26 august 2016 - lisburn castlereagh · 4.1.3 development management – decisions issued august...

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.


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.


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


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


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.


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.


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.


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.


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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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


S/2004/0900/O Lands approx. 800m East of Annacloy House, Trench Road, Hillsborough.


5


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.


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

12

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.


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.

13

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.

15

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.

16

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.


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.

17

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



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

18

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.

19

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.

20

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.


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




5 September 2016


Application Reference LA05/2016/0510/F

Date of Application 23 May 2016


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



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


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


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.


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


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.


14. The relevant planning policy context which relates to the application is as

follows



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


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.


6


are:

Principle of Development,

Planning History on the site and wider future Tourist proposals for

Hillsborough Castle.


Tourism

Access Movement and Parking,

Archaeology and the Built Environment Considerations

Nature Conservation Considerations


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.


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.

11

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.

12

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.

13

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).


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.

18

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


19

Site Location Plan – LA05/2016/0510/F

1




5 September 2016



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




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


to approve.


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.


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.


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.


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.


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


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;



are:

Compliance with the Local Development Plan (BMAP)


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).


21. The Strategic Planning Policy Statement (SPPS) published in September 2015

states that until the Council adopts the Plan Strategy for its new Local





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.

13

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.

14

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

15

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

16

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.

17

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

18

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.


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.

19

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.

20

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;

21

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

22

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.

23

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.

24

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

26

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.

27


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).


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.

28

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.

29


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.


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.

31


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.



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.



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.



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.



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.


33





5 September 2016



Date of Application 17 April 2015


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




with the Development Management Regulations 2015 in that the area of the

site exceeds 2 hectares.


to approve.

APPENDIX 1.4PM


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’.


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).


8. The relevant planning history includes the following:


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 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


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.


11. The main issues to consider in the determination of this planning application are: Planning History




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.








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.


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.





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


(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.


(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


Conditions



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.



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.


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).


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.


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.



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.


noise

Prior to occupancy of any dwelling in the development the proposed

acoustic barrier under planning reference LA05/15/0841/F should be

completed.


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.

1




5 September 2016

Committee Interest Local Application (Exception Applied)


Date of Application 30 November 2015


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



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.


to approve.


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).


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.


8. The relevant planning history includes the following:



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.


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.


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.


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.


LA05/2016/0041/F Lands at Blaris Road, Lisburn immediately opposite and to the south of

Pending

4



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 Statement (PPS) 3 (Clarification): Access, Movement and

Parking

Consultations


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



are: Planning History



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.


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’.



6





15. The SPPS states that planning authorities should be guided by the principle




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.





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


Conditions





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


1




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



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


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


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.


10. There are no relevant planning histories within the extent of this site.



follows:

Regional Development Strategy 2035


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) 2 - Natural Heritage

4

Consultations


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


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.



are:

Compliance with the Regional Development Strategy 2035

Compliance with the Belfast Metropolitan Area Plan 2015


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.








29. The SPPS states that ‘Planning authorities should be guided by the principle




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


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


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.


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


Conditions


As required by section 61 of the Planning Act (Northern Ireland) 2011, the



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.




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.


21

Site Location Map – S/2015/0213/F

1




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



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.


to refuse.


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.


6. Outline planning permission is sought for a proposed dwelling.


7. There is no previous planning history on the proposed site.



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.



are:



- Dwelling in Clusters

- Ribbon Development

- Design Considerations

- Rural Character

- Development Relying on Non Mains Sewerage

4


Natural Heritage Interests


12. The application site lies within Lisburn Countryside as designated in the Belfast

Metropolitan Area Plan 2015.







14. The SPPS states that ‘Planning authorities should be guided by the principle




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.



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


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


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


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




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



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



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.

5

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

6

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

7

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.

8

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.

9

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

10

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.

11

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.

12

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:

13

• 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.

14

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

15

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

16

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

17

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.

18

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,

20

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.

21

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.

22

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

23

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

24

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%.

25

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.

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11. Vol. 1. Countryside Assessment.

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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

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32

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

33

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

34

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.

35

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


36

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


37

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.

38

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.


39

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.

40

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.


41

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.


42

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


43

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.


44

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


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




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


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


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


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)



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


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


Moira Primary School

21 Backwood Road

Moira Primary Controlled

Old Warren Primary School

147 Drumbeg Drive


Killowen Primary School, Lisburn

20 Laurelhill Road


Ballinderry Primary School

1A Crumlin Road Lower Ballinderry Primary Controlled

Pond Park Primary School

63 Pond Park Road


Maghaberry Primary School

17A Maghaberry Road

Maghaberry Primary Controlled

Ballymacash Primary School

16 Brokerstown Road


Brooklands Primary School

2A Brooklands Avenue


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


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


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


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


Parkview Special School

2 Brokerstown Road

Lisburn Special Schools Controlled

Tor Bank Special School

5 Dunlady Road Metropolitan Castlereagh


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


Lisnagarvey High School

Warren Gardens Lisburn Secondary Controlled

Laurelhill Community College

22 Laurelhill Road

Lisburn Secondary Controlled

Dundonald High School

764 Upper Newtownards Road


Secondary Controlled

Breda Academy Newtownbreda Road


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

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



Settlement

Population

Households




Part of Metropolitan Castlereagh Population in the DEA

Approx. 15,358

Approx. 6,162

Carryduff

6,947

2,574

Ballyknockan

<50

<20


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


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


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



Settlement

Population

Households




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


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


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


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



Settlement

Population

Households



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


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


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


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



Settlement

Population

Households




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


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


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


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



Settlement

Population

Households




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


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


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


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



Settlement

Population

Households

Part of Lisburn City Population in DEA

Approx. 20,435

Approx. 8,287


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


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


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

53

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


Section 58 Appeals


Y/2015/0079/F PAC Reference

2016/A0026


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.


Section 58 Appeals


LA05/2015/0623/F PAC Reference

2016/A0027


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.


Section 58 Appeals


LA05/2015/0782/F PAC Reference

2016/A0042


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.


Section 58 Appeals



2016/A0052


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


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.


Section 58 Appeals



2016/A0047


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


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.


Section 58 Appeals


S/2014/0895/F PAC Reference

2016/A0075


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


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


Section 58 Appeals


S/2015/0133/O PAC Reference

2016/A0082


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


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.


Section 58 Appeals


Y/2013/0245/F PAC Reference

2016/A0101


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


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.


Section 60 Appeals (Non-Determination)

Item Number 1

Application reference

LA05/2015/0624/O PAC Reference 2015/A0241


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

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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.

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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.

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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


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.

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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.

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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

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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.

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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.

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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.

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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

afleming

Typewritten Text

APPENDIX 3

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

mailto:[email protected]

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

26 august 2016 - lisburn castlereagh · 4.1.3 development management – decisions issued august...

Documents