typical hedgerow species and often mark the
transition to marginal farmland. There are typically small farms and
smallholdings which are surrounded by paddocks and scattered barns,
although there is a gradual transition to a landscape of larger fields, hedgerow
trees and more prosperous farmsteads on the western margins of the
26 DOE (2015) Belfast Metropolitan Area Plan (BMAP) 2015 Draft Plan: Technical Supplement 11. Vol. 1. Countryside Assessment.
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plateau. Most farmsteads consist of small, white rendered buildings sited on
the mid-slopes or local ridges and connected to roads by straight, right-angled
tracks. The older farmsteads are often focal points in the landscape,
particularly where they are associated with lines and stands of mature trees.
A network of straight roads follow the ridges and connect linear villages; most
junctions are staggered cross-roads27.
Divis Summits:
The Antrim basalt plateau ends in a series of broad, rounded summits
overlooking Lisburn and Belfast. The principal summits of Black Mountain,
Squires Hill and Cave Hill reach up to 400m, with Divis standing at 478m.
They generally have gentle slopes, with some gullies and abrupt, steep
slopes in places. However, the summits along the edge of the basalt
escarpment have much steeper slopes, which plummet towards Belfast.
Between the summits, the upper plateau has extensive areas of shallow,
partially waterlogged moss, which is surrounded, by areas of marginal
farmland. The landscape is relatively open, with extensive areas of windswept
moss and rough farmland. However, the valley slopes have a more farmed
character, with straight, overgrown hedgerows, belts of mature trees and
farmsteads. There are important archaeological remains, particularly on the
summits of Cave Hill. The landscape has a rather irregular, patchy pattern,
with areas of scrub and wasteland which are often associated with
abandoned mineral workings, derelict farmsteads and areas of waterlogged
or unfarmed land.
27 DOE (2015) Belfast Metropolitan Area Plan (BMAP) 2015 Draft Plan: Technical Supplement 11. Vol. 1. Countryside Assessment.
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Belfast Basalt Escarpment:
The edge of the Antrim basalt plateau is well defined by a steep scarp slope
which wraps around and contains the northwest edge of Belfast. The black
basalt outcrops have a distinctive, sheer profile, which is broken by a series of
steep, wooded glens. The Hills are pitted with quarries and have a rugged,
almost brutal character. They provide a dramatic contrast to the dense urban
areas below. The dark basalt overlies a thin band of chalk, which forms a
strong contrast in colour whenever it is visible. Belfast Castle, at the northern
end of the narrow strip, is set in a densely wooded designed landscape,
which contrasts with the rugged, rural character of the scarp edge.
The lower escarpment slopes are a mixture of hummocky open pasture with
gappy hedgerows and stands of deciduous woodland on steeper slopes.
There are extensive areas of regenerating scrub and gorse. Narrow roads
provide steep links between the ridge-top road and Belfast, winding up the
basalt edge. The slopes are pitted with quarries. Most are abandoned and
have a rugged, untidy character and many are associated with fly tipping. The
quarries are prominent and a strong influence on landscape character and
quality. The basalt edge provides an opportunity for panoramic views over the
city of Belfast28.
Expansive Crumlin Farmland:
The Expansive Crumlin Farmland lies near the eastern shores of Lough
Neagh, occupying a relatively flat area underlain by rocks of the Upper Basalt
formation. The land slopes gently from the lower slopes of the Belfast Hills
(Derrykillultagh) to the fringes of Lough Neagh to the west. Clady Water,
Dunmore River and the Crumlin River flow from the hills across the farmland
28 DOE (2015) Belfast Metropolitan Area Plan (BMAP) 2015 Draft Plan: Technical Supplement 11. Vol. 1. Countryside Assessment.
45
but do not have a strong presence in the landscape. The valleys of the Clady
and Crumlin rivers are narrow and steep-sided so the water channels are
relatively inconspicuous. The extensive network of overgrown hedgerows
gives the area a well treed character, although many are over-mature.
Scattered farms and small villages form the main settlements; farms are
typically sited at the end of straight tracks, at a distance from the road, while
more recent housing tends to be sited right alongside the road. The largest
settlement in the area is the compact town of Crumlin29.
29 http://www.doeni.gov.uk/niea/land‐home/landscape_home/country_landscape/113/113‐land.htm
46
Annex 2: Statistics Planning Decisions for Rural Dwellings (DOE)
Decided and Withdrawn Full, Outline and Reserved Matters rural single and replacement dwellings in Lisburn and Castlereagh1 between 1st April 2011 and 31st May 2014
2011‐12 2012‐13 2013‐14 2014‐15 (01/04/2014 to 31/05/2014)
Decided
With‐ drawn
Decided
With‐ drawn
Decided
With‐ drawn
Decided
With‐drawn
Approved2 Refused Total
Approved2 Refused Total
Approved2 Refused Total
Approved2 Refused Total
Full New single rural dwellings
75 5 80 1 54 6 63 2 52 5 60 3 6 1 7 1
Replacement single rural dwellings
20 8 28 1 35 5 40 3 28 5 33 1 5 0 5 0
Total 95 13 108 2 89 11 103 5 80 10 93 4 11 1 12 1
Outline New single rural dwellings
39 15 55 0 62 8 70 1 49 19 68 9 9 1 10 1
Replacement single rural dwellings
6 3 9 0 12 4 16 4 18 0 19 1 1 0 1 0
Total 45 18 64 0 74 12 86 5 67 19 87 10 10 1 11 1
Reserved Matters
New single rural dwellings
15 0 15 0 20 0 20 0 39 0 40 1 4 0 4 0
Replacement single rural dwellings
3 0 3 0 9 0 9 0 4 0 4 0 0 0 0 0
Total 18 0 18 0 29 0 29 0 43 0 44 1 4 0 4 0
Total New single rural dwellings
129 20 150 1 136 14 153 3 140 24 168 13 19 2 21 2
Replacement single rural dwellings
29 11 40 1 56 9 65 7 50 5 56 2 6 0 6 0
Total 158 31 189 2 192 23 215 10 190 29 219 15 25 2 27 2
47
Notes:
1 The New Council Area has been calculated using the x and y co‐ordinates of each application. 2 The number of applications approved is based on the number of decisions issued in the same time period.
48
Annex 3: Settlement Appraisal See attached PDF Do we need to insert this into the document? (200+ pages!)
49
Maps: (1-5)
50
51
52
53
Lisburn & Castlereagh City Council
Council/Committee Planning Committee
Date of Meeting 05 September 2016
Responsible Officer Barbara Elliott, Area Planning Manager
Date of Report 17 August 2016
File Reference
Legislation
Subject Position Paper Education, Health, Community and Culture
Attachments Position Paper Education, Health, Community and Culture attached at Appendix 2(d)PM
Purpose of the Report
1. The purpose of this report is to provide Members with an overview of education,
health, community & cultural facilities in the new Lisburn & Castlereagh City
Council and to assist in identifying the key issues for accommodating growth up to
2030.
Background
2. The provision for education and health does not lie within the remit of the Council.
However, the Council does provide support and assistance to a range of community
groups as well as maintaining buildings ut ilised for community and cultural uses. It
is unlikely that the role of the Local Development Plan will be to safeguard or identify
land for any of these uses. It is however important for the local Development Plan
to be aware of the range, provision and location of such services and to set out any
Strategy to address any issues highlighted in this evi dence gathering stage of the
development plan making process.
APPENDIX 2(c)PM
Recommendation
3. It is recommended that the Committee note the Position Paper on Education,
Health, Community and Culture at Appendix 2(d)PM.
Development Plan
Position Paper 14:
Education, Health, Community & Cultural Facilities
June 2016
L
isbu
rn &
Cas
tlere
agh
City
Cou
ncil
APPENDIX 2(d)PM
2
Contents Page Executive Summary 1.0 Introduction 2.0 Regional Policy Context 3.0 Existing Development Plan 4.0 Education Profile 5.0 Health Profile 6.0 Community Services Profile 7.0 Future proposals 8.0 Key Findings & Conclusion Appendix 1. Sites zoned for Education, Health or Community Uses in Belfast Metropolitan Area Plan 2015 (BMAP). 2. Profiles of 7 District Electoral Areas and planning decisions related to Education, Health and Community Facilities. 3. School Enrolments and unfilled Places 4. Types of Educational Facilities
3
Executive Summary
This Position Paper aims to provide an overview of education, health, community &
cultural facilities in the new Lisburn & Castlereagh City Council and to assist in
identifying the key issues for accommodating growth up to 2030.
Any future decision making will need to be made within the context of a Sustainability
Appraisal under the provision of Planning (Northern Ireland) Act 2011. This paper is
therefore intended to generate ideas on how planning c an best meet the needs of
education, health, community and cultural uses.
It is important to stress that the provision for education and health does not lie within
the remit of the Council. However, the Council does pr ovide support and assistance
to a range of community groups as well as maintaining buildings utilised for community
and cultural uses. It is unlikely that the ro le of the Local Deve lopment Plan will be to
safeguard or identify land for any of these us es. It is however important for the loc al
Development Plan to be aware of the range, provision and location of such services
and to set out any Strategy to address any issues highlighted in this evidence
gathering stage of the development plan making process.
The paper has been informed by consultations with the relevant education and health
authorities and the detail of this is provided within the paper. In compiling the Position
Paper the best information available has been used however it may need revised in
light of the release of any new data (particularly in relation to the boundary of the new
Council.)
The paper will provide a foundation on wh ich work can commence on a Preferred
Options Paper as part of introducing the new Plan Strategy for Lisburn & Castlereagh
City Council to replace that contained in the existing Belfast Metropolitan Area Plan.
4
The aims of the paper are:
To build the capacit y of members to make informed planning decisions,
particularly within the plan making context;
To provide baseline information whic h will inform Development Plan policy
making at local level;
To assess the land use needs of a growing population in the Lisburn &
Castlereagh City Council area and to c onsider the adequacy of the existin g
provision;
To link wit h important on-going work in relation to the development of a
Community Plan and other strategic work being undertaken by the Council.
5
1.0 INTRODUCTION
1.1 This paper sets out the policy c ontext for education, heal th, community and
cultural services in the Lisburn & Castlereagh City Council District. (Regional
Development Strategy (RDS), Strategic Planning Policy Statement for Northern
Ireland (SPPS) and Planning Policy Statements (PPSs).
1.2 Current policy in the Belfast Metropolitan Area Plan 2015 (BMAP 2015) in relation
to Education, Health and Community/Cultural facilities.
1.3 The organisation’s responsible for Education, Health and Community services.
1.4 An overview of the existing provisi on of Education, Health, Community and
Cultural facilities in Lisburn & Castle reagh including current enrolment figures
across the various education sectors.
1.5 An outline of any future planning proposals or decisions for education, health and
community facilities and implications for the Plan.
6
2.0 REGIONAL POLICY CONTEXT
2.1 The RDS 2035 prepared by the Depar tment for Regional Development
(published 15th March 2012) is the spatial strategy of the Executive.
2.2 The RDS provides an overarching strategic planning framework to facilitate and
guide the public and private sectors. One of its aims is to promote development
which improves the health and well-being of communities.
2.3 The RDS 2035 recognises that Lis burn and Castlereagh are part of the
Metropolitan Area and this area should be developed for employment, services
and range of cultural and leisur e facilities. Lisburn benefits from its location at
the meeting point of the Belfast/Dublin economic corridor and the East/West
transport corridor.
2.4 Local development plans must ‘take account’ of the RDS.
2.5 The RDS aims to support the Program me for Government (PfG). The Draft
framework 2016-2021 is currently out for consultation and sets out the ambition
the Executive has for our soci ety. It includes indic ators, measures and
outcomes.
2.6 Some of the key indicators for Gove rnment relating to education, health and
community (PfG) are to: improve educ ational outcomes, reduce education
inequality, improve the qua lity of education, reduce health inequality, improve
cultural participation and increase the confidence and capability of people and
communities.
2.7 Regional planning policies for community needs are c urrently set out in the
Planning Strategy for Rural Northern Ireland (PSRNI). The aim of Policy PSU 1
is to allocate sufficient land to meet the anticipated needs of the community, in
terms of health, education and other public facilities.
7
2.8 The Department’s oper ational planning policy fo r education, health an d
community facility development in rural areas is set out in PPS 21 Sustainabl e
Development in the Countryside. The countryside is defined as land lying
outside the settlement limits as identified in development plans. Supplementary
guidance is contained in DCAN 9: Residential and Nursing Homes and DCAN
13: Creches, Day Nurseries and Pre-School Playgroups.
2.9 The Strategic Planning Policy Statement for Northern Ireland (SPPS) reiterates
Policy PSU 1 of PSRNI. In t he context of Public Utilities the SPPS states that
Local Development Plans should allocate sufficient land to meet the anticipated
needs of the community, in terms of health, education and other public services
(Page 95). The SPPS also states that the planning system has an active role to
play in helping to better the lives of people and communities and in supporting
the Executives key priority of improving health and well-being.
2.10 It is widely recognised that well desi gned buildings and successful places can
have a positive impact on how people f eel. The way in which places and
buildings are configured, patterns of movement in the space around us and the
level of access to quality open space are all factors that can make us feel good.
Successful places also influence the choices we make which may contribute
positively to improving our health and well-being e.g. whether to walk or cycle,
or whether to stay longer in a good place.
2.11 The SPPS goes on to list a number of ways in which the planning system can
contribute to improved health either through the plan making process or through
the decision making process:
safeguarding existing and facilitating quality open space, sport and
outdoor recreation;
providing for safe and secure age-friendly environments;
encouraging and supporting quality, environmentally sustainable
design;
better connected communities with safe pedestrian environments;
better integration between land-use planning and transport;
facilitating the protection and provision of green and blue infrastructure
8
supporting the provision of jobs, services and economic growth;
supporting delivery of homes to meet the full range of housing needs,
contributing to balanced communities; and
supporting broader government policy aimed at addressing for example
obesity, and health and well-being impacts arising through pollution.
2.12 The SPPS advises that the plan making process may involve liaison with bodies
and agencies with health remits to understand and take account of health
issues and the needs of local communiti es where appropriate. It also directs
that where appropriate the council may bring forward local polic ies that
contribute to improving health and well-be ing as well as those which promote
social cohesion and the development of so cial capital, the provision of health,
security, community and cultural infrastructure and other local facilities.
3.0 EXISTING DEVELOPMENT PLAN
Belfast Metropolitan Area Plan 2015 (BMAP)
3.1 The BMAP Plan Strategy and Framew ork Document Volume 1 under Policy
CF1 ‘Protection of l and for Educati on, Health, Community and Cultural
Facilities’ states that planning pe rmission will not be granted for alternative
uses on lands identified for the provision of education, health, community uses
or cultural facilities.
3.2 Land proposed for education, health, community or cultural uses by the relevant
providers are identified in the District Proposals. Exceptionally, where lands
identified for community uses become surplus to requirements, alternative uses
may be acceptable.
3.3 In Lisburn City two sites are identified for health and education. Proposal LC 40
identifies the rear of the Lagan Valley Hospital for health use. This proposal will
cater for an expansion of the services and facilities associated with the hospital.
Proposal LC 41 identifies land between Brokerstown Road, Knockmore Road
9
and Limetree Avenue for education use associated with Parkview Specia l
School. (See maps Appendix 1)
3.4 In Moira the Plan makes reference to Community Facilities and a new cemetery
and crematorium on lands opposite Nos. 3 and 5 Lisburn Road which was
approved early in 2012. This includes a 9,000 plot cemetery, access roads and
around 300 parking spaces.
3.5 In Metropolitan Castlereagh land is zoned for Mixed Use at K nockbracken
Healthcare Park, under MCH 13. This is a large site of over 85 hectares and
may be suitable for health, community and cultural use. The Plan also has
identifies two additional sites for health use. These are located at Forster
Green, Upper Knockbreda Road under Proposal MCH 42/01 and land North
East of the Ulster Hospital, Dundonald under Proposal MCH 42/02 associated
with any expansion in services and fa cilities associated with the existing
hospital. (See maps Appendix 1)
4.0 EDUCATION PROFILE IN LISBURN & CASTLEREAGH CITY
COUNCIL
4.1 The population of Lisburn & Castler eagh District Council Area is expected to
grow from 141,500 in 2016 to 158,600 by 2030 ( Population projections
published by NISRA, May 2016). This will h ave implications for policy makers
in the delivery of education, health and community services. In the education
sector, a decline in pupil numbers will have implications for the sustainability of
the existing network of schools. An increase in the elderly population will have
implications for health services such as hospitals and access to GP surgeries,
additional residential care homes and community facilities.
Organisations Responsible for Education
4.2 The Department of Education (DE) has overall resp onsibility for education
policy.
10
4.3 In addition, a single Education Authorit y (EA) was established on the 1st April
2015 to replace the five Education and Library Boards and the Staff
Commission for Education and Library Boards and will now oversee the delivery
of education, youth and library servic es throughout Northern Ireland. It is
envisaged that there will be no change to how servic es are provided with the
five sub-regional offices remaining at the existing education and library board
sites. The Education Authority for t he South Eastern Region is based at
Grahams-Bridge Road in Dundonald.
4.4 The Department of Education’s main areas of responsibility cover pre-school,
primary, post-primary and special education; the youth service; the promotion
of community relations within and between schools; and teacher education and
salaries. Its primary statutory duty is to promote the education of the people of
Northern Ireland and to ensure the effective implementation of education policy.
4.5 Within the context of Lisburn and Castlereagh Cit y Council area, the South
Eastern Regional Office of the Education Authority, and the Council for Catholic
Maintained Schools (CCMS), the Nort hern Ireland Counc il for Integrated
Education (NICIE) are the key players.
Education Policy Context
4.6 Education is one of the most signi ficant investments in developing the
individual, society and the economy and the overall vision of the Department of
Education (the Department) is to see “e very young person achieving to his or
her full potential at each stage of his or her development”.
4.7 In recent years there have been a number of influent ial publications which set
out to all those involv ed in the educat ion sector a challe nge to consider new
approaches. This inc ludes sharing facilities which would prom ote a more
cohesive and tolerant society and assist a better use of the resources available
to education.
4.8 The most significant document published has been an Independent Strategic
Review of Education, more commonly re ferred to as the Bain Review (2006).
11
The Bain Review commented that the multi-sector school system, co mbined
with the rural nature of parts of Northern Ireland, single-sex schools and a
selective system of education had resulted in a large number of schools and a
high proportion of small schools. While the report made 61 recommendations,
the governing principle in judging the fu ture of any school must be the qualit y
of education provided – but sa id there must be a review of the future of small
schools and recommended minimum enrol ment figures for primary schools in
urban and rural areas and post-primary schools.
4.9 Building on the issues highlight ed in the Bain Report, the Department
introduced the Sustainable Schools Policy (SSP) in 2009, followed by the Area
Planning process (2011) which is desig ned to address the long- term primary
school needs from 2012-2025. The overa ll output of these is the assessment
of schools against a set of criteria for sustainable enrolment levels, delivery of
quality education and financial sustainability.
School Provision in Lisburn & Castlereagh City Council Area
4.10 The Lisburn and Cast lereagh Area currently has 26 Pre-Schools, 3 Nursery
Schools, 38 Primary Schools, 2 Preparatory Schools, 9 Post Primary Schools
(Secondary/Grammar) and 5 Special Scho ols. Please see list of schools and
maps showing location. Additional figures showing enrolment figures and spare
capacity is available. (Appendix 3)
Table 1: Location of Pre-Schools in Lisburn & Castlereagh City Council
School Name Address Town/City School Type
Mount Oriel Playgroup 45 Saintfield Road Metropolitan Castlereagh
Pre-school
Grove Community Playgroup
Grove Activity Centre Lisburn Pre-school
Ballybeen Women's Centre PreSchool
34 Ballybeen Square Metropolitan Castlereagh
Pre-school
Sunshine Community Playgroup
Killutagh Hall Upper Ballinderry Pre-school
Anahilt PreSchool Playgroup
29A West Winds Terrace
Hillsborough Pre-school
Legacurry Playgroup Legacurry Church Legacurry Pre-school Rainbow Corner Playgroup 2 Main Street Moira Pre-school Busy Bees Playgroup, Hillsborough
Elim Pentecostal Church
Hillsborough Pre-school
Rhyme Times Playgroups Thiepval Barracks Lisburn Pre-school
12
Dromara Playgroup Dromara Primary School
Dromara Pre-school
Brownlee Playgroup by Little Rays
C/O Brownlee Primary School
Lisburn Pre-school
Little Oaks PreSchool, Lisburn
St Colman's Primary School
Lisburn Pre-school
Carryduff PreSchool Playgroup
20A Church Road Carryduff Pre-school
Ballymacward PreSchool Playgroup
Ballymacward Primary School
Stoneyford Pre-school
Toddlein Playgroup 36A Church Road Moneyreagh Pre-school Oakwood Integrated Children's Centre
48 The Cutts Metropolitan Lisburn
Pre-school
Seymour Hill PreSchool Playgroup
C/O Seymour Hill Primary School
Metropolitan Lisburn
Pre-school
Poppins Day Nursery 17 Chestnut Hill Road
Moira Pre-school
Jolly Rodgers PreSchool 47 Antrim Road Lisburn Pre-school Little Gems Day Nursery 1 Dunlady Road Metropolitan
Castlereagh Pre-school
First Steps Day Nursery, Lisburn
Ward 15 Lisburn Pre-school
Little Rays Day Nursery, Moira
3 Main Street Moira Pre-school
Peter's Patch Day Nursery 31 Carnreagh Hillsborough Pre-school Little Rays Day Nursery, Lambeg
102 Queensway Lisburn Pre-school
First Steps Day Nursery, Belfast
Ulster Hospital Metropolitan Castlereagh
Pre-school
Helping Hands Daycare, Lisburn
6 Tullynacross Road Lisburn Pre-school
Source: Department of Education, NI School Census - Location of Pre-Schools 2015/16
Table 2: Location of Primary Schools in Lisburn & Castlereagh City Council
13
School Name Address Town/City School Type School Management
McKinney Primary School Dundrod
3 Leathemstown Road
Dundrod Primary Controlled
Ballycarrickmaddy Primary School
1A Killultagh Road
Ballynadolly Primary Controlled
Largymore Primary School
Hillhall Road Lisburn Primary Controlled
Brownlee Primary School
Wallace Avenue Lisburn Primary Controlled
Lisburn Central Primary School
52-56 Hillsborough Road
Lisburn Primary Controlled
Seymour Hill Primary School
2C Hazel Avenue
Metropolitan Lisburn
Primary Controlled
Tonagh Primary School
Tonagh Avenue Lisburn Primary Controlled
Carr Primary School
336 Comber Road
Carr Primary Controlled
Dundonald Primary School
10 Church Green
Metropolitan Castlereagh
Primary Controlled
Anahilt Primary School
248 Ballynahinch Road
Annahilt Primary Controlled
Dromara Primary School
36 Hillsborough Road
Dromara Primary Controlled
Moneyrea Primary School
36 Church Road Moneyrea Primary Controlled
Cairnshill Primary School
6A Cairnshill Drive
Metropolitan Castlereagh
Primary Controlled
Carryduff Primary School
Killynure Road Carryduff Primary Controlled
Harmony Hill Primary School, Lisburn
50 Harmony Hill Lisburn Primary Controlled
Knockmore Primary School
Hertford Crescent
Lisburn Primary Controlled
Moira Primary School
21 Backwood Road
Moira Primary Controlled
Old Warren Primary School
147 Drumbeg Drive
Lisburn Primary Controlled
Killowen Primary School, Lisburn
20 Laurelhill Road
Lisburn Primary Controlled
Ballinderry Primary School
1A Crumlin Road Lower Ballinderry Primary Controlled
Pond Park Primary School
63 Pond Park Road
Lisburn Primary Controlled
Maghaberry Primary School
17A Maghaberry Road
Maghaberry Primary Controlled
Ballymacash Primary School
16 Brokerstown Road
Lisburn Primary Controlled
Brooklands Primary School
2A Brooklands Avenue
Metropolitan Castlereagh
Primary Controlled
Riverdale Primary School
288 Ballynahinch Road
Legacurry Primary Controlled
Meadow Bridge Primary School
3 Lany Road St. James Primary Controlled
Downshire Primary School,Hillsborough
7 Ballynahinch Road
Hillsborough Primary Controlled
14
Ballymacward Primary School
22 Rock Road Stoneyford Primary Catholic Maintained
Ballymacrickett Primary School
41 Scroggy Road
Glenavy Primary Catholic Maintained
St Joseph's Primary School, Lisburn
42 Castle Street Lisburn Primary Catholic Maintained
St Joseph's Primary School, Carryduff
8 Knockbracken Drive
Carryduff Primary Catholic Maintained
St Aloysius Primary School
7 Ballinderry Road
Lisburn Primary Catholic Maintained
St Colman's Primary School, Lisburn
109 Queensway Lisburn Primary Catholic Maintained
St Ita's Primary School
4 Alderwood Hill Metropolitan Castlereagh
Primary Catholic Maintained
Fort Hill Integrated Primary School
Low Road Lisburn Primary Controlled Integrated
Oakwood Integrated Primary School
48 The Cutts Metropolitan Lisburn
Primary GMI
Millennium Integrated Primary School
139A Belfast Road
Near Carryduff/Saintfield
Primary GMI
Rowandale Integrated Primary School
18 Clarehill Road
Moira Primary GMI
Source: Department of Education, NI School Census - Location of Primary Schools 2015/16
Table 3: Location of Nursery Schools in Lisburn & Castlereagh City Council
15
School Name Address Town/City School Type School Management
Barbour Nursery School
73 Ashmount Gardens
Lisburn Nursery Controlled
Pond Park Nursery School
20 Redpoll Avenue
Lisburn Nursery Controlled
Holy Trinity Nursery School
4 Trinity Terrace Lisburn Nursery Catholic Maintained
Source: Department of Education, NI School Census - Location of Nursery Schools 2015/16
Table 4: Location of Preparatory Schools in Lisburn & Castlereagh City Council
School Name Address Town/City School Type School Management
Friend's School Prep Dept,
6 Magheralave Road
Lisburn Preparatory Dept Voluntary
Wallace High School, Prep Dept
12A Clonevin Park
Lisburn Preparatory Dept Voluntary
Source: Department of Education, NI School Census - Location of Preparatory-Schools 2015/16
Table 5: Location of Special Schools in Lisburn & Castlereagh City Council
16
School Name Address Town/City School Type School Management
Beechlawn Special School
3 Dromore Road Hillsborough Special Schools Controlled
Brookfield Special School
6 Halfpenny Gate Road
Near Halfpenny Gate
Special Schools Controlled
Longstone Special School
Millar's Lane Metropolitan Castlereagh
Special Schools Controlled
Parkview Special School
2 Brokerstown Road
Lisburn Special Schools Controlled
Tor Bank Special School
5 Dunlady Road Metropolitan Castlereagh
Special Schools Controlled
Source: Department of Education, NI School Census - Location of Special Schools 2015/16
Table 6: Location of Post Primary Schools (Secondary/Grammar) in Lisburn & Castlereagh City Council
School Name Address Town/City School Type School Management
Lisnagarvey High School
Warren Gardens Lisburn Secondary Controlled
Laurelhill Community College
22 Laurelhill Road
Lisburn Secondary Controlled
Dundonald High School
764 Upper Newtownards Road
Metropolitan Castlereagh
Secondary Controlled
Breda Academy Newtownbreda Road
Metropolitan Castlereagh
Secondary Controlled
St Patrick's Academy, Lisburn
Ballinderry Road Lisburn Secondary Catholic Maintained
Fort Hill College Belfast Road Lisburn Secondary Controlled Integrated
Lagan College 44 Manse Road Metropolitan Castlereagh
Secondary GMI
Friends' School 6 Magheralave Road
Lisburn Grammar Voluntary
Wallace High School
12A Clonevin Park
Lisburn Grammar Voluntary
Source: Department of Education, NI School Census - Location of Post Primary Schools 2015/16
17
5.0 HEALTH PROFILE IN LISBURN & CASTLEREAGH CITY
COUNCIL
Organisations Responsible for Health
5.1 The Department of Health has overall responsibility for health policy. In addition,
Northern Ireland is divided into 5 Health Trusts. Lisburn & Castlereagh City
Council is within the South Eastern Health and Social Care Trust. The Trust is
committed to delivering safe, timely, high quality and cost-effective care and its
purpose is to improve health and wellbeing and reduce inequalities by using its
size as a f orce for good and working in partnerships with other organisations
such as those responsible for housing and education.
Health Policy Context
5.2 The context for health is set out in the mission statement identified by the
Department of Health who retain overa ll responsibility for health. It aims to
improve the health and social well-bei ng of the people of Northern Ireland. It
18
endeavours to do so by leading a major programme of cross-government action
to improve the health and well-being of the population and reduce healt h
inequalities. This includes inter ventions involving health promotion and
education to encourage people to adopt activities, behaviours and attitudes
which lead to better health and well-being . The aim is a population which is
much more engaged in ensuring its own health and well-being and als o
ensuring the provision of appropriate heal th and social care services, both in
clinical settings such as hospitals and GPs' surgeries, and in the community
through nursing, social work and other professional services.
5.3 With population projections for Nort hern Ireland indicating a marked increase
in the size of the population at older ages, the growth in the number of the very
elderly (over 85 population) will pres ent a consider able challenge. It is
Department of Health policy to ma ximise independent liv ing and reduce
reliance on hospital and residential care. In the future, advances in medicine,
care and technology will continue to drive change in the range of services that
can be provided safely in the community . This will enable more people to be
diagnosed, treated and cared for at home or close to where they live.
5.4 ‘Transforming Your Care: A Review of Health and Social Care in Northern
Ireland’ (TYC) was published in 2011 and set out proposals for change across
a range of health and social care services. In 2013, the post-consultation report
on the TYC review set out key recommendations for change acros s a number
of important service areas including primary care, older people’s services and
acute services for those with long-ter m conditions. There was also a focus on
prevention, early intervention, integr ated care and promotion of personalised
care to enable more services to be provided in the community. This will res ult
in a significant shift from provision of se rvices in hospitals to the provision of
services in the community, where it is safe and effective to do this.
5.5 Sir Liam Donaldson was subsequently commissioned to carry out a review into
Northern Ireland’s health service (The Donaldson Review) noting that the TYC
programme had established that elsewhere in the UK a population of 1.8 million
people would likely to be served by 4 acut e hospitals compared to the 10 that
19
currently exist in Northern Ireland. The report made 10 recommendations, the
crux of which was that TYC was not being properly impl emented and a new
costed, timetabled implementation plan was needed quickly to address a series
of deficiencies across a wide range of health care services.
5.6 To date, progress has been made to implement the Integrated Care Partnership
(ICP) initiatives which were funded towards the end of 2013/14 year which will
make care more joined-up with £150 million being invested in the development
of 5 ‘hub and spoke’ models to provide care in the community. Other initiatives
include early intervention work, increas ing the amount of community-based
mental health services and develop ing alternatives to A&E attendance o r
hospital admission. Howev er, given the scope of change required on an
economically challenged environment together wit h increased demands on
A&E departments, there are significant challenges ahead in how best to deliver
health and social services.
Existing Health Provision in Lisburn & Castlereagh City Council Area
Hospitals
5.7 There are currently 2 hospitals in the Lisburn & Castlereagh City Council
District. The location of these hospitals is identified in the table below. In
addition facilities are located at Knockb racken Health Care Park that
specialises in Mental Health and Forster Green Hospital.
Name of Hospital
Lagan Valley Hospital, Lisburn Ulster Hospital, Dundonald
20
Health Centres/GP Surgeries
5.8 There are a number of GP practices, pharmacies and dentists operating in the
Lisburn & Castlereagh City Council District (See Maps).
21
Care for Elderly/Vulnerable
5.9 The majority of Residentia l/Nursing Homes are privately run facilitie s,
independent of the health trusts but ar e answerable to the Royal and Quality
Improvement Authority (RQIA) i n terms of level and quality of care provided .
6.0 COMMUNITY SERVICES PROFILE IN LISBURN &
CASTLEREAGH CITY COUNCIL
Organisations Responsible for Community Services
Community Centres
6.1 Lisburn & Castlereagh Cit y Council is the main public body responsible for
providing or facilitating community fac ilities within the plan area. There are x
community centres owned or supported by the Council located in Lisburn
Other community centres are community owned and are located in x, many of
which are subsidised by the Council. Significant community activity takes place
in Orange Halls, GAA Halls and Church Halls.
22
Lisburn & Castlereagh City Council Community Assets (Need Link to see detail)
Police Stations
6.2 There are 4 operational police stations within the Plan area with two in Lisburn
City, Dundonald and Moira.
Fire Stations
6.3 Fire and Rescue Services are provi ded by the NI Fire and Rescue Servic es
(NIFRS) There are 2 fire stations wit hin the Plan area wit h the Headquarters
located in Lisburn City and the other at Carryduff.
Library Provision
6.4 Libraries NI are the body with overall responsib ility for the provision of library
services in Northern Ireland. There ar e 5 Libraries within the Plan area in
23
Lisburn City, Newtownbreda, Carryduff, Dundonald and Moira. A mobile library
also operates around Lisburn.
7.0 FUTURE PROPOSALS
New Educational facilities and improvements proposed by Education Authority
Location Proposal
24
Breda Academy New build for Breda Academy – business case approved and design team being appointed to take project forward.
Friends School, Lisburn School Enhancement Programme/project to extend school and demolish Old Harding House building – expected completion October 2016.
Millennium Integrated Primary School, Carryduff
Extension - completed October 2015.
Wallace High School, Lisburn Two storey extension and refurbishment – work due to commence on site May 2016
St Patrick’s Academy, Lisburn Extension for sports hall and new block to accommodate music, art and design and home economics – construction due to commence on site May 2016.
In addition, the Fresh Start Agreement makes provision for up to £50m of new capital
funding per year for each of the next 10 years for a programme of investment in shared
and integrated education projects.
On 23 March 2016, a further list of capital projects to benefit under the first tranche of
this funding package was announced by Ther esa Villiers, Secret ary of State for
Northern Ireland. This announcement includes projects in the Lisburn and Castlereagh
City Council area for:
Millennium Integrated Primary School, Carryduff
Rowandale Integrated Primary School, Moira
Fort Hill Integrated Primary School, Lisburn; and
Fort Hill Integrated College, Lisburn
The Department of Education are in the pr ocess of commissioning a site search for
suitable sized available sites within the schools catchment areas.
Additional information on the range of heal th, education and community facilities and
any relevant planning permissions are avail able in Appendix 2 District Electoral Area
Profiles.
8.0 KEY FINDINGS AND CONCLUSION
The provision of health and education facilities within the plan area is the
responsibility of a number of Go vernment Departments and Statutory
25
Bodies with the Lisburn & Castler eagh City Council having a role in
relation to community uses. Exte rnal providers will have their own long
term strategies and investment plans.
However, the Local Development Plan can aid a joined-up approach in
the matter of public interest to ensure there is the necessary flexibility to
allow for new health, education and community services.
The Plan can also inform the communi ty and potential investors as to
the health, education and community proposals which are likely to occur.
The role of the Community Plan will help feed into the Local
Development Plan.
When formulating the Local Dev elopment Plan if any of the providers
identify a land need then this may be protected for that use by
designating land use zonings. If prov iders identify any land surplus to
requirements the Local Development Plan can zone alternatives uses.
The Local Development Plan can stipulate Key Site Requirement s on
land use zonings for health, education and community needs.
Appendix 1: Sites Zoned in BMAP 2015 for Health and Educational/Mixed Use
26
27
28
29
30
31
Appendix 2: 7 District Electoral Area Profiles in Lisburn & Castlereagh City Council Area
CASTLEREAGH EAST DEA
Wards
Ballyhanwood Carrowreagh Dundonald Enler Graham’s Bridge Moneyreagh
Key Settlements, Population and
Households (Source: NISRA Headcount & Household Estimates for Settlements – March 2015)
Settlement
Population
Households
DEA No. of Settlements (4)
Total Population (Approx. 17,195)
Total Households(Approx. 6,872)
Part of Metropolitan Castlereagh Population in the DEA
Approx. 15,358
Approx. 6,162
Moneyreagh
1,379
516
Crossnacreevy Ryan Park
317 141
133 61
Environmental Characteristics (see attached maps)
Natural 2 Areas of High Scenic Value-Craigantlet Escarpment & Castlereagh Escarpment 4 Landscape Wedges-Carryduff, Comber, Newtownards & Dundonald 1 Area of Special Scientific Interest (ASSI)-Craigantlet Woods Built 1 Area of Townscape Character – Dundonald 1 Area of Village Character – Moneyreagh
Services and Facilities:
32
Level of Services/ Facilities
Ulster Hospital, Dundonald Ice Bowl, Police Station – Upper Newtownards Road, Government Offices, Dundonald Enterprise Park, Carrowreagh Business Park, Maryland Industrial Estate Schools in the DEA: 2 primary schools, 1 high school, 1 special school and 3 nurseries Recreational uses in the DEA include: Dungoyne Community Centre, Ballyoran Community Centre, Enler Centre, Mount Ober Golf Club, Castlereagh Hills Golf Club, Streamvale Open Farm Other Services: Roselawn Cemetery and Crematorium
Transport Facilities
Comber Greenway Major Road Proposal at Quarry Corner/Comber Road EWAY Rapid Transit Scheme (scheduled to start services in 2017) Protected Routes: A20 (Newtownards Road/Upper Newtownards Road), A22 (Comber Road), A23 (Ballygowan Road)
Major Developments
Approved
Application Y/2010/0087/O: Lands at the former Rolls Royce factory, Upper Newtownards Road/Carrowreagh Road Dundonald: Demolition of existing buildings and structures and the construction of a reta il store (Class A1); Petrol Filling Station; industrial units (Class B2 and B4); and associated highway: Approved 27/06/2013 Application Y/2014/0113/F: Dundonald International Ice Bowl: Phased demolition of existing Dundonald Int ernational Ice Bowl structure and redevelopment to include new Ol ympic standard ice rink, ten pin bowling facility, indoor sports hall, climbing walls and high ropes area, food outlets, childr ens soft play area, health and well-being centre, municipal gym, new parking areas and creation of new landscaped amenity area: Approved 03/02/2015
Current Major Applications
Application Y/2009/0303/RM: Millmount Road, Dundonald, comprising lands NE of Millars Forge & Comber Greenway, east of Millmount Rd, including Greengraves Rd (access from Comber Rd): Residential development of 510 dwellings comprising detached and semi-detached houses, townhouses and apartments including
33
distributor road, cycle/footpaths, access, landscaping and associated site works
Key Challenges
Ensure Dundonald attains own village individual identity Tackle traffic problems with EWAY Rapid Transit Scheme Maintain Landscape Wedges in the DEA Maintain recreation/tourism with Dundonald Ice Bowl Promote tourism/recreation in Craigantlet Hills/Castlereagh
Escarpment
34
CASTLEREAGH SOUTH DEA
Wards
Beechill Cairnshill Carryduff East Carryduff West Galwally Knockbracken Newtownbreda
Key Settlements, Population and
Households (Source: NISRA Headcount & Household Estimates for Settlements – March 2015)
Settlement
Population
Households
DEA No. of Settlements (3)
Total Population (Approx. 22,354)
Total Households(Approx. 8,755)
Part of Metropolitan Castlereagh Population in the DEA
Approx. 15,358
Approx. 6,162
Carryduff
6,947
2,574
Ballyknockan
<50
<20
Environmental Characteristics (see attached maps)
Natural 2 Areas of High Scenic Value - Castlereagh Escarpment & Castlereagh Slopes Lagan Valley Area of Outstanding Natural Beauty Lagan Valley Regional Park 2 Landscape Wedges - Glencregagh & Carryduff Built 1 Area of Townscape Character – Newtownbreda
Level of Services/
Facilities
Services and Facilities: Forestside Shopping Centre, Drumkeen Retail Park, Bradford Court Council Offices, Forster Green Hospital, The Knockbreda
35
Centre Health Care Offices, The Lindsay School Educational Facility, Mount Oriel Library, 2 doctor’s surgeries and 1 dentist, Beechill Business Park, Trading Standards Offices, Transport NI/Rivers Agency HQ –Eastern Division, Saintfield Road Shops, Knockbracken Healthcare Park, Four Winds Restaurant & Shopping Centre, Ivanhoe Hotel, Carryduff Business Park, Fire Station, City Auctions, Library, Carryduff Shopping Centre, Lowes Industrial Estate, Woodlawn Garden Centre. Schools in the DEA: 5 primary schools and 2 high schools Recreational uses in the DEA include: Hydebank Playing Fields, Lough Moss Leisure Centre, Carryduff Park, Knockbracken Golf Academy Other Services: Knockbracken Reservoir, Hydebank Young Offenders Prison, Hydebank Territorial Army Centre, Carryduff Recycling Civic Amenity Council Site
Transport Facilities
Cairnshill Park & Ride, Metro/Ulsterbus network Major Road Proposal/Relief Road at Cairnshill/Outer Ring Lack of rail/bus facilities Protected Routes: A7 (Belfast Road), A24 (Saintfield Road), A55 (Upper Knockbreda Road)
Major Developments
Approved
Application Y/2013/0134/F: 6-10 Hillsborough Road Carryduff: Extension to existing surgery and erection of two storey retail/office facility with associated parking and provision of parking at 10 Hillsborough Road with gates additional landscaping and associated works: Approved 21/02/2014 Application Y/2012/0054/F: 6-10 Hillsborough Road Carryduff: Extension to existing surgery and pharmacy. Erection of two storey stand- alone healthcare facility with associated parking: Approved 08/10/2012
Current Major Applications
Application LA05/2015/0325/F: Carryduff Shopping Centre Church Road: Proposed demolition of existing buildings and construction of 2514sqm of retail space & 48 no residential units
36
Application Y/2007/0455/F: Lands to the rear and north of 9-21 Marlborough Crescent and 8 -22 Blenheim Park, Carryduff: 107 new houses Application Y/2008/0224/F: Lands to the rear and north of 21-57 Marlborough Crescent, Carryduff: Development of 117 new houses Application Y/2009/0114/F: Lands north of Blenheim Park and Queensfort Court, west of Saintfield Road and south of Mealough Road, Carryduff: 126 dwellings Application Y/2009/0160/F: Lands to the East and the South of the Baronscourt Development and to the North of Edgar Road and the Comber Road, Carryduff: Residential development of 377 dwelling units Application Y/2009/0407/F: Land at and to the north of 360 Saintfield Road (including 350, 352 Saintfield Road) Castlereagh, Belfast: 66 No. bedroom Nursing Home, 109 dwellings comprising 24 No. apartments (in 2 No. blocks) and 85 No. houses
Key Challenges
Maintain green wedge between Metropolitan Castlereagh
and Carryduff Reduce traffic congestion Regeneration of Carryduff town centre Maintain and protect Forestside as a District Centre Promote Knockbracken Healthcare Park as a Major
Employment Location Promote tourism/recreation for Castlereagh Hills
37
DOWNSHIRE EAST DEA
Wards
Ballymacbrennan Dromara Drumbo Hillhall Ravernet
Key Settlements, Population and
Households (Source: NISRA Headcount & Household Estimates for Settlements – March 2015)
Settlement
Population
Households
DEA No. of Settlements (17)
Total Population (Approx. 9,565)
Total Households(Approx. 3,751)
Part of Lisburn City Population in the DEA
Approx. 4,541
Approx. 1,841
Annahilt Dromara Drumbeg Drumbo Ravernet
1,045 1,006 813 375 564
371 399 321 157 212
Ballyaughlis Ballycarn Ballylesson Boardmills Carr Duneight Hillhall Legacurry Magheraconluce Purdysburn The Temple
99 105 111 <50 <50 88 81 82 459 <50 <50
44 38 44 <20 <20 35 38 31 144 <20 <20
Environmental Characteristics (see attached maps)
Natural Lagan Valley Area of Outstanding Natural Beauty Lagan Valley Regional Park
38
2 Areas of High Scenic Value-Magheraknock Loughs & Castlereagh Slopes Built 2 Areas of Village Character – Drumbeg and Purdysburn
Level of Services/
Facilities
Services and Facilities: Industrial sites – Hillhall Road/Orr’s Lane, Ballylesson garden centre Schools in the DEA: 6 primary schools Recreational uses in the DEA include: Temple Golf Club, Domara community centre, Dromara doctors surgery, Dromara bus station Other Services: Ravernet WwTW, Legacurry WwTW
Transport Facilities
A small section of the M1 passes through the DEA Reliance on limited bus services for public transport Protected Routes: M1, A1, A24 (Saintfield Road), A49 (Old Ballynahinch Road/Magheraknock Road), B6 (Saintfield Road/Lisburn Road), B23 (Hillhall Road), B205 (Purdysburn Hill)
Major Developments
Approved
Application S/2009/0300/F: Ballantine Garden Village Phase 2, lands between Plantation Avenue and Burnbrae Court, Hillhall Road, Lisburn: Proposed development of 237 no dwellings Revision to previously approved planning application Ref: S/2006/0646/F: Approved 13/01/2010 Application S/2014/0208/F: Drumbeg Road east of the Hermitage and south of the existing St Patrick's Church graveyard: Community Hall with car parking: Approved 27/11/2014
Current Major Applications
Application S/2009/0839/F: 44 Ballylesson Road, Purdysburn: Proposed seasonal touring caravan/camping site to accommodate
39
11 touring caravans with additional area for camping, associated services building and landscaping Application S/2014/0312/LDP: Legacurry Wastewater Treatment Works 52m SE of 145 Comber Road Legacurry Hillsborough: Upgrade Legacurry Wastewater Treatment Works (WwTW) with a new replacement WwTW
Key Challenges
Promote Lagan Valley Regional Park for tourism/recreation Promote Magheraknock Loughs Area of High Scenic Value
as a tourism/recreation attraction
40
DOWNSHIRE WEST DEA
Wards
Blaris Hillsborough Lagan Maze Moira
Key Settlements, Population and
Households (Source: NISRA Headcount & Household Estimates for Settlements – March 2015)
Settlement
Population
Households
DEA No. of Settlements (13)
Total Population (Approx. 14,638)
Total Households (Approx. 5,880)
Part of Lisburn City in the DEA
Approx. 4,541
Approx. 1,841
Hillsborough & Culcavy Moira
3,953 4,584
1,729 1,737
Drumlough Drumlough Road Halfpenny Gate Halftown Long Kesh Lurganure Lurganville Morningside St. James Upper Broomhedge
74 <50 80 197 358 467 87 55 115 78
24 <20 26 83 117 181 32 24 39 27
41
Environmental Characteristics (see attached maps)
Natural Lagan Valley Regional Park 2 Areas of Special Scientific Inter est (ASSI) - Ballynanaghten & Clarehill, Moira Built 2 Conservation Areas – Hillsborough/Culcavy and Moira
Level of Services/
Facilities
Services and Facilities: Hillsborough Castle and grounds, Hillsborough Health Centre, Maze Long Kesh site, Sprucefield Regional Shopping Centre Schools in the DEA: 3 primary schools, 1 special school and 1 nursery school Recreational uses in the DEA include: Lisburn Golf Club, Down Royal Racecourse and Golf Club, Hillsborough Village Community Centre, Moira Village Centre, Hillsborough Forest Park, Moira Demesne
Transport Facilities
A large section of the M1, A1 and railway cross the DEA Major junction at Sprucefield Most settlements have easy access to main trunk road network Rail halt at Moira Protected Routes: M1, A1, A3 (Moira Road/Lisburn Road/Main Street), A26 (Glenavy Road), A101 (Magherageery Road)
Major Developments
Approved
Application S/2012/0421/F: Part of the former Maze Long Kesh prison site: Redevelopment to create international standard showgrounds facility incorporating main arena, equine and livestock show-rings, entrance canopy, associated landscaping and ancillary infrastructure: Approval 07/02/2013 Application S/2012/0691/F: Former Maze Long Kesh prison site: Erection of Peace-building and Conflict Resolution Centre, car parking, public realm and ancillary works: Approved 03/05/2013 Application S/2014/0732/F: Land at Hillsborough Castle, Hillsborough Road: Provision of new car park to serve Hillsborough Castle and associated vehicular access from the A1: Approved 21/04/2015
42
Current Major Applications
Application LA05/2015/0040/F: South of 23 Saddlers Hall Carnreagh Hillsborough accessing from Ballynahinch Road via Governors Gate: Housing Development of 82 Dwellings Application LA05/2015/0041/F: Lands at Blaris Road Lisburn immediately opposite and to the south of Rivergate Lane and to north of M1 Motorway: Erection of 53 No dwellings and a car parking area to facilitate access to the adjacent Lagan Valley Regional Park (Union Locks) Application S/2013/0128/F: 225 Hillsborough Road, Sprucefield Lisburn: Erection of 8 No Units for Restaurants/Cafes/Fast Food, Petrol Filling Station with associated shop, car wash, and car wash plant room, Access, Car Parking and Landscaping Application S/2014/0716/F: Mill Farm 12 Dromara Road Hillsborough: Restoration and conversion of existing building into restaurant (including function area) plus extension and associated works Application S/2014/0907/F: Land adjacent to Millvale Road Hillsborough: Construction of 54 No Self-catering holiday units (application under Article 28 to remove condition 2 of approval S/2006/0880/F) Application S/2014/0908/F: Lands at Annacloy House14 Trench Road Hillsborough: Construction of holiday home development comprising 58 apartments (application under Article 28 to remove condition 2 of approval S/2008/0878/F) Application LA05/2015/0084/F: Lands at Balmoral Park Halftown Road Maze Long Kesh: Proposed pavilion building and related car parking, proposed landscaping and private road link connecting to existing Halftown Road access for Royal Ulster Agricultural Society (RUAS)
Key Challenges
Proposed M1/A1 Strategic Link Road Proposed Knockmore Link Road Promote development at Sprucefield Protect Lisburn City Centre Development of Maze Strategic Land Reserve Promote Hillsborough Castle as a tourist destination Maintain Moira as a commuter settlement, linking the
railway station with the town
43
KILLULTAGH DEA
Wards
Ballinderry Glenavy Knockmore Maghaberry Stonyford White Mountain
Key Settlements, Population and
Households (Source: NISRA Headcount & Household Estimates for Settlements – March 2015)
Settlement
Population
Households
DEA No. of Settlements (15)
Total Population (Approx. 9,989)
Total Households(Approx. 3,629)
Part of Lisburn City in the DEA
Approx. 2,270
Approx. 921
Aghalee Glenavy Lower Ballinderry Maghaberry Stoneyford Upper Ballinderry
863 1,791 912 2,468 605 226
300 596 328 886 213 95
Ballynadolly Dundrod Feumore Halfpenny Gate Lower Broomhedge Lurganville Lurgill Upper Broomhedge
79 193 <50 80 239 87 <50 78
32 55 <20 26 80 32 <20 27
44
Environmental Characteristics (see attached maps)
Natural 1 Ramsar Site - Lough Neagh & Lough Beg 4 Areas of Special Scientific Int erest (ASSI) - Lough Neagh, Leathemstown, Slievenacloy, Maghaberry 2 Areas of High Scenic Value (AoHSV) - Portmore Lough & Belfast Basalt Escarpment Built 3 Areas of Village Character – Upper Ballinderry, Lower Ballinderry, Glenavy
Level of Services/
Facilities
Services and Facilities: Ulster Farm Factory – Ballyvannon Road (Glenavy), Garden Nursery – Shore Road (Glenavy), Ballymac Hotel, Garden Nursery – Dornan’s Road (Feumore), Clinic – Lurgan Road, Aghalee, Maghaberry community centre, HMP Maghaberry Schools in the DEA: 4 primary schools, 1 special school and 1 nursery school Other services: Sewage works – Scroggy Road (Glenavy), Sewage works, Dundrod, Sewage works – Lower Ballinderry Road
Transport Facilities
Protected Routes: A3 ( Moira Road), A26 (Glenavy Road), B101 (Pond Park Road) There is also a disused railway line running NW-SE of th e DEA (Lisburn – Antrim)
Major Developments
Approved
Application S/2013/0451/F: Stoneyford Road Stoneyford: Construction of Integrated Constructed Wetlan d (ICW): Ap proved 11/04/2014 Application S/2014/0760/F: Maghaberry Prison Old Road Ballinderry Upper: Additional Cellu lar Accommodation (360 cells) including upgraded sports pitches: Approved 13/04/2015
45
Current Major Applications
Application S/2014/0910/F: Lands North of Wellingtons Parks and South of HMP Magha berry: Development of 123 dwellings and amendment to 3 dwellings on sites 1, 125, and 72 (approved under S/2014/0209/F and S/2004/1466/F respectively) to give a total of 126 dwellings with associated open space and access from Wellington Parks Application S/2014/0913/F: Former Maghaberry Airfield: Demolition of existing buildings, installation and operation of a solar far m and associated infrastructure including PV panels, mounting frames, inverters, transformers, substations, pole mounted CCTV and fence
Key Challenges
Conserve/promote Lough Neagh for recreation/tourism
LISBURN NORTH DEA
Wards
Derryaghy Harmony Hill Hilden Lambeg Magheralave Wallace Park
Key Settlements, Population and
Households (Source: NISRA Headcount & Household Estimates for Settlements – March 2015)
Settlement
Population
Households
DEA No. of Settlements (6)
Total Population (Approx. 20,442)
Total Households(Approx. 8,586)
Part of Lisburn City Population in the DEA
Approx. 13,623
Approx. 5,525
Metropolitan Lisburn (Derriaghy/Seymour Hill)
4,948
2,296
Milltown
1,499
571
46
Ballyskeagh Lambeg Tullynacross
194 <50 129
101 <20 74
Environmental Characteristics (see attached maps)
Natural Lagan Valley Area of Outstanding Natural Beauty Lagan Valley Regional Park Area of High Scenic Value - Belfast Basalt Escarpment Landscape Wedge - Mosside Built 1 Conservation Area – Lisburn City 4 Areas of Townscape Character – Bachelors Walk, Hilden, Seymour Street, Wallace Park 1 Area of Village Character – Lambeg
Level of Services/
Facilities
Services and Facilities: This DEA includes all of Lisburn City Centre including Bow Street Mall, Irish Linen Museum, Lisburn Square, Market Square, Smithfield Square, South Eastern Regional College, Health Centre, Library, Court House, Police Station, NI Fire and Rescue Service HQ, various Government Offices Schools in the DEA: 9 primary schools, 2 grammar schools, 1 high school, 1 nursery school Recreational uses in the DEA include: Aberdelghy Golf Club/driving range, BMX track (Queensway), Castle Gardens, Derriaghy Cricket Club, Glenmore Activity Centre, Lisburn Racquets, Lagan Valley Regional Park, canal and towpath, Milltown Community Centre, Seymour Hill Activity Centre, The Tom Robinson Park, Wallace Park, Derriaghy Linear Park, Belshaw's Quarry nature reserve Other services: Allotments (Queensway), The Cutts Civic Amenity Site, Drumbo Park Greyhound Stadium, Derriaghy Industrial Park, Girdwood Barracks, Hilden Brewery, Lambeg Bottling Plant, Lambeg WwTW, Seymour Hill Industrial Estate, Thompson House Hospital, Tullynacross WTW
Transport Facilities
Protected Routes: M1, A1, A49 (Saintfield Road), B101 (Antrim Road), A512 (McKinstry Road)
47
1 railway station - Lisburn 3 rail halts – Derriaghy, Hilden, Lambeg Ulsterbus Station - Smithfield Street
Major Developments
Approved
Application S/2007/1372/O: Jordan’s Mill Car Park, 24 Antrim Street, Lisburn: Proposed mixed use development incorporating apartments, retail units, offices and including ancillary site works: Approved 23/12/2014 Application S/2007/1482/F: Former Barbour Threads Textile Factory, Hilden Mill, Mill Street, Lisburn: Mixed Use 'urban village' development comprising renewal, refurbishment and conversion of existing listed former mill buildings to residential and mixed use; demolition of part listed and former warehouse sheds and ancillary buildings, erection of new buildings to provide 605 apartments, offices, light industrial, fitness suite, restaurant/ bar, museum/ exhibition space, tourism related retail, community meeting rooms, cafe, creche and landscaping, associated parking and ancillary site works: Approved 28/01/2010 Application S/2012/0762/F: Former distribution centre and offices at 20 The Cutt s Derriaghy: Residentia l development of 51 dwellings and one b lock of 9 a partments, landscaping and open space: Approved 26/11/2014 Application S/2012/0430/F: Lisburn City Centre principally including Market Square, Bow Street, Pipers Hill, Graham Gardens, Market Street, Haslem’s Lane, Antrim Street, Market Place: Environmental improvements including the formation of a new civic events space, high quality surface materials, wa ter features, seating, f eature lighting and tree/shrub planting: Approved 09/01/2013
Current Major Applications
Application S/2015/0258/F: Lands located to the east of 54 & 56 Magheralave Road Lisburn: 127 no. Dwellings, comprising detached and semi-detached dwellings, including garages
Key Challenges
Regenerate Lisburn City Centre including night-time
economy Lisburn City Centre Masterplan Link Lisburn City Centre to river Promote riverside development
48
Maintain Landscape Wedge between Lisburn City and its surrounding smaller settlements
Promote recreation/tourism with access to river Promote office development
LISBURN SOUTH DEA
Wards
Ballymacash Ballymacoss Knockmore Lagan Valley Lisnagarvey Old Warren
Key Settlements, Population and
Households (Source: NISRA Headcount & Household Estimates for Settlements – March 2015)
Settlement
Population
Households
Part of Lisburn City Population in DEA
Approx. 20,435
Approx. 8,287
Environmental Characteristics (see attached maps)
Natural Lagan Valley Regional Park Built
49
1 Area of Townscape Character – Warren Park
Level of Services/
Facilities
Services and Facilities: Driver Test Centre, Fire Station, Tesco/Lidl Supermarkets, Government Offices, Coca-Cola bottling plant, Crescent Business Park, Knockmore Business Centre, Knockmore Hill Industrial Estate, Lisburn Enterprise Centre, Lissue Industrial Estate, Rosevale Industrial Estate Schools in the DEA: 9 primary schools, 3 high schools, 1 special school and 1 nursery school Recreational uses in the DEA include: Community Centre – Dundrod Drive Community Centre – Warren Park Grove Activity Centre
Transport Facilities
Protected Routes: A1, A3 (Moira Road), A30 (Prince William Road), A513 (Derriaghy Road), A520 Knockmore Road, B101 (Pond Park Road)
Major Developments
Approved
Application S/2014/0621/F: 19a Ballinderry Road Lisbur n: Part demolition of existing manufacturing facto ry and proposed extension, alterations and part change of use to include Cla ss B1 offices and Class A1 retail
Current Major Applications
Application S/2008/0537/RM: La nds to the north and east of Ballymacash Primary School, e ast of Mourneview Park and Glenbrae & south of Glenavy Road, Lisburn: Proposed residentia l development of 650 dwellings comprising of a mix of detached and semi-detached houses & neighbourhood facilities Application S/2014/0884/F: Land East of Knockmore Road South of No 68-80 Addison Park and No's 8-10 Knockmore Road and North of Flush Park Lisburn: Proposed new rail halt and park and ride facility Application S/2008/0551/F: Lisburn Leisure Park, Governors Road, Lisburn: Proposed Apart-hotel comprising 70 bedrooms and 35 suites, 25 Apartment Units, associated parking and proposed road improvements
50
Application S/2014/0623/RM: Brokerstown Village Phase 2: Lands to the North of Woodbrook Green and Alder Way L isburn: Residential development of 307 dwellings
Key Challenges
Proposed Knockmore Link Road/rail halt Continue to promote expansion for industry to the west of
Lisburn North Lisburn Feeder Road to airport (Non-Strategic)
Appendix 3: Enrolments and unfilled places of all schools in Lisburn and Castlereagh LGD, 2015/16
School Name School Type Enrolments Unfilled places
Nursery enrolments
Nursery unfilled
McKinney Primary School Dundrod Primary 130 17 26 0
Ballycarrickmaddy Primary School Primary 178 33
Largymore Primary School Primary 168 72
Brownlee Primary School Primary 200 0
Lisburn Central Primary School Primary 187 70 26 0
Seymour Hill Primary School Primary 229 52
Tonagh Primary School Primary 229 9 30 0
Carr Primary School Primary 62 41
Dundonald Primary School Primary 773 29 26 0
Anahilt Primary School Primary 123 184
Dromara Primary School Primary 180 28
Moneyrea Primary School Primary 210 0
Cairnshill Primary School Primary 476 114 53 0
Carryduff Primary School Primary 193 154
Harmony Hill Primary School, Lisburn
Primary 581 15 52 0
Knockmore Primary School Primary 174 111
Moira Primary School Primary 388 23 26 0
Old Warren Primary School Primary 115 193 26 0
51
Killowen Primary School, Lisburn Primary 399 31 52 0
Ballinderry Primary School Primary 204 63 26 0
Pond Park Primary School Primary 623 0
Maghaberry Primary School Primary 214 14 52 0
Ballymacash Primary School Primary 373 0 48 5
Brooklands Primary School Primary 473 209 77 1
Riverdale Primary School Primary 208 1
Meadow Bridge Primary School Primary 292 5
Downshire Primary School,Hillsborough
Primary 595 29 52 0
Ballymacward Primary School Primary 64 83
Ballymacrickett Primary School Primary 355 28 26 0
St Joseph's Primary School, Lisburn Primary 388 18
St Joseph's Primary School, Carryduff
Primary 411 33 60 0
St Aloysius Primary School Primary 401 99 26 0
St Colman's Primary School, Lisburn Primary 392 0
St Ita's Primary School Primary 575 19 53 0
Fort Hill Integrated Primary School Primary 208 38 26 0
Oakwood Integrated Primary School Primary 199 14
Millennium Integrated Primary School Primary 276 11 49 3
Rowandale Integrated Primary School
Primary 216 22
Barbour Nursery School Nursery 52 0
Pond Park Nursery School Nursery 78 0
Holy Trinity Nursery School Nursery 52 0
Lisnagarvey High School Secondary 499 42
Laurelhill Community College Secondary 681 289
Dundonald High School Secondary 276 386
Breda Academy Secondary 900 146
St Patrick's Academy, Lisburn Secondary 449 121
Fort Hill College Secondary 854 48
Lagan College Secondary 1265 8
Beechlawn Special School Special Schools 182 -
Brookfield Special School Special Schools 160 -
Longstone Special School Special Schools 160 -
Parkview Special School Special Schools 181 -
Tor Bank Special School Special Schools 192 -
Friends' School Grammar 989 0
Wallace High School Grammar 1167 7
Friend's School Prep Dept prep dept 166 -
Wallace High School, Prep Dept prep dept 119 -
Mount Oriel Playgroup Vol and private pre-school
18 -
Grove Community Playgroup Vol and private pre-school
23 -
Ballybeen Women's Centre PreSchool
Vol and private pre-school
17 -
52
Sunshine Community Playgroup Vol and private pre-school
26 -
Anahilt PreSchool Playgroup Vol and private pre-school
26 -
Legacurry Playgroup Vol and private pre-school
26 -
Rainbow Corner Playgroup Vol and private pre-school
22 -
Busy Bees Playgroup, Hillsborough Vol and private pre-school
45 -
Rhyme Times Playgroups Vol and private pre-school
25 -
Dromara Playgroup Vol and private pre-school
36 -
Brownlee Playgroup by Little Rays Vol and private pre-school
30 -
Little Oaks PreSchool, Lisburn Vol and private pre-school
24 -
Carryduff PreSchool Playgroup Vol and private pre-school
39 -
Ballymacward PreSchool Playgroup Vol and private pre-school
21 -
Toddlein Playgroup Vol and private pre-school
23 -
Oakwood Integrated Children's Centre
Vol and private pre-school
30 -
Seymour Hill PreSchool Playgroup Vol and private pre-school
38 -
Poppins Day Nursery Vol and private pre-school
12 -
Jolly Rodgers PreSchool Vol and private pre-school
40 -
Little Gems Day Nursery Vol and private pre-school
40 -
First Steps Day Nursery, Lisburn Vol and private pre-school
8 -
Little Rays Day Nursery, Lisburn Vol and private pre-school
12 -
Peter's Patch Day Nursery Vol and private pre-school
16 -
Little Rays Day Nursery, Lambeg Vol and private pre-school
23 -
First Steps Day Nursery, Belfast Vol and private pre-school
6 -
Helping Hands Daycare, Lisburn Vol and private pre-school
10 -
Source: NI school census
Notes:
1. Data is based on pupils enrolled on Census day i.e. The Friday of the first full week in October (In 2015/16 this was the 9 October 2015)
2. Unfilled places figures have been derived from the approved enrolment number of each school for the 2015/16 school year against the actual enrolment at school census date
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3. The figures exclude pupils in receipt of a statement of special educational needs, and pupils admitted on appeal or by direction (post-primary schools only) of the Exceptional Circumstances Body, as they are admitted over and above a school’s approved enrolment number
4. If a school is operating at over-capacity then the number of unfilled places is taken to be zero, rather than as a negative number of unfilled places to be netted off in totalling (ie if a school has an approved enrolment of 200 and an actual enrolment of 205, the difference is “minus” 5 but the number of unfilled places is taken as zero.)
5. Figures for nursery include nursery schools and units.
6. Figures for primary include pupils in reception - year 7 classes, and exclude prep departments
7. Unfilled places data is not available for prep departments, special schools or voluntary and private pre-schools Appendix 4: Types of Educational Facilities Nursery Schools and Units - Nursery provision falls in to two categories: units attached to existing primary schools and stand-alone nursery schools. Nursery Units come under the umbrella of the Primary School they are attached to and are managed by their B oards of Governors, while Nursery Schools have their own Boards of Governors. Voluntary Maintained Schools - Voluntary Maintained primary and secondary schools are managed by Boards of Governors, which consist of members nominated by trustees (mainly Roman Catholic), along with representatives of parents, teachers, CCMS and the Education Au thority/Education and Libr ary Boards. Teachers are employed by the CCMS. Voluntary Grammar Schools - Voluntary Grammar Schools are permitted to select pupils on the basis of their ability. A voluntary grammar (VG) school is a post-primary school managed by a Board of Governors, which consists of persons appointed in line with each school’s scheme of management (usually trustees or foundation governors) along with representatives of parents and teachers and, in most cases, members appointed by the Department of Education. VG Schools ar e funded directly by the Department of Education. Controlled Schools - Controlled primary and secondary schools are provided for and managed by the Education Authority (EA) thr ough Boards of Governors. The role of
54
EA is to plan provis ions for schools, em ploy teachers and meet recurrent costs. Although open to those of all faiths and none, they cater primarily for Protestant children. Independent Schools – An independent school is a school at which full-tim e education is provided for pupils aged from four to 16 and is not grant aided. These schools set their own curriculum and admissions policies and are funded by fees paid by parents and income from investments. Each independent school must be registered with DE and is inspected regularly by the Education and Training Inspectorate (ETI). Integrated Schools - The Northern Ireland Council for Integrated Education (NICIE) is a voluntary organisation which prom otes, develops and supports integrated education. The schools are a ll-ability, following the st atutory curriculum an d NICIE negotiate with DENI to facilit ate the creati on of new schools an d to assist existin g schools that wish to transform to integrated status. It is funded by the DENI and the Integrated Education Fund. Irish - Medium Schools - There are two types of Irish-medium schools, those which are stand-alone sc hools and t hose which are attached to Englis h-medium host schools. Comhairle na Gaelscolaíochta was formed by DE in 2000 and its remit is to promote Irish-medium education. The Council for Irish Medi um schools is funded by the Department of Education. Special Schools - Under the 1986 Education and Libraries (NI) Order, Education and Library Boards have to provide education for pupils with special educational needs up to the age of 19. They can be taught in mainstream primary and secondary s chools but there are also separate special units for some students. Special Schools have children from Nursery School age to 16+ and as children can move to the school at any stage it is hard to predict enrolment figures as it is dependent on need. These are provided for and managed by the EAWR through Boards of Governors. Further Education Provision - Colleges of Further Higher Education are located in Lisburn at the South Easter n Regional College (SERC). DEL is responsible for all higher and further education facilities.
List of Live Planning Application Appeals as of 25 August 2016
Section 58 Appeals
Item Number 1 Application Reference
LA05/2015/0261/O PAC Reference
2015/A0241
Description of Proposal
Proposed dwelling and garage
Location Lands to the rear of 39-41 Sandymount, Ballyskeagh, Lisburn
Applicant Ian Philpott Matrix Planning Consultancy LLP
Appeal Type Planning Refusal
Refusal Reasons The proposal is contrary to Policy CTY1 of Planning Policy Statement 21, Sustainable Development in the Countryside in that there are no overriding reasons why this development is essential in this rural location and could not be located within a settlement. The proposal is contrary to Policy CTY13 of Planning Policy Statement 21, Sustainable Development in the Countryside, in that the proposed site lacks long established natural boundaries and the proposed building relies primarily on the use of new landscaping for integration.
The proposal is contrary to the Strategic Planning Policy Statement for Northern Ireland and Policy CTY15 of Planning Policy Statement 21, Sustainable Development in the Countryside in that the development would if permitted mar the distinction between the defined settlement limit of Ballyskeagh and the surrounding countryside and result in urban sprawl.
The proposal is contrary to Policy COU 10 of BMAP 2015 in that the residential use is inappropriate to the character of the Park and to the particular locality and it will not conserve or enhance the landscape quality and features of the Lagan Valley
APPENDIX 3PM
List of Live Planning Application Appeals as of 25 August 2016
Section 58 Appeals
Item Number 2 Application Reference
Y/2015/0079/F PAC Reference
2016/A0026
Description of Proposal
Change of use of part of warehouse to use as a family adventure and indoor trampoline centre. (Retrospective).
Location Block 1 Cedarhurst Road Newtownbreda Factory Estate Castlereagh BT8 7RH
Applicant
WeAreVertigo Agent John Cummins
Appeal Type Planning Refusal Refusal Reasons
The proposal is contrary to Policy OS4 of Planning Policy Statement 8 Open Space, Sport and Outdoor Recreation in that it will cause an unacceptable impact on the amenity of people living nearby by reason of the frequency and timing of the sporting activities proposed including the associated noise pollution and the applicant has failed to demonstrate satisfactory arrangements have been provided for car parking.
The proposal is contrary to Policy AMP7 of Planning Policy Statement 3 Access, Movement and Parking in that it has not been demonstrated adequate provision has been made for car parking associated with this proposed change of use.
List of Live Planning Application Appeals as of 25 August 2016
Section 58 Appeals
Item Number 3 Application Reference
LA05/2015/0623/F PAC Reference
2016/A0027
Description of Proposal
New attached single storey shed/storage area to side of dwelling (retrospective application).
Location 48 Woodbreda Drive Newtownbreda BT8 7HZ
Applicant
Philip Donnelly Agent Gregory McCloskey
Appeal Type Planning Refusal Refusal Reasons The proposed development is contrary to section 5.72 of Strategic Planning Policy Statement and Policy EXT 1 of Addendum to Planning Policy Statement 7, Residential Extensions and Alterations part (a) in that the design and external materials of the proposal detract from the appearance and character of the surrounding area.
The proposed development is contrary to section 5.72 of Strategic Planning Policy Statement and Policy EXT 1 of Addendum to Planning Policy Statement 7, Residential Extensions and Alterations part (d), in that it has not been properly demonstrated that sufficient space remains within the curtilage of the property, nor sufficient access to the rear of the property for domestic purposes, as described in Annex A, Section A45 of the Addendum.
List of Live Planning Application Appeals as of 25 August 2016
Section 58 Appeals
Item Number 4 Application Reference
LA05/2015/0782/F PAC Reference
2016/A0042
Description of Proposal
Proposed replacement dwelling and garage
Location No. 39a Begney Hill Road Dromara
Applicant
Samuel Bailie Agent P.S Design
Appeal Type Planning Refusal Refusal Reasons The proposal is contrary to Policies CTY1 and CTY3 of Planning Policy Statement 21, Sustainable Development in the Countryside, in that the building is of a temporary construction and not eligible for replacement.
List of Live Planning Application Appeals as of 25 August 2016
Section 58 Appeals
Item Number 5 Application Reference
LA05/2015/0702/O PAC Reference
2016/A0052
Description of Proposal
Proposed erection of 2 no. detached dwellings & garages with associated site works (Infill development)
Location Lands 140m South East of 66 Tullynewbank Road Glenavy
Applicant
Mr & Mrs Doone Agent www.niplanningpermission.co.uk
Appeal Type Planning Refusal Refusal Reasons
The proposal is contrary to Policies CTY1 and CTY8 of Planning Policy Statement 21, Sustainable Development in the Countryside, in that the site is not considered to be a small gap in an otherwise substantial and continuously built up frontage and as a result the proposal will add to a ribbon of development along this section of the Tullynewbank Road.
The proposal is contrary to Policy CTY8 Ribbon Development of Planning Policy Statement 21, Sustainable Development in the Countryside in that the proposal fails to respect the existing development pattern in terms of siting and plot size along this stretch of the Tullynewbank Road.
The proposal is contrary to Policy CTY14 of Planning Policy Statement 21, Sustainable Development in the Countryside in that the buildings would, if permitted, be unduly prominent in the landscape, result in a suburban style build-up of development when viewed with existing buildings and add to a ribbon of development and would therefore result in a detrimental change to the rural character of the countryside.
The proposal is contrary to Policy CTY13 of Planning Policy Statement 21, Sustainable Development in the Countryside, in that the proposed buildings will be prominent features in the landscape and would not visually integrate into the surrounding landscape.
The proposal is contrary to the Strategic Planning Policy Statement (SPPS) and Policy CTY1 of Planning Policy Statement 21, Sustainable Development in the Countryside in that there are no overriding reasons why this development is essential in this rural location and could not be located within a settlement.
List of Live Planning Application Appeals as of 25 August 2016
Section 58 Appeals
Item Number 6 Application Reference
LA05/2015/0124/O PAC Reference
2016/A0047
Description of Proposal
Farm Dwelling Location Lands located 100m Northwest of the junction between Tornagrough Road and Rusheyhill Road, Budore Belfast
Applicant
V Lillis Agent Matrix Planning Consultancy LLP
Appeal Type Planning Refusal Refusal Reasons
The proposal is contrary to policy tests associated with the Single Planning Policy Statement for Northern Ireland and Policies CTY1 and CTY10 of Planning Policy Statement 21, Sustainable Development in the Countryside and does not merit being considered as an exceptional case in that it has not been demonstrated that the site is part of an active farm business established for at least 6 years, and the proposed new building is visually linked or sited to cluster with an established group of buildings on the farm.
List of Live Planning Application Appeals as of 25 August 2016
Section 58 Appeals
Item Number 7 Application Reference
S/2014/0895/F PAC Reference
2016/A0075
Description of Proposal
Development of 10no. Cat1 apartments in 2 no. blocks and 1 no. wheelchair adapted bungalow and associated site works and car parking.
Location Lands to South of Gortmore Park and Ardane Gardens Lisburn
Applicant
Habinteg Housing Association
Agent Knox & Clayton Architects
Appeal Type Planning Refusal Refusal Reasons
The proposal is contrary to the SPPS and Policy OS1 of the Departments Planning Policy Statement 8, Open Space, Sport and Outdoor Recreation in that the development would, if permitted, result in an adverse impact on the environmental quality of the urban area by reason of loss of existing open space and amenity land.
The proposed development is contrary to the SPPS and Policy QD 1 (a) of the Departments Planning Policy Statement 7: Quality Residential Environments, in that the development does not respect the surrounding context, and will result in unacceptable visual impact to the local character in terms of its, layout, scale, height, form, proportions, massing, and appearance.
The proposed development, if permitted would prejudice the outcome of the emerging policies in a local development plan that has not yet been approved or adopted
List of Live Planning Application Appeals as of 25 August 2016
Section 58 Appeals
Item Number 8 Application Reference
S/2015/0133/O PAC Reference
2016/A0082
Description of Proposal
Proposed infill dwelling under pps21, the site forms a gap in a built up frontage containing more than 3 buildings to road frontage.
Location Between 14 and 18 Corrstown Road, Upper Ballinderry BT28 2NH.
Applicant
Mr Michael Hanna Agent Patrick Johnson Design
Appeal Type Planning Refusal Refusal Reasons
The proposal is contrary to Policy CTY1 of Planning Policy Statement 21, Sustainable Development in the Countryside in that there are no overriding reasons why this development is essential in this rural location and could not be located within a settlement.
The proposal is contrary to the SPPS and Policy CTY8 of Planning Policy Statement 21, Sustainable Development in the Countryside, in that the proposal cannot be considered as an exception to the policy in that a small gap site does not exist.
List of Live Planning Application Appeals as of 25 August 2016
Section 58 Appeals
Item Number 9 Application Reference
Y/2013/0245/F PAC Reference
2016/A0101
Description of Proposal
Erection of a single wind turbine generator, 30m to hub and 41.5m to blade tip, meter cabinet and associated infrastructure. Additional information (Shadow Flicker Assessment)
Location Land 240m to the North of 29 Lisnabreeny Road, Belfast, BT6 9SD.
Applicant
Rodney Young Agent Dr Roddy Yarr
Appeal Type Planning Refusal Refusal Reasons
The proposal is contrary to Policy RE1(a) and (vi) of Planning Policy Statement 18, Renewable Energy, as it has not been demonstrated that an unacceptable adverse impact on adjoining properties will not occur by way of noise.
The proposal is contrary to Policy RE1(a) and (vi) of Planning Policy Statement 18, Renewable Energy in that it has not been demonstrated that the proposal will not result in an unacceptable adverse impact on residential amenity by virtue of the loss of privacy or overshadowing of adjoining properties.
The proposal is contrary to Policy RE1(b) and (i) of Planning Policy Statement 18, Renewable Energy, as it has not been demonstrated that the development will not have an unacceptable impact on visual amenity and landscape character through materials, height and scale.
The proposal is contrary to Policy RE1(b) of Planning Policy Statement 18, Renewable Energy as the cumulative effect when considered with existing wind turbines and other installations already in the area will result in an unacceptable adverse impact on visual amenity and landscape character.
List of Live Planning Application Appeals as of 25 August 2016
Section 60 Appeals (Non-Determination)
Item Number 1
Application reference
LA05/2015/0624/O PAC Reference 2015/A0241
Description of Proposal
Residential development comprising 12 units
Location Lands to the rear of 60, 62 & 66 Plantation Road, Land to the rear of plantation mews and land between 20 Andrews Park and 50 Planation Road and between 3 Plantation Mews and 31 Mount Royal Lisburn
Applicant
WGK Construction Agent Michael Burroughs Consultancy LLP
Appeal Type Non-Determination of Planning Permission
Recommendation Refusal
Refusal Reasons Cited by way of Statement of Case
The proposal is contrary to Planning Policy Statement 3, Access, Movement and Parking, Policy AMP 2, in that it would, if permitted, prejudice the safety and convenience of road users since it proposes to intensify the use of an existing access at which visibility splays of 2.4 metres x 70 metres cannot be provided in accordance with the standards contained in the Department’s Development Control Advice Note 15.
The proposal is contrary to Planning Policy Statement 3, Access, Movement and Parking, Policy AMP 2, in that it would, if permitted, prejudice the safety and convenience of road users since it would cause an unacceptable increase in traffic movements on Plantation Mews.
The proposal is contrary to Planning Policy Statement 3, Access, Movement and Parking, Policy AMP 2, in that it would, if permitted, prejudice the safety and convenience of road users since a footway cannot be provided to link the site to the existing footway on Plantation Road to accommodate the increased pedestrian movements.
The proposal is contrary to Revised Planning Policy Statement 15, Policy FLD 3, in that a Drainage Assessment has not been provided for this proposal which is required for any residential development comprising of 10 or more dwelling units.
Statement of Case Pond Park Road, Lisburn
Conor Hughes BSc (Hons) DipTP MIPI DfI Ref: S/2011/0659/F PAC Ref: 2016/C001 August 2016
APPENDIX 2
Contents
1. Introduction & Background 1
2. Site & Surroundings 2
3. Planning History 3
4. Appeal Proposals 4
5. Planning Policy 5
6. Case for the Council 8
7. Summary & Conclusions 12
Conor Hughes [email protected] Client Lisburn and Castlereagh City Council Our reference LISB3004 15 Aug 2016
1
1. Introduction & Background
1.1 Lisburn and Castlereagh City Council requested a public inquiry hearing in accordance with Section 26 (11) of the Planning Act (Northern Ireland) 2011 on 4 April 2016 by notification to the Department for Infrastructure in respect of the Department’s Notice of Opinion to Approve Planning Application S/2011/0659/F for:
‘Proposed engineering works incorporating the extraction of rock over a five-year period to facilitate the extension of the existing storage area, construction of a replacement workshop and a fabrication shed, installation and operation of a replacement concrete plant, aggregate storage bays, and retention of a settlement lagoon at 5 Pond Park Road East, Lisburn.’
1.2 Observations in respect of the Notice of Opinion to Approve are set out in this Statement of Case.
2
2. Site & Surroundings
2.1 The site comprises an area of land extending to approximately 7.3 hectares located between the Pond Park Road and Pond Park Road East. It is approximately 1km north of Lisburn City Centre (the ‘Site’).
2.2 The Site consists of a former quarry and the supporting documentation outlines that the land is presently used as an industrial yard with storage of products and machinery. Access to the Site is from Pond Park Road.
2.3 Access to the Site is restricted and the Department in their Development Management Report (December 2015) indicate that:
‘the site consists of a former hard rock quarry which is now being used as an industrial yard with sheds, temporary offices, storage areas and heavy equipment present. The site is split into a number of levels with the primary concrete pile production in the centre
of the site and materials stored to the north and south of the site.’
2.4 The Aughnahough Quarry and Landfill site is a short distance to the west of the Site and the Mullaghglass Road waste separation facility is located to the north west of the Site.
2.5 Six residential properties are located approximately 80 metres distance from the Site boundary to the west on the Pond Park Road.
2.6 There are a number of other established industrial and other commercial facilities in the immediate surrounding area at Jordan Concrete and White Mountain Tyre and Battery services. There is also a petrol filling station at the junction of the Pond Park Road and Colinglen Road.
3
3. Planning History
3.1 Planning history for the Site (as outlined by the Department in their Development Management Report December 2015) is outlined in Table 3.1 below.
Planning Reference
Description of Proposal
Decision Date
S/1978/0916 Production of ready mixed concrete in existing quarry
Approved 02/11/1979
S/1979/0155 Erection of small block manufacturing plant with storage area
Approved 02/11/1979
S/1980/0699 Cement silo Approved 21/01/1983 S/1985/0165 Septic tank, fuel tanks,
offices, internal access road, production/storage
Approved 06/10/1983
S/1985/0940 Proposed erection of new office accommodation on land
Approved 03/12/1986
S/1987/1102 Office block Approved 17/02/1988 S/2000/0313/F Office accommodation Refused 10/08/2009 S/2010/0048/F Proposed managers
dwelling and garage Refused 10/02/2011
Table 3.1: Planning History
3.2 The planning history establishes planning permission for the use of the land as a manufacturing facility for ready mix and concrete products. There is no evidence to suggest the use of the land for this purpose is abandoned.
4
4. Application Proposals
4.1 The application proposals consist of engineering operations for a period of 5 years to facilitate the creation of an extended quarry floor to allow extension of the existing storage area and construction of a replacement workshop, fabrication shed and the installation and operation of a replacement concrete plan, aggregate storage bays and retention of a settlement lagoon.
4.2 The original P1 form submitted August 2011 indicated a site area of 7.3 hectares with the estimated quantity of minerals to be extracted yearly identified as 250,000 tonnes on P1B form submitted August 2011. A revised P1B form submitted November 2014 reduced this figure to 180,000 tonnes per annum.
4.3 There is no evidence that a phasing plan has been submitted as part of the proposals. This is despite the case officer’s report of December 2015 describing two phases of works.
5
5. Planning Policy
Belfast Metropolitan Area Plan 2015 (BMAP)
5.1 This Site is located outside the settlement limit of Lisburn in the open countryside.
5.2 BMAP seeks to sustain a living and working countryside while protecting areas which are visually or environmentally sensitive.
5.3 BMAP proposals acknowledge the complementary roles of the urban and rural areas. While the urban area provides services and employment opportunities for the rural community, the rural area provides agricultural produce, environmental benefits and leisure opportunities for residents of the cities and towns.
5.4 The principles of sustainability are also central to the development of the rural area. A balanced and integrated approach to development is therefore an essential element of BMAP.
5.5 BMAP supports the network of towns, villages and small settlements in the rural area. More significant housing growth is available in small towns in accordance with the Regional Guidance of the Regional Development Strategy (RDS). The role of smaller settlements is to provide appropriate development opportunities for local services or housing in keeping with their scale and character.
5.6 In order to facilitate the development of rural businesses, land is identified for employment use in, or near a number of the larger rural settlements.
5.7 Regional planning policies for the countryside seek to facilitate development necessary to sustain local communities, while resisting development pressures unrelated to the local community.
5.8 The Site is part of the Belfast Basalt Escarpment Area of High Scenic Value (AoHSV) and part of a designated area of mineral constraint.
5.9 It is stated at page 197 of BMAP that the Belfast Basalt Escarpment:
‘…. ….is a very unique landscape and therefore merits protection from further
degradation’ and that it ‘makes an important contribution to the setting of the Metropolitan Area.’
5.10 It is stated at Policy COU 6 of BMAP that planning permission will not be granted for development proposals that would be likely to have a significant adverse effect on the quality, character and features of interest in AoHSV.
5.11 It is further stated at page 40 of BMAP that the BMA Employment Strategy:
‘seeks to sustain balanced economic growth and job creation by providing a generous and continuous supply of land for employment uses by promoting a
6
balanced portfolio of employment sites throughout the Plan Area through the zoning of a complementary range of sites’
5.12 Within the Metropolitan Rural Area the primary focus for industrial development is to provide access to employment opportunity in the towns and villages.
5.13 Proposals for the development of lands currently used for employment will be assessed against the requirement of prevailing regional planning policy.
Strategic Planning Policy Statement
5.14 The Strategic Planning Policy Statement (SPPS) sets out policy objectives for development in the countryside as follows:
• manage growth to achieve appropriate and sustainable patterns of development which supports a vibrant rural community;
• conserve the landscape and natural resources of the rural area and to protect it from excessive, inappropriate or obtrusive development and from the actual or potential effects of pollution;
• facilitate development which contributes to a sustainable rural economy; and
• promote high standards in the design, siting and landscaping of development.
5.15 Planning and other environmental policies must therefore play their part in facilitating sustainable development in the countryside but not at the expense of the region’s rich natural assets and not at the expense of the natural and built environment.
5.16 As per SPPS paragraph 1.12, in the period before the Council adopts its Plan Strategy, it is necessary to assess whether there is a conflict between the SPPS and any retained policy. PPS21 is a retained policy and therefore its provisions apply.
PPS21 Sustainable Development in the Countryside 5.17 Policy CTY1 of Planning Policy Statement 21 – Sustainable Development in the
Countryside (PPS21) indicates those types of development that are seen to be acceptable in the countryside, and one of the specified exceptions is industry and business uses in accordance with Planning Policy Statement 4 (PPS 4) Planning and Economic Development.
PPS4 Planning and Economic Development 5.18 Policy PED 2 sets out the circumstances where proposals for economic development
uses in the countryside will be permitted with cross reference to policies PED 3 - PED 6.
5.19 Policy PED 3 sets out the policy consideration for Expansion of an Established Economic Development Use in the Countryside.
5.20 Proposals for expansion will normally be expected to be accommodated through the reuse or extension of existing buildings on Site. There should be no significant increase in the Site area.
7
5.21 Where it is demonstrated that this is not possible, new buildings may be approved provided they are in proportion to the existing building(s) and will integrate as part of the overall development.
5.22 Any extension or new building should respect the scale, design and materials of the original building(s) on the Site and any historic or architectural interest the original property may have.
5.23 A proposal for the major expansion of an existing industrial enterprise that would not meet the above policy provisions will only be permitted in exceptional circumstances where it is demonstrated that:
• relocation of the enterprise is not possible for particular operational or employment reasons;
• the proposal would make a significant contribution to the local economy; and
• the development would not undermine rural character.
5.24 In all cases, measures to aid integration into the landscape will be required for both the extension and the existing site.
8
6. Case for the Council
Planning Strategy for Rural Northern Ireland (Minerals)
6.1 The minerals policies set out in the PSRNI do not apply in this circumstance. The works are essentially site works to facilitate the expansion of the employment use of the land for the following reasons:
6.2 The Department for Infrastructure (DfI) identify this land as having an established employment use. It is not disputed that the applicant has used the land for the storage and operation of piling equipment and for the manufacture of pre cast concrete products used in association with this business.
6.3 The applicant in their submission indicate that they do not intend to undertake any long-term commercial quarrying operations, advising that the engineering works incorporating the extraction of 180,000 tonnes of basalt per annum over a period of 5 years is only required to allow the extended site operations to be located at the same ground level.
6.4 The processing of quarried rock will not take place at the site. No screening or grading of the material is proposed at this location and it is not required for the production of concrete used in the manufacture of driven piles or precast flooring. The end use for the rock is not specified and the location for disposing of the material is not quantified.
6.5 DfI acknowledge at paragraph 3.3 of the report prepared in association with the Notice of Opinion that no mineral extraction in the form of quarrying is to take place at the site.
Planning Policy Statement 4 (Established Employment Use)
6.6 The application therefore primarily falls to be assessed against the prevailing regional planning policies contained in PPS4.
6.7 The planning policy tests for the expansion of an established employment use in the countryside as set out in policy PED 3 of PPS 4 are not met for the following reasons:
6.8 Expansion should normally be accommodated through the reuse or extension of existing buildings and without any significant increase in the site area. In this case the reuse and extension of the existing buildings is not proposed. The existing workshop building is to be demolished as part of the site works.
6.9 New buildings of approximately 1,800 square metres in size are to be constructed following the conclusion of the site works. This is an increase in the scale of built development on the land of approximately 900% (assuming, as the planning history indicates, the existing building is 200 square metres in size).
6.10 No existing plans are provided with the application and the existing floor areas are not detailed in the P1 application form.
6.11 The proposals also represent a major increase in the overall scale of operation on the site with the existing site area.
9
6.12 The objectors indicate the site area is being increased from 2.6 hectares to 5.4 hectares (the extent of the red line) which is approximately a 104% increase in the site area. The applicants dispute this and argue the increase is only 0.9 hectares. This represents a 23% increase in the site area.
6.13 If the DfI interpretation of the extended site area is assumed to the valid interpretation of extended site area (increased from four to six hectares) this represents a 50% increase in the site area.
6.14 This cannot be interpreted as ‘marginal’ as suggested by the DfI in paragraph 1.4 of their report and the proposal can only be considered as a major expansion in the employment use at this location.
6.15 No exceptional circumstance has been demonstrated for the major expansion of the existing industrial enterprise. No site specific operational reason is advanced in support of the case.
6.16 The applicant in their submission of 20 November 2014 states:
‘the Greater Lisburn area was searched for a site to fulfil these requirements;
however a viable alternative was not identified’
6.17 The applicant has not provided evidence of the site search, site appraisal and site selection process in reaching this conclusion. The burden is on the applicant to demonstrate through the submission of a robust statement.
6.18 In a letter to the Department of Environment dated 29 August 2013 Lagan Construction indicate that they do not want
‘…. to purchase other premises at considerable cost and suffer the possible loss of expertise in a relocation …. ….’
6.19 DfI do not assess the proposal against the requirements of PPS4 and it is not clear why they consider this major expansion to be acceptable at this location.
6.20 A significant supply of industrial land is zoned in the Lisburn City and Castlereagh Council Area within BMAP and the main thrust of the policy is to encourage non-conforming uses in the open countryside to relocate to lands zoned for industry inside settlements. No shortfall in the supply of existing industrial land in the Lisburn and Castlereagh Borough Council area is quantified.
6.21 The existing business employs 22 persons (as suggested on the P1 application form). It is not quantified that the staff live in the Council Area and the contribution the business makes to the local economy is not quantified in the application documentation.
6.22 The contribution would need to be significant to justify treating this as an exception to policy PED 3 and this is not demonstrated by the applicant.
6.23 The implied threat of relocating this business to another location in the United Kingdom speaks to the mobile nature of the business and raises questions about the long term commitment of the applicant to the site.
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6.24 The scope and nature of the proposal requires a very long lead in time. No indication is given to the operational capacity of the business while the site works are on-going. DfI indicate that it will be year 4 before any new buildings are operational. No phasing plan is proposed to demonstrate how the existing operations will be continued in the intervening period.
6.25 The existing buildings are to be demolished to facilitate the site works. There is an inherent conflict between the established and proposed uses which should have been fully and properly detailed in the submission.
BMAP (Rural Character and Visual Impact)
6.26 It is further indicated in PED 3 that consideration needs to be given to whether the development would undermine rural character.
6.27 This proposal would undermine the character of this rural part of Lisburn for the following reasons:
6.28 The site is within the Belfast Basalt Escarpment Area of High Scenic Value (AoHSV). BMAP is clear that this is a very unique landscape and therefore merits protection from further degradation.
6.29 The extent and duration of the site works proposed will result in the further degradation of the AoHSV and the proposal is contrary to COU 6 of BMAP.
6.30 The Landscape Character Assessment (January 2012) submitted as part of the application proposals does not reference the location of the site within the AoHSV and the assessment does not take account of the impact of the site works on the landscape quality of the escarpment.
6.31 The site sections submitted with the application indicate that a new exposed rock face will be created along the full extent of the western boundary of the site which is approximately 10 to 15 metres higher than the land in the foreground.
6.32 As there has been no quarrying for approximately 25 years the natural appearance of the land has recovered. This will be lost for the duration of the site works and for the time that it takes the natural appearance of the rock face to recover.
6.33 This is not dealt with in the Landscape Character Assessment in sufficient detail. The location of the site is not identified in the key viewpoints and the development as proposed is not modelled. Given the sensitivity of the landscape it is considered that the impacts are much greater than indicated.
6.34 The site is in an elevated location, prominent in the landscape when viewed from the M1, and in the backdrop of the settlements of Lisburn and Belfast.
6.35 The significant site works associated with this proposal will alter the shape of the escarpment and appear in the landscape as an operational hard rock quarry for the duration of the works and for the period of time that the proposed landscaping works take time to mature.
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6.36 DfI recognise this and outline in their report that the greatest visual impact will be experienced during the initial phase of operations and that such proposals can only be made acceptable by conditioning planting upon completion of the engineering phase.
6.37 This statement runs contrary to the spirit and intention of the policy set out in BMAP. It is for the applicant to demonstrate that the proposed development will not further degrade the overall quality of the AoHSV.
6.38 It is further recognised that the AoHSV also makes an important contribution to the setting of the Belfast Metropolitan Area. This site is to the edge of the Pond Park Road on a major approach to Lisburn City from the north.
6.39 The visual impact of the proposal when completed and operational is not properly quantified in the supporting documentation and the improved site entrance will give the impression in the immediate visual context of a more extensive use of the land as an industrial development on one level. The site is mainly used for outdoor storage.
6.40 The stockpiling of pre cast concrete products for a national scale of operation fulfilling contract obligations across the United Kingdom and Ireland suggests significant production and the storage of materials and equipment.
6.41 The intensive nature of the activity is likely to have a significant immediate visual impact not shown or modelled as part of the application. Due to the undulating nature of the topography (as existing) you only get interim views of different parts of the industrial operations. This is unlikely to be the case when the access is improved, the buildings are constructed, the manufacturing facilities are fully operational and the storage areas are fully utilised.
6.42 The increased traffic movements will give the appearance of a more intensive site usage and enhance the perception locally of this being a major industrial development in the open countryside.
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7. Conclusions
7.1 The planning policies set out in PPS4 policies are applicable in respect of the planning application which is comprised of industrial development in the open countryside.
7.2 The proposals are contrary to policy PED3 of PPS4 in that it is not demonstrated why there are exceptional circumstances to locate the development at this particular site or how the proposals make a significant contribution to the local economy.
7.3 The proposal would undermine the rural character of the area and is contrary to policy COU6 of BMAP as the proposed development will result in further degradation of the AoHSV.
7.4 The Commissioner is respectfully requested to consider these points in their determination and make a recommendation to refuse the proposed development.
Turley Office Hamilton House 3 Joy Street Belfast BT2 8LE T 028 9072 3900
NILGA PRESS RELEASE, 15th August 2016
NILGA WELCOMES FINANCE MINISTER’S SUPPORT IN REJUVENATING LOCAL HIGH STREETS
Cllr Seán McPeake, President of the Northern Ireland Local Government Association (NILGA) welcomed Finance Minister Máirtín Ó Muilleoir's call for local businesses to avail of the Back in Business initiative, with a 50% rate reduction for up to a year for businesses in a retail property that was previously empty. Cllr McPeake said: “Our high streets are a visible indicator of the health of the local economy. They are vitally important centres of social interaction, employment and commerce, but after years of fragility, and with the recent recession, many local towns and high streets risk losing the real social and economic benefits that family businesses have provided for centuries. “The Back in Business initiative announced by the Finance Minister is one innovative response to the challenge facing our local high streets and town centres in their need to adapt to meet the changing needs of the consumer. This is at a time when out-of-town shopping centres, internet sales and ‘m-commerce’ – sales over mobile devices, are all on the rise. Key to local regeneration is strong political leadership and partnership working between local authorities, the NI Executive, developers, local businesses and our social economy. NILGA continues to develop new investment for local councils, in practical partnership with government and bodies like the Federation of Small Businesses (FSB) and Hospitality Ulster. It's vital we revitalise our local economies".
ENDS
NILGA
The Northern Ireland Local Government Association is the representative body for the 11 councils in NI. Its Office Bearers are drawn from the five main political parties – Cllr Seán McPeake (Sinn Fein), Ald Freda Donnelly (DUP), Ald Arnold Hatch (UUP), Cllr Dermot Curran (SDLP) and Ald Alan McDowell (Alliance). NILGA’s all council Executive is a regional body which works in partnership with councils to ensure local government’s best interests are considered in decision making by Central and Regional Government, as well as investment partners and the EU.
More information: Mark Maher, NILGA, Tel: 028 9079 8972 Email: [email protected]
APPENDIX 4
APPENDIX 5
Planning Services - April 2016 to March 2017 Month:- Jul-16
Department Annual Budget Total Actual Total Budget to date & Committed Variance
Expenditure:
Planning 1,834,590 612,361 617,911 5,550
Total Expenditure: 1,834,590 612,361 617,911 5,550
Income:
Planning (1,400,000) (756,665) (762,586) (5,921)
Total Income: (1,400,000) (756,665) (762,586) (5,921)
Overall Net Position:
Planning 434,590 (144,304) (144,675) (371)
Total Net Overall Position 434,590 (144,304) (144,675) (371)
PLANNING UNIT
ABSENCE REPORT
APRIL 2016 – June 2016
Department: Summary – Planning Unit Period: Rolling YTD Total Apr 16 – June 16 Total Possible Days 2,126.50
Days Lost Through Sickness – Short Term 25.42
Days Lost Through Sickness – Long Term 0.00
Short Term Lost Time Rate 1.20%
Long Term Lost Time Rate 0.00%
Total Lost Time Rate 1.20%
APPENDIX 6
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