2 September 2015 Chairman

2 September 2015

Chairman: Alderman M Henderson MBE

The Right Worshipful the Mayor, Councillor RT Beckett

Aldermen: Alderman D Drysdale and Alderman G Rice MBE

Councillors: Councillor A Girvin, U Mackin, Councillor L Poots, Councillor John Palmer, Councillor M Tolerton, Councillor R Butler 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 7 September 2015 at 6.00 pm, for the transaction of business on the undernoted Agenda.

Please note that food will be available in The Members’ Suite from 5.30 pm.

You are requested to attend.

DR THERESA DONALDSON Chief Executive

Agenda

1. Apologies

2. Declarations of Interest

3. Minutes of the Planning Committee Meeting held on 6 July 2015

4. Report from the Director of Development and Planning

4.1 Report from the Head of Planning

4.1.1 Schedule of Applications to be Determined

(1) S/2014/0458/O – Major Application. Two storey dwelling on a farm and associated domestic garage with access lane from Mill Road on lands to the rear of 3,9 and 11 Mill Road Lisburn.

(2) S/2014/0699/F – Major Application. Proposed Materials Recovery Facility with an extended ‘Warehouse A’ building permitted under Planning Permission reference No S/2008/0448/F on lands at nos 94-96 Hillsborough Road, Carryduff.

(3) S/2014/0331/O – Major Application. Housing Development (Additional Information and Badger Survey) on lands to the South of Wanstead Road, Wanstead Gardens and Ferndene Gardens Dundonald.

(4) S/2014/0702/O – Major Application. Site for domestic stables and exercise area on land north of 54 Drumbeg Road, Drumbeg, Lisburn BT17 0LE

(5) S/2014/0810/F – Major Application. Alteration and refurbishment of existing 2 storey office accommodation to include external re-cladding and the addition of an entrance lobby at 282 Moira Road, Lisburn BT28 2TY

(6) LA05/2015/0157/F – Major Application. Extension to Solar Farm approved under S/2014/0492/F on lands immediately north east of the junction of Ballinderry Road and Moneybroom Road, Lisburn.

(7) Y/2015/0095/F – Major Application. Provision of multi-purpose community hall and training walls (Amended Plans) adjacent to existing Carryduff GAC Clubrooms and 12a Knockbracken Drive, Carryduff.

(8) Y/2015/0072/F – Local (Council Owned). Internal fit out of vacant unit to facilitate maintenance of council vehicles with welfare facilities, associated garage, vehicle lifts, offices and storage at Unit 3, 113 Ballygowan Road, Belfast, BT5 7TZ

(9) S/2014/0776/O – Local (called in). Dwelling on a farm at 21 Comber Road, Hillsborough.

(10) S/2014/0696/F – 2 dwellings and garages (Amended Plan) on lands between 9 and 23 Drumbo Road, Lisburn

(11) Y/2015/0065/F – Local (called in) Variation of condition 4 of Y/1986/0061 to allow a catalogue showroom retailer (Argos) to occupy 115 sq m of the existing 4000 sq m Homebase store at Upper Galwally, Belfast.

(12) S/2009/0839/F – Proposed seasonal touring caravan/camping site to accommodate 11 touring caravans with additional area for camping, associated services, building and landscapingat 44 Ballylesson Road, Purdysburn.

4.1.2 Local Development Plan

4.1.2.1 Commencement of Local Development Plan Workshops 4.1.2.2 Amendment to Programme of Preparatory Work

4.1.3 Review of Planning Committee Protocol and Scheme of Delegation

4.1.4 Development Management – Decisions Issued July and August 2015

4.1.5 Subordinate Legislation for Planning Reform and Transfer to Local Government

4.1.6 Inquiry into Wind Energy

5. Confidential Business

Members are requested to access the Confidential Report on Sharepoint under the Confidential Folder – Planning Committee

5.1 Enforcement

5.1.1 Cases with Court Proceedings for September 2015

(Confidential for reason of information of a personal nature, relating to an individual – likely to reveal the identity of an individual and relates to legal proceedings).

6. Any Other Business

--ooOOoo--

To: Members of Lisburn & Castlereagh City Council

PC 06.07.2015

LISBURN CITY & CASTLEREAGH DISTRICT COUNCIL

Minutes of Meeting of the Planning Committee held in the Council Chamber, Lisburn and Castlereagh City Council offices, Island Civic Centre, The Island, Lisburn on Monday 6 July 2015 at 6.00 pm

PRESENT: Alderman M Henderson MBE (Chairman)

The Right Worshipful the Mayor, Councillor R.T. Beckett

Councillors: R Butler, P Catney, A Girvin, U Mackin, John Palmer, L Poots and M Tolerton

IN ATTENDANCE: Director of Development and Planning Area Planning Manager Principal Planning Officers (RH and LJ) Senior Planning Officers (RT. AS and MCO) Transition Manager Committee Secretary Attendance Clerk

Cleaver Fulton & Rankin Kate McCusker (Legal Advisor)

Commencement of Meeting

The Chairman, Alderman M Henderson, welcomed everyone to the meeting.

Introductions were made by the Chairman and some Housekeeping and Evacuation announcements were made by the Director of Development and Planning.

1. Apologies

It was agreed to accept apologies from Aldermen D Drysdale and G Rice MBE

2. Declarations of Interest

The Chairman sought Declarations of Interest from Members and reminded them to complete the supporting forms which had been left at each desk.

The Chairman also advised that the Members of the Planning Committee (by virtue of being Members of the Council) had a significant private or personal non-pecuniary interest in Planning Application S/2014/0881/F – community centre at site opposite 50- 58 Rathvarna Drive, Ballymacoss; however the dispensation under paragraph 6.6 of the Code of Conduct applied and therefore Members might speak and vote on the application.

It was further noted that, as all Members had the same interest in this case, it was not 260

PC 06.07.2015 considered necessary for each Member to individually declare their interest.

The following Declaration of Interest was made:

 Councillor John Palmer in Item 4.1.8 Application No S/2014/0587/F on the basis that he was a customer of the applicant

3. Minutes of Meeting of the Planning Committee held on 1 June 2015.

It was proposed by Councillor R Butler, seconded by P Catney and agreed that the minutes of the meeting of the Planning Committee held on 1 June 2015 be adopted as an accurate record of proceedings and be signed.

4. Report of The Director of Development and Planning

It was agreed that the report and recommendations of the Director of Development and Planning be adopted, subject to any decisions recorded below:-

4.1 Schedule of Applications to be Determined:

The Chairman 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.

(Councillor John Palmer left the meeting at 7.20 pm)

4.1.1. S/2014/0621/F – Major Application - Part demolition of existing manufacturing factory and proposed extension, alterations and part change of use to include Class B1 offices and Class A1 retail and associated site works and access at 19 Ballinderry Road, Lisburn

(Presented by the Senior Planning Officer (MCO))

The Senior Planning Officer advised that the application related to an existing manufacturing factory on the Ballinderry Road, Lisburn. She reported that no objections had been received and the site was within an area zoned under BMAP for employment and industry.

The recommendation from the Senior Planning Officer was that the application be granted approval subject to a number of conditions.

In response to Members’ questions, the Senior Planning Officer clarified the following points:

 Offices included in the application were accessed from the factory floor and would accommodate administrative staff; they would not be available for rental by third parties.  Retail space would comprise 5% of the development and that a hot food outlet would be a sui generis use and would require planning permission in its own right.  Car and HGV parking within the site was 25% greater than what had been there previously and TransportNI were satisfied that the site 261

PC 06.07.2015 provided adequate parking for the number of employees, given that shift working patterns would be in operation and that there were public and other transport options available.  TransportNI had considered the current road network at the site and whether it had the capacity for additional traffic and considered that the application would not require additional road improvements.  The Director of Development and Planning advised that road improvements in the vicinity of the application were included in a planning application for housing development.

Councillor Mackin expressed continuing concern regarding parking spaces within the site and referred to a reference within the application to a requirement for parking for 388 vehicles. The Senior Planning Officer considered that the reference was for the maximum permissible spaces. She undertook however to clarify this issue with Transport NI and to come back to Councillor Mackin.

The Committee, having considered the information provided within the report of the Senior Planning Officer, unanimously agreed to grant the application, subject to the following conditions for the reasons stated

 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 vehicular accesses, including any visibility splays and any forward sight distance, shall be provided in accordance with Drawing No’s. C04 Rev. B and (9) C002 Rev. B, bearing the date stamp 01 December 2014 and 21 January 2015, prior to the commencement of any other works or other development hereby permitted. 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 interest of road safety and the convenience of road users

 The access gradients to the development hereby permitted shall not exceed 4% (1 in 25) over the first 10 m outside the road boundary. Where the vehicular access crosses footway or verge, the access gradient shall be between 4% (1 in 25) maximum and 2.5% (1 in 40) minimum and shall be formed so that there is no abrupt change of slope along the footway.

Reason: To ensure there is a satisfactory means of access in the interests of road safety and the convenience of road users

 The development hereby permitted shall not be occupied until hard surfaced areas have been constructed in accordance with approved

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PC 06.07.2015 drawing no. C04 Rev. B, bearing date stamp 01 December 2014 to provide adequate facilities for parking and circulating 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 and circulating within the site.

 The development hereby permitted shall operate in accordance with the approved Travel Plan bearing the DOE Planning date stamp 02 February 2015.

Reason: To ensure that the development offers a realistic choice of access by walking, cycling and public transport.

 Any existing street furniture or landscaping obscuring or located within the proposed carriageway, sight visibility splays, forward sight lines or access shall, after obtaining permission from the appropriate authority, be removed, relocated or adjusted at the applicant’s expense.

Reason: In the interest of road safety and the convenience of road users

 If during the development works, new contamination and risks are encountered which have not previously been identified, works should cease and the Planning Authority 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 Planning Authority in writing, and subsequently implemented and verified to its satisfaction.

Reason: Protection of environmental receptors to ensure the site is suitable for use

 After completing any remediation works under Condition 7, and prior to occupation of the development, a verification report needs to be submitted in writing and agreed with Planning Authority. 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.

(Councillor John Palmer returned to the meeting at 7.35 pm)

4.1.2 S/2014/0780/F – Major Application - Proposed new stand-alone block containing art suite, home economics suite, music suite, sports hall and changing facilities, additional car parking and play areas at St Patrick’s 263

PC 06.07.2015 Academy, Ballinderry Road, Lisburn.

(Presented by the Senior Planning Officer (MCO))

The Senior Planning Officer advised that this application related to St Patrick’s Academy, Ballinderry Road, Lisburn, and was for a proposed new stand-alone block containing art suite, home economics suite, music suite, sports hall and changing facilities as well as additional car parking and play areas.

The Senior Planning Officer reported that no letters of objection had been received in respect of the application.

The recommendation from the Senior Planning Officer was that planning permission be granted, subject to a number of conditions.

 As required by section 61 of the Planning Act (Northern Ireland) 2011, the development hereby permitted shall be begun before the expiration of 5 years from the date of this permission.

Reason: Time Limit

 The development hereby permitted shall not be occupied until hard surfaced areas have been constructed in accordance with approved drawing no. 14-15-02 (or 02A), bearing date stamp 31 March 2015 to provide adequate facilities for parking and circulating 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 and circulating within the site.

 All hard and soft landscape works shall be carried out in accordance with the approved details and the appropriate British Standard or other recognised Codes of Practice. The works shall be carried out prior to the operation of any part of the development.

Reason: To ensure the provision, establishment and maintenance of a high standard of landscape.

 The existing natural screenings of this site, as indicated in on the approved plan date stamped 31 March 2015 , shall be retained except where indicated to be removed or unless necessary to prevent danger to the public.

Reason: To ensure the maintenance of screening to the site.

 If any retained tree is removed, uprooted or destroyed or dies within 3 264

PC 06.07.2015 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.

 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.

4.1.3 Y/2014/0260/F – Major Application - Construction of 2 no. detached dwellings and 8 no. semi-detached dwellings, single storey garages at sites 108, 128, 135 and 136, landscaping, parking, associated site works to include 1.2m high retaining wall and access arrangements from Comber Road in accordance with planning permission Y/2013/0146/F (Amended Plans) at lands approximately 60 m south east of Millmount House, 9 Millmount Road, Ballylisbredan, Dundonald.

(Presented by the Senior Planning Officer (AS))

The Senior Planning Officer provided a detailed outline of the proposed development. He reported that no letters of objection had been received in respect of the application.

In response to a query by Councillor Catney regarding flooding risks, the Senior Planning Officer advised that the Rivers Agency had agreed a scheme of drainage for the development and NI Water had also confirmed the provision of storm sewers within the development. He reported that the flood risk assessment indicated that this development would not have any impact on the Enler River.

The recommendation from the Senior Planning Officer was that planning permission be granted, subject to a number of conditions.

The Committee, having considered the information provided within the report of the Senior Planning Officer, unanimously agreed to grant the application subject to the following conditions for the reasons stated:

 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

265

PC 06.07.2015  The Private Streets (Northern Ireland) Order 1980 as amended by the Private Streets (Amendment) (Northern Ireland) Order 1992. The Council 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: PSD 1 bearing the Council date stamp 29 Dec 2014 and the DRD TransportNI Determination date stamp of 19 January 2015

Reason: To ensure there is a safe and convenient road system to comply with the provisions of the Private Streets (Northern Ireland) Order 1980.

 No dwelling shall be occupied until provision has been made and permanently retained within the curtilage of each dwelling for the parking of private cars in accordance with drawing No PSD 1 bearing the Council date stamp of 29 December 2014 and the DRD TransportNI Determination date stamp of 19 January 2015.

Reason: To ensure adequate (in-curtilage) parking in the interests of road safety and the convenience of road users.

 The vehicular access, including visibility splays and any forward sight distance, shall be provided in accordance with Drawing No PSD 1 bearing the Council date stamp 29 December 2014and the DRD TransportNI Determination date stamp of 19 January 2015, prior to the commencement of any other works or other development hereby permitted.

Reason: To ensure there is a satisfactory means of access in the interests of road safety and the convenience of road users.

 No site works of any nature or development shall take place until the developer contacts NIEA Historic Monuments Unit in relation to ongoing archaeological works.

Reason: To ensure that archaeological remains within the application site are properly identified and protected or appropriately recorded.

 Access shall be afforded to the site at all reasonable times to any archaeologist nominated by the Council to observe the operations and to monitor the implementation of archaeological requirements.

Reason: To ensure that identification, evaluation and appropriate recording of any archaeological remains, or any other specific work required by condition or agreement, is completed in accordance with the approved programme.

 A landscape management plan shall be submitted and agreed by the Council. Planting will be implemented in the first planting season after occupation of any of the dwellings hereby approved.

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4.1.4 Y/2014/0326/F – Major Application – 10 no. detached dwellings and 14 no. semi-detached dwellings with garages and associated site works (Flood Risk Assessment) at lands approximately 120m south of Millmount House, 9 Millmount Road, Ballylisbredan, Dundonald

(Presented by the Senior Planning Officer (AS))

The Senior Planning Officer advised that this application for a housing development was in the same vicinity as the previous one (Y/2014/0260/F) considered by the Committee. He reported that no objections to the application had been received.

In response to queries by Councillor Mackin, the Senior Planning Officer confirmed that there would be screening between the Comber Greenway and the development. He also advised that the 10 metre buffer zone between the development and the Enler River was in place during the construction period to protect the river. He stated that the completed development included a pedestrian pathway running parallel to the river which in effect meant that the buffer zone would be retained.

In response to a query by Councillor Catney regarding flood risks, the Senior Planning Officer advised that both the Rivers Agency and NI Water had been consulted regarding the development. He pointed to an area coloured blue in the site plans which had been identified as being liable to flooding and explained that no development had been planned for that area.

The recommendation from the Senior Planning Officer was that planning permission be granted, subject to a number of conditions.

 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 vehicular accesses, including visibility splays and any forward sight distance, shall be provided in accordance with Drawing Proposed Road Layout and PSD - App 6 Rev B bearing the LCCC date stamp 12 May 2015, prior to the commencement of any other development hereby permitted. The area within the visibility splays and any forward sight line shall be cleared to provide a level surface no higher than 250mm above the level of the adjoining carriageway and such splays shall be retained and kept clear thereafter.

Reason: To ensure there is a satisfactory means of access in the 267

PC 06.07.2015 interests of road safety and the convenience of road users.

 The access gradients to the dwellings hereby permitted shall not exceed 8% (1 in 12.5) over the first 5 m outside the road boundary. Where the vehicular access crosses footway, the access gradient shall be between 4% (1 in 25) maximum and 2.5% (1 in 40) minimum and shall be formed so that there is no abrupt change of slope along the footway.

Reason: To ensure there is a satisfactory means of access in the interests of road safety and the convenience of road users.

 The Private Streets (Northern Ireland) Order 1980 as amended by the Private Streets (Amendment) (Northern Ireland) Order 1992. The Council 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 Proposed Road Layout and PSD - App 6 Rev B bearing the LCCC date stamp 12 May 2015.

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.

 No dwelling 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

 Notwithstanding the provisions of the Planning (General Permitted Development) Order (Northern Ireland) 2015, no buildings, walls or fences shall be erected, nor hedges, nor formal rows of trees grown in (verges/service strips) determined for adoption.

Reason: To ensure adequate visibility in the interests of road safety and the convenience of road users and to prevent damage or obstruction to services.

 No dwelling shall be occupied until hard surfaced areas have been constructed in accordance with approved drawing Proposed Road Layout and PSD - App 6 Rev B bearing the LCCC date stamp 12 May 2015 to provide adequate facilities for parking and circulating 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.

 No site works of any nature or development shall take place until a programme of archaeological work has been implemented, in

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PC 06.07.2015 accordance with a written scheme and programme prepared by a qualified archaeologist, submitted by the applicant and approved by the Council. The programme should provide for the identification and evaluation of the archaeological remains within the site, for mitigation of the impacts of the development through excavation recording or by preservation of remains and for the preparation of an archaeological report.

Reason: To ensure that archaeological remains within the application site are properly identified and protected or appropriately recorded.

 The applicant should maintain a 10m buffer from the Enler River within which there must be no construction or operational works. This includes no refuelling of construction machinery, or storage of fuel or spoil.

Reason: To protect the integrity of a designated ASSI/SPA/SCA.

 A landscape management plan shall be submitted and agreed by the Council. Planting will be implemented in the first planting season after occupation of any of the dwellings hereby approved.

Reason: To ensure the provision, establishment and maintenance of a high standard of landscape.

4.1.5 Y/2015/0040/F – Major Application - Proposed Installation of mobile accommodation and associated site works at Newtownbreda High School, Newtownbreda Road, Belfast

(Presented by the Senior Planning Officer (AS))

The application was for the provision of 7 mobile classrooms to the rear of the main educational building and the provision of additional car parking spaces within the campus. The Senior Planning Officer advised that no objections to the application had been received.

The recommendation from the Senior Planning Officer was that planning permission be granted, subject to a number of conditions.

 As required by Section 61 of the Planning Act (Northern Ireland) 2011, 269

PC 06.07.2015 the development hereby permitted shall be begun before the expiration of 5 years from the date of this permission.

Reason: Time limit

 No operation in or from any building hereby permitted shall commence until hard surfaced areas have been constructed and permanently marked in accordance with the approved drawing No(s) Y/2015/0040/F Ref 2930-PL-02B bearing date stamp 14 May 2015 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 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.

4.1.6 S/2014/0886 – Major Application - 3 No extensions to provide fitness suite, art and home economics departments and technology systems room at Wallace High School, Lisburn.

(Presented by the Senior Planning Officer (RT))

The Senior Planning Officer advised that the application was for 3 extensions to provide a fitness suite, art and home economics accommodation and technology systems room as Wallace High School. She advised that one letter of representation had been received but it had been in respect of neighbour notification and had not been an objection to the proposal.

The recommendation from the Senior Planning Officer was that planning permission be granted, subject to a condition.

. As required by section 61 of the Planning Act (Northern Ireland) Order 2011, the development hereby permitted shall be begun before the expiration of 5 years from the date of this permission.

Reason: Time Limit

4.1.7 S/2014/0881/F – Local Application (exceptions apply) - Community Centre including meeting rooms, multi-functional recreational room, consulting room and ancillary accommodation at site opposite 50 – 58 Rathvarna Drive, Ballymacoss, Lisburn

(Presented by the Senior Planning Officer (RT))

The Senior Planning Officer advised that the proposal was for a single storey, flat roofed building built with brown brick to match nearby houses. Parking would be on street. She advised that no objections to the proposal had been received. 270

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Councillor Catney welcomed the proposal on the basis that it would provide a very welcome community resource for the residents of the area.

The recommendation from the Senior Planning Officer was that planning permission be granted, subject to conditions.

 As required by section 61 of the Planning Act (Northern Ireland) Order 2011, the development hereby permitted shall be begun before the expiration of 5 years from the date of this permission.

Reason: Time Limit

 All hard and soft landscape works shall be carried out in accordance with the approved details and the appropriate British Standard or other recognised Codes of Practise. The works shall be carried out prior to the operation of any part of the development.

Reason: To ensure the provision, establishment and maintenance of a high standard of landscape.

 The existing natural screenings of this site, as indicated in on the approved plan 02A date stamped 03 March 2015, shall be retained except where indicated to be removed or unless necessary to prevent danger to the public.

Reason: To ensure the maintenance of screening to the site

4.1.8 S/2014/0587/F – Local Planning Application (‘Called-In’ in accordance with Paragraph 21 of the Protocol for the Operation of the Planning Committee) - Change of use of existing farm building to office and maintenance workshop and farm yard to parking area for home heating oil delivery vehicles at 77 Ballinderry Road, Upper Ballinderry, Lisburn.

(Presented by the Senior Planning Officer (RT))

Having declared an interest in this application, Councillor John Palmer left the meeting at 7.20 pm.

The Senior Planning Officer outlined the details of the application for change of use of existing farm building to office and maintenance workshop and farmyard to parking area for home heating oil delivery vehicles. She indicated that no letters of objection had been received.

The recommendation from the Senior Planning Officer was that planning permission be refused.

In response to queries by the Right Worshipful the Mayor, Councillor RT 271

PC 06.07.2015 Beckett, the Senior Planning Officer clarified that enforcement investigations were taking place in respect of unauthorised signage at the entrance to the site and the use of the site for an unauthorised business. She also advised that the Council had written to the agent on more than one occasion requesting further information and had received no response.

In response to a query by Councillor L Poots, the Senior Planning Officer advised that there was no evidence available to indicate that the site was an active farm.

The Committee, having considered the information provided within the report of the Senior Planning Officer, unanimously agreed to refuse the application for the following reasons:

 The proposal is contrary to Policy CTY1 of Planning Policy Statement 21, Sustainable Development in the Countryside in that there are no overriding reasons why this development is essential in this rural location and could not be located within a settlement.

 The proposal is contrary to the Department's Planning Policy Statement 4, Planning and Economic Development and Policy PED 6 Small Rural Projects in that the development would, if permitted has not demonstrated that: - there is no suitable site within the settlement; - the proposal would benefit the local economy or contribute to community regeneration; and the development is clearly associated with the settlement, but will not dominate it, adversely affect landscape setting or otherwise contribute to urban sprawl and is therefore not a compatible economic use in the countryside.

 The proposed development is unacceptable as the application does not cover all the works proposed/carried out, therefore insufficient information has been submitted to enable the Council to make an informed decision on the proposal

Councillor John Palmer returned to the meeting at 7.35 pm

4.2 Development Plan – Programme of Preparatory Work Local Development Plan

Members considered a detailed report from the Planning Manager together with a programme in respect of Preparatory Local Development Plan work.

It was proposed by Councillor P Catney, seconded by Councillor R Butler and agreed to approve the Programme of Preparatory Work for the Local Development Plan.

It was proposed by Councillor M Tolerton, seconded by Councillor R Butler and agreed to approve the organisation of workshops for all Councillors to be held during the period from September to December 2015.

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PC 06.07.2015 In response to a query by Councillor Mackin, the Director of Development and Planning clarified that an external service provider to carry out the Sustainability Appraisal could be from either the private or the public sector. He referred to the potential enhancement of the shared service team located in Mid-East Antrim Council and suggested that this might be a cost effective option for the Council to consider.

It was proposed by Councillor U Mackin, seconded by Councillor P Catney and agreed to approve the engagement of an external service provider to carry out the Sustainability Appraisal as required prior to the preparation of the Local Development Plan.

4.3 August Planning Committee Meeting

Members were advised that, in accordance with the provision within Standing Orders to vary the time and date of meeting, it was proposed, that, unless urgent business arose, the scheduled August meeting of the Planning Committee should not proceed. It was noted that the Chairman had indicated his agreement to this arrangement.

In response to Members’ queries, the Director of Development and Planning explained the operational reasons for proposing not to hold a meeting of the Committee in August. He also confirmed that, if urgent business did arise, an emergency meeting of the Committee could be convened in August.

It was proposed by Councillor R Butler, seconded by Councillor P Catney and agreed not to proceed with the meeting of the Planning Committee in August.

4.4 Northern Ireland Planning Conference – Making Planning Work for People

Members considered the above conference which was taking place on 29 September 2015 at the Grand Opera House, Belfast. It was noted that Issues to be examined included:

. Vision for the future of planning; . Enhanced responsibilities of local councilors/Council planning committees; . Planning in practice at a local government level; . The Councillor’s role in planning; . The Strategic Planning Policy Statement; . Simplified Planning Zones; . Development plans; . Community and stakeholder engagement in planning; . Improving the performance of statutory consultees in the planning process.

It was noted that the conference fee per delegate including travel allowance was £164.30

It was proposed by Councillor P Catney, seconded by Councillor R Butler and agreed that the Chairman and Vice Chairman, or their nominees, be nominated to attend this conference.

4.5 Policy Forum for Northern Ireland Key Note Seminar - Planning Reform in 273

PC 06.07.2015 Northern Ireland: Progress Priorities and Next Steps

Members considered details of the above conference which was taking place on 1 December 2015 in Belfast. It was noted that delegates would be provided with an opportunity to share thinking on lessons that could be learnt following the transfer of powers, early indication of the effectiveness of the new planning system and key priorities moving forward. Further areas for discussion included:

. Developing a fair and efficient planning system; . Funding . Transfer of further powers . Balancing priorities . Growth and Investment . Promoting urban regeneration

It was noted that the conference fee per delegate including travel allowance was £210

It was proposed by Councillor P Catney, seconded by Councillor R Butler, and agreed that that Councillors P Catney, U Mackin and M Tolerton be nominated to attend this conference.

4.6 Review of Scheme of Delegation

Members were reminded that the current Scheme of Delegation had initially been approved for a period of four months and was now due for review. In order to inform any potential amendments to the scheme, Members were asked to provide feedback to officers on the current Scheme by 31 July 2015.

It was proposed by Councillor R Butler, seconded by Councillor M Tolerton and agreed that Members note the review of the Scheme of Delegation and be asked to provide feedback to officers.

4.7 Review of Protocol for the Operation of the Planning Committee

Members were reminded that the Protocol for the Operation of the Planning Committee was now due for review. In order to inform any potential amendments to the Protocol for the Operation of the Planning Committee, Members were asked to provide feedback to officers by 31 July 2015.

It was proposed by Councillor R Butler, seconded by Councillor U Mackin, and agreed that Members note the review of the Protocol for the Operation of the Planning Committee and be asked to provide feedback to officers.

4.8 NIEA Listing Process

The Area Planning Manager referred to queries raised at the Committee’s meeting on 1 June 2015. Members considered a paper outlining the NIEA listing process and confirming that the Department would consult with the Historic Buildings Council and the appropriate Council. The document also indicated that the owner would be informed of the Department’s intention at the same time. It was agreed to note the contents of the paper. 274

PC 06.07.2015

4.9 Planning Portal Training

The Areas Planning Manager reported that plans to deliver Planning Portal training to Council Members in mid-June had been postponed pending the release of a new version of the Portal for mobile devices i.e. iPads - possibly in mid-July.

In view of the above, and after consultation with the Chairman and Vice-Chairman, it had been considered that it would be prudent to wait until the new software was released before delivering Planning Portal training to Members of the Council. It was agreed to note the position in respect of Planning Portal training.

4.10 Development Management

4.10.1 Quarter 1 End Statistics

The Committee noted a paper outlining Quarter 1 End Statistics

4.10.2 Appeals Received and Decided

The Committee noted a paper detailing appeals received and decided since 1 April 2015.

4.10.3 Decisions Issued - June

The Committee noted a paper detailing decisions issued in the period 1 – 30 June 2015.

Councillor Mackin welcomed the provision of this information and suggested that it would be useful to introduce a final column outlining the number of days it took to make planning decisions. The Area Planning Manager indicated that she would check on this and report back.

4.11 Enforcement

4.11.1 Quarter 1 End Statistics

The Committee noted a paper outlining enforcement statistics for the period from the 1st quarter of April 2015 to June 2015.

In response to a query by The Right Worshipful the Mayor, Councillor RT Beckett, in respect of enforcement action relating to a housing development in Hillsborough, the Director of Development and Planning reported that a letter was being drafted to one of the residents to update them on the current position and that a similar letter would be issued to other residents involved in the matter.

5. Confidential Business

In Committee

It was proposed by Councillor P Catney, seconded by the Right Worshipful the Mayor, 275

PC 06.07.2015 Councillor RT Beckett and agreed that the following items be considered “In Committee”

5.1 Enforcement

5.1.1 Cases with Court Proceedings for July 2015

It was agreed to note a paper detailing Enforcement Cases with Court Proceedings for July 2015.

5.1.2 Unauthorised Sand Extraction Lough Neagh – Issue of Enforcement Notice by the Department

Members considered a letter from the Department of Environment in respect of unauthorised sand extraction at Lough Neagh which stated that the Department was using its reserve enforcement powers under Section 139 of the Planning (Northern Ireland) Act 2011 to deal with this issue. It was agreed to note the content of the letter.

Out of Committee It was proposed by Councillor John Palmer, seconded by Councillor R Butler and agreed to come “Out of Committee” and normal business was resumed.

6. Any Other Business

There being no further business, the meeting concluded at 8.06 pm.

______CHAIRMAN / MAYOR

276

LISBURN & CASTLEREAGH CITY COUNCIL

MEETING OF THE PLANNING COMMITTEE – 7 SEPTEMBER 2015

REPORT BY THE DIRECTOR OF DEVELOPMENT AND PLANNING

PURPOSE AND BACKGROUND

The purpose of this report is to set out for Members’ consideration a number of Planning Matters.

1.0 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.

COLIN MCCLINTOCK DIRECTOR DEVELOPMENT AND PLANNING 2 September 2015

APP 1

LISBURN & CASTLEREAGH CITY COUNCIL

MEETING OF THE PLANNING COMMITTEE – 7 SEPTEMBER 2015

REPORT BY THE PLANNING MANAGER

PURPOSE AND BACKGROUND

The following decisions are required:

To consider the Schedule of Applications to be determined

To consider the request from The Planning Appeals Commission to make a presentation to a future meeting of the Planning Committee

To note information on the Commencement of Local Development Plan Workshops

To note Amendment to Programme of Preparatory Work – Local Development Plan

To note information regarding a Review of the Planning Committee Protocol and Scheme of Delegation

To note information on Decisions Issued during July and August 2015

To note information in respect of Subordinate Legislation for Planning Reform and Transfer to Local Government

To note correspondence and information on the Inquiry into Wind Energy

ITEM(S) FOR DECISION

1. SCHEDULE OF APPLICATIONS TO BE DETERMINED

1.1 S/2014/0458/O - Major Application - Two storey dwelling on a farm and associated domestic garage with access lane from Mill Road on lands to the rear of 3, 9 and 11 Mill Road Lisburn

Attached under APPENDIX 1PM is a copy of a report together with a location map in relation to the above application. Recommendation

It is recommended that the Committee considers the report from the Planning Manager and determines whether planning permission should be GRANTED as outlined in the recommendations within the Officer’s report.

1.2 S/2014/0699/F - Major Application - Proposed Materials Recovery Facility within an extended 'Warehouse A' building permitted under planning permission reference no S/2008/0448/F on lands at nos 94-96 Hillsborough Road Carryduff

Attached under APPENDIX 2PM is a copy of a report together with a location map in relation to the above application.

Recommendation

1.3 Y/2014/0331/O - Major Application - Housing Development (Additional Information and Badger Survey) on lands to the South of Wanstead Road, Wanstead Gardens and Ferndene Gardens Dundonald.

Attached under APPENDIX 3PM is a copy of a report together with a location map in relation to the above application.

Recommendation

1.4 S/2014/0702/O - Major Application - Site for domestic stables and exercise area on land north of 54 Drumbeg Road, Drumbeg, Lisburn BT17 9LE

Attached under APPENDIX 4PM is a copy of a report together with a location map in relation to the above application. Recommendation

1.5 S/2014/0810/F - Major Application - Alteration and refurbishment of existing 2 storey office accommodation to include external recladding and the addition of an entrance lobby at 282 Moira Road, Lisburn BT28 2TY.

Attached under APPENDIX 5PM is a copy of a report together with a location map in relation to the above application.

Recommendation

1.6 LA05/2015/0157/F - Major Application - Extension to Solar Farm approved under S/2014/0492/F on lands immediately north east of the junction of Ballinderry Road and Moneybroom Road, Lisburn.

Attached under APPENDIX 6PM is a copy of a report together with a location map in relation to the above application.

Recommendation

1.7 Y/2015/0095/F - Major Application - Provision of multi purpose community hall and training walls. (Amended plans) adjacent to existing Carryduff GAC Clubrooms at 12a Knockbracken Drive, Carryduff.

Attached under APPENDIX 7PM is a copy of a report together with a location map in relation to the above application. Recommendation

1.8 Y/2015/0072/F – Local Application (Council Owned) - Internal fit out of vacant unit to facilitate maintenance of council vehicles with welfare facilities, associated garage, vehicle lifts, offices and storage at Unit 3, 113 Ballygowan Road, Belfast BT5 7TZ

Attached under APPENDIX 8PM is a copy of a report together with a location map in relation to the above application.

Recommendation

1.9 S/2014/0776/O – Local Application (Called In) - Dwelling on a farm at 21 Comber Road, Hillsborough BT26 6LN

Attached under APPENDIX 9PM is a copy of a report together with a location map in relation to the above application.

Recommendation

It is recommended that the Committee considers the report from the Planning Manager and determines whether planning permission should be REFUSED as outlined in the recommendations within the Officer’s report.

1.10 S/2014/0696/F – Local Application (Called In) - 2 dwellings and garages (Amended Plan) on Lands between 9 and 23 Drumbo Road,Lisburn

Attached under APPENDIX 10PM is a copy of a report together with a location map in relation to the above application.

Recommendation

1.11 Y/2015/0065/F – Local Application (Called In) - Variation of condition 4 of Y/1986/0061 to allow a catalogue showroom retailer (Argos) to occupy 115sq m of the existing 4000sq m Homebase store at Upper Galwally (

Attached under APPENDIX 11PM is a copy of a report from together with a location map in relation to the above application.

Recommendation

1.12 S/2009/0839/F - Local Application (Called In) - Proposed seasonal touring caravan/camping site to accommodate 11 touring caravans with additional area for camping, associated services building and landscaping at 44 Ballylesson Road, Purdysburn.

Attached under APPENDIX 12PM is a copy of a report together with a location map in relation to the above application.

Recommendation

2 REQUEST FROM THE PLANNING APPEALS COMMISSION TO MAKE A PRESENTATION TO A FUTURE MEETING OF THE PLANNING COMMITTEE

Attached at APPENDIX 13PM is a copy of correspondence dated 4 August 2015 from The Planning Appeals Commission offering a brief presentation on the work of the Commission at a future meeting of the Committee.

Recommendation

It is recommended that the Committee accede to the request from The Planning Appeals Commission to make a presentation on their work and that Officers progress arrangements for them to be received at a future meeting of the Committee. Any Members having specific topics they wish to be covered in the presentation, should advise Officers of these as soon as possible.

ITEM(S) FOR NOTING

3 LOCAL DEVELOPMENT PLAN

3.1 Commencement of Local Development Plan Workshops

Attached at APPENDIX 14 is a Report from the Planning Manager to advise members that a series of workshops will commence at the end of September 2015.

Recommendation

It is recommended that Members note the information provided.

3.2 Amendment to Programme of Preparatory Work – Local Development Plan

Attached at APPENDIX 15PM is a Report from the Planning Manager to update Members on a revision to the Programme of Preparatory Work presented to the Planning Committee in July 2015 together with four Position Papers APPENDIX 15aPM, APPENDIX 15bPM, APPENDIX 15cPM and APPENDIX 15dPM.

Recommendation It is recommended that Members note the information provided.

4 REVIEW OF PLANNING COMMITTEE PROTOCOL AND SCHEME OF DELEGATION

Members are requested to note that after consultation with the Chairman, and in response to requests made by Members of the Committee, it has been agreed that a Special Meeting of the Planning Committee be held in September to discuss the Review of the Planning Protocol and the Scheme of Delegation. Further details will issue in due course. Recommendation

It is recommended that Members note the update in relation to the Review of the Planning Committee Protocol and Scheme of Delegation.

5 DEVELOPMENT MANAGEMENT

Decisions Issued (July and August 2015)

Attached at APPENDIX 16aPM and APPENDIX 16bPM are Reports of Decisions Issued in respect of applications within the Lisburn & Castlereagh City Council area during the months of July and August 2015 respectively.

Decisions Issued Reports will be circulated to Members of the Council when available and arrangements will be made for this information to be posted to the Planning Portal website.

Recommendation

It is recommended that the Committee note the Decisions Issued information.

6 SUBORDINATE LEGISLATION FOR PLANNING REFORM AND TRANSFER TO LOCAL GOVERNMENT

Attached under APPENDIX 17PM is a copy of a letter received from the Department of the Environment Planning Policy Division dated 2 July 2015 advising that a number of statutory rules came into operation on 6 July 2015. These rules introduce necessary reforms to the planning system to facilitate the transfer of responsibility for the majority of planning functions to Local Government.

Recommendation

It is recommended that the Committee notes the above information in respect of Statutory Rules.

7 INQUIRY INTO WIND ENERGY

Members will recall that at the Council Meeting held on 28 July 2015 it was noted that a response had been received from the Environment Committee of the Northern Ireland Assembly in regard to its Inquiry into Wind Energy. A Report from the Planning Manager on the subject is attached at APPENDIX 18PM together with a copy of the Executive Summary Recommendations of the Inquiry at APPENDIX 18aPM. Recommendation

It is recommended that Members note the above information on the Inquiry into Wind Energy by the Environment Committee.

BARBARA ELLIOTT PLANNING MANAGER 2 September 2015 APP 1PM

Lisburn & Castlereagh City Council

Council/Committee Planning Committee

Date of Committee 1 September 2015 Meeting

Committee Interest Major Application

Application Reference S/2014/0458/O

Date of Application 7 July 2014

District Electoral Area Downshire East

Proposal Description Two storey dwelling on a farm and associated domestic garage with access lane from Mill Road.

Location Lands to the rear of 3,9,11 Mill Road, Lisburn

Applicant/Agent Michael Burroughs Associates.

Representations 6 objections

Case Officer Joanna Magee

Recommendation APPROVAL

Summary of Recommendation

1. This application is categorised as a major planning application in accordance with the Development Management Regulations 2015 in that the site area exceeds 1 hectare.

2. The application is presented to the Planning Committee with a recommendation to approve.

Description of Site and Surroundings

3. The site is accessed off the Mill Road with a large two storey house fronting the road at no 3, and two 1 ½ storey properties to the east of the access point at

1 no.9 and 11 Mill Road. The access to the public road as indicated is currently tree lined with an existing agricultural gate serving fields to the south.

4. The main dwelling (occupied by the applicant) is situated at 238 Ballylesson Road. It is a 1 1/2 storey property which is a Grade B listed building and associated outbuildings. Tennis courts are situated to the rear enclosed by an existing electric gated entrance.

5. The land to the western boundary of the site is defined by mature trees bordering the Grade B2 listed building known as Belvedere House - a garden park or demesne that forms an integral setting for a building or buildings of historical importance.

Proposed Development

6. Outline planning permission is sought for a two storey dwelling on a farm and associated domestic garage with access lane from Mill Road.

Relevant Planning History

7. The relevant planning history includes the following:

Application Description of Proposal Address Decision Reference S/2010/0796/F Removal of Condition 5 3 Mill Road, Permission Agricultural Occupancy Condition Lisburn Granted S/2007/0009/F Internal alterations and renovation 226 Permission to existing listed dwelling and Ballylesson Granted remodelling of existing staircase. Road, Lisburn

S/2006/1547/LB Internal alterations and renovation 226 Permission to existing listed dwelling and Ballylesson Granted remodelling of existing staircase. Road, Lisburn

S/2004/0107/F Refurbishment and extension of Ballyaughlis Permission existing barn to create new Lodge, 238 Granted garden room and study Ballylesson Road, Lisburn

Application Description of Proposal Address Decision Reference S/2004/0106/LB Refurbishment and extension of 238 Permission existing barn to create new Ballylesson Granted garden room and study Road, Drumbo, Lisburn, S/1990/0749/F Alterations to dwelling and Ballyaughlis Permission attached garage, Lodge Granted Ballylesson Road, Drumbo S/1983/0461/F Self-contained flat and general Ballyaughlis Permission improvements Lodge Granted Ballylesson Rd Drumbo

Planning Policy Context

8. The relevant planning policy context which relates to the application is as follows: . Belfast Metropolitan Area Plan 2015: Lisburn Countryside . Planning Policy Statement (PPS) 1: General Principles . Planning Policy Statement (PPS) 2: Natural Heritage . Planning Policy Statement (PPS) 3: Access, Movement and Parking . Planning Policy Statement (PPS) 6: Archaeology and the Built Heritage (Policy BH 11 - Development affecting the Setting of a Listed Building) . Planning Policy Statement 21: Sustainable Development in the Countryside (Policy CTY 10 Dwellings on Farms and Policy CTY 13 & CTY14).

Consultations

9. The following consultations were carried out:

Consultee Response Transport NI No objections subject to conditions Environmental Health No objections

Water Management Unit No objections NI Water No objections NIEA Historic No objections Monuments Unit NIEA Historic Buildings No objections Unit NIEA Natural Heritage No objections. Rivers Agency No objections DARD NI No objections

Representations

10. There have been 6 letters of objection received in relation to the application. The following issues have been raised: . The building and laneway would have a detrimental effect on the established character of the neighbourhood. . Traffic concerns of existing vehicles. . Loss/invasion of privacy due to the siting of the dwelling. . Access lane proposed passing existing properties. . Loss of existing vegetation. . Potential alternative site further up where it would not cause overlooking with possible access off Pinehill Road. . Rising levels of proposed location

11. Discussions with the agent took place following objections submitted to Council. Amended drawings have been received showing the siting of the proposed dwelling further away from the objectors property to avoid overlooking.

Consideration and Assessment

12. The main issues to consider in the determination of this planning application are: . Principle of Development . Sustainable Development in the Countryside . Dwellings on Farms 4

. Integration and design of buildings in the countryside . Rural Character . Access, Movement and Parking . Proximity of Listed Buildings & Belvedere Historic Parks, Gardens and Demesnes in Lisburn City Council Area

Principle of Development

13. The application site lies within Lisburn Countryside as designated under the Belfast Metropolitan Area Plan 2015. The site is located in an Area of Outstanding Natural Beauty (AONB) and Area of High Scenic Value (AOHSV) and Site of Local Nature Conservation Importance (SLNCI).

14. The Ballylesson Road is a protected route and therefore is not a viable option for the creation of a new access. As such, the Mill Road has been proposed to serve the new dwelling and garage. The use of Mill Road ensures that there is no impact on the setting of the listed buildings at Ballyaughlis Lodge or Belvedere House.

15. The guiding principle in the determination of applications is that development should be permitted, having regard to the development plan and all other material considerations, unless the proposed development will cause demonstrable harm to interests of acknowledged importance.

16. The proposed development is located outside the settlement limits. PPS21 is therefore a material planning consideration in the determination of this application.

Sustainable Development in the Countryside

17. PPS 21 – Sustainable Development in the Countryside sets out planning policies for development in the countryside. For the purposes of this policy, countryside is defined as land lying outside the settlement limits as identified in development plans.

18. Policy CTY 1 of PPS 21 – Development in the Countryside indicates that there is 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.

19. This application proposes a two storey farm dwelling and garage and as such, the proposal is assessed in accordance with the policy tests associated with Policy CTY 10 - Dwellings on Farms.

Dwellings on farms

20. Policy CTY 10 – Dwellings on Farms states that planning permission will be granted for a dwelling house on a farm where all of the following criteria can be met:

(a) the farm business is currently active and has been established for at least 6 years;

21. The Department of Agriculture and Rural Development (DARD) has confirmed that the farm business is active and that it has been established for at least 6 years. As such, they have offered no objections to the proposed development. The response from DARD also indicated that the applicant has been a member of this farm business since 11 April 2005. The farm maps supplied state a total area of 17.26 hectares. It is also noted that whilst out on site the lands appear to be kept in good agricultural condition.

(b) no dwellings or development opportunities out-with settlement limits have been sold off from the farm holding within 10 years of the date of the application. This provision will only apply from 25 November 2008; and

22. Site history searches confirm no previous approvals within the farm holding depicted in the farm maps

(c) the new building is visually linked or sited to cluster with an established group of buildings on the farm and where practicable, access to the dwelling should be obtained from an existing lane. Exceptionally, consideration may be given to an alternative site elsewhere on the farm, provided there are no other sites available at another group of buildings on the farm or out-farm, and where there are either: demonstrable health and safety reasons; or verifiable plans to expand the farm business at the existing building group.

23. The proposed location of the new dwelling is an exception in that the applicant’s dwelling house is a listed building and contains few outbuildings to cluster with the existing group of farm buildings. Discussions at an early stage in the process allowed NIEA Historic Buildings Unit to recommend a suitable site away from the setting of a listed building with access onto Mill Road. The existing access will not be used in this case due to the property being sited onto Mill Road which is more suitable than the Ballylesson Road which would cause any adverse impact on the setting of a listed building and also the fact that the existing access is a protected route in the development plan.

24. The exception to the policy is a material consideration in this instance due to the fact that the applicant lives in a listed building which forms part of the group of buildings on the farm holding. As such, any new dwelling located near the existing group of buildings has the potential to affect the setting of the listed building and would therefore be contrary to the policy test associated with PPS 6 – Planning Archaeology and the Built Heritage.

25. Furthermore, it was important to ensure that any new building did not compromise the setting of another adjacent listed building.

26. NIEA Historic Buildings Unit is content that the siting of the proposed dwelling out with the group of farm buildings will in this instance be compliant with policy. NIEA will be consulted again at Reserved Matters stage.

Integration and design of buildings in the countryside

27. Policy CTY 13 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.

28. Policy states that a new building will be unacceptable where:

(a) it is a prominent feature in the landscape; or

(b) the site lacks long established natural boundaries or is unable to provide a suitable degree of enclosure for the building to integrate into the landscape; or

(d) ancillary works do not integrate with their surroundings; or

(e) the design of the building is inappropriate for the site and its locality; or

(f) it fails to blend with the landform, existing trees, buildings, slopes and other natural features which provide a backdrop; or

(g) in the case of a proposed dwelling on a farm (see Policy CTY 10) it is not visually linked or sited to cluster with an established group of buildings on a farm.

29. It is considered that there is adequate screening along the existing entrance and boundaries to the eastern boundary of the site. There are also mature trees and existing planting along the access with Mill Road.

30. Whilst further landscaping may be required along the north and west boundary to ensure integration into the rural setting, it is recommended that

any decision issued is conditioned to ensure that landscaping details are provided as part of the Reserved Matters application.

31. The design of the building will be considered at submitted at the Reserved Matters stage. It is however recommended that a ridge height condition should be attached to any decision notice issued in order to ensure that the development is not prominent in the rural landscape.

32. The proposal is on an elevated site served by a long laneway to the new site which crosses an existing stream. Although the driveway will pass the rear of no 9 and 11 Mill Road, the proposed dwelling and garage are sited so as to ensure that there will be no adverse impact on the amenity of adjoining properties.

33. Whilst the dwelling is not visually linked or clustered with an established group of buildings on the farm (a policy requirement), the circumstances associated with the proximity of the farm dwelling and outbuildings (listed) within a pink shaded area, are considered to be an exception resulting in it being relocated 135m away from the residents at 11 Mill Road and approximately 640 metres away from the listed building within the applicant’s ownership.

34. There are adequate boundaries to the road frontage and rear of the site to aid integration. The application seeks to establish the principle of a dwelling in this location and as such, full design details will be submitted at the Reserved Matters stage. The design of the building must be in accordance with A Sustainable Design Guide for the Northern Ireland Countryside introduced May 2012. It is noted that there is a two storey property in close proximity to the site and the site has an immediate back drop of mature trees.

Rural Character

35. 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. It states that a new building will be unacceptable where:

(a) it is unduly prominent in the landscape; or

(b) it results in a suburban style build-up of development when viewed with existing and approved buildings; or

(d) it creates or adds to a ribbon of development (see Policy CTY 8); or

(e) the impact of ancillary works (with the exception of necessary visibility splays) would damage rural character.

36. In light of the existing boundary planting and backdrop of trees, it is contended that a new dwelling and garage will not be unduly prominent in the landscape. The site is also enclosed within the corner of the field which will allow the dwelling to be further integrated into its rural surroundings.

37. Mature trees line the boundaries to the west of the site. This will ensure that the proposed dwelling will integrate into its surroundings. Furthermore, the proposed dwelling will be positioned some 160 metres away from the Mill Road frontage. It is therefore contended that it will not be highly visible.

Access, Movement and Parking

38. PPS 3 – Access Movement and Parking sets out policies for vehicular and pedestrian access, transport assessment, the protection of transport routes and parking.

39. The proposed development will be access via Mill Road. This access was chosen to lessen the impact of the development on the listed building associated with the farm unit and another adjacent listed property known as Belvedere House.

40. Transport NI has considered the detail associated with this application and commented that the application was acceptable subject to a condition ensuring that adequate provision has been made for parking and circulating within the site.

41. In light of this response, it is contended that the proposed development complies with the policy requirements contained within PPS 3.

Planning Archaeology & Built Heritage Issues

42. PPS 6 – Planning Archaeology and Built Heritage sets out planning policies for the protection and conservation of archaeological remains and features of the built heritage.

43. Policy BH 11 – Development affecting the Setting of a Listed Building states that development which would adversely affect the setting of a listed building will not be permitted. Development proposals will normally only be considered appropriate where all the following criteria are met:

(a) the detailed design respects the listed building in terms of scale, height, massing and alignment; (b) the works proposed make use of traditional or sympathetic building materials and techniques which respect those found on the building; and (c) the nature of the use proposed respects the character of the setting of the building.

44. In order to ensure compliance with the above policy tests NIEA Historic Buildings Unit accepted the repositioning of the proposed dwelling within the red line boundary so as to move the new dwelling away from the Listed Buildings.

45. Due to the sites location within an area of archaeological influence, NIEA Protecting Historic monuments was consulted. They offered no objections.

46. It is therefore contended that application satisfies policy tests associated with Policy BH 2 - The Protection of Archaeological Remains of Local importance and their settings.

Conclusions

47. The application seeks an approval in principle for a two storey dwelling on a farm with an associated garage. It is contended that the siting of the proposal is in the best possible location given the proximity of Listed Buildings on adjacent land and that the principle of a dwelling and garage is acceptable.

48. Based on careful consideration of all the relevant material planning considerations, including third party representations and responses from consultees, it is contented that the proposal is acceptable in that it meets all relevant policy tests associated with PPS 21 and PPS 6.

Recommendation

49. It is therefore recommended that outline planning permission is granted subject to conditions to be met at reserved matters stage.

Conditions

50. The following conditions are recommended:

. As required by Section 62 of the Planning (Northern Ireland) Act 2011, application for approval of the reserved matters shall be made to the 12

Council within 3 years of the date on which this permission is granted and the development, hereby permitted, shall be begun by whichever is the later of the following dates:-

i. the expiration of 5 years from the date of this permission; or

ii. the expiration of 2 years from the date of approval of the last of the reserved matters to be approved. Reason: Time Limit

. Except in so far as expressed below approval of the details of the siting, design and external appearance of the buildings, the means of access thereto and the landscaping of the site (hereinafter called ""the reserved matters""), shall be obtained from the Council, in writing, before any development is commenced. Reason: To enable the Council to consider in detail the proposed development of the site.

. A scale plan at 1:500 shall be submitted as part of the reserved matters application showing the access to be constructed in accordance with the attached form RS1. Reason: To ensure there is a satisfactory means of access in the interests of road safety and the convenience of road users.

. The dwelling shall not be occupied until provision has been made and permanently retained within the curtilage of the site for the parking of private cars at the rate of 3 spaces per dwelling. Reason: To ensure adequate (in -curtilage) parking in the interests of road safety and the convenience of road users.

. Any existing street furniture or landscaping obscuring or located within the proposed carriageway, sight visibility splays or access shall, after obtaining permission from the appropriate authority, be removed, relocated or adjusted at the applicant’s expense. Reason: In the interest of road safety and the convenience of road users.

. The proposed dwelling shall have a ridge height of less than 8 metres above finished floor level. Reason: To ensure that the development is not prominent in the landscape in accordance with the requirements of the Councils, ‘A Sustainable Design Guide for Northern Ireland Countryside.

. The depth of underbuilding between finished floor level and existing ground level shall not exceed 0.45 metres at any point. Reason: In the interest of visual amenity.

. No development shall take place until a plan indicating floor levels of the proposed dwelling in relation to existing and proposed ground levels has been submitted to and approved by the Council. Reason: To ensure the dwelling integrates into the landform and to ensure resident's privacy is not adversely affected.

. The curtilage of the proposed dwelling shall be as indicated in green on the approved plan S/2014/0458/01 date stamped 21 August 2014. Reason: To ensure that the amenities incidental to the enjoyment of the dwelling will not adversely affect the countryside.

. A detailed scheme of landscaping providing for species, siting, planting distances, presentation and programme of planting; shall be submitted to the Council as part of the Reserved Matters and shall be subject to its approval before any work commences on site. Reason: The Council wishes to ensure that there will be a well laid out scheme of healthy trees and shrubs.

. The dwelling hereby permitted shall not be occupied until all new boundaries have been defined by a timber post and wire fence with a native species hedgerow/trees and shrubs of mixed woodland species planted on the inside. Reason: To ensure the proposal is in keeping with the character of the rural area. 14

. All hard and soft landscape works shall be carried out in accordance with the approved details and the appropriate British Standard or other recognised Codes of Practice. The works shall be carried out prior to the occupation of any part of the dwelling in accordance with a programme to be agreed with the Council. Reason: To ensure the provision, establishment and maintenance of a high standard of landscape.

Site Location Map – S/2014/0458/O

Photographs – S/2014/0458/O

17 APP2PM

Lisburn & Castlereagh City Council

Council/Committee Planning Committee

Date of Committee 7 September 2015 Meeting

Committee Interest Major Application

Application Reference S/2014/0699/F

Date of Application 15 October 2014

District Electoral Area Downshire East

Proposal Description Proposed Materials Recovery Facility within an extended 'Warehouse A' building permitted under planning permission reference no S/2008/0448/F.

Location Lands at Nos 94-96 Hillsborough Road Carryduff.

Applicant/Agent Irish Waste Services Ltd

Representations None

Case Officer Brenda Ferguson

Recommendation APPROVAL

Summary of Recommendation

1. This application is categorised as a major planning application in accordance with the Development Management Regulations 2015 in that the site area exceeds 1 hectare.

2. The application is presented to the Planning Committee with a recommendation to Approve.

Description of Site and Surroundings

3. This site is located just off the Hillsborough Road, Carryduff and is accessed directly from this road. Irish Waste Services Ltd is currently operating from the site.

4. At present the land contained within the red line is occupied by a number of existing storage, industrial and office buildings/Warehouses. A “Materials Recovery Facility” operates from ‘Warehouse C’ approved under application ref. S/2011/0319/F.

5. The entire site is bound by existing fencing and mature vegetation and the buildings and parking areas are located at a low level within the disused quarry. The site is well screened from the Hillsborough Road and Moss Road due to its topography and vegetation.

6. The surrounding area is characterised by open countryside and dispersed rural dwellings opposite the site on the Hillsborough Road and to the east along Moss Road.

Proposed Development

7. Proposed Materials Recovery Facility within an extended 'Warehouse A' building permitted under planning permission reference no S/2008/0448/F.

Relevant Planning History

8. The relevant planning history includes the following:

Application Description of Proposal Decision Reference S/2008/0448/F Retrospective planning permission for Approval Class B1 (offices), B2 (light industrial), 10/03/09 Class B4 (storage) and a new 5081m2 storage unit on land at Hillsborough Road, Carryduff.

S/2011/0319/F Proposed Materials Recovery Facility for Approval the sorting, processing and storage of 23/08/13 mixed dry recyclables on the site of 'Warehouse C' permitted under S/2008/0448/F. Also the alteration of ridge heights of 'Warehouses A, B and C',

Application Description of Proposal Decision Reference amendments to access road, service yards and parking also approved under S/2008/0448/F S/2011/0340/F Redevelopment of existing light Approval industrial/vehicle maintenance and 15/02/13 storage building to provide vehicle maintenance building with ancillary offices to serve operations at existing site.

Planning Policy Context

9. The relevant planning policy context which relates to the application is as follows: . Belfast Metropolitan Area Plan (BMAP) 2015; . Planning Policy Statement (PPS) 1 – General Principles . Planning Policy Statement (PPS) 3 – Access, Movement and Parking . Planning Policy Statement (PPS) 4 – Planning and Economic Development . Planning Policy Statement (PPS) 11 – Planning and Waste Management . Planning Policy Statement (PPS) 21 – Sustainable Development in the Countryside . Development Control Advice Note 15 – Vehicular Access Standards

Consultations

10. The following consultations were carried out.

Consultee Response Northern Ireland Water No objections

NI Transport No objections subject to conditions Environmental Health No objections subject to conditions re. hours of operation NIEA Water Management No objections Unit

NIEA Waste Management Informatives apply Health and Safety No comment necessary. Executive NI

Representations

11. No third party representations were received in respect of this application.

Consideration and Assessment

12. The main issues to consider in the determination of this planning application are: . Principle of Development . Sustainable Development in the Countryside . Economic Development . Environmental Impact of a Waste Management Facility . Waste Collection and Treatment Facilities . Access and car parking requirements

Principle of Development

13. The site is located within Lisburn Countryside as denoted in the Belfast Metropolitan Area Plan 2015.

14. The guiding principle in the determination of planning applications is that development should be permitted, having regard to the development plan and all other material considerations, unless the proposed development will cause demonstrable harm to interests of acknowledged importance.

15. The current use on the site is a combination of light industrial (B2), storage (B4) and offices (B1). The site has a long established history of industrial activity.

16. In light of the history and current activity, it is contended that the proposed extension to the existing Warehouse A building is acceptable in principle.

17. PPS 1 General Principles requires that consideration is given to the potential impacts of this proposal on the immediate surroundings.

18. The development falls within the scope of Schedule 2 11 (B) (II) Other projects; installations for the disposal of waste (unless included in Schedule 1) in that the area is greater than 0.5 Ha. An EIA determination was carried out on 30 October 2014 and it was deemed the application did not require to be accompanied by an Environmental Statement.

Sustainable Development in the Countryside

19. The site is located within Lisburn Countryside and as such Planning Policy Statement 21 – Sustainable Development in the Countryside is a material consideration.

20. Policy CTY 1 – Development in the Countryside indicates that there is a range of types of development which in principle are considered to be acceptable in the countryside. It states that planning permission will be granted for non- residential development in the Countryside for industry and business uses in accordance with PPS 4 – Planning and Economic Development.

21. Policy CTY 1 goes on to state that there are a number of other types of non- residential development that may be acceptable in principle in the countryside eg, certain utilities

Economic Development

22. Policy PED 3 of PPS 4 - Expansion of an Established Economic Development Use in the Countryside states that the expansion of an established economic development use in the countryside will be permitted where the scale and nature of the proposal does not harm the rural character or appearance of the local area and there is no major increase in the site area of the enterprise.

23. This proposal is for an extension to the existing Warehouse building “A” contained within the existing site boundary. The application seeks approval for 5

a change of use of this building from storage to a proposed materials recovery facility for the sorting and processing of domestic and industrial recyclables.

24. There is an existing Materials Recovery Facility associated with Irish Waste Services Ltd operating from within Warehouse C. The nature of the use of the proposed building is therefore considered to be compatible with the existing established uses on the wider site.

25. Policy encourages expansion to be accommodated through the reuse or extension of existing buildings on site. It states that any extension should respect the scale, design and materials of the original building(s) on the site.

26. The Warehouse “A” building is to be extended to the north east and the extension is approximately half the size of the existing building, equating to an additional 720 square metres of additional floor space. The total ridge height is slightly higher than the existing building however overall the scale, design and materials are in keeping with the original building.

27. The extension is small in scale and will be a minor addition to the existing buildings on site at present. Additional integration measures are not required for the extension as it will not be visible, the site is well screening from the public road due to the topography and vegetation along the site boundaries.

28. A proposal for economic development use will also be required to meet all of the criteria associated with Policy PED 9.

29. In considering the criteria of Policy PED 9, it is contended that the use on the site is long established and the extension is a minor addition to an existing building.

30. Given the relatively small scale of the extension proposed to warehouse A and its location within an established employment area with similar uses, it is contended that the proposed development will not harm the amenities of nearby residents. Furthermore, the site is well screened and any noise will be confined to the warehouse and immediate site.

31. There are no environmental features to be considered within or surrounding the site. As such, it is contended that the proposed development will not adversely affect features of the natural or built heritage.

32. The site is not located in an area at flood risk and will not cause or exacerbate flooding.

33. Activities associated with the Material Recovery Facility will be contained within Warehouse A. It is therefore considered that any noise generated will be minimal and will not cause any disturbance.

34. There are no harmful emissions are associated with this proposal and as such, the policy test in this regard is not relevant in this instance.

35. The applicant has indicated that the total number of trips to the site per day will be less than that anticipated with the 3 previous approvals, S/2008/0448/F, S/2011/0319/F and S/2011/0340/F. Although there will be an additional 8 HGV trips per day over the previous storage unit A trips, the number of car trips to the site per day will be reduced. Transport NI is satisfied with the information provided.

36. It is therefore contended that the existing road network can safely handle any extra vehicular traffic the proposal may generate and that no developer led improvements are required to overcome any road problems identified.

37. The existing access to the site is satisfactory and the parking schedule demonstrates that the overall parking for the site will consist of 97 (assigned) and 21 (communal) non-operational and 55 (assigned) and 9 (communal) operational. 8 cycle stands have also been allocated.

38. Transport NI has considered the proposed parking for the entire site to be acceptable. It is therefore contended that the proposal as presented satisfies parking standards and provides for adequate access arrangements, parking and manoeuvring areas.

39. Furthermore, a movement pattern is provided that, insofar as possible, supports walking and cycling, meets the needs of people whose mobility is impaired, respects existing public rights of way and provides adequate and convenient access to public transport

40. It is contended that the design, scale and materials of the proposed extension to warehouse A is in keeping with the existing building and other buildings within the wider site.

41. The site is presently well screened from public view and as such no additional integration measures are required.

42. Policy requirements associated with deterring crime and promoting personal safety are not considered to be a requirement for this type of development given its location.

43. Due to the existing topography and vegetation, the proposed extension of an existing warehouse will integrate visually. Its location within the site means it will not be visible from the main road and will be screened from public view.

Environmental Impact of a Waste Management Facility

44. The application seeks approval for use of Warehouse A and its extension for a Material Recovery Facility. As such, Planning Policy Statement 11 – Planning and Waste Management is a material consideration.

45. Policy WM 1 relates to the environmental impact of a waste management facility. The policy states that applications for the development of a waste management facility will be subject to a thorough examination of environmental effects and will only be permitted where it can be demonstrated that certain criteria are met;

46. The Council’s Environmental Health unit have no public health objections and all other statutory consultees are content with the proposal. All the waste will be processed internally. As such, it is contended that the proposal would not

cause demonstrable harm to human health or result in an unacceptable adverse impact on the environment.

47. The site is located within a redundant quarry, and structures of this scale and nature have been previously approved and are currently in operation within this quarry site. Given the scale of the site and existing land use the proposal is considered to be compatible with the character of the immediate area and adjacent land uses.

48. The application site is at low level and surrounded by raised banks and landscaping. The existing buildings are not visible from the main road. As such, the proposed material recovery facility associated with warehouse A and its extended space will not have an unacceptable visual impact.

49. As indicated above, Transport NI have raised no objections subject to condition and informatives. As such, it is contended that the nature and frequency of associated traffic movement will not prejudice the safety and convenience of road users nor will it constitute a nuisance to neighbouring residents by virtue of noise, dirt and dust.

50. Transport NI is satisfied with existing access arrangements as such, no upgrades to the public road network are considered necessary. In terms of site parking, servicing and circulation of vehicles, Transport NI are also satisfied with the parking arrangements associated with the proposed development. Alternative transport modes are not considered relevant to this proposal.

51. The development will not have an unacceptable adverse impact on nature conservation or archaeological/built heritage interests - The site is located within a redundant quarry and as such, the use of the existing Warehouse A (and its extension) as a Material Recovery Facility will not have an unacceptable adverse impact on nature conservation or built heritage interests.

52. The waste to be accepted by the site is mixed dry recyclables consisting of domestic and industrial materials. All off-loading, handling, segregation and processing will be carried out within Warehouse A. Given that the processing of the waste will be undertaken internally it is anticipated there will be no

serious environmental risk to air, water or soil resources. No objections have been raised by NIEA Waste Management Unit, LCCC Environmental Health and NIEA Water Management Unit.

53. The proposed site is not at risk from flooding and the proposed development will not cause or exacerbate flooding elsewhere.

54. Policy consideration associated with the permanent loss of best and most versatile agricultural land and landfilling proposals are not relevant to this proposal.

55. In light of the consideration above, it is contended that the proposal satisfies the policy tests associated with Policy WM1 of PPS 11.

Waste Collection and Treatment Facilities

56. Policy WM2 of PPS 11 provides the criteria to assess waste collection and treatment facilities. The policy requires that there is a need for the facility as established through the Waste Management Strategy (WMS) and the relevant Waste Management Plan (WMP) and also that the facility is the Best Practicable Environmental Option (BPEO).

57. Whilst the Arc 21 Waste Management Plan does not specifically identify a need for this specific facility at this location it is argued that there is a need for a further recycling facility at this site to enable waste to be safely collected, sorted, and transferred.

58. In relation to the locational criteria under Policy WM2 the site is located within a worked out hard rock quarry. There are existing light industrial uses on the site and a current Materials Recovery Facility operating within Warehouse C. The character of the area is therefore appropriate to the development that is proposed.

59. In relation to the additional criteria within Policy WM 2, the proposal is not a regional scale waste collection or treatment facility. Part (d) bullet point two states that proposals involving sorting and processing of waste shall be located 10

within a purpose built/appropriately modified existing building. The proposal will involve the change of use and extension of Warehouse A to a Materials Recovery Facility which already exists and is currently operational within Warehouse C. No objections in principle have been raised by NIEA LRM and Environmental Health. Throughout the processing of the application NIEA LRM requested clarification on a number of issues which have since been resolved.

60. The proposal is considered to comply with the criteria of this policy. It is contended that the proposal will not result in an unacceptable adverse environmental impact that cannot be prevented or appropriately controlled by mitigating measures (see Policy WM1).

Consideration of Representations

61. No letters of objection were received in respect of this proposal.

Conclusions

62. In summary, the proposal is satisfactory and fulfils all the policy requirements.

Recommendations

63. It is recommended that planning permission is granted subject to conditions.

Conditions

64. The following conditions are recommended: 1. As required by Article 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.

2. The development hereby approved shall be carried out in strict accordance with the noise, odour and dust management procedure, and the operators monitoring log bearing the Council date stamp 05/05/15

Reason: In the interests of the amenity of nearby residents.

3. Hours of operation of the Materials Recovery Facility hereby approved shall be restricted to 0700 - 1900 Monday to Friday, 0800 – 1300 Saturday and no Sunday working.

Reason: In the interests of privacy and amenity of nearby residents.

4. The vehicular access, including visibility splays and any forward sight distance, shall be provided in accordance with Drawing No. 5077276/005/TP/0002 Rev C (included in Appendix C of Technical Note 2) bearing the Council date stamp 13 Oct 2014, prior to the operation of any other development hereby permitted. The area within the visibility splays and any forward sight line shall be cleared to provide a level surface no higher than 250mm above the level of the adjoining carriageway and such splays shall be retained and kept clear thereafter.

Reason: To ensure there is a satisfactory means of access in the interests of road safety and the convenience of road users.

5. The development hereby permitted shall not become operational until hard surfaced areas have been constructed in accordance with approved Drawing No. 5077276/005/TP/036 Rev B (included in Appendix C of Technical Note 2) bearing the Council date stamp 13 Oct 2014 to provide adequate facilities for parking and circulating 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.

6. All off-loading, sorting, processing, baling and storage of waste shall be carried out within the materials recovery facility building associated with Warehouse A and its extension.

Reason: To ensure protection of the environment and to ensure protection of the amenity of occupied properties in the surrounding area.

7. The materials accepted at the hereby approved facility shall be restricted to those European Waste Catalogue codes listed in Appendix A.

Reason: To ensure protection of the environment.

Appendix A

The materials accepted at the hereby approved facility shall be restricted to those European Waste Catalogue codes listed below:

01 01 02 coal 01 04 09 waste sand 03 01 05 sawdust, shavings, cuttings, wood, particle board and veneer other than those mentioned in 03 01 04 07 02 13 waste plastic 07 05 14 solid wastes other than those mentioned in 07 05 13 07 05 99 wastes not otherwise specified 07 02 13 waste plastic 09 01 07 photographic film and paper containing silver or silver compounds 09 01 08 photographic film and paper free of silver or silver compounds 10 01 01 bottom ash, slag 10 0102 coal fly ash 10 0115 bottom ash, slag 10 0117 fly ash 15 01 01 paper and cardboard packaging 15 01 02 plastic packaging 15 01 03 wooden packaging 15 01 04 metallic packaging 15 01 05 composite packaging 15 01 06 mixed packaging 15 01 07 glass packaging 15 01 09 textile packaging 16 03 06 coke 16 0117 ferrous metals 16 01 18 non ferrous metals 16 01 20 glass 16 01 19 plastic 16 06 04 alkaline batteries (except 16 06 03) 16 06 05 other batteries and accumulators 17 01 01 concrete 17 01 02 bricks 17 0103 tiles and ceramics 17 01 07 mixtures of concrete, bricks, tiles and ceramics other than those mentioned in 17 01 06 17 02 01 wood 17 02 02 glass 17 02 03 plastic 17 03 02 bituminous materials other than those mentioned in 17 03 01 17 04 01 copper, bronze, brass 17 04 02 aluminium 17 04 03 lead 17 04 04 zinc 17 04 05 iron and steel 17 04 06 tin 17 04 07 mixed metals 17 04 11 cables other than those mentioned in 17 04 10 17 05 04 soil and stones other than those mentioned 17 05 03 17 06 04 insulation materials other than those mentioned 17 06 01 and 17 06 03 17 08 02 gypsum-based construction materials other than those mentioned in 17 08 01 17 09 04 mixed construction and demolition wastes other than those mentioned in 17 09 01, 17 09 02 and 17 09 03 19 01 12 bottom ash and slag 14

19 01 14 fly ash 19 08 01 screenings 19 08 02 waste from desanding 19 12 01 paper and cardboard 19 12 02 ferrous metal 19 12 03 non ferrous metal 19 12 04 plastic and rubber 19 12 05 glass 19 12 07 wood other than those mentioned in 19 12 06 19 12 08 textiles 19 12 09 minerals (for example sand, stones) 19 12 10 combustible waste (refuse derived fuel) 19 12 12 other wastes (including mixtures of materials) from mechanical treatment of wastes other than those mentioned in 19 12 11 19 13 02 solid waste from soil remediation other than those mentioned in 19 13 01 20 01 01 paper and cardboard 20 01 02 glass 20 0110 clothes 20 01 11 textiles 20 01 21 fluorescent tubes and other mercury containing waste 20 01 23 discarded equipment containing chlorofluorocarbons 20 01 35 discarded electrical and electronic equipment other than those mentioned in 20 01 21 and 20 01 23 containing hazardous components 20 01 36 discarded electrical and electronic equipment other than those mentioned in 20 01 21, 20 01 23 and 20 01 35 20 01 38 wood other than those mentioned in 20 01 37 20 01 39 plastics 20 01 40 metals 20 02 01 biodegradable waste 20 02 02 soil and stones 20 02 03 other non-biodegradable wastes 20 03 01 mixed municipal wastes 20 03 02 waste from markets 20 03 03 street cleaning residues 20 03 07 bulky waste

Site Location – S/2014/0699/F

Photographs – S/2014/0699/F

APP3PM

Lisburn & Castlereagh City Council

Council/Committee Planning Committee

Date of Committee 7 September 2015 Meeting

Committee Interest Major Application

Application Reference Y/2014/0331/O

Date of Application 27 October 2014

District Electoral Area Castlereagh East

Proposal Description Housing Development

Location Lands to the South of Wanstead Road, Wanstead Gardens and Ferndene Gardens, Dundonald.

Applicant/Agent Anne Johnson

Representations 57 objections, 1 petition with 91 signatures

Case Officer Grainne Rice

Recommendation Approval

Summary of Recommendation

1. This application is categorised as a major planning application in accordance with the Development Management Regulations 2015 in that the area of the site exceeds 2 hectares and has the potential to exceed 50 dwellings.

2. The application is presented to the Planning Committee with a recommendation to approve.

Description of Site and Surroundings

3. The application site address is given as land to the south of Wanstead Road, Wanstead Gardens and Ferndene Gardens, Dundonald. 4. The proposed site consists of agricultural land. Residential housing makes up the wider landscape to the north, east and west, with agricultural lands to the south. The site is assessed by an existing track and consists of improved grasslands bounded by mixed hedgerows both to the south and within the site itself. Residential garden fencing and mature trees bound the site to the northern boundary. A small water course runs west to east along the northern boundary.

5. Site topography rises in a westerly direction from Ferndene Road and in a southerly direction from the rear of properties on Wanstead Road and Wanstead Gardens.

6. The lands to the north, east and west of the site are comprised of housing that has been established on undulating ground that is generally dropping in a northerly direction towards Old Dundonald Road. Due to this topography there is a mix of dwelling types within the area which range from detached and semi- detached single storey through to two storey dwellings.

Proposed Development

7. Outline planning permission is sought for a housing development.

Relevant Planning History

8. The relevant planning history includes the following:

Application Description of Proposal Decision Reference Y/1997/0166 Housing Development at New Line Refusal Dundonald 26.061977

Planning Policy Context

9. The relevant planning policy and guidance context which relates to the application is as follows: . Belfast Metropolitan Area Plan (BMAP) 2015 . Planning Policy Statement (PPS) 1 - General Principles . Planning Policy Statement (PPS) 2 – Natural Heritage . 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 8 Housing in Existing Urban Areas . Creating Places

Consultations

10. The following consultations were carried out:

Consultee Response Transport NI No objections – Conditions and informatives recommended NI Water No Objections - Informatives offered Environmental Health No objections – Informatives offered Rivers Agency No objections – A condition and informatives recommended NIEA Water Management No objections Unit NIEA – Natural Environment No objections – A condition and informatives recommended Division

Representations

11. There have been 57 letters of objection received in relation to the application and 1 petition with 91 signatures.

12. The issues raised include: . Road safety, potential congestion, inconvenience for pedestrians . Visual impact of proposal, potential for raised skyline profile . Concern regarding the change in ground levels . Overdevelopment . Potential environmental impact on hedgerows and wildlife . Potential for flooding, water run off . Capacity of storm and drain system . Impact on residential amenity by overlooking, loss of light, dominance and overshadowing . Land currently agricultural therefore housing is an inappropriate land use . The number of new housing developments already under construction and under consideration in the area . The number of unsold or empty houses in the area . Built development should not extend beyond the 60m contour line as per PAC recommendation . Potential impact on crime and personal safety . Potential for generating noise, disturbance, smells, pollution . Conflict with pattern of development . Loss of open space . Better alternative sites available . Threat to viability and vitality of town centre . Additional housing would put strain on local schools and services

Consideration and Assessment

13. The main issues to consider in the determination of this outline planning application are:

. Principle of Development . Quality Residential Environments . Access, Movement and Parking . Flood Risk . Natural Heritage Interests

Principle of Development

14. The site is located within the settlement limits of metropolitan Castlereagh as defined within the Belfast Metropolitan Area Plan 2015. This site is 2.67 hectares of housing lands, identified as zoning MCH 04/12 on Map No 2/001 (Metropolitan Castlereagh). The one key site requirement for this zoned site is that access shall be taken from Ferndene Road.

15. PPS1 – General Principles states at paragraph 35 that development plans provide a basis for rational and consistent decisions on planning applications and provide a measure of certainty about where development will and will not be permitted. As indicated this proposal is on zoned land within the current development plan.

16. Paragraph 59 of PPS1 states that the guiding principle in determining planning applications is that development should be permitted, having regard to the development plan and all other material considerations, unless the proposed development will cause demonstrable harm to interests of acknowledged importance.

17. It is therefore contended that the principle of development at this site is acceptable, subject to compliance with all other applicable requirements of planning policy and consultee responses.

Quality Residential Environments

18. As is required by Policy QD2 of PPS 7 – Quality Residential Developments, this outline planning application is accompanied by a design concept statement which analyses the site and provides a concept plan and illustrative site layout. The concept plan details split level house types to selected sites to respect levels, careful orientation of dwellings to respect existing properties, provision of landscaping, a badger sett protection zone, vehicular access from Ferndene Road and pedestrian access from Ferndene Gardens.

19. Policy QD1 of PPS7 is the key policy test and sets out the planning polices for achieving quality in new residential developments. 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 where the design and layout is based on an overall design concept that draws upon the positive aspects of the character and appearance of the surrounding area.

20. Policy QD1 sets out the criteria to which new development should conform, 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.

21. From the proposed vehicular access on Ferndene Road the road will rise to the top of the site and continues following the contours in a south westerly direction, dwellings are proposed to front this road or private driveways off it, as illustrated on the concept plan. Development will be excluded from a badger protection zone with proposed dwellings adjacent will be designed to overlook it. New landscaping will define the limit of this zoned site.

22. The policy states that design and layout of residential developments should be based on an overall design concept that draws upon the positive aspects of the character and appearance of the surrounding area. In order to ensure that the development meets the requirements of the concept plan it is recommended that a condition is applied to a future reserved matters planning application to ensure development is carried out in accordance with that plan. This will ensure development, as finally detailed, will meet the requirements of the Quality Initiative as set out in the Planning Policy Statement 1 and Planning Policy Statement 7.

23. It is also recommended that a condition is applied to ensure a detailed design of the development is submitted for consideration at the reserved matters stage.

24. Landscaping conditions are also recommended to ensure the existing natural screenings of this site are identified and retained where necessary so as to ensure the maintenance of screening to the site and that appropriate conditions are applied to ensure the establishment and maintenance of a high standard of landscaping.

25. To ensure that the development takes account of the sites natural features and to safeguard the amenities of existing and proposed dwellings it is recommended that a condition is applied to ensure that no development takes place until a plan of the site has been submitted to and approved by the Council to indicate the existing and proposed contours, the finished floor levels of the proposed buildings and the position, height and materials of any retaining walls.

26. The addendum to PPS 7, Safeguarding the Character of Established Residential Areas, is a further key consideration. Policy LC1 will require development of this site to demonstrate an appropriate density of dwellings that are in keeping with the overall character and environmental quality of the already existing residential area. These key considerations can be considered with a future reserved matters application to ensure sensitivity of design to existing neighbourhoods and the broader character of the residential area.

27. 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 can be the result.

Access, Movement and Parking

28. Planning Policy Statement 3 – Access Movement and Parking sets out policies for vehicular and pedestrian access, transport assessment, the protection of transport routes and parking. It forms an important element in the integration of transport and land use planning and it embodies the Government’s commitments to the provision of a modern, safe, sustainable transport system.

29. Transport NI was consulted and have offered no objection to the development subject to conditions that seek to ensure that there is a satisfactory means of access in the interests of road safety and the convenience of road users. As such, a number of conditions have been recommended.

30. It is recommended that a plan at 1:500 scale (min.) should be submitted as part of the reserved matters application to show that the access will be constructed appropriately.

31. Future design of the development will be subject of approval from Transport NI and should be based on the vehicular parking and service standards and the design guidance contained within Creating Places.

Flood Risk

32. Planning Policy Statement 15 – 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.

33. Rivers Agency has no objection to this development proceeding, as the Fluvial Flood Maps for Northern Ireland indicate that this site is not affected by any flood plain. However due to the fact that hard standing on this site will exceed one hectare in area and assuming the development will comprise of more than 10 dwelling houses a drainage assessment will be required (As stated in Annex D of PPS15) at reserved matters stage.

34. As an illustrative scheme only has been submitted the site layout and extent of hard surfacing will only be confirmed at the reserved matters stage. Rivers Agency confirmed they will require a drainage assessment with any future reserved matters, or full approval and would have no objection to a drainage assessment being submitted then. It is therefore recommended that an appropriate condition is applied to state that no development shall take place until full details of a drainage assessment have been submitted to and approved in writing to the Council to safeguard the site and adjacent land against flooding and standing water.

Natural Heritage Interests

35. Planning Policy Statement 2 – Natural Heritage is a material consideration to this proposal. Policy NH2 is applicable as a protected species has been identified on site with the potential for a further in the vicinity. Policy NH2 will only allow planning permission where development is unlikely to harm species protected by European law.

36. Substantive weight is attached to advice offered by the Northern Ireland Environment Agency (NIEA) Natural Environment Division. NIEA identified on site the presence of badgers and subsequently acknowledged the submission of a badger survey and illustrative site layout showing measures to protect this species. An outlier sett, a small sett usually located some distance from a main sett, was found within the red line boundary. As has been shown on the concept plan a buffer zone with a 25 metre radius from the sett is required to afford protection of the species.

37. In light of this, NIEA Natural Environment Division is content that subject to conditions, the proposed development should not impact on the local badger population. Further to this details should be submitted with a future reserved matters application to show compensatory native hedge planting to areas outside of private gardens which will further protect this badger sett.

38. During NIEA’s site inspection trees were identified on the site visit which had bat roosting potential. NIEA has recommended an informative be included with any approval that, to avoid any breach in law, these trees must be inspected by a qualified bat ecologist under licence prior to removal. Removal of trees with bat roosts will require a wildlife licence.

39. It is contended that sufficient evidence has been provided to identify protected species and as such it is recommended that conditions and informatives will direct future development that is compliant with PPS2 policies.

Consideration of Representations

40. With regard to the objections lodged in respect of this proposal the following points are raised in consideration.

. The site is located within an area of land zoned for housing within the settlement limit of metropolitan Castlereagh, as defined within the Belfast Metropolitan Area Plan 2015.

. A number matters will be reserved by condition to enable the Council to consider in detail the proposed development at Reserved Matters Stage.

. With regard to access movement and parking issues TransportNI are content with the proposal subject to appropriate conditions and informatives.

. In relation to potential flooding and surface run off Rivers Agency confirmed they would require a drainage assessment before any full of reserved matters approval.

. In terms of water supply and sewerage services NI Water and NIEA Water Management Unit have no objection to the proposed development subject to providing all the relevant statutory permissions for this development are obtained. The grant of planning permission does not remove the need for any other consents, nor does it imply that such consents will necessarily be forthcoming.

. With regard to potential effects on hedgerow and wildlife NIEA Natural Environment Division was consulted on this planning application they are content that the plans should not impact the local badger population if conditions are attached to any decision notice.

. Noise and general disturbance caused by construction are not dealt with under planning legislation and is a matter for Environmental Health. The Council will base its decisions on planning applications on planning grounds alone. It will not use its powers to secure objectives achievable under non planning legislation.

. Regarding the potential impact in terms of crime and personal safety the design of new developments should seek to provide a feeling of security and a sense of vitality in all parts of the layout. Narrow, potentially unfrequented or unsupervised routes for pedestrians and cyclists will not be acceptable. The detail of this proposal will be considered at the Reserved Matters/Full application planning stage.

. In response to the suggested key site requirement set out by the Planning Appeals Commission recommendation that built development should not extend beyond the 60m contour line. This recommendation was accepted and the plan was amended accordingly. The development limit has been drawn to reflect the 60m contour; access requirements and existing field boundaries.

. With regard to the points that better alternative sites are available, additional housing would put strain on local schools and services and pose a threat to viability and vitality of town centre. Each planning application must be treated on its own merits, subject to detailed planning and environmental criteria and each application is very much site specific. This portion of land has been zoned as housing within the extant BMAP 2015 and as such in land use terms is acceptable. Alternative sites, impacts upon existing services or town centres are not material to this planning application.

. The above issues raised by objection cannot be given determining weight. All matters of future housing on this site will be reserved by condition and the details of the proposal will be assessed when submitted to ensure the proposal would not cause demonstrable harm to interests of acknowledged importance.

Conclusion

41. 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 the key policy tests including those in PPS7.

Recommendation

43. It is recommended that planning permission is granted subject to conditions.

Conditions

44. The following conditions are recommended:

1. As required by Section 62 of the Planning Act (Northern Ireland) 2011, application for approval of the reserved matters shall be made to the Council within 3 years of the date on which this permission is granted and the development, hereby permitted, shall be begun by whichever is the later of the following dates:- i. the expiration of 5 years from the date of this permission; or ii. the expiration of 2 years from the date of approval of the last of the reserved matters to be approved

Reason: Time Limit.

2. Approval of the details of the siting, design and external appearance of the buildings, the means of access thereto and the landscaping of the site (hereinafter called "the reserved matter"), shall be obtained from the Council, in writing, before any development is commenced.

Reason: To enable the Council to consider in detail the proposed development of the site.

3. A plan at 1:500 scale (min.) shall be submitted as part of the reserved matters application showing the access to be constructed in accordance with the attached form RS1.

Reason: To ensure there is a satisfactory means of access in the interests of road safety and the convenience of road users.

4. The Private Streets (Northern Ireland) Order 1980 as amended by the Private Streets (Amendment) (Northern Ireland) Order 1992. The development shall be in accordance with the requirements of the Creating Places Design Guide and, for the purpose of adopting private streets as public roads, the Council shall determine the width, position and arrangement of the streets associated with the development and the land to be regarded as comprised in those streets.

Reason: To ensure there is a safe and convenient road system within the development and to comply with the provisions of the Private Street (Northern Ireland) Order 1980.

5. At Reserved Matters Stage parking and servicing shall be in accordance with the requirements of the current published Parking Standards.

Reason: To ensure the provision of adequate parking facilities to meet the needs of the development and in the interests of road safety and the convenience of road users.

6. Any existing street furniture or landscaping obscuring or located within the proposed carriageway, sight visibility splays or access shall, after obtaining permission from the appropriate authority, be removed, relocated or adjusted at the applicant’s expense.

Reason: In the interest of road safety and the convenience of road users.

7. The approved development shall be carried out in accordance with the layout design objectives set down on the Concept Plan date stamped the 24th March 2015 or as may be modified by agreement in writing with the Council to achieve similar design objectives.

Reason: To ensure the development meets the requirements of the Quality Initiative as set out in Planning Policy Statement 1 General Principles and Planning Policy Statement 7 – Quality Residential Developments.

8. The existing natural screenings of this site, shall be retained unless necessary to prevent danger to the public in which case a full explanation shall be given to the Council in writing within 14 days.

Reason: To ensure the maintenance of screening to the site.

9. No development including site clearance works, lopping, topping or felling of trees, trucking machinery over tree roots, shall take place until full details of both hard and soft landscape works have been submitted to and approved in writing by the Council and these works shall be carried out as approved. These details shall include: (proposed finished floor levels, existing and proposed contours/means of enclosure/ car parking layout/vehicle and pedestrian access and circulation areas/hard surface materials/minor artifacts and structures e.g. street furniture, play equipment, refuse storage, lighting/existing and proposed services above and below ground/retained historic landscape features and proposals for restoration).

Reason: To ensure the provision of amenity afforded by appropriate landscape design.

10. Soft landscape works shall include planting plans; written planting specifications; schedules of plants and trees indicating site preparation, planting methods, planting medium and additives together with the species the size at time of planting, the presentation, location, spacing and numbers; an implementation programme.

Reason: To ensure the provision of amenity afforded by appropriate landscaping design.

11. All hard and soft landscape works shall be carried out in accordance with the approved details and the appropriate British Standard or other recognised Codes of Practise.

Reason: To ensure the provision, establishment and maintenance of a high standard of landscape.

12. The planting shall be carried out in accordance with the details so approved within the first planting season immediately following the completion of the development. Any trees which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced within the next planting season by trees, shrubs or hedges of the same species, variety and size to those originally planted, unless the Council gives its written consent to any request for variation.

Reason: To safeguard the amenities of neighbouring occupiers and in the interest of visual amenity.

13. A landscape management and maintenance plan for all landscaped areas (other than domestic gardens) shall be submitted to and approved by the Council prior to the occupation of the development for its permitted use or any phase of the development, whichever is the sooner. The Management Plan shall set out the long term functional and aesthetic objectives of the landscape design, performance/ growth indicators overtime, management responsibilities, monitoring procedures and maintenance schedules. The Maintenance Schedules shall refer to the routine tasks (eg mowing, pruning, weeding, watering) required to satisfy appropriate standards of aftercare and to enable the design and implementation objectives in respect of the landscape design to be satisfactorily achieved. It is essential to identify who will be responsible for these tasks over the maintenance period. Reason: To ensure the establishment and maintenance of a high standard of landscape.

14. No development shall take place until a plan of the site has been submitted to and approved by the Council indicating the existing and proposed contours, the finished floor levels of the proposed buildings and the position, height and materials of any retaining walls. Development shall be carried out in accordance with the approved plans.

Reason: To ensure the development takes account of the site's natural features and to safeguard the amenities of the proposed dwellings.

15. No development shall take place until full details of a drainage assessment have been submitted to and approved in writing to the Council.

Reason: To safeguard the site and adjacent land against flooding and standing water.

16. No development, infill, storage or ground disturbance shall take place within a 25 metres radius of any badger sett entrance located within the proposed site as shown on the illustrative site layout stamped and dated 24 March 2015.

Reason: To protect badgers and their setts.

Site Location – Y/2014/0331/O

Photographs – Y/2014/0331/O

Illustrative Site Layout APP4PM

Lisburn & Castlereagh City Council

Council/Committee Planning Committee

Date of Committee 7 September 2015 Meeting

Committee Interest Major Application

Application Reference S/2014/0702/O

Date of Application 14 October 2014

District Electoral Area Downshire East

Proposal Description Site for stables and exercise area

Location North of 54 Drumbeg Road, Drumbeg, Lisburn, BT17 9LE

Applicant/Agent Stanton Homes Limited/ Michael Burroughs Associates

Representations 0

Case Officer Mark Hanvey

Recommendation APPROVAL

Summary of Recommendation

1. This application is categorised as a major planning application in accordance with the Development Management Regulations 2015 in that the site area exceeds 1 hectare.

2. The application is presented to the Planning Committee with a recommendation to approve.

Description of Site and Surroundings

3. The application site comprises a roadside field which rises from west to east. A timber fence and hedgerow define the roadside boundary. Mature trees 1 define the northern, southern and eastern site boundaries. A vacant dwelling is located to the south east of the site at no.54 Drumbeg Road.

4. The application site is located outside the Settlement Development Limit (SDL) of Drumbeg under the Belfast Metropolitan Area Plan 2015. The northern boundary of the application site defines the SDL of Drumbeg. Suburban development to the west is within the SDL of Drumbeg. The site also lies within the Lagan Valley Regional Park.

Proposed Development

5. Outline planning permission is sought for stables and an associated exercise area.

Relevant Planning History

6. The relevant planning history includes the following:

Application Description of Proposal Decision Reference S/2013/0004/F 2 No infill dwellings, 2 No associated Refused domestic garage/ancillary buildings and (Appeal associated site works. dismissed) S/2012/0671/F Replacement dwelling - change of house Approved type to that approved under S/2011/0481/F to include basement S/2011/0481/F Replacement dwelling and garage Approved

Planning Policy Context

7. The relevant planning policy context which relates to the application is as follows:

. Belfast Metropolitan Area Plan (BMAP) 2015 . Planning Policy Statement 1- General Principles . Planning Policy Statement 21- Sustainable Development in the Countryside . Planning Policy Statement 3- Access, Movement and Parking . Planning Policy Statement 8 - Open Space, Sport and Outdoor Recreation

Consultations

8. The following consultations were carried out

Consultee Response Transport NI No objections subject to conditions Environmental Health No objections NIEA – No objections Water Management Unit NI Water No objections NIEA – No objections Protecting Historic Monuments Lagan Valley Regional No objections Park Office

Representations

9. There have been no letters of objection received in relation to the application.

Consideration and Assessment

10. The main issues to consider in the determination of this application are:

. Principle of Development . Sustainable Development in the Countryside . Outdoor Recreation in the Countryside . Impact on Lagan Valley Regional Park . Access, Movement and Parking . Siting and Design Considerations

Principle of Development

11. The application site lies outside the Settlement Development Limits of

Drumbeg on unzoned land as designated in the Belfast Metropolitan Area Plan 2015.

12. The guiding principle in the determination of planning applications is contained in paragraph 59 of PPS 1. It states that development should be permitted, having regard to the development plan and all other material considerations, unless the proposed development will cause demonstrable harm to interests of acknowledged importance.

Sustainable Development in the Countryside

13. The application proposes stables and an exercise area. The application site lies outside the Settlement Development Limits of Drumbeg As such, the planning policy context associated with Planning Policy Statement 21 – Sustainable Development in the Countryside is a key material consideration.

14. Policy CTY 1 - Development in the Countryside states that planning permission will be granted for non-residential development in the countryside. Where the proposals relate to outdoor sport and recreational uses, the policy directs consideration of proposals to Planning Policy Statement 8 – Open Space, Sport and Outdoor Recreation.

Outdoor Recreation in the Countryside

15. Planning Policy Statement 8 - Open Space, Sport and Outdoor Recreation sets out the planning policies for the provision of new areas of open space in association with residential development and the use of land for sport and outdoor recreation.

16. Policy OS 3 relates specifically to Outdoor Recreation in the Countryside. The policy states that development will be permitted for development proposals for outdoor recreational use in the countryside where a number of policy criterion are met.

17. In assessing the application against the various criteria, it is contended that 4

(i) The proposed development is unlikely to result in an adverse impact on features of importance.

(ii) The development will not result in the permanent loss of the best and most versatile agricultural land nor will it result in an unacceptable impact on nearby agricultural activities. The majority of the application site will be retained for grazing purposes.

(iii) Whilst the stable and associated exercise area will be visible from Drumbeg Road, the development will be set against rising ground and a backdrop of mature trees. As such, it is contended that the proposed development will not result in an adverse impact on the character of the local landscape.

(iv) In light of the rural location and scale of the proposed development, no unacceptable impact on the amenities of people living nearby are likely.

(v) Given the nature and scale of the proposed development (single stable and exercise area), - public safety is not likely to be prejudiced. Furthermore, it is considered that the development is compatible with other countryside uses.

(vi) This is an outline application and as such, design details will form part of a reserved matters application.

(vii) Access, movement and parking considerations are set out in the section below.

(viii) Access, movement and parking considerations with regard to the capacity of the road network are set out in the section below.

Impact on Lagan Valley Regional Park

18. Policy COU 10 of the Belfast Metropolitan Area Plan relates to development proposals outside the Metropolitan Development Limit and Settlement Development Limits in the Lagan Valley Regional Park (LVRP)

19. The policy states that planning permission will only be granted for development proposals outside the Metropolitan Development Limit and Settlement Development Limits within the Lagan Valley Regional Park (LVRP) which meet all of the following criteria:

. They are for a use appropriate to the character of the Park and to the particular locality; . They conserve or enhance the landscape quality and features of the Lagan Valley; . They are of a scale and design which integrates with the sensitive landscape of the Park; . Where located adjacent to the River Lagan, proposals should integrate with, and take into account, the river and its associated features where appropriate;

20. It is contended that the keeping of a horse on the application site is considered to be appropriate in principle within the LVRP.

21. The application site is a roadside field which rises in level to the east. Paragraph 20 of appeal decision 2013/A0191 relating to the same application site included the following statement:

I do not accept that the subject land has no value other than for development. It could, for instance, be used to graze a horse or pony. Its incorporation into the curtilage of No.54 would appear to require planning permission; it could not thus be readily transformed into a garden.

22. The erection of a small stable building on the application site would be set against a backdrop of mature trees to the east with mature boundaries to the north and south.

23. The stable building and associated exercise area across the front of the site have the potential to detract from the landscape quality of the locality however it is noted that the site slopes and a level surface area is generally required for horse exercise areas. The site concept describes this part of the proposal as an ‘informal exercise area in grass’. No floodlighting or hardstanding is sought by the proposed application.

24. It is therefore considered that a single storey stable building is appropriate in principle to the landscape character of the Park. Whilst it could be argued that a stable in conjunction with an exercise area and associated equipment could potentially detract from the landscape quality of this section of the Park, this application seeks to establish the principle of development only. Details associated with design and landscaping will be addressed by way of reserved matters application.

Access, Movement and Parking

25. PPS 3 – Access Movement and Parking sets out policies for vehicular and pedestrian access, transport assessment, the protection of transport routes and parking.

26. The access to the proposed development is to be via the existing access from Drumbeg Road. Following consultation with Transport NI further parking details will be indicated at Reserved Matters application stage.

Siting and Design Considerations

27. PPS 1 – General Principles states that applicants for planning permission will have to be able to demonstrate how they have taken account of the need for good design in their proposals and that they have had regard to relevant development plan policies and supplementary design guidance, and should be appropriate to the scale of the proposal.

28. Policy states that poor designs will be rejected. Such may include those inappropriate to their context and those that are clearly out of scale or compatible with their surroundings. In order to ensure that the development is not prominent and is satisfactorily integrated into the landscape, it is recommended that a condition is associated with any decision issued.

29. The proposed stable has been sited in the north western corner of the application site on the proposed site concept plan. After consideration of the proposed siting in this location, there is concern that this could result in the addition of ribbon development along Drumbeg Road in close proximity to the Settlement Development Limit of Drumbeg.

30. In the south eastern corner of the application site there are a number of small outbuildings connected with the dwelling at no.54 Drumbeg Road. It is considered that a single storey stable at this location would read as ancillary to no.54 Drumbeg Road and would not result in the addition of ribbon development. It is therefore recommended that in order to ensure that the development is integrated into the landscape that any decision issued includes a siting condition.

31. The existing mature trees along the eastern boundary will act as a backdrop to site the proposed stable against. The building will not have prominent appearance and will be visually linked with the existing dwelling at no.54 Drumbeg Road.

32. In order to ensure the continuity of amenity afforded by existing trees and the provision, establishment and maintenance of high standard of landscape, it is recommended that appropriate landscaping conditions are associated with any decision issued.

Conclusions

33. It is contented that that principle of a stable and exercise area is acceptable at this location and that a single storey stable could be integrated with the surrounding area in the south eastern corner of the site.

Recommendation

34. It is recommended that outline planning permission is granted subject to conditions.

Conditions

35. The following conditions are recommended:

. As required by Section 61 of the Planning Act (Northern Ireland) 2011, application for approval of the reserved matters shall be made to the Council within 3 years of the date on which this permission is granted and the development, hereby permitted, shall be begun by whichever is the later of the following dates:- i. the expiration of 5 years from the date of this permission; or

ii. the expiration of 2 years from the date of approval of the last of the reserved matters to be approved. Reason: Time Limit

. Except in so far as expressly conditioned below details of the siting, design and external appearance of the buildings, the means of access thereto and the landscaping of the site (hereinafter called "the reserved matters"), shall be obtained from the Council, in writing, before any development is commenced. Reason: To enable the Council to consider in detail the proposed development of the site.

. No development shall take place until a plan indicating floor levels of the proposed stable in relation to existing and proposed ground levels has been submitted to and approved by the Council. Reason: To ensure the stable integrates into the landform.

. The proposed stable shall be sited in the area shaded green on the approved plan 01 date stamped 14th October 2014. Reason: To ensure that the development is integrated into the landscape.

. The proposed stable shall have a maximum ridge height of 4.5 metres above finished floor level. Reason: To ensure that the development is not prominent and is satisfactorily integrated into the landscape.

. The curtilage of the proposed stable and exercise area shall be as indicated in purple on the approved plan 01 date stamped 14 October 2014. Reason: To ensure that the proposed development is satisfactorily integrated into the landscape.

. No development shall take place until full details of all proposed tree and shrub planting and a programme of works, have been approved by the Council, and all tree and shrub planting shall be carried out in accordance with those details and at those times. . 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.

. 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

. Access to the proposed development is to be via the existing access from Drumbeg Road. Reason: in the interests of road safety.

Site Location – S/2014/0702/O

Photographs – S/2014/0702/O

APP5PM

Lisburn & Castlereagh City Council

Council/Committee Planning Committee

Date of Committee 7 September 2015 Meeting

Committee Interest Major Application

Application Reference S/2014/0810/F

Date of Application 21 November 2014

District Electoral Area Killultagh

Proposal Description Alteration and refurbishment of existing 2 storey office accommodation to include external recladding and the addition of an entrance lobby.

Location 282 Moria Road, Lisburn, Co Antrim, BT28 2TU

Applicant/Agent Kris Turnball Studios/ABCO Marine Eng Ltd.

Representations 0

Case Officer Kevin Maguire

Recommendation APPROVAL

Summary of Recommendation

1. This application is categorised as a major application in accordance with the Development Management Regulations (2015) in that the site area exceeds 1 hectare.

2. The application is presented to the Planning Committee with a recommendation to approve.

Description of Site and Surroundings

3. The proposal is located at 282 Moira Road, Lisburn. The building on site is an existing commercial property for ABCO Marine Engineering Ltd. The site had

1 previously been given permission for alterations in connection with Browns coachworks who customised and fabricated vehicles, engineered, fabricated, painted carried out servicing and maintenance along with ancillary accommodation and associated parking etc.

4. The front (southern) boundary is characterised by a 2m high wire fence. The western and eastern boundaries are defined by a 2m high wire fence with some hedging. The eastern boundary is also defined by a number of coniferous trees both inside and outside the boundary. The rear boundary is defined by 2m high fence with barbed wire. There are some deciduous trees on the other side of the boundary outwith the site. There is a hardcore storage area to the NE portion of the site with hard surface parking to the rear of the existing building.

5. The elevations on the existing building are brown brick to approximately 2m in height, then metal cladding finish. The roof is pitched with a corrugated metal finish.

6. The application site is located in a rural context outside any settlement development limits or other designated areas as defined in the Belfast Metropolitan Area Plan (BMAP) 2015. There are a number of existing dwellings located in the immediate area, the closest being No 280 Moira Road which is located approximately 50 metres to the boundary of the site.

Proposed Development

7. The application is for full planning permission and it proposes the alteration and refurbishment of existing 2 storey office accommodation to include external recladding and the addition of an entrance lobby.

8. It also includes a corporate sculpture adjacent to the entrance lobby. The external cladding is quartz zinc in a medium grey colour and hardwood timber battened panelling.

Relevant Planning History

9. There are a number of planning histories which could be considered relevant in this case including the following:

Application Description of Proposal Decision Reference S/1987/0604 Extension to factory and additional car Approval parking S/1994/0220 Extension to coachworks Approval S/1994/0465 Extension to coachworks workshop Approval S/2001/1585/F Proposed new production yard Approval

Planning Policy Context

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

follows:

. BMAP 2015: Belfast Metropolitan Area Plan 2015. . Planning Policy Statement (PPS) 1 - General Principles. . Planning Policy Statement (PPS) 4 - Planning and Economic Development. . Planning Policy Statement (PPS) 21 - Sustainable Development in the Countryside.

Consultations

11. The following consultations were carried out

Consultee Response Transport NI No objection Environmental Health No Objection, however have advised that all plant and equipment used in connection with the development should be restricted to indoor use.

Water Management Unit No objection NI Water No objection

Representations

12. There have been no representations received in relation to the application.

Consideration and Assessment

13. The main issues to consider in the determination of this planning application are:

. Principle of Development . Sustainable Development in the Countryside . Economic Development in the Countryside . Access, Movement and Parking . Design Considerations

Principle of Development

14. The application site lies outside the Settlement Development Limits of Lisburn as designated in the Belfast Metropolitan Area Plan 2015.

15. The guiding principle in the determination of planning applications is that development should be permitted, having regard to the development plan and all other material considerations, unless the proposed development will cause demonstrable harm to interests of acknowledged importance.

16. The application proposes alterations and an extension to the engineering business trading under ABCO Marine at 282 Moira Road, Lisburn. The principle for such a business has therefore been established and this development would be acceptable subject to other relevant planning policy being met.

Sustainable Development in the Countryside

17. The proposed site is located in the rural area. As such, PPS21 – Sustainable Development in the Countryside is a material consideration.

18. Within this policy context, Policy CTY1 refers to a number of circumstances in which planning permission will be granted for non-residential development in the countryside. This policy directs consideration of proposal to Planning Policy Statement 4 Planning and Economic Development.

Economic Development in the Countryside

19. Planning Policy Statement 4 – Planning and Economic Development sets out the planning policies for economic development uses.

20. Policy PED2 - Economic Development in the Countryside identifies that proposals for economic development uses in the countryside will be permitted in accordance with developments meeting the criteria outlined in Policy PED 3 - Expansion of an Established Economic Development Use in the countryside.

21. Policy PED 3 - Expansion of an Established Economic Development Use in the Countryside states that such a development will be permitted where the scale and nature of the proposal does not harm the rural character or appearance of the local area and there is no major increase in the site area of the enterprise.

22. The policy also states that proposals for expansion will normally be expected to be accommodated through the reuse or extension of existing buildings on site. 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. Any extension 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. Policy PED 4 relates to the redevelopment of an established economic development use in the countryside.

23. This application proposes alteration to the existing business enterprise at the site measuring approximately 392sqm over the two floors, with a small entrance lobby and porch proposed at the front of the building. Much of the existing floorspace is devoted to office and reception space, particularly on the first floor, with office space also proposed to take up some floorspace presently used for storage.

24. In general, these alterations only affect the front of the building, with the majority of the floorspace remaining unchanged. The business itself is not changing and is merely providing additional office space which is ancillary to the main industrial and storage use of the existing business. It is therefore considered that the proposal as presented will not result in the creation of an inappropriate redevelopment opportunity. Furthermore, the extension to the front of the property in addition to the proposed sculpture involve a very small area and it is considered that this respects the scale, design and materials of the original building.

25. Policy PED9 of PPS4 lists general criteria which proposals for economic development use, in addition to the other policy provisions of PED4, will be required to meet:

(a) It is compatible with surrounding land uses;

26. The application relates to the alterations and extension of an existing commercial property with additional office space being created in relation to the existing business. Due to the nature and scale of the proposed development, it is considered that the proposal would be compatible with surrounding land uses.

(b) it does not harm the amenities of nearby residents;

27. Environmental Health have advised that in order to protect the amenity of the adjacent dwelling with respect to noise all plant and equipment used in connection with the development should be restricted to indoor use. The proposed alterations mainly involve the conversion of existing space to reconfigure and provide additional office space which is unlikely to have an adverse impact on nearby residents.

28. The proposed site is not located within any known designated site related to natural or built heritage and the proposal relates specifically to alterations of an existing building which would have minimal impact on groundworks.

(d) It is not located in an area at flood risk and will not cause or exacerbate flooding;

29. The proposed site does not appear to be located within the designated floodplain outlined on the Rivers Agency Strategic Flood maps.

(e) It does not create a noise nuisance;

30. Environmental Health have been consulted and have advised that in order to protect the amenity of the adjacent dwelling with respect to noise all plant and equipment used in connection with the development should be restricted to indoor use. Overall, the proposal as shown will not cause any adverse impact on the surrounding residents. In addition, the proposed development does not cause any adverse overshadowing to any residents due to the proximity of the neighbouring properties.

(f) It is capable of dealing satisfactorily with any emission or effluent;

31. Based on the information submitted it is unlikely that the proposal would result in a significant addition to the emissions or effluent generated by the current proposal. Both Environmental Health and Water Management Unit have not advised of any concerns in this regard however advised that this would be subject to connection to the mains sewer with Northern Ireland Water approval.

(g) The existing road network can safely handle any extra vehicular traffic the proposal will generate or suitable developer led improvements are proposed to overcome any road problems identified;

32. Transport NI have been consulted and have advised that there are no issues. As such, it is considered that there are no issues that would lead the proposal to fail this policy test.

(h) Adequate access arrangements, parking and manoeuvring areas are provided;

33. The information submitted with the proposal advised that there is an expected increase of 2-3 people to be working on the site. Some of the car parking has been rearranged on the site. Transport NI have been consulted and offer no objection to the proposals.

(i) a movement pattern is provided that, insofar as possible, supports walking and cycling, meets the needs of people whose mobility is impaired, respects existing public rights of way and provides adequate and convenient access to public transport;

34. The application relates to the alteration of an existing development and although there will be a small increase in staff numbers, it is unlikely that given the current arrangements the proposal would fail this criterion. The site layout submitted appears to show a number of wider spaces for people with impaired mobility and Transport NI have not raised any issues in this regard.

(j) the site layout, building design, associated infrastructure and landscaping arrangements are of high quality and assist the promotion of sustainability and biodiversity;

35. There is no significant change to the site layout and NIEA Water Management Unit have been consulted and confirm that from a drainage perspective the proposal would be acceptable subject to compliance with separate water legislation.

(k) Appropriate boundary treatment and means of enclosure are provided and any areas of outside storage proposed are adequately screened from public view;

36. No additional boundary treatment is proposed however as the scale of the building or design will not cause significant additional impact it is not considered that further boundary treatment would be required in this instance.

(l) Is designed to deter crime and promote personal safety; and

37. The proposed development relates to an existing business use so it is considered that based on the current plans it is unlikely to fail this criterion.

(m) In the case of proposals in the countryside, there are satisfactory measures to assist integration into the landscape.

38. No additional landscaping is being proposed under the current application, however given that the proposal relates specifically relates to the alteration of an

existing building and the proposed design and massing is in keeping with the existing it is unlikely to have any additional visual impact.

39. The application has also been considered under the relevant policy provisions

of PPS4 and is considered acceptable.

Access, Movement and Parking

40. PPS 3 – Access Movement and Parking sets out policies for vehicular and pedestrian access, transport assessment, the protection of transport routes and parking.

41. The existing access is taken off the main Lisburn to Moira Road with a barrier system in place to stop unauthorised traffic entering the site. The application form submitted has indicated that there will be a small additional increase in the number of persons or vehicles visiting the site on a daily basis.

42. Transport NI has considered that the proposal would be acceptable and a number of informatives to attempt to limit the depositing of mud on the adjacent highway during the construction period have been recommended.

43. On this basis it is deemed that the application has provided adequate provision for parking and circulating within the site.

Design Considerations

44. PPS 1 – General Principles states that applicants for planning permission will have to be able to demonstrate how they have taken account of the need for good design in their proposals and that they have had regard to relevant development plan policies and supplementary design guidance, and should be appropriate to the scale of the proposal. It also states that poor designs will be rejected, and may include those proposals inappropriate to their context, including those clearly out of scale or compatible with their surroundings.

45. The existing buildings currently on site appear to have evolved over the years with a larger stand alone industrial building further to the rear of the site. 10

46. The proposed development is subordinate in scale and mass and is considered to be acceptable as it does not exceed the existing roof line. The ground floor layout at present is currently used as an office space reception area toilet and file storage area. The proposed use will extend the reception area with reception desk, file store and provide further office space and a disabled toilet.

47. The design, materials and finishes of the proposed extension are consistent with those of the existing building and include external cladding of quartz zinc coloured medium grey, proposed double glazed windows powder coated aluminium window and door frames and proposed hardwood timber battered panelling.

48. Given the context of the existing building, the design elements associated with this current application are considered to be acceptable.

Conclusions

49. The proposal is for the alteration and refurbishment of an existing 2 storey office accommodation to include external recladding, the addition of an entrance lobby and an external corporate sculpture to the front of the building.

50. The application does include a small increase in the number of users of the site however this is to be mainly accommodated through the alteration and reconfiguration of existing floorspace to provide additional office space, reception areas and meeting rooms.

51. Based on careful consideration of all the relevant material planning considerations, it is considered that the proposal is acceptable at this location 11

in terms of the existing use and structure on the site, its design and other relevant policy considerations.

Recommendation

52. It is recommended that planning permission is granted subject to conditions.

Conditions

53. 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 existing natural screenings of this site, as indicated in on the approved plan date stamped 16 December 2014, shall be retained except where indicated to be removed or unless necessary to prevent danger to the public. Reason: To ensure the maintenance of screening to the site.

. 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 those trees shall be of such size and species and shall be planted at such time as may be specified by the Council. Reason: To ensure the continuity of amenity afforded by existing trees.

Site Location – S/2014/0810/F

Photographs – S/2014/0810/F

APP6PM

Lisburn & Castlereagh City Council

Council/Committee Planning Committee

Date of Committee 7 September 2015 Meeting

Committee Interest Major Application

Application Reference LA05/2015/0157/F

Date of Application 14 May 2015

District Electoral Area Killultagh

Proposal Description Extension to Solar Farm approved under S/2014/0492/F.

Location Lands immediately north east of the junction of Ballinderry Road and Moneybroom Road, Lisburn.

Applicant/Agent RAD Energy One Ltd / Les Ross Planning.

Representations None Received

Case Officer Mark Burns

Recommendation Approval

Summary of Recommendation

1. This application is categorised as a major planning application in accordance with the Development Management Regulations 2015.

2. The application is presented to the Planning Committee with a recommendation to Approve.

Description of Site and Surroundings

3. The site is located along the Ballinderry Road just outside the development limit of Lisburn. It measures approximately 15.54 hectares and the topography of the site is undulating throughout.

1 4. The site has varying degrees of vegetation along its boundaries restricting views. There are a number of agricultural accesses located along the boundaries and one of them adjacent to the main Ballinderry Road is to be upgraded to current standards to provide access to the site.

5. The surrounding land use is primarily agricultural with some single dwellings visible and the development limits for Lisburn City to the east.

Proposed Development

6. Extension to Solar Farm approved under S/2014/0492/F on 11 November 2014.

Relevant Planning History

7. The relevant planning history includes the following.

Application Description of Proposal Decision Reference S/2014/0492/F Proposed solar farm and associated Approval development Nov 2014.

Planning Policy Context

8. The relevant planning policy context which relates to the application is as follows:

. Belfast Metropolitian Area Plan (BMAP) 2015 . Planning Policy Statement (PPS) 1 - General Principles . Planning Policy Statement (PPS) 2 - Natural Heritage . Planning Policy Statement (PPS) 3 - Access movement and Parking . Planning Policy Statement (PPS) 21 - Sustainable Development in the Countryside . Planning Policy Statement (PPS) 18 - Renewable Energy (PPS 18)

. Best Practice Guidance to PPS 18 - Renewable Energy

Consultations

9. The following consultations were carried out

Consultee Response NIEA Natural Heritage No objections subject to informatives NIEA Water Management No objections subject to informatives Rivers Agency No objection Belfast International No objection following the submission of a glint and glare report. Airport Transport NI No objection subject to conditions and informatives LCCC Public Health No Objections

Representations

10. No letters of representation were received in relation to the application.

Consideration and Assessment

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

. Principle of Development . Sustainable Development in the Countryside . Renewable Energy . Visual Amenity and Landscape Character . Biodiversity, nature conservation / built heritage interests . Local natural resources . Access, Movement and Parking

Principle of Development

12. The application site lies outside the Settlement Development Limits of Lisburn or designated by the Belfast Metropolitan Area Plan 2015.

13. The guiding principle in the determination of planning applications is that development should be permitted, having regard to the development plan and all other material considerations, unless the proposed development will cause demonstrable harm to interests of acknowledged importance.

14. The application proposes an extension to a Solar Farm approved under S/2014/0492/F. It is therefore contended that the principle of development has already been established on the site.

Sustainable Development in the Countryside

15. Given that this application site lies in the rural area, Planning Policy Statement 21 is a material consideration.

16. Policy CTY 1 of PPS 21 allows for the provision of a renewable energy project within the countryside in accordance with PPS 18 Renewable Energy and best practice guidance.

Renewable Energy

17. The proposal is for the installation of rows of solar module tables (SMT) on ground mounting systems to generate electricity. The panels will cover an area approximately 15.54 hectares in size.

18. An EIA Determination was carried out and it was considered that the application could be dealt with through the normal planning process.

19. The detail provided as part of the application indicates that part of the panels will sit approximately 2.3 metres above ground level and that the panels will be orientated to face the south. There will also be approximately 4.0 metres between each row of SMT.

20. Supporting information indicates that the solar panels collect direct current which is then converted to alternating current before being transmitted. This conversion is completed by inverter kiosks which are located throughout the site. The power generated is then transferred to the grid via a transformer station.

21. One of the objectives of the Regional Development Strategy (RDS) 2035 is to emphasise the importance of cutting environmental costs generally, by reducing the consumption of natural resources and energy from non-renewable sources.

22. Strategic Planning Guideline - ENV5 of the RDS promotes a number of actions to respond to the implications of climate change and promote more prudent and efficient use of energy and resources, and effective waste management.

23. Within this Strategic Planning Guideline, ENV 5.3 specifically promotes the use of cleaner and more efficient fossil fuels and the exploitation of renewable energy sources as well as the promotion of energy saving and energy efficiency measures in households, businesses, construction / industry and the public sector.

24. Policy RE1 of PPS18 is supportive of projects for generating renewable energy providing they will not result in an unacceptable adverse impact on:

(a) public safety, human health, or residential amenity;

(b) visual amenity and landscape character;

(d) local natural resources, such as air quality or water quality; and

(e) public access to the countryside.

Public safety, human health, or residential amenity

25. In terms of residential amenity considerations, the nearest dwelling is at 1 Moneybroom Road which is located to the east of the application site. The PV panels associated with the proposed development are located low to the

ground. Furthermore, the angle of orientation will ensure that they do not impact or cause glare issues to any nearby properties.

26. The Council’s Environmental Health Department has not raised any concerns in relation to public safety or amenity.

Visual Amenity & Landscape Character

27. In terms of visual impacts, although the panels will sit a maximum of 2.3 metres above the ground level the site benefits from screening which is provided by mature hedging and vegetation. The detail submitted with the application indicated that existing boundary planting will be supplemented by additional planting where necessary along all boundaries.

28. A landscape master plan has been submitted as part of the application outlining the landscaping proposals for the site. The detail included in this plan is consistent with the detail set out in the Plan approved under previous approval on the site (S/2014/0492).

29. Given the scale of the proposed extension, there will be transient views of the solar farm when moving along the Ballinderry Road and Moneybroom Road, however with additional planting, which will mature over a short period of time, it is not considered that a solar farm will be detrimental to the visual amenity of the overall area.

30. Due to the low elevation, orientation and existing vegetation relating to the site it is considered that the proposal will not be detrimental to the rural character of the area.

Biodiversity, nature conservation / built heritage interests

31. The site is located adjacent to a Site of Local Nature Conservation Importance as designated in BMAP LC 20/11 Moneybroom Wood.

32. NIEA Natural Heritage was consulted in relation to potential impact on the SLCNI however they responded with no concerns subject to conditions.

Local natural resources, such as air quality or water quality

33. Due to the nature of the proposal it is contended that it is unlikely to have a detrimental impact on local natural resources.

Public access to the countryside

34. The proposal uses an existing access to the site which is off the main Ballinderry Road. The access will be upgraded and Transport NI has no issue with the proposal subject to conditions. The access was previously approved to serve the original application for the farm S/2014/0492/F

Consideration of Representations

35. No representations were received through the processing of this application

Conclusions

36. The proposal is for an extension to an existing approved solar farm. It is considered that the scheme proposed is sympathetic to the existing character of the area.

37. Based on careful consideration off all the relevant material planning considerations, it is contended that the proposal satisfies all relevant policy and will not cause detriment to the character of the area or any neighbouring properties.

Recommendations

38. It is recommended that planning permission is granted subject to conditions.

Conditions

39. The following conditions are recommended:

1. 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

2. The vehicular access (es), including visibility splays and any forward sight distance shall be provided in accordance with Drawing No. LA05/2015/015703 bearing the date stamp 14 May 2015, prior to the commencement of any other development hereby permitted. The area within the visibility splays and any forward sight line shall be cleared to provide a level surface no higher than 250mm above the level of the adjoining carriageway and such splays shall be retained and kept clear thereafter.

Reason: To ensure there is a satisfactory means of access in the interests of road safety and the convenience of road users.

3. All hard and soft landscape works shall be carried out in accordance with the approved details and the appropriate British Standard or other recognised Codes of Practice. The works shall be carried out during the 1st available planting season after occupation of the dwelling hereby approved.

Reason: To ensure the provision, establishment and maintenance of a high standard of landscape.

4. 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 Standard 3998, 2010 Recommendations for Tree Work.

Reason: To ensure the continuity of amenity afforded by existing trees.

5. 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.

Site Location – LA05/2015/0157/F

Photographs – LA05/2015/0157/F

APP7PM

Lisburn & Castlereagh City Council

Council/Committee Planning Committee

Date of Committee 7 September 2015 Meeting

Committee Interest Major Application

Application Reference Y/2015/0095/F

Date of Application 26 March 2015

District Electoral Area Castlereagh South

Proposal Description Provision of multi-purpose community hall and training walls.

Adjacent to existing Carryduff GAC clubrooms Location 12A Knockbracken Drive, Carryduff

Applicant/Agent Hanna Hutchinson Consulting Engineers

Representations None

Case Officer Peter McFadden

Recommendation APPROVAL

Summary of Recommendation

1. This application is categorised as a major application in accordance with the Development Management Regulations (2015) in that the site area exceeds 1 hectare.

2. The application is presented to the Planning Committee with a recommendation to Approve.

Description of Site and Surroundings

3. The site is located at 12a Knockbracken Road on land used by Carryduff GAC. Within the confines of the site are several sports pitches and an associated club building. 4. Access to the site is via a set of vehicular gates which are accessible from the car park of the neighbouring church. The club building is single storey in nature and is finished in a grey render with flat concrete roofing tiles. There are areas of hard standing adjacent to the club rooms. The site boundaries are defined by fencing with trees planted to its inside.

5. The site is located in the countryside and the wider area to the north and east is rural in both character and appearance. To the west of the site is a church building and beyond that is a residential area which lies adjacent to the main Saintfield Road.

Proposed Development

6. The application is for the provision of a multi-purpose community hall and training walls.

7. The plans indicate that the building will be comprised of a ground floor function room, committee room and kitchen, served by a new entrance hall shared and linked to the existing building.

8. At first floor level the proposal is described as a function suite. To the exterior is proposed a hurling court and soft ball court.

Relevant Planning History

9. The relevant planning history includes the following:

Application Description of Proposal Decision Reference Y/2001/0591/F Application for playing field changing Approval rooms with service access at pedestrian path from approved car park Y/2010/0228/F Creation of a temporary training field with Approval formation of a revised road from existing car park to serve existing playing fields and changing rooms and erection of new perimeter fencing. Application Description of Proposal Decision Reference Y/2010/0264/F Extension to existing facilities to include Approval revised formation of existing training field to create 2 No. playing fields & training areas, associated regrading & formation of grass banks, a retaining structure, and erection of new perimeter fencing.

Planning Policy Context

10. The relevant planning policy context which relates to the application is as follows: . Belfast Metropolitan Area Plan (BMAP) 2015 . Planning Policy Statement (PPS) 1 - General Principles . Planning Policy Statement (PPS) 21 – Sustainable Development in the Countryside . Planning Policy Statement (PPS) 8 – Open Space, Sport and Outdoor Recreation

Consultations

11. The following consultations were carried out:

Consultee Response Transport NI No objections following additional information Environmental Health No objections following additional information conditions and informatives offered

NIEA – Water Management No objections Unit

Representations

12. There have been no representations received in relation to the application.

Consideration and Assessment

13. The main issues to consider in the determination of this planning application are: . Principle of Development . Sustainable Development in the Countryside . Open Space, Sport and Outdoor Recreation (impact on neighbouring properties . Natural Heritage Issues (potential impact on rural landscape wedge)

Principle of Development

14. The site is within an area of open countryside as defined in the Belfast Metropolitan Area Plan 2015 and Designation CR03 – Rural Landscape Wedge – Carryduff.

15. PPS1 – General Principles states at Paragraph 59 that the guiding principle in determining planning applications is that development should be permitted, having regard to the development plan and all other material considerations, unless the proposed development will cause demonstrable harm to interests of acknowledged importance.

16. The application is for the provision of multi-purpose community hall and training walls. It is contended that the works proposed as part of this application will not cause any demonstrable harm to any interests of acknowledged importance.

Sustainable Development in the Countryside

17. The site is located in the countryside and as such PPS21 is a material consideration.

18. Policy CTY 1 - Development in the Countryside lists a range of development types that in principle are considered to be acceptable in such a location and which will contribute to the aims of sustainable development. One such development type is outdoor sport and recreational uses in accordance with PPS8, another is a necessary community facility to serve the local rural population. This proposal being described as a multi-purpose community hall and training walls falls squarely within such development types.

19. The planning history of the site indicates that there is an established use which is associated with community/sports uses. The site visit has confirmed that this is still the case and as such the proposed community building, sited within an existing community facility is considered acceptable to meets the needs of the local rural population.

20. In relation to the training walls for hurling and softball courts Planning Policy Statement 8 - Open Space, Sport and Outdoor Recreation is a material consideration.

Open Space, Sport and Outdoor Recreation

21. Planning Policy Statement 8 –Open Space, Sport and Outdoor recreation sets out the planning policies for the use of land for sport and outdoor recreation.

22. Policy OS3 of PPS8 refers to sport and outdoor recreation in the countryside and permits such development where all the following criteria are met:

(i) there is no adverse impact on features of importance to nature conservation, archaeology or built heritage;

23. In previous applications NIEA Natural Heritage was consulted but raised no concerns. The site is of low ecological value and due to the nature of this application it is contended that no adverse impact would occur.

(ii) there is no permanent loss of the best and most versatile agricultural land and no unacceptable impact on nearby agricultural activities;

24. As this is an extension to a building already in situ and within an existing sports grounds it is considered that there will be no loss of agricultural land, nor will the development result in any unacceptable impact on nearby agricultural activities.

(iii) there is no adverse impact on visual amenity or the character of the local landscape and the development can be readily absorbed into the landscape by taking advantage of existing vegetation and/or topography

25. This proposed development will be located within an existing sports complex and behind a mature stand of trees. The site is also set well back from a public road and accessed via the car park of the adjacent church. Whilst the current building is single storey and the proposed building is two storey, with a larger footprint, it is contended that the siting of the proposed building can be readily absorbed into the existing landscape.

26. Furthermore, the positioning of the building within the site takes full advantage of the existing topography and vegetative boundary along the adjacent private laneway.

27. It is therefore contented that the proposed development will not detract from the visual amenity of the area and the wider character of the rural landscape wedge.

(iv) there is no unacceptable impact on the amenities of people living nearby;

28. It is considered that the siting and design of the proposed building will remove any potential for unacceptable impacts to the amenity of nearby properties by virtue of overshadowing or overlooking to adjacent properties.

29. The Council’s Environmental Health Unit was consulted with regard to possible impacts on nearby properties. In their initial response some concern was raised in relation to loss of amenity to nearby dwellings due to the position of the doorway on the southern elevation of the proposal and the potential for first floor windows on the southern elevation to be opened with a resulting increase in noise levels.

30. This response was conveyed to the agent and amended drawings were submitted showing the doorway moved to the north elevation, away from any nearby properties, and the first floor windows to the southern elevation shown to be non opening. The Environmental Health Unit was re-consulted and in their subsequent response of the 22 June 2015 they confirmed that they had no objection subject to compliance with drawing COO3.

31. It is therefore recommended that drawing COO3 should be referenced in any decision by way of condition. In light of advice from a key consultee, it is considered that all matters pertaining to any potential impact have been satisfied.

(v) public safety is not prejudiced and the development is compatible with other countryside uses in terms of the nature, scale, extent and frequency or timing of the recreational activities proposed;

32. This is an existing sports ground and the proposed development is to be located within the current site. As such, it is contended that public safety will not be prejudiced. Furthermore, the scale of the proposal is deemed appropriate and will not impact significantly on any other adjacent land usage.

(vi) any ancillary buildings or structures are designed to a high standard, are of a scale appropriate to the local area and are sympathetic to the surrounding environment in terms of their siting, layout and landscape treatment;

33. The proposed development will be an ancillary building to the main use of the land as is the case with the existing building. The proposal will have all external finishes matching those of the existing building, which is considered appropriate in this location.

34. Currently the building has a rendered finish with flat roofing tiles. The issue of the non- opening windows has been addressed and is annotated on the submitted drawings. The nature and siting of the proposed building is considered to be of a scale and design which is sympathetic to its setting and will not significantly detract from it.

(vii) the proposed facility takes into account the needs of people with disabilities and is, as far as possible, accessible by means of transport other than the private car;

35. The building has level access to the main entrance and also an internal lift to take account of access requirements and the needs of people with disabilities. There are also car parking spaces for people with disabilities. Whilst the site is situated away from the main Saintfield Road, it is contended that regular public transport is available on this road, within an acceptable distance of the site to provide an alternative form of transport to the private car.

(viii) the road network can safely handle the extra vehicular traffic the proposal will generate and satisfactory arrangements are provided for access, parking, drainage and waste disposal.

36. Transport NI was consulted and their initial response requested additional information with regard to car parking provision. In a letter from the agent on the 11 May 2015 the agent confirmed car parking facilities were shared by agreement with the adjacent chapel and that there would be no loss of car parking provision. Upon receipt and consideration of additional information Transport NI confirmed that the proposal as presented was acceptable.

37. In terms of drainage and waste disposal, NIEA Water Management Unit indicated that they were content having considered the potential impact of the development.

Nature Conservation Issues

38. As indicated above, the site is located within Designation CR03, a Rural Landscape Wedge - Carryduff.

39. The designated Rural Landscape Wedge will:- . Distinguish and maintain the separate identities of Cairnshill, Metropolitan Castlereagh and Carryduff by acting as a visual buffer so each area can maintain its own distinctive identity; . Prevent the merging of the two communities of Metropolitan Castlereagh and Carryduff; . Define and protect the setting of Metropolitan Castlereagh and Carryduff; and maintain the rural character of the countryside.

40. The wedge is mainly agricultural and the western part, which consists of the Castlereagh Slopes, is designated as an Area of High Scenic Value.

41. The Knockbracken Glen Site of Local Nature Conservation Importance (Ref: CR 02/05) is designated within the wedge due to its significant biodiversity role within the area. It is located west of the Saintfield Road.

42. There are no specific requirements identified in the BMAP that this application should conform with. This designation is noted and on assessment it is contended that this is an existing land use within the rural landscape wedge and as such, the proposal will not detract from the rural character and the visual separation of the adjacent settlement limits as defined in BMAP 2015.

Conclusions

43. Having considered the nature of the proposal against prevailing planning policy, it is considered that the application satisfies all relevant policy tests set out, primarily those in PPS8 and is therefore policy compliant.

Recommendation

44. It is recommended that planning permission is granted subject to conditions.

Conditions

45. The following conditions are recommended:

1. 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

2. The upper floor windows as annotated on drawing 03a bearing the date stamp 5th June 2015 shall be non-openable.

Reason: To protect the amenity of nearby properties.

3. The sewage treatment unit should be sited as indicated with suitable levels and adequate area of subsoil irrigation for the disposal of effluent. This comment is based on an assessment of potential nuisance and in no way does it negate the need to meet the requirements of the Water (Northern Ireland) Order 1999. Consent to discharge must be obtained from the Northern Ireland Environment Agency.

Reason: To protect the amenity of neighbouring dwellings with respect to odour

Site Location – Y/2015/0095/F

Photographs – Y/2015/0095/F

APP8PM

Lisburn & Castlereagh City Council

Council/Committee Planning Committee

Date of Committee 7 September 2015 Meeting

Committee Interest Local Application

Application Reference Y/2015/0072/F

Date of Application 6 March 2015

District Electoral Area Castlereagh South

Proposal Description Internal fit out of vacant unit to facilitate maintenance of council vehicles with welfare facilities, associated garage, vehicle lifts, offices and storage

Unit 3, 113 Ballygowan Road, Belfast Location Co. Down Applicant/Agent Lisburn & Castlereagh City Council

Representations None

Case Officer Margaret McCrum

Recommendation APPROVAL

Summary of Recommendation

1. This application was submitted on behalf of Castlereagh Borough Council (now Lisburn & Castlereagh City Council). In accordance with Part A of the Council’s Scheme of Delegation this is presented to the Planning Committee for determination.

2. The application is presented to the Planning Committee with a recommendation to approve.

1 Description of Site and Surroundings

3. The application site is located adjacent and south of the residential development of Ryan Park, Ballygowan Road with access taken from an existing laneway off its estate road. This laneway is bound to either side by palisade fencing.

4. The site is formed by a large square area of ground bounded to all sides by a concrete wall of approximately 2 metres in height. There are two buildings within the site, one (in the north-west corner) is occupied by ‘Salt Works’ a winter road maintenance company. The larger building in the southern section of the site is the subject of this application. This building has an approximate footprint of 83 metres by 29 metres. The remaining area of the site is hard surfaced.

5. Ryan Park is characterised by rows of two-storey terraced dwellings set around a cul de sac road network. An area of open space exists between these houses and the northern boundary wall of the application site. Adjacent and north east of the site is an unoccupied detached one and a half storey dwelling (No. 115 Ballygowan Road) as are a pair of semi-detached one and a half storey dwellings (No’s. 117 and 119 Ballygowan Road).

6. Adjacent to the south and east of the compound are the grounds of Roselawn cemetery.

Proposed Development

7. The application seeks full planning permission for an internal fit out of a vacant industrial unit to facilitate maintenance of council vehicles with welfare facilities, associated garage, vehicle lifts, offices and storage.

Relevant Planning History

8. The relevant planning history includes the following: 2

Application Description of Proposal Decision Reference Y/2002/0561/F Proposed parts department (storage) for Approval existing vehicle hire depot (relocation 25.11.2002 within site of building already approved ref. Y/2000/0673 to include a small addition to overall site area).

Y/2000/0673/F Erection of parts department building Approval (storage) for existing vehicle hire depot 27.4.2001

Y/2000/0150/F Proposed industrial/manufacturing /service Withdrawn units for letting. 12.10.2000

Planning Policy Context

9. The relevant planning policy context which relates to the application is as follows: . Belfast Metropolitan Area Plan (BMAP) 2015 . Planning Policy Statement 1 - General Principles . Planning Policy Statement 4 - Planning and Economic Development . Planning Policy Statement 6 - Planning, Archaeology and the Built Heritage . Planning Policy Statement (PPS) 21 – Sustainable Development in the Countryside.

Consultations

10. The following consultations were carried out.

Consultee Response Northern Ireland Water No objections NI Transport No objections subject to conditions Environmental Health No objections NIEA Natural Heritage No comment

Representations

11. No third party representations were received in respect of this application.

Consideration and Assessment

12. The main issues to consider in the determination of this planning application are: . Principle of Development . Sustainable Development in the Countryside . Employment and Industry . Potential Impact to a Local Landscape Policy Area

Principle of Development.

13. The application site is located in the countryside beyond any settlement limit defined in the Belfast Metropolitan Area Plan 2015. Ryan Park is tightly defined by its own settlement limit.

14. PPS1 – General Principles states at Paragraph 59 that the guiding principle in determining planning applications is that development should be permitted, having regard to the development plan and all other material considerations, unless the proposed development will cause demonstrable harm to interests of acknowledged importance.

15. The proposal to change the use of this building to allow for the maintenance of Council vehicles places the proposal within Class B2 of the Planning (Use Classes) Order (Northern Ireland) 2015. Class B2 is described as any industrial process which can be carried out without detriment to amenity by reason of noise, vibration, smell, fumes, smoke, soot, ash, dust or grit.

Sustainable Development in the Countryside

16. The proposed site is located in the rural area. As such, PPS21 – Sustainable Development in the Countryside is a material consideration.

17. Within this policy context, Policy CTY1 refers to a number of circumstances in which planning permission will be granted for non-residential development in the countryside. This policy directs consideration of the proposal to Planning Policy Statement 4, Planning and Economic Development.

Employment and Industry

18. Planning Policy Statement 4 – Planning and Economic Development sets out the planning policies for economic development uses. In assessing this change of use Policy PED4 - Redevelopment of an Established Economic Development Use in the Countryside is a material consideration.

19. Policy PED 4 states that a proposal for the redevelopment of an established economic development use in the countryside for industrial or business purposes (or a sui generis employment use) will be permitted where it is demonstrated that all the following criteria can be met:

(a) the scale and nature of the proposal does not harm the rural character or appearance of the local area and there is only a proportionate increase in the site area;

(b) there would be environmental benefits as a result of the redevelopment;

(c) the redevelopment scheme deals comprehensively with the full extent of the existing site or in the case of partial redevelopment addresses the implications for the remainder of the site; and

(d) the overall visual impact of replacement buildings is not significantly greater than that of the buildings to be replaced.

20. This policy also states that the redevelopment of an established storage or distribution site for continuing storage or distribution use will also be permitted subject to the above criteria. It is contended that this policy test is applicable as the proposal involves an element of storage.

21. The existing building was previously approved as a vehicle hire depot. This application proposes an internal fit out of the now vacant unit to provide a

vehicle maintenance facility with associated offices, storage areas and welfare facilities.

22. The proposal is considered to meet with all the criteria set out in policy PED4. It is considered that the scale and nature of operation proposed will not harm the existing rural character or appearance of the local area as the application simply proposes an internal refit of the unit. No increase in the site area is proposed (Criteria (a) of PED4).

23. The proposal will not create environmental benefits and as such this is not considered applicable in this instance. However given that the application simply proposes an internal refit of an existing building it is contended that no environmental harm will be caused (Criteria (b) of PED4).

24. The internal refit and change of use of this existing vacant unit will have minimal implications for the remainder of the site as it remains in use by another business (Criteria (c) of PED4).

25. The application does not propose any replacement buildings (Criteria (d) of PED4).

26. Policy PED9 of PPS4 lists general criteria which proposals for economic development use, in addition to the other policy provisions of PED4, will be required to meet:

(a) it is compatible with surrounding land uses;

27. As evidenced through planning history this application site has previously been established as a vehicle hire depot with parts storage. This proposal is considered compatible with that established use and as such it also remains compatible with the surrounding land uses. Those surrounding land uses, a mix of residential and rural will not be offended by the proposed use as it proposes an internal refit for a maintenance facility which is suitably distant to the north (77 metres to the closest point). In addition the nature of the boundary, being a 2 metre wall, will further aid noise attenuation.

(b) it does not harm the amenities of nearby residents;

28. As stated above Ryan Park is suitably distant to the north. The Environmental Health Department of Castlereagh Borough Council was consulted in relation to this proposal. No concerns regarding potential negative impact on the amenity of the neighbouring residents was raised. Furthermore, no objections were received from the neighbouring residents.

29. The proposal is located within the northern portion of Local Landscape Policy Area Designation CSY 03 as defined in BMAP and which is described as contributing to the setting of Ryan Park. This is in part due to the heavily treed formal park within the cemetery which adds to the rural character.

30. As the proposal and indeed the overall site sits comfortably between Ryan Park and the woodland park, with no obvious views, and given that there are no features of natural or built heritage located within the site itself it is considered that the proposed development will not offend this part of the policy.

(d) it is not located in an area at flood risk and will not cause or exacerbate flooding;

31. Criterion (d) is not applicable in this instance as the proposal is not located within an area at risk of flooding.

(e) it does not create a noise nuisance;

32. As mentioned previously Environmental Health has not raised any concerns regarding noise nuisance. As such, it is contended that noise nuisance will not arise as a result from the proposed development.

(f) it is capable of dealing satisfactorily with any emission or effluent;

33. The applicant has advised that vehicle maintenance from this site will be minor in nature and that there will be no emissions created by the proposed use and no storage/disposal of effluent. 7

34. NI Water in a response dated 1 July 2015 confirmed that there was available capacity within the existing sewer network and WwTW to service the development and that should there be any trade effluent discharge further approval through the Water and Sewerage Service (NI) Order 2006 would be required.

35. It is therefore considered that the nature and scale of operations associated with the proposed use will not therefore be at odds with this part of the policy.

(g) the existing road network can safely handle any extra vehicular traffic the proposal will generate or suitable developer led improvements are proposed to overcome any road problems identified;

36. The applicant has indicated that the proposal will attract an additional 22 vehicles to the premises on a daily basis. Transport NI did not raise any concerns regarding the existing road network’s capacity to dealing with this increase in vehicular traffic. As such, it is contended that this policy test has been satisfied.

(h) adequate access arrangements, parking and manoeuvring areas are provided;

37. Access arrangements, parking and manoeuvring space are already established and extensive within the site. It is therefore contended that adequate arrangements are provided.

38. A movement pattern is not deemed necessary for a proposal of this nature.

(j) the site layout, building design, associated infrastructure and landscaping arrangements are of high quality and assist the promotion of sustainability and biodiversity;

39. This policy test is not considered to be applicable as this application proposes an internal fit out of a vacant unit within an existing building. No major design changes to this existing building are proposed. No changes are proposed to the existing site layout.

(k) appropriate boundary treatment and means of enclosure are provided and any areas of outside storage proposed are adequately screened from public view;

40. Site boundaries are already defined by a high concrete wall and no areas of outside storage are proposed. As such, this policy test is not considered applicable.

(l) is designed to deter crime and promote personal safety;

41. The site is well secured by a high concrete wall along all boundaries.

(m) in the case of proposals in the countryside, there are satisfactory measures to assist integration into the landscape.

42. The building concerned is already in situ, it and the enclosing boundary wall are screened from public view by Ryan Park to its north and the backdrop of woodland trees to its south and east.

Potential Impact on a Local Landscape Policy Area

43. The proposed site also lies within the Crossnacreevy/Ryan Park Local Landscape Policy Area Designation – CSY03.

44. Policy ENV1 of the Belfast Metropolitan Area Plan refers to Local Landscape Policy Areas. It states that ‘In designated Local Landscape Policy Areas, planning permission will not be granted for development that would be

likely to have a significant adverse effect on those features, or combination of features, that contribute to the environmental quality, integrity or character.’

45. This matter has been dealt with in paragraph 25(c) above. As the existing building and associated compound is already there and this proposal only involves an internal refit, it is contended that there will be no significant adverse impact on the environmental quality, integrity or character of this area.

Consideration of Representations

46. No letters of objection were received in respect of this proposal.

Conclusions

47. The proposed development meets the requirements of Planning Policy Statements 1 and 21, Policies PED4 and PED9 of Planning Policy Statement 4 and Policy ENV1 of the Belfast Metropolitan Area Plan 2015.

Recommendations

48. It is recommended that planning permission is granted subject to conditions.

Conditions

49. There are no specific conditions that require Planning Committee consideration.

Site Location – Y/2015/0072/F

Photographs – Y/2015/0072/F

APP9PM

Lisburn & Castlereagh City Council

Council/Committee Planning Committee

Date of Committee 1 September 2015 Meeting

Committee Interest Local Application (Called in)

Application Reference S/2014/0776/O

Date of Application 12 November 2014

District Electoral Area Downshire East

Proposal Description Dwelling on a farm

Location Inverbrae Farm, 21 Comber Road, Hillsborough, Co Down, BT26 6LN

Applicant/Agent Dale Myles/ Bryson Architects Ltd

Representations 1

Case Officer Mark Hanvey

Recommendation REFUSAL

Summary of Recommendation

1. This is a local planning application. The application has been referred to the Planning Committee for determination in accordance with the Protocol for the Operation of the Planning Committee.

2. This application is presented to the Planning Committee with a recommendation to refuse.

Description of Site and Surroundings

3. The application site is located to the north of the Comber Road, Hillsborough. The site comprises a field to the rear of the existing dwelling at no.21 Comber Road.

1 4. The Settlement Development Limits of Hillsborough, as defined by the Belfast Metropolitan Area Plan 2015, run along the northern and western boundaries of the application site.

5. There is a telephone mast and an associated compound within the application site. A large side garden is located to the east of the existing dwelling and an indicative site layout plan indicates this area as the location for the proposed dwelling. It is defined by an established hedgerow and mature trees along the eastern boundary and the boundary with the field to the rear. The site is open to the existing laneway to the south and west. There is a detached single storey garage located adjacent to the existing dwelling.

Proposed Development

6. Outline planning permission is sought for a farm dwelling. The applicant is the owner of farm business ID 651916. The field to the north of the existing dwelling is shown as Field 1 on the submitted DARD farm map dated 30/12/2008. This field represents the entirety of the farm business.

Relevant Planning History

7. The relevant planning history includes the following:

Application Description of Proposal Decision Reference S/2012/0484/F Installation of 1no 600mm transmission dish Approved S/2012/0024/F Existing 3 No. DBPP antennas (L1935 x W170 Approved x D100mm) to be removed & replaced by 3 No. DBDP antennas (L1942 x W364 x D152mm), installation of 2 No. equipment cabinets & ancillary equipment inc. MHAS & cables. S/2002/0543/PA Prior Approval application for the erection of a Approved 15 metre telecommunications Tower. S/2002/0246/PA Erection of a 15 metre Telecommunications Refused mast S/2001/0637/PA A new 15 metre high telecommunications Refused column with 6 sectioned antennas and 4 no 600mm diameter microwave dishes including 10 no equipment cabinets not exceeding 50 cu 2

mt in volume within a fenced 17 meter X 17 metre compound. S/2000/1136/PA 14.5m Slimline 703UP Lattice Mast and Approved Equipment Housing

Planning Policy Context

8. The relevant planning policy context which relates to the application is as follows: . Belfast Metropolitan Area Plan 2015 (BMAP 2015) . Planning Policy Statement 1 (PPS 1) - General Principles . Planning Policy Statement 3 (PPS 3) - Access, Movement and Parking . Planning Policy Statement 21 (PPS 21) - Sustainable Development in the Countryside.

Consultations

9. The following consultations were carried out.

Consultee Response Department of Agriculture Farm business in existence for more than 6 years. and Rural Development Business has not claimed Single Farm Payment (SFP), Less Favoured Area Compensatory Allowances (LFACA) or Agri Environment schemes in the last 6 years Transport NI No objections subject to conditions Environmental Health No objections Water Management Unit No objections NI Water No objections

Representations

10. There has been 1 letter of objection received in relation to this application. The following is a summary of the issues of concern raised: . Road safety . Expansion of development into the countryside

Consideration and Assessment

11. The main issues to consider in the determination of this planning application are: . Principle of Development . Sustainable Development in the Countryside . Access, Movement and Parking

Principle of Development

12. The Settlement Development Limits of Hillsborough, as defined by the Belfast Metropolitan Area Plan 2015, run along the northern and western boundaries of the application site.

Sustainable Development in the Countryside

14. The application site lies within Lisburn Countryside as designated in the Belfast Metropolitan Area Plan 2015. The application is for a dwelling on a farm. As such, PPS 21 – Sustainable Development tin the Countryside is the primary policy consideration.

15. Policy CTY 1 - Development in the Countryside of Planning Policy Statement 21 provides 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. In this case the proposal for a dwelling on a farm must comply with Policy CTY 10.

16. Policy CTY 10 requires the farm business to be currently active and established for at least 6 years.

17. In this regard, farm maps were provided relating to a farm business 651916 showing the application site outlined in red. The maps are dated 30/12/2008. In order to ensure that the applicant’s farm business was currently active, updated farm maps were requested from the agent.

18. Maps (dated 26 March 2015) were received however, whilst the field number was indicated, the business number was not.

19. Additional information was made available by the agent on 22 May 2015. A receipt from DARD was attached in order to demonstrate current activity. The documentation shows field 3/031/216/1 included; however, the business ID relating to this land was 604281 – a different Business ID to that associated with the applicant (applicant’s Business ID is 651916).

20. In order to establish the accuracy of the Business ID information provided, discussions took place with DARD. These discussions confirmed that the field associated with the application was registered in 2008 under business 65916 but that it was transferred to business 604281 in 2012. It transpired that Farm business 604281 is registered to 61 Carnreagh Hillsborough.

21. Paragraph 5 of Appeal Decision 2014/A0088 states the following –

Policy CTY 10 is entitled ‘Dwellings on Farms’. Throughout its headline and Justification/Amplification (JA) text, the policy consistently focuses on the farm or the farm business. Information in regard to the individual, including his/her DARD Business ID number, are used to assess the primary requirement under the 1st criterion of CTY 10, which is to establish if the farm business is currently active and has been established for at least 6 years. In that context the individual’s interest in the farm holding, as owner or tenant, is not a determining factor. This position is reiterated in the Minister of the Environment’s answer to a question tabled in the NI Assembly, which is included in the appellant’s statement of case at Appendix 7. The answer makes clear that the key issue is

the existence of an active and established business for at least 6 years and that permission is tied to the business and not the individual - and that permission granted under CTY 10 will only be forthcoming once every 10 years.

22. Whilst the applicant owns field 3/031/216/1, this land is not currently included within his farm business.

23. The information provided demonstrates that any permission for a dwelling on a farm (assessed under Policy CTY 10) must be attributed to farm business 604281.

24. Farm business 65916 previously only included field 03/031/216/1 and this field has now transferred to business 604281. It has not therefore been demonstrated that farm business 65916 is currently active and as such, the primary policy test associate with Policy CTY 10 has not been satisfied.

25. Part C of Policy CTY 10 requires a dwelling on a farm to be visually linked with an established group of buildings on the farm. The relevant farm business in this instance is business 604281. There are therefore no buildings related to business 604281 to site a new farm dwelling with.

Access Movement and Parking

26. PPS 3 – Access Movement and Parking sets out policies to ensure that any new development does not create a traffic hazard.

27. The application indicates that the development would access onto the Comber Road. Amended plans were received 28 January 2015 to address points raised by Transport NI. Transport NI were reconsulted and offer no objection to this development subject to standard conditions and informatives.

Conclusions

28. The proposal is for a dwelling on a farm and based on careful consideration of all relevant material planning considerations, it is contented that the proposal is unacceptable.

Recommendation

29. It is recommended that planning permission is refused for the following reason:

. The proposal is contrary to 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 farm business is currently active and the proposed new dwelling will not be visually linked or sited to cluster with an established group of buildings on a farm.

Site Location – S/2014/0776/F

Photographs – S/2014/0776/F

APP10PM

Lisburn & Castlereagh City Council

Council/Committee Planning Committee

Date of Committee 7 September 2015 Meeting

Committee Interest Local Application (Called in)

Application Reference S/2014/0696/F

Date of Application 10 October 2014

District Electoral Area Downshire East

Proposal Description Proposed 2 no. infill dwelling and garages

Location Lands between No. 9 & 23 Drumbo Road, Lisburn

Applicant/Agent Mr & Mrs Surphlis / P.S. Design

Representations 14

Case Officer Catherine Gray

Recommendation APPROVAL

Summary of Recommendation

1. This is a local planning application. The application has been referred to the Planning Committee for determination in accordance with the Protocol for the Operation of the Planning Committee.

2. This application is presented to the Planning Committee with a recommendation to approve.

Description of Site and Surroundings

3. The site is located to the eastern side of the Drumbo Road, Lisburn. It consists of one agricultural field and part of another agricultural field.

1 4. An existing fence extends along the middle of the proposed site. There are mature trees and hedging to the northern boundary. Part of the eastern boundary is undefined and part defined by a post and wire fence. The southern boundary is currently defined by a gabian wall and wire fence. The front of the site is defined by mature hedgerow, post and wire fence and agricultural gate.

5. Number 23 Drumbo Road is just south of the application site and is currently under construction. To the north of the site and abutting the Drumbo Road is property number 9. The site levels vary with the site rising slightly in an easterly direction and as you travel north it slightly lowers again.

Proposed Development

6. Full planning permission is sought for 2 no. infill dwellings and garages.

Relevant Planning History

7. The relevant planning history includes the following:

Application Description of Proposal Decision Reference S/2014/0249/F Proposed new dwelling and garage. Refused S/2012/0514/F Amended dwelling, garage and swimming Approved pool and siting to that approved under permission S/2011/0642/RM. S/2011/0815/RM Dwelling and garage Approved S/2011/0642/RM Erection of dwelling along with detached Approved double garage and detached swimming pool building. S/2010/0712/O Proposed site for 2 no. infill dwellings and Approved garages in substitution for previous approval to allow increased site area. S/2009/0819/O Proposed site for 2 no. infill dwellings and Approved garages. S/2009/0249/F Proposed covered caravan space and Approval secure boat store.

Planning Policy Context

8. The relevant planning policy context which relates to the application is as follows: . Belfast Metropolitan Area Plan 2015 (BMAP 2015) . Planning Policy Statement 1 (PPS 1): General Principles . Planning Policy Statement 3 (PPS 3): Access, Movement and Parking . Planning Policy Statement 6 (PPS 6): Planning Archaeology and the Built Heritage . Planning Policy Statement 21 (PPS 21): Sustainable Development in the Countryside.

Consultations

9. The following consultations were carried out.

Consultee Response Transport NI No objections subject to conditions Environmental Health No Objections Water Management Unit No objections NI Water No objections NIEA Historic Monuments No objections Unit NIEA Historic Buildings No impacts on the setting of the listed building. Conditions recommended. Unit

Representations

10. 14 letters of objection have been received in relation to this application. The following is a summary of the issues of concern raised:

. Application does not address any of the reasons for refusal associated with previous application.

• History applications fulfilled the criteria of Policy CTY 8 – proposal will provide for a third house within the same gap site. • Back land development; • Proposal does not qualify as infill; • Creation of an additional two entrances onto the Drumbo Road; • Accuracy of the plans; • Overlooking concerns and loss of privacy to neighbouring dwellings; • Applicant does not have control over the land for visibility splays; • Proposed dwelling does not have any frontage to the Drumbo Road; • Site is within Greenbelt and should be rejected; • Site is within an Area of Outstanding Natural Beauty, close to the edge of the Lagan Valley Regional Park. • Proposal does not comply with Policies CTY2a, 3, 3, 6, 7, 8, 10, 13 and 14. • Impact on Ballyaghlis Lodge, 238 Ballylesson Road, Drumbo which is a Listed Building.

Consideration and Assessment

11. The main issues to consider in the determination of this planning application are: . Principle of Development . Sustainable Development in the Countryside . Ribbon Development (CTY 8) . Integration and Design Considerations (CTY 13) . Rural Character (CTY 14) . Sewerage Infrastructure (CTY 16) . Access, Movement and Parking . Planning, Archaeology and the Built Heritage

Principle of Development

12. The application site lies within Lisburn Countryside as designated in the Belfast Metropolitan Area Plan 2015.

14. The application proposes 2 no. dwelling and garages and therefore for the principle of development to be established it must comply with PPS 21 - Sustainable Development in the Countryside.

Sustainable Development in the Countryside

15. PPS 21 sets out policies for development in the countryside. Policy CTY 1 - Development in the Countryside provides for 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.

16. Policy CTY 8 – Ribbon Development is considered to be relevant to this particular application.

Ribbon Development

17. Policy CTY8 states that planning permission will be refused for a building which creates or adds to a ribbon of development.

18. Policy states that an exception will be permitted for the development of a small gap site sufficient only to accommodate up to a maximum of two houses within an otherwise substantial and continuously built up frontage and provided this respects the existing development pattern along the frontage in terms of size, scale, siting and plot size and meets other planning and environmental requirements. For the purposes of this policy the definition of a substantial and built up frontage includes a line of 3 or more buildings along a road frontage without accompanying development to the rear.

19. It is considered that as you travel along the portion of the Drumbo Road associated with the application site, there is a substantial and continuously built

up frontage and that the land between properties number 9 Drumbo Road and 23 Drumbo Road to which this proposal relates is a gap site.

20. It is contended that the gap site could accommodate two dwelling houses with similar plot sizes that would be in keeping with the surrounding plot sizes along the Drumbo Road.

21. Whilst objectors have raised concerns that the development as proposed is ‘squeezing in’ a third dwelling into a space beside two previously approved infill dwellings, it is contened that the red line of the previous approval for the two infill sites was for property number 23 Drumbo Road and an adjacent site (which is where the proposed site one is to be positioned).

22. The red line of the previous application did not include all the land right up to property of number 9. As such, this application is looked on a fresh with the lands being considered a gap between properties 9 and 23 Drumbo Road.

23. In light of this, it is contended that a refusal on the basis of Policy CTY 8 alone could not be sustained by the Council at an appeal as the application site does constitute a gap site – a gap that could accommodate 2 infill dwellings between properties number 9 and 23 Drumbo Road.

24. Taking into account recent Planning Appeal Commission decisions, inter- visibility is not an issue of concern.

25. Objectors have expressed the view that the application does not address any of the reasons for refusal associated with the previous application (S/2010/0249/F). This previous application was for one dwelling and garage. The application had a different red line and is not therefore comparable with this current application.

26. Views have also been expressed that the history applications fulfilled the criteria of CTY 8 for dwellings number 23 and the adjacent site and that this proposal would provide a third house within the same gap.

27. It is important to note that the red line of the application site is different to previous applications and the situation on the ground reflects a new gap site.

28. With regard to views expressed in relation to back land development in relation to property number 9, Drumbo Road, it is considered that because the proposed sites front onto the Drumbo Road, back land development is not an issue.

Integration and Design Considerations

29. 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’.

30. The proposed dwelling associated with site 1 is a large two storey dwelling house with a maximum ridge height of 9.5m above the finished floor level. It has a frontage of 15.2m with a two storey front porch, a two storey rear return that leads to a one and a half storey attached garage with a ridge height of 5.6m above the finished floor level; there is a proposed play room above the garage. To the side of the dwelling house there is also a single storey side projection in the form of a sun room.

31. The proposed external finishes to the proposed dwelling on site 1 are as follows:

. New pitched roof to be finished with natural slates; . New external walls to be finished with smooth render and painted white; and . Natural stone cladding to front porch plus stone panels to external corners.

32. These finishes are considered to be acceptable for a dwelling in the countryside.

33. The proposed dwelling associated with site 2 is a large two and a half storey dwelling with a maximum ridge height of 9.5m above the finished floor level.

34. A roof light that has a pitch to it and it projects 0.5m is located to the centre and middle of the roof of the main portion of the dwelling making the, making the highest point of the dwelling (at this point) 10m above the finished floor level.

35. This second dwelling will have a frontage of 17.8m with a two storey front porch and a one a half storey rear projection with a ridge height of 6.9m above the finished floor level.

36. The proposed external finishes to the proposed dwelling on site 2 are as follows: . Roof to be finished with natural slates; . External walls to be finished in red clay facing brickwork with sandstone molding at first floor level; and . White sliding sash windows;

37. Due to the diverse range of finishes of dwellings in the surrounding area the proposed finishes are considered to be acceptable in this context.

38. Both dwellings are set back from the road and are broadly in line with the pattern of development along the Drumbo Road with driveways located to the front and gardens to the rear of the dwellings.

39. Objectors have raised concerns over loss of privacy and potential overlooking to the neighbouring sites. The existing screening and the positioning of the proposed dwelling to site 2 means that no overlooking or loss of privacy would occur. Furthermore, the private amenity space associated with property number 9 Drumbo road will not be affected.

40. With regards to site 1 and the potential impact on property number 23 Drumbo Road, it is contended that the dwelling has been designed to ensure that there first floor windows are restricted to the side elevation thereby removing the potential for overlooking of neighbouring private amenity space. The one

window proposed at the first floor level is associated with the bathroom and will have obscure glazing. In light of this, it is considered that no loss of privacy will occur.

41. In addition to the design elements referred to above, it is important to note that site 1 is set at a lower level than the neighbouring site of 23 Drumbo Road. The positioning of the ground floor windows are considered to be acceptable as the site is set down and adjacent to an existing gabian wall associated with the property at 23 Drumbo Road.

42. The planting conditions associated with the planning approval at property 23 will see a beech hedge planted along the boundary between the two sites. The planning proposed is association with site 1 will see additional planting along and to the inside of the boundary between these two sites. As such, it is contended that the proposed development of site 1 will not impact on the amenity of the property at number 23.

43. Concerns have been expressed in relation to the potential for overlooking into the bedrooms of property number 23. The first floor and second floor side elevation of property 23 Drumbo Road has windows that are all conditioned to be obscure glazing. Furthermore, the approved balcony to the rear of number 23 Drumbo Road is approved with an obscure glazing panel. It is therefore considered that no issues of overlooking between the two properties will occur.

44. The design of the dwellings side by side and also the separation distances ensure that there will be no issues with regards to overlooking or impact on private amenity spaces.

45. The sun room of the proposed dwelling (site 1) is some 4m away from the boundary of the neighbouring properties, the side elevation where the dining room window is located is 8m away from the boundary and the rear projection is 10m away from the boundary.

46. The separation distances of the proposed sun room to the side of property 23 where the kitchen is located is 14.5m. The dining room window on the 9

proposed dwelling has a separation distance of 23m from the side of property 23 which has no ground floor windows at this point.

47. The first 5m to the rear of any dwelling is considered to be its private amenity space. It is considered that the positioning of the windows on the property along with the positioning of the property on the site, with the proposed landscaping and the landscaping as conditioned as part of the approval of property 23 Drumbo Road will mean that no overlooking would occur. Whilst the objector has requested that the side elevation windows facing towards property number 23 Drumbo Road should be opaque and non-opening this is not considered to be required in this instance.

48. The differences in the levels between the sites ensure that there would be no overlooking caused. The separation distances and orientation of the two proposed dwellings also means that there would be no loss of privacy between the two sites.

49. The application includes a proposal for the new eastern boundary of both sites and the boundary which divides the dwellings to be defined by a timber post and wire fence with Hawthorne hedge planted to the inside. The northern boundary is an existing boundary with mature vegetation and trees and this would be retained. It is also propose that this boundary will be augmented with a new Hawthorne hedge.

50. As demonstrated in the paragraphs above, the design of the proposal is appropriate for the site and its locality. The dwellings will not be prominent features in the landscape. The proposal will not rely primarily on new landscaping for integration and will not be readily viewed from many significant public viewpoints. Any ancillary works should not have a negative impact on the landscape or the surroundings.

51. It is therefore contended that the proposal complies with Policy CTY 13.

Rural Character

52. 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.

53. It is considered that the proposed development will not be unduly prominent in the landscape and will not result in a suburban style of development when viewed with the existing and approved buildings.

54. The development will respects the pattern of development in the area and will not erode the rural character of the area. The proposal will not add to or create a ribbon of development as the continuously built up frontage already exists and this proposal will fill a gap within an established frontage.

55. In light of this, it is contended that the proposal complies with Policy CTY 14.

Sewerage Infrastructure

56. 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.

57. A septic tank and soak away to the eastern side of each site is proposed. NIEA: Water Management Unit and the Council’s Environmental Health Unit have been consulted. Both have responded with no objections providing all relevant statutory permission for the development would be obtained.

58. It is therefore considered that the proposal complies with Policy CTY 16.

59. With regards to the concerns raised in respect of the agent submitting accurate plan; the Council is satisfied that the plans accurately represent the proposal and its surroundings. They also make reference to Greenbelt; under BMAP 2015 there is no Greenbelt designation, it is designated as Lisburn Countryside

and all proposals in the countryside are assessed against the relevant policies.

60. Policy tests associated with CTY 2a, 3, 4, 6, 10, are not considered to be relevant in this instance as the proposal is not for . a dwelling in an existing cluster; . a replacement dwelling; . the conversion or reuse of an existing building; . a dwelling under personal or domestic circumstances . a proposal is not for a dwelling on a farm

61. The proposal has however been carefully assessed in relation to policies CTY 8, 13 and 14.

Access, Movement and Parking

62. PPS 3 – Access Movement and Parking sets out policies to ensure that any new development does not create a traffic hazard.

63. The proposed accesses are off the Drumbo Road. Transport NI have been consulted and they offer no objection to this development subject to standard conditions and informatives.

64. Objections have been raised with regards to the applicant not having control or ownership of all the land needed to implement the proposed visibility splays. The ownership of the land required for the visibility splays is not a planning matter. This is a legal issue between landowners. It is the responsibility of the applicant/developer to ensure that they have ownership or control of all of the land in order to implement any planning approval.

65. Objections have also expressed concerns that the proposed development will result in the creation of two new accesses onto the Drumbo Road. Transport NI have raised no objections subject to some standard conditions and informatives.

66. It is therefore contended that the proposal complies with the relevant policy tests of PPS 3.

Planning, Archaeology and the Built Heritage

67. PPS 6 – Planning, Archaeology and the Built Heritage sets out planning policies for the protection of Archaeology and the Built Heritage.

68. The site is located within a buffer zone surrounding an archaeological site and monument, in this case an enclosure reference DOW 009:048. NIEA: Historic Monuments Unit has been consulted and they have responded to advise that ‘Without prejudice to any other material considerations in this case, NIEA: Historic Monuments Unit has no archaeological concerns regarding this proposal.’ It is therefore contended that the proposal complies with polices contained within PPS 6.

69. The site is also located 240m away from 238 Ballylesson Road which is a Listed Building. Concerns have been raised that the proposal would affect the setting of the Listed Building. NIEA: Historic Buildings Unit has been consulted and they have advised that the proposal development would have no impacts on the setting of the listed building.

70. It is therefore contended that the proposed development will not affect the setting of the Listed Building nor will it have an adverse impact on any archaeological interests.

Conclusions

71. The proposal is for a 2no. infill dwellings and garages and based on careful consideration of all relevant material planning considerations, it is contended that the proposal is acceptable.

Recommendation

72. It is recommended that planning permission is granted subject to conditions. 13

Conditions

73. 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 vehicular accesses, including visibility splays and any forward sight distance, shall be provided in accordance with Drawing No. S/2014/0696/02 bearing the date stamp 10 Oct 2014 and Drawing No. S/2014/0696/03 bearing the date stamp 1 June 2015 prior to the commencement of any other development hereby permitted. The area within the visibility splays and any forward sight line shall be cleared to provide a level surface no higher than 250mm above the level of the adjoining carriageway and such splays shall be retained and kept clear thereafter.

Reason: To ensure there is a satisfactory means of access in the

interests of road safety and the convenience of road users.

Reason: To ensure the provision, establishment and maintenance of a high standard of landscape.

. If within a period of 5 years from the date of the planting of any tree, shrub or hedge, that tree, shrub or hedge is removed, uprooted or destroyed or dies, or becomes, in the opinion of the Department, seriously damaged or defective, another tree, shrub or hedge of the same species and size as 14 that originally planted shall be planted at the same place, unless the Department gives its written consent to any variation.

Reason: To ensure the provision, establishment and maintenance of a high standard of landscape.

Site Location – S/2014/0696/F

Photographs – S/2014/0696/F

APP11PM

Lisburn & Castlereagh City Council

Council/Committee Planning Committee

Date of Committee 7 September 2015 Meeting

Committee Interest Major Application

Application Reference Y/2015/0065/F

Date of Application 3 March 2015

District Electoral Area Castlereagh South

Proposal Description Variation of condition 4 of Y/1986/0061 to allow a catalogue showroom retailer (Argos) to occupy 115sq m of the existing 4000sq m Homebase store.

Location Homebase, Upper Galwally, Belfast

Applicant/Agent Pragma Planning

Representations One

Case Officer Peter McFadden

Recommendation REFUSAL

Summary of Recommendation

1. This is a local application which has been called in for determination by the Planning Committee in accordance with Paragraph 21 of the Protocol for the Operation of the Planning Committee.

2. The application is presented to the Planning Committee with a recommendation to Refuse.

Description of Site and Surroundings

3. The site is located at Upper Galwally, Saintfield Road, Castlereagh. Within the confines of the site is a large building currently in use as a Homebase store

1 with associated garden centre. Car parking is located in front of the southern elevation of the building with access taken from the entrance to Drumkeen Court and to the west of the council offices in Bradford Court.

4. The site is slightly elevated above the Saintfield Road and along part of Upper Galwally as it rises up to the entrance point. The southern and western boundaries abutting these roads are graded and planted out with vegetation and some mature trees that screen views of the buildings and associated infrastructure. Mature trees define the eastern site boundary.

5. To the rear and north of the Homebase store are residential properties in Galwally Park whilst to the east are offices (government) and residential units in Drumkeen Court.

6. Within the wider area there are diverse land uses. To the South beyond Upper Galwally is Forestside Shopping Centre and to the East is the Drumkeen shopping complex. There are also several office buildings in the area whilst the majority of land use is given over to residential use.

7. The Saintfield Road runs past the site and meets the Upper Knockbreda Road at the busy road junction a short distance south, beyond Forestside.

Proposed Development

8. A variation of Condition 4 of application reference - Y/1986/0061 to allow a catalogue showroom retailer (Argos) to occupy 115sqm of the existing 4000 sqm Homebase store.

9. Condition 4 of Y/1986/0061 states that the premises hereby approved shall be used only for retail homecare and garden centre and for no other purpose on Use Class 1 of the Schedule to the Planning (Use Classes) Order 1973.

Reason: To enable the Department to retain control over the type of site usage.

Relevant Planning History

10. The relevant planning history includes the following:

Application Description of Proposal Decision Reference Y/1986/0061: Retail homecare and garden centre and Approved for no other purpose in Use Class 1 of the Planning (Use Classes) Order 1973 Y/2004/0401/F: Amendment of Condition 4 of planning Dismissed at approval Y/1986/0061 to allow for sale of appeal open Class 1 goods (retail). Y/2004/0431/LDC Construction of mezzanine floor for retail Allowed at purposes. appeal

Y/2009/0353/F Application under Article 28 of the Withdrawn Planning (NI) Order 1991 to vary Condition 4 of planning approval Y/1986/0061 to allow for the sale of convenience goods. Y/2014/0282/F Argos concession within existing Withdrawn Homebase store. No change of use proposed and no additional floor space created

Planning Policy Context

11. The relevant planning policy context which relates to the application is as follows: . Belfast Metropolitan Area Plan (BMAP) 2015 . Planning Policy Statement (PPS) 1 - General Principles . Planning Policy Statement (PPS) 5 – Retailing and Town Centres

Consultations

12. The following consultation was carried out:

Consultee Response

Transport NI No Objections

Representations

13. There has been one letter of representation received in relation to the application. This has been submitted on behalf of Forestside Acquisitions Limited that owns the nearby District Centre. Whilst offering no objection the letter has suggested certain planning conditions are necessary ‘to ensure continued policy protection of the District Centre.’

Consideration and Assessment

14. The main issues to consider in the determination of this planning application are: . Principle of Development . Retailing and Town Centres

Principle of Development

15. The site lies within the settlement limit of Metropolitan Castlereagh on white lands defined in the Belfast Metropolitan Area Plan 2015. It lies north, outside of Forestside District Centre (Designated as MCH16) and any other Town, District or Local Centre contained within the Plan.

16. Both the Regional Development Strategy 2035 and the Belfast Metropolitan Area Plan 2015 confirm that there is a retail hierarchy in Northern Ireland. Belfast City Centre remains the focus for economic activity followed by Sprucefield as a regional centre, town centres, district and local centres - in other words a spatial planning framework.

17. PPS1 – General Principles states at paragraph 59 that the guiding principle in determining planning applications is that development should be permitted, having regard to the development plan and all other material considerations, unless the proposed development will cause demonstrable harm to interests of acknowledged importance.

18. It is contended that this proposal seeks comparison shopping outside of any retail area defined within the Area Plan and as such would be of harm to interests of acknowledged importance, that being the protection of existing and defined retail areas.

Retailing and Town Centres

19. The purpose of varying Condition 4 of the 1986 planning approval is to remove any restriction on the nature of goods that could be sold from part of this building. Condition 4 was applied to the 1986 approval to ensure that the Planning Authority could retain control over the type of goods sold from any part of the retail area of this site.

20. This catalogue showroom retailer sells comparison goods as defined within the glossary of terms set out in Planning Policy Statement 5 (Retailing and Town Centres) ‘other goods not classified as convenience goods’. Comparison shopping is defined as ‘shops selling comparison goods, but excludes retail warehouses.’

21. The existing building, although predating the publication of PPS5 is defined as a Retail Warehouse, that being a ‘large single level individual store with a minimum of 1000 sq m gross retail floorspace normally selling goods such as DIY goods, furniture, electrical goods, carpets and gardening goods with car parking provision.’

22. Therefore by definition this proposal is of a nature that is unacceptable in the building where it is proposed. It is therefore contended that this proposal is contrary to the policies of PPS5 in that it seeks an unacceptable change to the nature of retailing at this site.

23. Paragraph 5 of PPS5 lists the policy objectives for town centres and retail developments. These objectives seek to . sustain and enhance the vitality and viability of town centres; . focus development, especially retail development, in locations where the proximity of businesses facilitates competition from which all consumers are able to benefit, maximise the opportunity to use means of transport other than the car; . maintain an efficient, competitive and innovative retail sector; and . ensure the availability of a wide range of shops, employment services and facilities to which people have easy access by a choice of means of transport.

24. Paragraph 6 of PPS5 notes that the Department, (now the Council as planning authority), ‘recognises the value and importance of established shopping areas in town, district and local centres, and is therefore committed to protecting their vitality and viability.’

25. It is contended that permission to allow comparison shopping from this site, regardless of the nature and scale, would run contrary to this commitment as the site lies beyond any retailing centre as defined in the current Area Plan.

26. Condition 4 of the 1984 approval was applied to all of the retailing floorspace of the existing Homebase unit in order to control the nature of goods sold at this undefined location whilst ensuring that the vitality and viability of established shopping areas in town, district and local centres were protected.

27. Whilst this application seeks to vary the use of a small part of this unit, it is considered that to do so would set a precedent for the remainder of the floorspace which would be impossible to control by way of conditions.

28. In light of this, it is appropriate to consider the proposal within the context of paragraph 39 of PPS5. Whilst this paragraph deals with major comparison shopping proposals, defined as over 1000 sq m of floorspace, it is appropriate to give due consideration in this case to this policy context as an approval would effectively disregard Condition 4 in its entirety.

29. Paragraph 39 allows for comparison shopping in an out of centre location where the planning authority is satisfied that suitable town centre sites are not available and, amongst other criteria, that the proposed development is unlikely to have an adverse impact on the vitality or viability of an existing centre or undermine its convenience or comparison shopping function.

30. No information has been submitted with this application to justify trading from this building nor has any evidence been presented to identify and discount alternative retailing opportunities within existing town or district centres from where the proposal might trade.

31. The planning history is an important material consideration in the assessment of this particular application. The planning history set out in paragraph 10 above shows that there have been previous applications seeking to vary the retailing pattern at this site. One of those applications (Y/2004/0401/F) following a Departmental refusal was appealed to the Planning Appeals Commission which subsequently dismissed an appeal against that refusal. In doing so the following comments were made in the Commission’s consideration.

. ‘That the proposal is likely to divert the greater part of its trade from Belfast City Centre. In the absence of any evidence in respect of the unavailability of suitable town centre sites, it would set a precedent for the approval of comparison retailing in retail warehouse sites outside the city centre’, Paragraph 6.8 of decision 2004/A656.

32. Policies contained within the Belfast Metropolitan Area Plan 2015 relating to retailing within the Lisburn & Castlereagh City Council area seek to protect the vitality and viability of Lisburn and Carryduff Town Centres, Forestside District Centre and all Local Centres.

33. It is contended that the precedent in allowing this proposal to operate outside of any of these defined centres would be damaging particularly in light of the known availability in Carryduff (The Carryduff Centre and Lowes Industrial Estate, both of which lie within the defined town centre) not to mention the numerous vacant sites within Lisburn City Centre.

34. Within BMAP the policy designation of Forestside (MCH16) notes;

‘The Forestside District Centre plays an important role in providing shoppers in Castlereagh with convenience and choice. The centre co- exists with other centres and fulfils a complementary role. It is recognised that many of the district centres in the BMA are over-trading and are attracting trade away from the town centres. To help redress this imbalance in performance, a boundary is delineated for Forestside District Centre.’

35. It is therefore contended that to allow this proposal when a restriction to the growth of the nearby district centre is in place, and the vitality and viability of town centres within the Council area are at risk, would set a dangerous precedent and undermine the retailing planning policy of this Council.

Conclusions

36. Having considered the nature of the proposal against prevailing planning policy, the planning history, dismissal of an appeal into a similar application and the letter of representation regarding possible impact upon the District Centre, it is considered that the application fails to satisfy the policy tests set out in PPS5.

Recommendation

37. It is recommended that planning permission is refused.

Refusal Reason

38. The following refusal reasons are recommended

. The proposal is contrary to the Retail Planning Policy objectives as contained within PPS5 Retailing and Town Centres in that if approved this proposal would not sustain nor enhance the vitality or viability of town centres.

. The proposal is contrary to the Retail Planning Policy objectives as contained within PPS5 Retailing and Town Centres in that if approved this proposal would create a wide ranging precedent for existing retail warehousing and floor-space to a significant degree.

Site location – Y/2015/0065/F

Photograph – Y/2015/0065/F

APP12PM

Lisburn & Castlereagh City Council

Council/Committee Planning Committee

Date of Committee 7 September 2015 Meeting

Committee Interest Local Application - Called-in

Application Reference S/2009/0839/F

Date of Application 24 August 2009

District Electoral Area Downshire East

Proposal Description Proposed seasonal touring caravan/camping site to accommodate 11 touring caravans with additional area for camping, associated services building and landscaping

Location 44 Ballylesson Road, Purdysburn

Applicant/Agent SEELB/Scott Wilson

Representations 131 objections and petition of 180 signatures

Case Officer Mark Burns

Recommendation REFUSAL

Summary of Recommendation

1. This is a local planning application. The application has been referred to the Planning Committee for determination in accordance with the Protocol for the Operation of the Planning Committee.

2. The application is presented to the Planning Committee with a recommendation to Refuse.

1 Description of Site and Surroundings

3. The site is located along Ballylesson Road. The land use was previously educational. An existing school has been demolished and the site cleared. The site is approximately 0.8 hectares and has become overgrown over the last number of years.

4. The southern and eastern boundaries are characterised with overgrown hedgerows and dense shrubbery. There are large trees along the northern boundary of the site. As a result of the vegetation on the boundaries views into the site are limited.

5. Ballycairn Presbyterian Church and its associated carpark and burial grounds are directly opposite the application site.

Proposed Development

6. The proposal is for a seasonal touring caravan/camping site to accommodate 11 touring caravans with additional area for camping, associated services building and landscaping.

Relevant Planning History

7. The relevant planning history includes the following:

Application Description of Proposal Decision Reference S/1974/0790 Erection of temporary classroom Approval S/1974/0670 Erection of temporary office Approval accommodation S/1984/0814 New temporary classroom Approval S/1995/0774 Change of use from offices to school with Withdrawn general refurbishment and part demolition – 44 Ballylesson Road Belfast S/1996/0656 Temporary classrooms to be occupied until Withdrawn new special school is erected.

Application Description of Proposal Decision Reference S/1997/0313 Building to provide special education for Withdrawn secondary age pupils S/1999/1185 Site for 12 no dwellings (outline) Withdrawn S/2000/0376 Pre-app enquiry into possibility of getting Refusal permission to build houses on the site. S/2003/1545 Proposed tourist scheme Refusal building/accommodation S/2003/1547 Proposed housing development for Refusal housing association or other community group S/2003/1548 Proposed office administration type Refusal accommodation. A community project (re- instatement of offices on site)

Planning Policy Context

8. The relevant planning policy context which relates to the application is as follows: . Belfast Metropolitan Area Plan (BMAP) 2015 . Planning Policy Statement (PPS)1 - General Principles . Planning Policy Statement (PPS)2 - Natural Heritage . Planning Policy Statement (PPS)3 - Access Movement and Parking . Planning Policy Statement (PPS)16 - Tourism . Planning Policy Statement (PPS)21 - Sustainable Development in the Countryside

Consultations

9. The following consultations were carried out.

Consultee Response NIEA Natural Heritage No objections

Public Health No objections NI Water No objections NI Tourist Board Support

Representations

10. There have been approximately 131 letter of objections received in relation to the development and a petition with 180 signatures. The main issues of objection are: . Traffic and Access Arrangements - no footpaths, narrow road/proximity to bad bend/barrier arrangements entering and leaving site with bad bend . Lack of detail on drawings . Site Security (Misuse of land 'off season' and no protection of the site) . Nature Conservation issues (Wildlife and removal of vegetation) . Amenity concerns (noise and operational times) . Planning Policy Issues and need . Noise . Application made to increase the value of land .

Consideration and Assessment

11. The main issues to consider in the determination of this planning application are: . Principle of Development . Sustainable Development in the Countryside . Tourism Considerations . Integration and Design of buildings in the countryside (CTY 13) . Planning Histories . Access, Movement and Parking . Natural Heritage Issues

Principle of Development

12. The application site is located in the countryside beyond any settlement limit defined in the Belfast Metropolitan Area Plan 2015.

14. The application is for a proposed seasonal touring caravan/camping site to accommodate 11 touring caravans with additional area for camping, associated services building and landscaping at Ballylesson Road.

Sustainable Development in the Countryside

15. The application site is located in the countryside and as such, the policy context associated with PPS 21 is a material consideration.

16. Policy CTY 1 – Development in the Countryside provides for 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.

17. Policy also states that other types of development 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.

18. Planning Policy requires that all proposals for development in the countryside must be sited and designed to integrate sympathetically with their surroundings and to meet other planning and environmental considerations including those for drainage, access and road safety. Access arrangements must be in accordance published guidance.

19. Within this policy context, Policy CTY1 refers to a number of circumstances in which planning permission will be granted for non-residential development in the countryside. The policy directs consideration of this proposal to Planning Policy Statement 16 – Tourism (which has superseded the tourism polices of the Planning Strategy for Rural Northern Ireland - PSRNI)

Tourism Considerations

20. PPS 16 – Tourism sets out sets out planning policy for tourism development, including the main forms of tourist accommodation and tourist amenities.

21. Policy TSM 6 - New and extended holiday parks in the countryside states that planning permission will be granted for a new holiday park where it is demonstrated that the proposal will create a high quality and sustainable form of tourism development.

22. Whilst the quality of caravan/camping provision does appear to be acceptable, the location places a reliance on car ownership. Furthermore, the absence of adequate and safe footpath linkages presents issues in relation to the sustainability for such a facility at this particular location.

23. Policy indicates that proposals for a holiday park must be accompanied by a layout and landscaping plan and will be subject to the following specific criteria.

(a) the site is located in an area that has the capacity to absorb the holiday park development, without adverse impact on amenity and rural character;

24. Whilst the site does benefit currently from dense vegetation, the proposed layout indicates the removal of virtually all of the vegetation and its replacement with heavy duty standard trees. It is considered that the reliance on new planting has the potential to negatively impact on the rural character. It is important to note that similar concerns regarding the potential loss of planning is evident from the various planning history records associated with the application site.

(b) effective integration into the landscape must be secured primarily through the utilisation of existing natural built features. Where appropriate, planted areas or discrete groups of trees will be required along site boundaries in order to soften the visual impact of the development and assist its integration with the surrounding area.

25. Closer scrutiny of the detailed drawings associated with the application would indicate the removal of virtually all of the existing natural screening. New heavy duty planting is relied upon. It is considered that the boundary and general planting proposals are contrary to this policy test.

(c) adequate provision (normally around 15% of site) is made for communal open space (including play and recreation areas and landscaped areas), as an integral part of the development.

26. The detail shown on the site layout drawing make more than adequate provisions for open space as an integral part of the development.

(d) the layout of caravan pitches/motor homes is informal and characterised by discrete groupings or clusters of units separated through the use of appropriate soft landscaping

27. With regard to this policy test, the grouping of caravans within the site is informal and separated by planting where appropriate. As such, this policy test would be satisfied.

(e) the design of the development, including the design and scale of ancillary buildings and the design of other elements including internal roads, paths, car parking areas, walls and fences, is appropriate for the site and the locality, respecting the best local traditions of form, materials and detailing.

28. This criterion would be more relevant to larger caravan parks. That said, the low level toilet and shower block proposed as part of this application is designed to a minimal size. It is positioned to the rear of semi mature planting to the front of the site. In general terms, the internal design and layout is acceptable.

(f) environmental assets including features of the archaeological and built heritage, natural habitats, trees and landscape features are identified and, where appropriate, retained and integrated in a suitable manner into the overall design and layout. 7

29. Whilst no such environmental assets have been identified, it is considered that mature, established trees and vegetation are not being retained in a suitable manner.

(g) mains water supply and sewerage services must be utilised where available and practicable.

30. NIW have no objection to connection to mains.

Integration and Design

31. Policy CTY 13 - Integration and design of buildings in the countryside of Planning Policy Statement 21 – Sustainable Development in the Countryside states that a new building will be unacceptable where:

32. The justification/amplification text associated with this policy states that while new tree planting for integration purposes will be considered together with existing land-space features, new planting alone will not be sufficient. New planting will inevitably take a considerable length of time to mature and in the interim will not mitigate the impact of new development.

33. The detail submitted with this particular application indicates that the development will relies almost entirely on the use of new landscaping. It is therefore considered that the extensive removal of mature vegetation and the subsequent planting of vegetation throughout the entire site is unacceptable.

Planning History

34. The planning history schedule contained above illustrates that there is extensive planning history associated with the application site. It is evident that a similar proposed tourist scheme was refused in 2003 because of the

greenbelt zoning and unsatisfactory integration resulting in a negative impact on the rural character of the area.

35. A special education facility (S/1997/0313) was also withdrawn in 1997. It had been recommended for refusal at the internal group Development Control meeting due to the strict policy restrictions in the area.

36. Furthermore, in 1999 a residential development for 12 dwellings was also withdrawn under planning reference S/1999/1185. It was recommended for refusal as it was considered to be contrary to the greenbelt policy and no overriding reasons were demonstrated to justify a relaxation of policy in the area.

37. Pre application discussions followed in 2000 and SEELB were advised that any subsequent applications for housing on the site would be refused as it is was contrary to planning policy.

Access Movement and Parking

38. PPS 3 – Access Movement and Parking sets out policies for vehicular and pedestrian access, transport assessment, the protection of transport routes and parking.

39. The proposal involves the development of a seasonal touring caravan/camping site to accommodate 11 touring caravans with additional area for camping, associated services, building and landscaping.

40. The P1 Form indicates that the proposed development involves the creation of a new access.

41. Transport NI has been consulted they are content with the provision of the new access to full Private Streets Determination (PSD) standards. This means that the access and egress are safe by the standards provided.

42. Concerns expressed through third party representations make reference to the capacity of the road network for towing caravans. The need for vehicles to cross the white centre lines when moving into and out of the site was identified as a particular concern.

43. Furthermore, the view was expressed that the use of a barrier system as a means of securing vehicular access to the site had the potential to result in the need for vehicles to stop whilst turning into the site with caravans left protruding onto the road presenting a hazard for oncoming traffic.

Natural Heritage Issues

44. Planning Policy Statement 2 – Natural Heritage sets out planning policies for the conservation, protection and enhancement of our natural heritage.

45. Whilst the site is not afforded any special protection nor are the trees subject to a Tree Preservation Order, NIEA – Natural Heritage has been fully consulted and has offered no objections to the proposal.

Consideration of Representations

46. Some 131 letters of objection and a petition with 180 signatures have been received. Consideration of the main issues raised is set out below:

. Traffic and Access Arrangements (no footpaths, narrow road/proximity to bad bend/barrier arrangements entering and leaving site with bad bend)

47. The activities associated with neighbour uses such as the church hall is not a reason to restrict the use of the site.

48. Transport NI offers no objections in respect of the planning application. They are content with the position and specification of the access particularly along the frontage and boundaries.

49. As such, it is not considered that a refusal reason on PPS 3 – Access, Movement and Parking could be sustained.

. Lack of detail on drawings 50. Additional information in respect of parking arrangements, landscaping proposals and on site facilities has been provided. It is therefore considered that sufficient detail has been provided to enable this application to be determined.

. Site Security (Misuse of land 'off season' and no protection of the site) 51. The Management Plan submitted as part of the application has made provision for the running of the caravan park on and off season including security measures. In relation to off season, the applicant has indicated that the site will be gated and will remain shut thereby preventing unauthorised access.

. Nature Conservation issues (Wildlife and removal of vegetation) 52. Initial assessment indicated that the site was covered with a lot of dense vegetation. Consideration of the associated plans indicates that there would be little of the existing vegetation retained after development of the site. Integration will be entirely reliant on provision of new (heavy duty) planting in association with the planting plan. The planting plan submitted however does indicate the provision of heavy duty planting.

53. NIEA Natural Heritage has been consulted on the application and confirmed that they have no objections.

. Amenity concerns (noise and operational times) 54. The agent was invited to address concerns expressed in relation to operational times. In response to this request, a management plan indicating seasonal opening arrangements between March and September was provided.

55. With regards concerns expressed in relation to potential noise issues, the Council’s Environmental Health Unit offered no objections subject to conditions.

. Need and Planning Policy Issues 56. A response from the Northern Ireland Tourist Board indicated that the Board would welcome the provision of high quality facilities for touring caravans and camping. Furthermore they indicated that the greater Belfast area has limited provision (2 sites) in terms of facilities for caravans and on this basis there is likely to be a need for additional provision.

57. In assessing an application of this nature, it is important to consider what other tourist facilities such a development would serve and also, what amenities exist to serve the development. There are no amenities close by, there is no footpath provision for users of the site to walk to established tourist facilities such as the Giants Ring or Shaw’s Bridge. As such, the user will be largely reliant on car.

58. There was no traffic/transport statement submitted as part of the application to demonstrate accessibility to other modes of transport.

59. Planning Policy issues have been considered in detail in the sections above. Reference made to the Northern Area Plan is not a material consideration in this instance.

. Application made to increase the value of land 60. Concerns expressed in relation to the intention behind the making of the planning application are not material planning considerations.

Conclusions

61. Whilst the proposed development largely satisfies the key policy tests associated with PPS 16, there are several factors such as the appropriateness of the location on the fringe of the Lagan Valley Regional Park, its reliance on heavy duty planting in order to achieve a level of integration and screening, and the removal of virtually all of the established vegetation to facilitate access arrangements.

62. The location promotes car ownership and the absence of natural linkages other than by car to other amenities and tourist attractions in close proximity to the site is evident is another factor influencing the assessment as to the appropriateness of this particular location for the proposed development.

Recommendations

63. The planning judgement in this particular case is finely balanced however, following careful consideration of all relevant issues, it is recommended that planning permission is refused for the following reasons:

1. The proposal is contrary to Policy TSM 6 part (a), (b) and (f) of Planning Policy Statement 16 in that the proposed development does not demonstrate that:

(a) it is located in an area that has the capacity to absorb without adverse impact on visual amenity and rural character;

(b) effective integration through the utilisation of existing natural features can be achieved;

2. The proposal is contrary to Policy CTY 13 of Planning Policy Statement 21 Sustainable Development in the Countryside in that it relies primarily on the use of new landscaping for integration.

Site Location – S/2009/0839/F

Photographs – S/2009/0839/F

APP13PM APP14PM

Lisburn & Castlereagh City Council

Council/Committee Planning Committee

Date of Meeting 7 September 2015

Responsible Officer Barbara Elliott, Area Planning Manager

Date of Report 25 August 2015

File Reference

Legislation

Subject Commencement of Local Development Plan Workshops

Attachments N/A

Purpose of the Report

1. The purpose of this report is to advise Members that a series of workshops will commence at the end of September. These will focus on a number of key themes stemming from the preparatory work that has been completed for the Local Development Plan. A total of 4 workshops will be held over the next few months.

2. These workshops will be open to all Members of the Council, and they will provide an important opportunity for assisting Members with further exploring the evidence base, and in highlighting any issues which the development plan will need to address.

3. The workshops will also provide an opportunity for officials to gather views on strategic issues that will inform the preparation of the new Local development Plan. Detail

4. The Workshops are scheduled to take place as follows:

Workshop 1: Settlement Appraisal Monday 28 September, Chestnut Suite, 4-6pm

Workshop 2: Employment and Monday 26 October, Chestnut Suite, Economic Development 4-6pm Opportunities

Workshop 3: Retailing and Town Monday 23 November, Chestnut Centre Opportunities Suite, 4-6pm

Workshop 4: Tourism, Open Space Monday 21 December, Chestnut and Recreation Opportunities Suite, 4-6pm

Recommendation

5. Members are asked to note:

a. The dates and venue for Workshops which will be open for all Councillors to be held during the period from September to December 2015.

APP15PM

Lisburn & Castlereagh City Council

Council/Committee Planning Committee

Date of Meeting 07 September 2015

Responsible Officer Barbara Elliott, Area Planning Manager

Date of Report 25 August 2015

File Reference

Legislation

Subject Amendment to Programme of Preparatory Work - Local Development Plan

Attachments Four Position Papers Appendix 15 (a), (b), (c) and (d).

Purpose of the Report

1. The purpose of this report is to update Members on a revision to the Programme of Preparatory Work that was presented to the Planning Committee in July 2015, which will inform the Lisburn & Castlereagh City Council Local Development Plan.

Background

2. Four detailed papers are presented to Members for noting consisting of updated information on Population and Growth, Housing and Settlements, Economic Development and Employment, and Retailing and Town Centres (attached at Annex 15 (a), (b), (c) and (d)).

3. The remaining preparatory papers (detailed in Annex 1) will be presented to Members as indicated.

4. It is intended that these papers will provide a sound evidence base to enable Members to establish the main social, economic and environmental characteristics, issues and needs of the Plan Area prior to agreement of the Timetable.

Recommendation

5. Members are asked to note:

a. the amended Programme of Preparatory Work at Annex 1.

Annex 1: Programme of Preparatory Papers to be presented to Planning Committee including dates of Workshops

Preparatory Paper Date presented to Planning Committee

1 Population and Growth September 2015

2 Housing and Settlements September 2015

3 Employment and Economic September 2015 Development

4 Retailing and Town Centres September 2015

5 Transportation October 2015

6 Telecommunications, public October 2015 services and utilities

7 Built heritage October 2015

8 Natural heritage October 2015

9 Countryside Assessment November 2015

10 Development Constraints November 2015

11 Waste Management December 2015

12 Renewable Energy December 2015

13 Tourism, open space and December 2015 recreation

APP15(a)PM

Development Plan

Position Paper 1: Population and Growth

August 2015 sburn & Castlereagh City Council City Castlereagh & sburn

Contents Page

Executive Summary 1

1.0 Introduction 3

2.0 Regional Policy Context 3

3.0 Existing Development Plan 5

4.0 Population Profile 8

5.0 Key Findings 36

6.0 Conclusion 38

Executive Summary

This Position Paper provides an overview of the population baseline and population growth in the new Lisburn & Castlereagh City Council area. It also considers population projections and assists in identifying the key issues for accommodating balanced 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 can best meet the needs of a growing community and different groups within the community.

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 (particularly in relation to the boundary of the new Council area).

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 that contained in the existing Belfast Metropolitan Area Plan.

The aims of the paper are:

• To build the capacity of members to make informed planning decisions, particularly within the plan making context;

• To provide baseline information which 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 consider the adequacy of the existing growth strategy; and

• To link with important ongoing work in relation to the development of a Community Plan and other strategic work being undertaken by the Council.

1.0 INTRODUCTION

1.1 The purpose of the planning system is to secure the orderly and consistent development of land to facilitate sustainable patterns of growth and development whilst protecting and, where appropriate enhancing the natural and man-made environment. To achieve this aim it is essential that the development needs of society are properly identified.

1.2 This paper examines the existing population profile for the new Lisburn & Castlereagh City Council District; additionally, for the purposes of comparison, data for the whole of Northern Ireland is also included. The paper explores the groups identified in Section 75 of the Northern Ireland Act 1998, spatial deprivation and the urban/rural divide. Population trends and population projections up until 2030 are also considered.

1.3 Information has been derived from the Northern Ireland Statistics and Research Agency (NISRA) and the Electoral Office NI.

1.4 Please note that this paper contains data that refers to the former Lisburn City Council District and Castlereagh Borough Council pre-Local Government Reform (Tables in purple). Where possible data has also been included which relates to the new Lisburn & Castlereagh City Council Area (Tables in Blue) which provide a more up-to-date statistical evidence base.

2.0 REGIONAL POLICY CONTEXT

Regional Development Strategy (RDS) 2035 2.1 The RDS prepared by the Department for Regional Development (published on 15th March 2012) is the Spatial Strategy of the NI Executive.

2.2 The RDS provides an overarching strategic planning framework to facilitate and guide the public and private sectors.

2.3 The RDS has a statutory basis. It is prepared under the Strategic Planning (Northern Ireland) Order 1999. Under that Order the Department for Regional Development (DRD) is responsible for formulating “in consultation with other Northern Ireland Departments, a regional development strategy for Northern Ireland, that is to say, a strategy for the long term development of Northern Ireland”.

2.4 Local development plans must ‘take account’ of the RDS.

2.5 The RDS recognises that the population of Northern Ireland is projected to increase and reach 1.946 million by 2023, with a marked increase in the size of the population at older ages.

2.6 The Hierarchy of Settlements and Related Infrastructure Wheel (Annex 1) illustrates the range of public and private services need to ensure citizens have access to the necessary economic, social and cultural opportunities.

2.7 This recognises that the population of rural hinterlands can also support services in urban centres, and access to services and facilities is important in meeting the needs of spatially dispersed populations.

2.8 The RDS provides strategic guidance through: - Regional Guidance (RG); and - Spatial Framework Guidance (SFG)

2.9 It recognises that diverse populations lead to more stable communities and can help reduce social isolation (RG 6).

2.10 The Spatial Framework of the RDS consists of 5 key components:

2.11 It states that within the Belfast Metropolitan Urban Area (BMUA)1 Lisburn benefits from its location at the meeting point of the Belfast/Dublin economic corridor and the East/West transport corridor. In 2008 Lisburn had a population of approximately 72,500.

2.12 In relation to the Rural Area, the RDS states that for the purpose of this spatial framework, those places outside the Principal Cities, the Main and Local Hubs are identified as constituting the rural area. The population living in these places is around 40% of the total population of Northern Ireland. 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.

3.0 EXISTING DEVELOPMENT PLAN

Belfast Metropolitan Area Plan 2015 (BMAP)

3.1 The Belfast Metropolitan Area Plan 2015 is a development plan prepared under the provisions of Part 3 of the Planning (Northern 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 Carrickfergus, Castlereagh, Newtownabbey and North Down.

3.2 BMAP was adopted on the 9th September 2014. Volume 3 and Volume 5 of BMAP 2015 contain policies for the former Lisburn and Castlereagh Districts respectively. These policies were developed in the context of the Plan

1 The new Lisburn & Castlereagh City Council area forms part of the BMUA referred to in the RDS

Strategy and Framework contained in Volume 1 of the Plan and in general conformity with the RDS.

3.3 The Plan sets out a settlement strategy and hierarchy which consists of:

o The Metropolitan Urban Area (Regional Capital; City/Towns; Small Towns); and

o The Metropolitan Rural Area (Small Towns; Villages; Small Settlements).

3.4 Table 1 indicates the population and settlement hierarchy for settlements in the new Lisburn & Castlereagh City Council area. (Please note: these figures have been updated using the NISRA Headcount and Household Estimates for Settlements, information released in March 2015.)

Table 1: Population for Settlements in Lisburn & Castlereagh City Council Area (Source BMAP 2015 & NISRA Headcount and Household Estimates for Settlements - March 2015) Settlement Lisburn Total / % of Settlement Castlereagh Total / % of Hierarchy District Total Hierarchy District Total City Lisburn 45,410 (45,410) (40%) Metropolitan Metropolitan Lisburn Metropolitan Metropolitan (4,948) 4,948 Castlereagh 30,717 (4%) (30,717) (27%) Towns Hillsborough & Culcavy Towns Carryduff (3,953) 8,537 (6,947) 6,947 Moira (4,584) (7%) (6%) Villages Aghalee (863) Villages Moneyreagh Annahilt (1,045) (1,379) Dromara (1,006) Drumbeg (813) Drumbo (375) Glenavy (1,791) Lower Ballinderry (912) Maghaberry (2,468) Milltown (1,499) Ravernet (564) Stoneyford (605) 12,167 1,379 Upper Ballinderry (226) (11%) (1%) Small Ballyaughlis (99) Small Ballyknockan Settlements Ballycarn (105) Settlements Crossnacreevy Ballylesson (111) (317) Ballynadolly (79) Ryan Park Ballyskeagh (194) (141) Boardmills Carr Drumlough (74) Drumlough Road Dundrod (193) Duneight (88) Feumore Halfpenny Gate (80) Halftown (197) Hillhall (81) Kesh Bridge (122) Lambeg Legacurry (82) Long Kesh (358) Lower Broomhedge (239) Lurganure (467) Lurganville (87) Lurgill Magheraconluce (459) Morningside (55) Purdysburn St. James (115) The Temple Tullynacross (129) 3,492 458 Upper Broomhedge (78) (3%) (1%) Total 74,554 39,501 (65%) (35%) Lisburn & Total in Settlements (114,055) Castlereagh

Please note: The total population for the small settlements does not include any settlement with under 50 resident population. The settlements under 50 resident population are Boardmills, Carr, Drumlough Road, Feumore, Lambeg, Lurgill, Purdysburn, The Temple and Ballyknockan.

4.0 POPULATION PROFILE OF LISBURN & CASTLEREAGH

4.1 The new Lisburn & Castlreagh City Council Area comprises all of the existing districts of Lisburn City Council and Castlereagh Borough Council excluding certain wards which transferred to the Belfast City Council. These include the localities of Gilnahirk, Tullycarnet, Braniel, Castlereagh, Merok, Cregagh, Wynchurch, Glencregagh and Belvoir, Collin Glen, Poleglass, Lagmore, Twinbrook, Kilwee and Dunmurry. In addition, the settlements of Edenderry in Lisburn City Council and Loughview in Castlereagh Borough Council have moved to the new Belfast Local Council District from April 2015 (See Annex 2 for details of DEAs and Wards).

Figure 1: Lisburn & Castlereagh City Council Area

Source: NISRA

4.2 In total, 53,083 persons that were formally in Lisburn City Council District and Castlereagh Borough Council District, have become part of the new Belfast City Council District, which equates to approximately 21% of the Lisburn population and 38% of Castlereagh. The total population of the new Lisburn & Castlereagh City Council area is estimated to be approximately 136,808 (NISRA Population Estimates 2013) making it the ninth smallest populated council area out of the total of eleven. Lisburn & Castlereagh City Council area comprises 7.5% of the population of N. Ireland.

Figure 2: Population of Lisburn & Castlereagh City Council Area as % of Northern Ireland Total

Population Lisburn & Castlereagh City Council

7.5%

92.5%

Lisburn & Castlereagh NI Population

Table 2: Population by New Local Government District (Source: NISRA Population Estimates – Administrative Geographies - 2013)

Total NI Local Government Districts Population of District Population 1,829,725 (1) Belfast 335,133 (2) Armagh, Banbridge & Craigavon 203,757 (3) Newry, Mourne & Down 174,829 (4) Ards & North Down 157,640 (5) Derry & Strabane 148,632 (6) Causeway Coast & Glens 141,699 (7) Mid Ulster 141,329 (8) Antrim & Newtownabbey 139,536 (9) Lisburn & Castlereagh 136,808 (10) Mid & East Antrim 135,997 (11) Fermanagh & Omagh 114,365

Section 75 Groups

4.3 The Northern Ireland Act 1998 places a statutory duty on public authorities to have due regard to the need to promote equality of opportunity: • between persons of different religious belief, political opinion, racial group, age, marital status or sexual orientation; • between men and women generally; • between persons with a disability and persons without; and • between persons with dependants and persons without. In addition, without prejudice to the above obligations, public authorities are required to have regard to the need to promote good relations between persons of different religious belief, political opinion or racial group.

4.4 The principle of promoting equality of opportunity and good relations between people must be a key objective behind the Local Development Plan and will be a central theme of the Sustainability Assessment (See Annex 3 for details of policy and its likely impact on Section 75 Groups). In land use planning terms this means ensuring everyone benefits from quality housing, employment, and access to public services and recreation facilities. These themes will be addressed in more detail in later papers. However, this paper begins the process of identifying issues and needs facing different groups within the area over and above the general population, so that these can be

considered at every stage of the plan making process. If an aim of the plan is also to help build a cohesive society then it must also be recognised that this can only be achieved by “sharing space” and “accessing opportunities”. Therefore, the paper also examines the extent to which segregation occurs and the pattern of multiple deprivation.

(A) Age Structure

4.5 The age structure of a population has implications for planning. A growing young population will impact on the demand for and provision of childcare facilities, nursery, primary and secondary schools. A growing working aged population would necessitate that planning provides adequate housing especially for those entering the housing market and seeking employment opportunities. For a growing elderly population, adequate services and housing to meet their specific needs must also be considered.

4.6 Since 2001, in Northern Ireland the number of children under the age of 16 has decreased while both the working age population and the number of pensioners have increased (Tables 3 & 4). In Lisburn City Council and Castlereagh Borough Council the number of children have declined from 2001 but the proportion of children under the age of 16 in Lisburn remains above the NI level. The working age population in Lisburn City Council and Castlereagh Borough Council has increased since 2001 but is slightly below the NI level. Since 2001, the number of pensioners in Lisburn City Council District and Castlereagh Borough Council District has increased. Lisburn District is below the NI average of 14.56% and Castlereagh has a higher percentage of 65 years at 17.56%. The proportion of people over 65 years of age is growing and is expected to reach 20% of the total population by 2027 (NISRA 2012-based population projections).

Table 3: Age Structure of Population- 2001 0-15 years 16-64 years 65 + years N. Ireland 23.6% 60.9% 15.5%

Lisburn 24.5% 63.6% 11.9% Castlereagh 21.65 61.8% 16.4% Source: NISRA Census 2001 Usually Resident Population by broad age bands (administrative geographies)

Table 4: Age Structure of Population- 2011 0-15 years 16-64 years 65+ years N. Ireland 379,323 1,167,820 263,720 (20.95%) (64.49%) (14.56%) Lisburn 22.09% 64.05% 13.86% Castlereagh 19.09% 63.33% 17.56% Source: NISRA Census 2011 Usually resident population by broad age bands and sex (administrative boundaries)

Age Structure in New Lisburn & Castlereagh City Council

4.7 The most recent age structure information released for the NI Census is that the new Lisburn & Castlereagh City Council has a population of 136,808 persons and 20% of these are under 16 years of age and 16% are over 65 years of age. (See Table 5)

Table 5: Age Structure of Population in New Lisburn & Castlereagh City Council 2013 District All Persons: Persons: 16- Persons: 40- Persons: Persons 0-15 years 39 years 64 years 65+ years Northern 1,829,725 382,607 583,753 584,231 279,134 Ireland (21%) (32%) (32%) (15%) Lisburn & 136,808 27,487 40,515 46,264 22,542 Castlereagh (20%) (30%) (34%) (16%) Source: NISRA 2012-based population projections- taking account of new LCCC Boundary changes April 2014

4.8 Closer examination of the Super Output Areas (SOAs)2 within the new council area indicates that some have slightly older populations than the district average and some have much younger populations. A higher proportion of children under 16 years can be found in areas such as Old Warren, Ballinderry 2, Glenavy 1, Ballymacoss 1 and 2, Cairnshill 1 & 2, Ballymacash and Knockbracken 1. In contrast, the proportion of population aged 65 and

2 Super Output Areas (SOAs) were a new geography developed by NISRA following the 2011 Census to improve the reporting of small area statistics (http://www.nisra.gov.uk/geography/SOA.htm).

over is significantly higher than district level in areas including Hillsborough 1, Hillsborough 2, Magheralave 2, Wallace Park 1 and Ballyhanwood 2.

4.9 In 2011, around one fifth of the population in both Lisburn and Castlereagh was under 16 which roughly accords with the NI average. Children are also a vulnerable group with over one quarter (26%) of children in Northern Ireland living in low income households (Family Resources Survey, 2007). Given that young people do not have independent use of a car, the creation of safe and sustainable communities with access to recreation facilities, including play parks and sports grounds, remains high on the agenda.

4.10 Variations between age groups will require more targeted responses in regard to the type of services needed. The growing number of the elderly is a key factory in declining average household size. This has been taken into account by DRD when formulating the Regional Development Strategy 2035 Housing Growth Indicators. A Local Development Plan has a role in providing development land to meet these indicators (which will be discussed in the Housing Paper) and facilitate housing units to meet the needs of the elderly, particularly nursing homes, sheltered accommodation and smaller sized units. It also has a role in ensuring such units are accessible. Planning needs to ensure that housing for the elderly is sited where it is accessible to local services and transportation. These services include health and other community facilities along with recreation and shops. A rising elderly population will also increase demand for these, the development of which will need to be accommodated.

(B) Gender and Life Expectancy

4.11 The usually resident population in Northern Ireland and Lisburn City Council and Castlereagh Borough Council is broadly split on a 50/50 basis between males and females with slightly more females in 2011. (Table 6). The new Lisburn & Castlereagh City Council area indicates a similar trend. (Table 7).

Table 6: Gender balance of Lisburn and Castlereagh Population- 2011 Sex Lisburn Castlereagh (%) N.Ireland (%) (%) Male 48.81 48.02 49 Female 51.19 51.98 51 Source: NISRA Census 2011Sex:QS105NI (admin geographies)

Gender Structure New Lisburn & Castlereagh City Council

Table 7: Gender balance in New Lisburn & Castlereagh City Council Sex Lisburn & Castlereagh (%) Male 48.90 Female 51.10 Source: NISRA Census 2011

4.12 A Research and Information Briefing Note for the NI Assembly ‘Review of Gender Issues in Northern Ireland’ (January 2014) identifies key statistical evidence relating to gender inequalities in Northern Ireland. It states that female median hourly gross earnings were 89.9% that of males; that Northern Ireland has the lowest median hourly wage for all employees in the UK, but has the smallest gender pay gap of the UK regions. It states that women are more likely to experience interruptions in their careers such as taking on caring roles in the family. The gender pay gap (i.e. the difference between men’s and women’s earnings as a percentage of men’s earnings) based on median gross hourly earnings (excluding overtime) for full-time employees increased to 10% and 19.7% as measured by hourly earnings for all employees (Office of National Statistics, 2013). The gender gap is also reflected in access to a private car with 25% of men in the UK and 40% of women lacking a car in their household or not possessing a driving license (Poverty site, 2010).

4.13 Life expectancy continues to improve for both males and females. Over the period 1998-2000 to 2008-2010, life expectancy for males improved at a slightly faster rate than for females, reducing the gender gap between the female population (who live on average 4 years longer than males, a differential which is similar to the Northern Ireland level, as shown in Table 8). In the UK, life expectancy at birth is expected to increase by around five years between 2012 and 2037 (Office of National Statistics, 2013) for both males

and females. It is therefore anticipated that life expectancy will similarly increase in Lisburn & Castlereagh City Council Area.

Table 8: Life Expectancy by Gender – Lisburn City and Castlereagh Borough Population - 1998-2000 & 2008-2010 1998-2000 2008-2010 Males Females Males Females NI 74.49 79.57 77.07 81.52 Lisburn 75.6 79.7 78.2 81.9 Castlereagh 76.2 80.1 78.2 82.6 Source: NISRA Demography Life Expectancy

(C) Marital Status 4.14 The marital status of the population influences the composition of households and therefore the demand for housing. Since 2001, there has been an increase in the percentage of divorced people, a decrease in the percentage of people married and an increase in the proportion of single people in Northern Ireland. In both the Lisburn City Council and Castlereagh Borough Council districts there was a lower proportion of single people than the NI average and a higher proportion of both married and divorced people than the regional average (Table 9). However, whilst the statistics suggest a decline in the number of people who are married, it masks the number of couples (unmarried) who are co-habiting. The new Lisburn & Castlereagh City Council area indicates a significantly higher percentage of married people and a lower percentage of single people than the Northern Ireland average (Table 10).

Table 9: Marital Status- 2011 All People ≥ Single (never Married * Divorced Widowed** 16 married) % % % % NI 1,431,540 36.14 51.63 5.45 6.78 Lisburn 93,625 33.59 54.53 5.59 6.29 Castlereagh 54,400 31.26 55.19 5.78 7.77 Source: - NISRA Census 2011 *2011 Married – This includes people who were remarried; those who are separated but still legally married; and those in a same-sex civil partnership. ** 2011 Widowed includes surviving partner from a same-sex civil partnership.

Marital Status of New Lisburn & Castlereagh City Council

Table 10: Marital Status of New Lisburn & Castlereagh City Council All People ≥ Single (never Married * Divorced Widowed** 16 married) % % % % NI 1,431,540 36.14 51.63 5.45 6.78 Lisburn & 107,340 30.65 57.15 5.52 6.68 Castlereagh Source: NISRA Census 2011

4.15 The role for planning is to adequately provide for appropriate housing to meet the needs of the population. This requires suitable housing units to be provided for single people. It is reasonable to assume that many single wage earners will not have the same purchase power of a double income household. Single people may also have different social needs to those who are married and have families. This grouping can be key to the economy of any town centres, providing a significant part of the market for a thriving night- time economy, e.g pubs, clubs and restaurants. Conversely this can mask the level of social exclusion experienced by many single people, particularly the elderly, those on lower incomes, disabled and single parents. Single parents remain one of the most disadvantaged groups with over half falling within low income groups and over half of lone parent families not having access to a car (The Poverty site, 2010).

(D) Households With or Without Dependent Children

4.16 A “dependant child” is defined as 0-15 or aged 16-18 who is a full-time student and living in a family with his or her parent(s) or grandparent(s) (Census 2011). In both Northern Ireland and Lisburn City Council & Castlereagh Borough Council, the proportion of households (including lone parent households) with dependant children has declined since 1981 (Table 11). The new Lisburn & Castlereagh City Council area indicates a similar decline (Table 12).

Table 11: Percentage of Households with Dependant Children– 1981 & 2011 Households N. Ireland Lisburn Castlereagh

% with dependent 45.98% 48.95% 42.96% children 1981 % with dependent 33.86% 36.8% 30.64% children 2011 Source: NISRA Census 1981, 2011

Table 12: Percentage of Households with Dependent Children in New Lisburn & Castlereagh City Council Households N. Ireland Lisburn & Castlereagh

% with dependent 45.98% 46.32% children 1981 % with dependent 33.86% 34.5% children 2011 Source: NISRA Census 2011

4.17 A closer examination of the Super Output Areas within each district reveals that many have much higher proportions of households with children than the district level. In Lisburn City Council District the Ballinderry SOA and in Castlereagh Borough Council the Ballyhanwood are notable in this regard.

(E) Household Size 4.18 Since 1981, the average household size has steadily declined in N. Ireland and this trend is reflected in Lisburn City Council & Castlereagh Borough Council. In 1981 the average household size (based on number of people per household) in Lisburn City Council was 3.1 and 2.7 in Castlereagh Borough compared to 3.2 for Northern Ireland (Table 13). In 2011 the average household size in Lisburn and Castlereagh District had decreased to 2.52, just below the NI average of 2.54. This is reflective of the decrease in the percentage of households with dependent children and a move towards more single adult and mature single person households as well as households comprising two people. The new Lisburn & Castlereagh City Council area indicates almost two thirds of the population were composed of 1 or 2 person households (Table 14).

Table 13: Household Composition in Northern Ireland and Lisburn City Council and Castlereagh Borough Council- 2011 All 1 Person 2 Person 3 to 4 5 or more Households Household Household Person Person (%) (%) Household Household (%) (%) NI 703,275 27.93 30.19 31.44 10.46 Lisburn 45,723 24.9 31.22 33.89 9.99 Castlereagh 27,733 29.6 32.46 30.75 7.18 Source: Census 2011, Table Household Size KS403NI

Table 14: Household Composition in New Lisburn & Castlereagh City Council All 1 Person 2 Person 3 to 4 5 or more Person Households Household Household Person Household (%) (%) (%) Household (%) NI 201,702 221, 402 224,166 74,590 721,861 (28%) (31%) (31%) (10%) Lisburn & 54,868 14,192 18,357 17,615 4,704 Castlereagh (7.6%) (26%) (33%) (32%) (9%)

Source NISRA 2012 – based household projections published on 26 March 2015: The 2012-based household projections replace the 2008-based projections. Projections of numbers of households by LGD based on 2012 population projections, and using trends in household formation between the 2001 and 2011 Census.

4.19 The Local Development Plan has a role in providing a range of houses types to meet the needs of different household sizes and to provide policy to facilitate those wishing to expand their houses to meet changing needs.

(F) Racial Group & Ethnicity

4.20 In 2001, 9% of Northern Ireland’s population was born outside the region. In both Lisburn City Council District and Castlereagh Borough Council Districts this was slightly more at around 10 %. By 2011, this proportion had increased to 11.1% for Northern Ireland, similar to Lisburn & Castlrereagh District at approximately 11%. The majority of non-indigenous people were born either in the rest of the UK or in the Republic of Ireland. The remainder comprises people born in other European countries and countries outside Europe (Table 15). The new Lisburn & Castlereagh City Council area figures are shown in Table 16.

Table 15: Country of Birth in Lisburn City Council & Castlereagh Borough Council- 2011 Other N. Ireland Rest of UK RoI Rest of World Europe (%) (%) (%) (%) (%) N. Ireland 88.84 4.57 2.09 2.61 1.99 Lisburn 89.52 5.38 1.41 1.75 1.96 Castlereagh 90.24 4.14 1.42 1.38 2.83 Source: NISRA Census 2011, Country of Birth - Basic Detail: QS207NI (administrative geographies)

Table 16: Country of Birth in New Lisburn & Castlereagh City Council Other N. Ireland Rest of UK RoI Rest of World Europe (%) (%) (%) (%) (%) N. Ireland 88.84 4.57 2.09 2.61 1.99 Lisburn & 88.72 5.54 1.44 1.79 2.50 Castlereagh Source: NISRA Census 2011

4.21 Racial ethnicity remains predominantly ‘white’ with 97.61% of the district described in this category. Other ethnic groups including, Asian, Black and Mixed comprise very small numbers (Census 2011). As a consequence it is unlikely that the Local Development Plan will have a particular impact on these groups; however, it is important to monitor changes over time as this may have implications particularly in relation to equality of access to homes and jobs.

4.22 An exception may be Irish Travellers who have been described as a different ethnic group. Their needs can be distinctive in terms of providing sites or supported housing for travellers. The housing needs assessment undertaken by the NIHE addresses this matter and will be considered in a separate housing paper.

(G) Sexual Orientation

4.23 There are no specific figures available on how many people may be Gay, Lesbian, Bi-sexual or Trans-gender or Trans-sexual in Lisburn & Castlereagh City Council Area. People in this group can often feel excluded or marginalised in society. More importantly, they can also fall victim of discrimination and threat of physical violence. Whilst the Local Development

Plan is unlikely to bring forward specific proposals and policies for this group, it is anticipated that many of the measures it contains, such as providing a range of house types, accessibility to employment and services, and improving safety and security, will benefit this group.

(H) Disability & Health

4.24 A person defined with a limiting long term health problem or disability is where they have a health problem or disability which limits their daily activities and which has lasted, or expected to last, at least 12 months. This includes problems that are due to old age (Census 2011). In 2011/12, 6% of children in Northern Ireland were disabled compared to 14% of adults of working age and 44% of adults over State Pension age (DSD Family Resources Survey). Overall, the health of the area has improved from 2001-2011 (Tables 17 & 18) but approximately one in five people in Lisburn and Castlereagh suffer from some form of limiting illness.

4.25 The urban areas in Lisburn City Council and Castlereagh Borough Council tend to have more elderly people and people with a long term illness e.g. Old Warren and Tonagh, Enler and Graham’s Bridge. In general, where there are higher levels of a limiting long term illness, there are lower levels of people who described their general health as being good or very good and vice versa. An alternative way of measuring disability is to consider the number of recipients of Disability Living Allowance and Multiple Disability Benefit. In Lisburn City Council District 16,160 persons (5.74%) and 9,110 persons in Castlereagh Borough Council (3.23%) of the population compared to the NI total of 281,550 persons were in receipt of Multiple Disability Benefit Receipts. In Lisburn City Council 11,330 persons (5.88%) and 5,720 persons in Castlereagh Borough Council (2.96%) of the population compared to the NI total of 192,640 persons were in receipt of Disability Living Allowance. The new Lisburn & Castlereagh City Council area indicates a higher percentage of people with good general health and a higher percentage of people providing unpaid care than the NI average (Table 19).

Table 17: Health in 2001 – Lisburn City Council and Castlereagh Borough Council Limiting Long Good General People Providing Term Illness Health Unpaid Care N. Ireland 20.4% 70.0% 11.0% Lisburn 18.23% 71.96% 12.38% Castlereagh 19.45% 69.91% 13.46% Source: NISRA Census 2001 Health and Provision of Unpaid Care

Table 18: Health in 2011 – Lisburn City Council and Castlereagh Borough Council Limiting Long Good General People Providing Term Illness Health Unpaid Care N. Ireland 20.69% 79.51% 11.81% Lisburn 19.03% 81.32% 12.38% Castlereagh 20.6% 80.23% 13.46% Source: NISRA Census 2011 Health & Provision of Unpaid Care

Table 19: Health in New Lisburn & Castlereagh City Council Limiting Long Good General People Providing Term Illness Health Unpaid Care N. Ireland 20.69% 79.51% 11.81% Lisburn & 18.3% 82.13% 12.52% Castlereagh Source: NISRA Census 2011 Health & Provision of Unpaid Care

4.26 Many people provide informal care to others. In 2011/2012, 6% of the population were informal carers and that figure included 7% of working age adults, 9% of State Pension age adults and 1% of children. Some 62% of reported carers are women. The time spent caring varies from 42% of adult carers providing care for less than 20 hours per week, to 22% caring for 50 hours or more per week. (DSD Family Resources Survey, 2011-12). There are also large areas of Lisburn & Castlereagh District with higher proportions of people providing unpaid care including Ballinderry 1, Glenavy 2, Ballymacbrennan 1 and 2, Carryduff West 2 and Carryduff East 1 and 2, Moneyreagh 2 and Ballyhanwood 2 included in these areas.

4.27 The link between health and wealth is well rehearsed as is the relationship between mobility and health. Therefore, as with other groups planning has a role in accommodating accessible housing, employment and services. Planning also has a role in helping to improve the health and well-being of people by avoiding development which would result in a deterioration in air or

water quality; safeguarding and facilitating open space, sport and outdoor recreation; managing the adverse impacts of noise and nuisance by influencing the location, layout and design of new development. Planning also has a role in recognising and facilitating, where possible, development to meet the needs of carers (for example by adapting houses for those with special circumstances or extension of homes to include “granny annexes”.)

(I) Religion 4.28 The Lisburn & Castlereagh population has a predominantly Protestant/Other Christian background, of almost 67%, which is much higher than the percentage for the region as a whole (Table 20). The new Lisburn & Castlereagh City Council area also demonstrates this trend (Table 21). Care needs to be taken when examining mix across the wide area as this can conceal the stark differences between neighbourhoods in towns and villages. The 2011 Census indicated that the religion of the districts population mirrored that of religion brought up in.

Table 20: Percentage of people & Religion belonging to or Religion in which they were brought up- 2011 Roman Protestant / Other Religions No religion / None Catholic Other Christian / Philosophies (%) Stated (%) (%) (%) N. Ireland 45.14 48.36 0.92 5.59 Lisburn 36.46 55.92 0.84 6.78 Castlereagh 22.24 67.92 1.25 8.59 Source: NISRA Census 2011, Religion or Religion Brought Up In: KS212NI (administrative geographies)

Table 21: Percentage of people & Religion belonging to or Religion in which they were brought up - in New Lisburn & Castlereagh City Council Roman Protestant / Other Religions No religion / None Catholi Other Christian / Philosophies (%) Stated (%) c (%) (%) N. Ireland 45.14 48.36 0.92 5.59 Lisburn & 23.95 66.90 1.07 8.08 Castlereagh Source: NISRA Census 2011

Figure 3: Religion or religion brought up Lisburn-Castlereagh District- 2011

Source: NISRA Census 2011

4.29 The designation of settlements and provision of development opportunities needs to be carefully considered against the needs and spatial distribution of people of different religion or political opinion to prevent prejudice of any religious or political group and thus meet the requirements of Section 75 of the Northern Ireland Act.

(J) Political Opinion

4.30 In Northern Ireland, political opinion is viewed as being closely associated with religious. Table 22 shows that 58.3% of the votes cast in the Lisburn City Council District and 56.1% of votes cast in Castlereagh Borough Council were for Unionist parties. This high percentage is consistent with the percentage of the population in the district who are Protestant/Other Christian. A further 29.1% and 14% of the votes of Lisburn City Council and Castlereagh Borough Council (respectively) were for Nationalist parties.

Table 22: Political Opinion across Lisburn City and Castlereagh Borough Councils- 2011 First Preference Votes Proportion of Votes Lisburn Castlereagh Nationalist parties 29.1% 14% Unionist parties 58.3% 56.1% Other 12.6% 29.8% parties/independent Source: 2011 Local Government Election Results (ARK Economic and Social Research Council) **Election results relate to current District boundaries, results given do not take into account the boundary changes in the new council LGDs. Lisburn City and Castlereagh District, Lisburn and Castlereagh, though with the transfer of "the localities of Gilnahirk, Tullycarnet, Braniel, Castlereagh, Merok, Cregagh, Wynchurch, Glencregagh and Belvoir, Collin Glen, Poleglass, Lagmore, Twinbrook, Kilwee and Dunmurry" to Belfast

4.31 Care needs to be taken when making comparisons between communities of different religious/political persuasion as this can be extremely divisive and can unravel the definite progress made in bringing the two communities together. The Equality Commission for Northern Ireland issue a ‘Statement on Key Inequalities in Northern Ireland’ (October 2007) highlighting 6 broad areas (Education; Employment; Health and Social Care; Housing; Participation in civic and public life; and Prejudice) and how different groups within the community are affected. (Statement on Key Inequalities in Northern Ireland). Further information on trends in work and religion in Northern Ireland are found on the Poverty site www.poverty.org.uk.

4.32 Those areas where deprivation is greatest can be identified spatially using the Northern Ireland Multiple Deprivation Measure (NIMDM) 2010 detailed in the paragraphs below.

Spatial Deprivation

4.33 Planning is required to be undertaken having regard to the need to promote equality of opportunity and to promote good relations. An important way of addressing this is to tackle social deprivation and inequalities in the labour market and public health. The Northern Ireland Multiple Deprivation Measure (NIMDM) 2010 identifies small area concentrations of multiple deprivation across Northern Ireland and updates and replaces the NIMDM 2005 as the official measure of deprivation in Northern Ireland (May 2010). It is based on the small area geography of 890 Super Output Areas (SOAs) which are

ranked from 1 (most deprived) to 890 (least deprived). Many of these SOAs coincide with existing ward boundaries particularly the rural wards. The NIMDM brings together 52 different indicators which cover specific aspects of deprivation: Income, Employment, Health, Education, Proximity to Services, Living Environment and Crime & Disorder. These are combined to create the overall NIMDM.

4.34 Within the context of the average rankings for the former 26 LGDs in Northern Ireland where ranks range from 1 (most deprived) to 26 (least deprived), Lisburn is ranked 6 and Castlereagh 21. Whilst the NIMDM 2010 cannnot be used to compare absolute changes in deprivation with the NIMDM 2005, these rankings suggest a declining picture since 2005 when Lisburn had a ranking of 17 and Castlereagh a ranking of 25. The NIMDM 2010 also shows that Lisburn had an extent or concentration of multiple deprivation of 18%, i.e. 18% of the Lisburn population live in the most deprived Super Output Areas in Northern Ireland. In Castlereagh 5% of the population live in the most deprived SOAs.

4.35 The new Council area of Lisburn & Castlereagh City Council is now ranked 11 out of all the 11 new Local Government Districts and is now the least deprived Council in NI (Table 23). Despite this, the area contains some of the most deprived SOA’s in Northern Ireland including Old Warren ranked 85 (which is amongst the top 11% most deprived in Northern Ireland), Derryaghy ranked 140, Hillhall 1 ranked 145 and Tonagh ranked 192.

Table 23: Multiple Deprivation Ranking for 11 New Local Government Districts

Local Government Multiple Deprivation Ranking District Belfast 1 Derry and Strabane 2 Newry, Mourne and Down 3 Armagh, Banbridge and 4 Craigavon Causeway Coast and Glens 5 Mid and East Antrim 6 Antrim and Newtownabbey 7 Mid Ulster 8 Fermanagh and Omagh 9 Ards & North Down 10 Lisburn and Castlereagh 11 Source: NISRA Census 2011

4.36 The advantage of this spatially led approach is that it identifies disparities between urban and rural areas and adjoining neighbourhoods. Generally speaking the existing urban areas of Lisburn District and Castlereagh District have the more deprived SOAs. In Lisburn District the least deprived SOA is Wallace Park 1 (with a MDM measure of 1.65% and ranked 890 in Northern Ireland). Within Castlereagh the most deprived SOA is Minnowburn (with a MDM measure of 34.28% and ranked 166 in Northern Ireland), followed by Tullycarnet (with a MDM measure of 31.58% and ranked 193 in Northern Ireland). The least deprived SOA in Castlereagh is Knockbracken (with a MDM measure of 1.94% and ranked 886 in Northern Ireland), followed by Cairnshill 1 (with an MDM measure of 2.09% and ranked 883 in Northern Ireland).

4.37 The highest concentrations of deprivation with respect to proximity to services (i.e. long distances to key services e.g. A & E hospital, GP premises, supermarket, leisure centres) occur outside towns and cities, for example Glenavy 2 in Lisburn District and Moneyreagh 2 in Castlereagh District.

4.38 Deprivation is also reflected in economic activity. In 2011 the proportion of people who were economically active was higher in Lisburn City Council and

Castlereagh Borough Councils than the NI average (Table 24). In Lisburn City Council and Castlereagh Borough Council the number of people deemed as being employment deprived is 6,600, approximately 9% of the working age population within the Districts. This highlights the important role of any future Local Development Plan in addressing deprivation through a supply of economic development land.

4.39 In March 2015, the Claimant Count in NI stood at 45,885 (3.9% of the workforce). In the same month within Lisburn & Castlereagh City Council District the claimant count averaged at 2.4% (not seasonally adjusted), which is below the NI rate. (DETI NI Labour Market Report - March 2015.)

Table 24: Economic Activity of the Population (16-74 year olds) - 2011 Economically Economically Economically Economically Economically All usual Economically active: active: active: active: Self- active: residents: active: Total: Employee: Employee: Full-time employed: Unemployed: Part-time: Full-time: student:

(% of (% of (% of (% of (% of (% of all usual (%) economically economically economically economically economically residents) active total) active total) active total) active total) active total)

Northern 1,313,420 869,767 172,138 467,805 116,666 65,196 47,962 Ireland 100% 66.22% 13.11% 35.62% 8.88% 4.96% 3.65% Lisburn 86,371 59,061 12,103 33,223 7,183 3,528 3,024

100% 68.38% 14.01% 38.47% 8.32% 4.08% 3.5% Castlereagh 48,551 33,982 6,752 20,493 3,421 1,585 1,731

100% 70% 13.91% 42.21% 7.05% 3.26% 3.57% Source: NISRA Census 2011 Economic Activity: KS601NI (administrative geographies) NISRA Economically Active Definition: A person aged 16 to 74 is described as economically active if, in the week before the census, they were: • in employment, as an employee or self-employed; • not in employment, but were seeking work and ready to start work within two weeks; or • not in employment, but waiting to start a job already obtained and available.

Full time students who fulfil any of these criteria are classified as economically active and are counted separately in the ‘Full-time student’ category of economically active-they are not included in any other categories such as employees or unemployed.

Table 25: Economic Activity of the Population in New Lisburn & Castlereagh City Council (16-74 year olds) Economically Economically Economically Economically Economically All usual Economically active: active: active: active: Self- active: residents: active: Total: Employee: Employee: Full-time employed: Unemployed: Part-time: Full-time: student:

(% of (% of (% of (% of (% of (% of all usual (%) economically economically economically economically economically residents) active total) active total) active total) active total) active total)

Northern 1,313,420 869,767 172,138 467,805 116,666 65,196 47,962 Ireland 100% 66.22% 13.11% 35.62% 8.88% 4.96% 3.65% Lisburn & Castlereagh 97,837 68,902 13,459 40,532 8,404 3,205 3,302

100% 70.44% 13.76% 41.43% 8.59% 3.28% 3.38% Source: NISRA Census 2011 Economic Activity

Figure 4: Economic Activity in Lisburn-Castlereagh District- 2011

Source: NISRA Census 2011

4.40 The largest percentage of jobs in Lisburn City Council and Castlereagh Borough Council in 2011 was in the service sector which was similar to the NI trend. Lisburn District stands out as having a higher percentage of jobs in manufacturing (14.2%) and construction (6.4%) than the NI average of 10.9% and 4.8% respectively. This can be attributed to companies such as Finnias, Coca Cola and McGrath Steel. Castlereagh District has lower proportions of

jobs in manufacturing and construction than Lisburn District but it has the highest level in services at 89 % compared to Lisburn District at 78.7%.

4.41 Of the total number of employee jobs in Lisburn City Council and Castlereagh Borough Council in 2011, 13,459 (13.76%) were part-time. Women mainly working in the services sector made up the majority of part time workers. 22.63% of females in the Lisburn and Castlereagh Districts were in part time employment compared to 4.58% of economically active males.

Table 26: Employee Jobs by Industry- 2011 – Lisburn City Council and Castlereagh Borough Council Total No of % Jobs in % Jobs in % Jobs in Jobs Manufacturing Construction Services NI 681,641 10.9% 4.8% 83.1% Lisburn 37,189 14.2% 6.4% 78.7% Castlereagh 24,475 7.1% 3.2% 89.0% Source: DETI District Council Briefings November 2013. Employee jobs by Industry, September 2011 (Northern Ireland Census of Employment 2011) & NISRA Employee Jobs (administrative geographies)

4.42 Education also has an important role in promoting economic well-being. Better education improves access to employment opportunities. It improves the quality of people’s lives and leads to broad social benefits to individuals and society. Education raises people’s productivity and creativity and promotes entrepreneurship and technological advances. In addition it plays a very crucial role in securing economic and social progress and improving income distribution.

4.43 The 2011 Census provides information on the proportion of people aged 16 years old and over who had a degree or higher qualification and the proportion that had no or low (1-4 O Levels/CSE/GCSE or equivalent). Since 2001, the proportion of people aged 16 years old and over who had a degree or higher qualification has increased and the proportion that had no or low qualifications have decreased (Table 27). When compared with the N. Ireland level, both the Lisburn District and Castlereagh Districts had a lower proportion of people who had no or low qualifications and higher proportions of those with a degree or higher qualification. Castlereagh District has a

higher percentage of the population with a Degree or Higher population (29.97% compared to 26.31% in Lisburn District).

Table 27: Qualifications of Population over 16 years of age in Lisburn City Council and Castlereagh Borough Council- 2011 All usual residents aged Degree or Higher 16 and over No or low qualification qualification Northern 581,649 338,544 Ireland 1,431,540 40.63% 23.65% 35,056 24,633 Lisburn 93,625 37.44% 26.31% 19,004 16,304 Castlereagh 54,400 34.93% 29.97% Source: NISRA Census 2011 Highest Level of Qualification by Age LC5101NI (administrative geographies) *No qualifications: No academic or professional qualifications or Level 1: 1-4 O Levels/CSE/GCSEs (any grades), Entry Level, Foundation Diploma, NVQ level 1, Foundation GNVQ, Basic/Essential Skill

4.44 At Super Output Area level, Wallace Park, Drumbo1 and Ballymacoss 3 within Lisburn District and Carryduff East 1, Carryduff West 2 and Ballyhanwood 2 within Castlereagh District are some of the areas that had the highest proportions of persons with a degree. Old Warren, Hilden 1 and 2 and Tonagh in Lisburn District and Graham’s Bridge, Enler and Upper and Lower Braniel in Castlereagh District had the lowest levels or no educational qualifications.

4.45 Whilst a Local Development Plan does not deliver educational services, it can assist in making such services more accessible either by facilitating new facilities or providing accessible travel options.

Urban – Rural Split

4.46 In 2001, the Lisburn City Council District and Castlereagh Borough Council were predominately urban with over 65% of the population in Lisburn District and over 82% of Castlereagh District living in designated settlements while the remainder lived in Rural Settlements and the Rural Remainder. Castlereagh District has more of an urban bias than Lisburn as only 4.7 % live in the countryside compared to 16% in Lisburn District. (Table 28)

Table 28: Urban-Rural Population Split – Lisburn City Council and Castlereagh Borough Council

Lisburn District Castlereagh District

Urban Settlements Population 70,800 (65.1%) 54,968 (82.7%) Rural Settlements Population 20,522 (18.9%) 8,422 (12.7%)

Rural Remainder 17,372 (16.0%) 3,098 (4.7%)

Total District 108,694 (100%) 66,488 (100%) Source: NISRA Census 2001

4.47 From this analysis it is evident that Lisburn City and the Castlereagh Metropolitan Area are the main centres for the District however consideration should also be given to those people living in the rural areas in order to sustain vibrant communities.

4.48 The April 2015 changes to the Local Government Boundaries have resulted in a total population of 136,808 for the new combined Lisburn & Castlereagh City Council District. This can be subdivided into an urban population (within settlements) figure of 114,055 (approx. 83%) and a rural remainder population (outside settlements) figure of 22,753 (approx.17%).

Population Growth & Components of Change

4.49 Population does not remain static, and while the Census 2011 provides us with a wealth of data regarding the profile of the District at that time, it cannot be used in isolation to determine the future needs of the area. It is therefore important to consider both past growth rates and projections for the future.

4.50 An examination of past trends indicates that the population of Lisburn City Council & Castlereagh Borough Council has grown from 135,100 in 1971 to 187,407 in 2011 amounting to an increase of almost 28% over this 40 year period, around 10% higher than the NI rate of growth (Table 29). However, growth has not been uniform by either time or broad location. For example the Castlereagh Borough experienced a percentage decline change between 1971-1981 and 1981-1991 compared to Lisburn City District which grew by 18% and 20% over the same period.

4.51 The Mid-Year Population Estimates released in March 2014 by NISRA indicate that since 2005 Lisburn City Council and Castlereagh Borough Council has increased at a rate generally higher than the NI average. This can mainly be attributed to Lisburn District where there was population increase of +1% between 2011 and 2012.

Table 29: Population Trends in Lisburn City & Castlereagh Borough Districts 1971-2011

Year Northern Lisburn Castlereagh Lisburn & Ireland Castlereagh

1971 1,536,065 70,694 64,406 135,100

1981 1,49,0228 83,188 61,107 144,295

1991 1,577,836 99,458 60,799 160,257

2001 1,685,267 108,694 66,488 175,182

2011 1,810,863 120,165 67,242 187,407 annex -3% +18% -5% +7% % change 1981-1991 +6% +20% -1% +11% % change 1991-2001 +9% +9% +9% +9% % change 2001-2011 +11% +11% +1% +7% % change 1971-2011 +17.89% +69.98% +4.40% +27.91%

4.52 Population change occurs due to the combined effect of net migration (both in and out migration) and the level of natural increase which is the difference between the number of births and deaths.

4.53 Migration has had a significant impact on the population of NI and to a lesser extent the populations of both Districts. After a long period through the 1970s and 1980s of emigration from Northern Ireland exceeding immigration and a period of balanced migration flows during the 1990s, the recent period since 2004 has seen significant population growth due to migration from the expanded EU. Thus, in 2011, some 9% of the new Council area’s population are from EU countries particularly the eight central and eastern European (A8) countries (Poland, Lithuania, Slovakia, Latvia, Slovenia, Czech Republic, Estonia and Hungary). However, recent evidence suggests that since the economic downturn, the number of migrants has been declining and that natural growth is the main influence on population change (NISRA).

Population Projections

4.54 Every two years NISRA publishes population projections at local government level. These take into account migration, natural increase and other factors. In the 2008-based projections, natural growth is the key driver with an element of net migration, including the inward migration of people from the European Union. It was therefore predicted that the total population in Northern Ireland would increase by 4% from 1.775M in 2008 to 1.839M in 2013 and by 5.8% between 2013 and 2023 (1.945M).

4.55 However, the recently published 2012-based projections for Northern Ireland indicate lower levels of growth taking into account the 2011 Census results, the decline in inward migration due to the economic downturn so that natural growth is now the driver of projected population increase. Therefore, the projected figure for Northern Ireland’s population in 2025 is now 1.942M. It is therefore anticipated that the 2012-based population projections at district level will be revised downwards. This is also likely to have an effect on household projections. Population projections become increasingly uncertain over longer time periods.

4.56 The key findings for 2015-2030 are that the population of the new Lisburn & Castlereagh City Council area is expected to grow by around 10% (Tables 30 & 31). Over the same period it is anticipated that the proportion of children and persons of working age will decline a little whilst the proportion of pensioners will increase. These figures are based on current pensionable age and broadly follow the trend at NI level. However, it should be noted that between 2010 and 2020, the age at which women are eligible for the state pension will increase from 60 years to 66 years. By 2030, this will result in increasing the proportion of working age and decreasing the proportion of pensioners.

Table 30: Estimated Population Projections for new Lisburn & Castlereagh City Council 2015 2020 2025 2030 2035

Northern Ireland 1,851,573* 1,900,393* 1,942,704* 1,974,611* 1,997,211*

Lisburn & Castlereagh 139,888* 146,162* 152,244* 157,343* 161,470* 2014

Source: NISRA *2012-based population projections for Northern Ireland were released on 30 October 2014.

Table 31: Estimated Household Projections for new Lisburn & Castlereagh City Council 2015 2020 2025 2030 2035

Northern Ireland 721,860* 743,460* 768,279* 789,858* 807,002* Lisburn & Castlereagh 54,868* 57,494* 60,395* 62,967* 65,199* Source: NISRA *These are proxy figures which apply the projected change in households from the 2012- based household projections. Northern Ireland 2012-based household projections were published on 26 March 2015.

4.57 The corresponding household projections from 2015 which take account of population growth, a reduced size of household and the changing age structure of the population, could lead to an increase in the number of households in Lisburn & Castlreagh City Council from 54,868 to 65,199 by 2030. The average household size in Northern Ireland has been projected to steadily decrease to 2.49 people per household in 2025 and 2.46 in 2030. In Lisburn & Castlereagh City Council the average size of households is predicted to remain below the NI average at 2.48 persons in 2025. By 2030 the average household size in Lisburn and Castlereagh City Council District is predicted to reduce further to 2.46 persons.

4.58 The NISRA household projections are broadly in line albeit slightly lower than those set out in the RDS 2035 figures which add in an element of second homes, housing stock that is vacant, and housing stock losses due to net conversion/closures or demolitions. A more

detailed examination of housing and future growth will be considered in a separate position paper.

5.0 KEY FINDINGS

5.1 A summary of the key findings are as follows: • It is anticipated that the population of Lisburn & Castlereagh City Council will continue to grow in line with the Northern Ireland average over the Plan period.

• Over the Plan period, the demand for facilities to cater for the needs of older people will grow. Many older people have to live on reduced incomes, have disabilities and reduced mobility. This influences not only the number of new houses required but also the design (e.g. suitability for disabled residents); the need for more retirement homes, nursing and care homes and the need for housing support services. Ease of access to community facilities, general recreation and shops will also be important.

• An increase in pension age will increase the number of people of working age, resulting in the need for more jobs, particularly for women. The Plan should provide sufficient employment land to meet the expected employment needs.

• The community is not ethnically diverse with 97.61% described as ‘white’. However, the needs of minority groups such as Irish Traveller must be taken into account.

• Although recent trends would suggest that the proportion of children under 16 years is set to decline slightly, this group will influence the demand for and provision of childcare facilities, nursery, primary and secondary schools as well as accessibility to community and leisure facilities. Any such facilities identified by education providers will be reflected in the Plan. 36

• There are some communities within the Council area which experience problems of multiple deprivation particularly in parts of Lisburn City and Dundonald where income and employment are the key concerns. The Plan can help tackle social deprivation and inequalities in the labour market by providing enough employment land which is accessible to the majority of people; improve local provision and access to social and community facilities.

• The location and design of development is likely to have a significant impact on equality of opportunity and community relations between different groups based on religion, political opinion, age, gender, disability and people with and without dependants. The new Local Development Plan will need to have special regard to these groups and their needs and any impact upon them examined through an Equality Impact Assessment.

• Overall, the health of the area is improving with people living longer. However, there are inequalities in health across the area with long term disability being a particular problem. The Plan has a role in helping to improve the health and well-being of people by avoiding development which would result in a deterioration in air or water quality; safeguarding and facilitating open space, sport and outdoor recreation; managing the adverse impacts of noise and nuisance by influencing the location, layout and design of new development; supporting provision of jobs and services.

• Household size is expected to decrease with more single and mature single household formations, particularly with an older population. This will influence the number, type and size of houses needed. The Plan has a role in identifying appropriate sites for housing and can specify where the development of certain house types or a mix of house types will be required.

• A Community Profile for Lisburn & Castlereagh LGD was recently produced by the Northern Ireland Strategic Migration Partnership (NISMP) which examines migrant and ethnic communities in the Council area, which should also be taken into account.

6.0 CONCLUSION

6.1 The purpose of this paper has been to provide base line information on the population across the new Lisburn & Castlereagh City Council area to assist in the future development of the Council’s Local Development Plan.

6.2 It is therefore recommended to Members that:

(i) This report is considered and revised as necessary.

(ii) Local and regional organisations 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 Local Development Plan.

(iii) The needs identified are taken into account when formulating both the aims and objectives of the plan and future policy.

Annex 1: The Hierarchy of Settlements and Related Infrastructure Wheel RDS 2035

Annex 2: Lisburn & Castlereagh City Council DEAs

Annex 3: A preliminary identification of local planning policy likely to have an impact on community relations and social equality POLICY Religious Political Racial Age Marital Sexual Gender Disability Dependency Comments – nature of policies and likely impact of policies on the S – 75 TYPE Belief Opinion group status Orientation Groups Settlement √ √ x X X X X X X Designation and status of settlements and identification of development opportunities and limits may impact on groups of religious belief / political opinion due to the spatial distribution of such groups Housing √ √ √ √ X X √ √ √ Quantum and distribution of zoned housing lands could have a differential impact on religious / political groups. The amount whether it is urban / rural, accessible, social / private will also have differential impacts on the ethnic groups, elderly persons/ house-forming people, persons with disabilities and those with dependents. Business and √ √ √ √ X X √ X X Quantum and distribution of employment land could result in differing access to Industry employment for certain groups i.e. religion, race, gender and age Open Space & √ √ X √ X X X √ √ Quantum and distribution of open space and recreation facilities could result in Recreation differing levels of access for identified groups i.e. Religion / political. Also Disability, Gender, Dependency and Age. Retailing and √ √ X X X X √ √ X The hierarchy of commercial/town centres, development opportunities and town centres control policies could result in differing levels of accessibility to retailing and leisure related services for identified groups. Town centres tend to be relatively neutral areas. Community √ √ X X X X √ √ √ Spatial and physical accessibility to Ccommunity uses can have particularly on Uses religious groupings / political opinion , age and disability. Transportation √ √ X √ X X √ √ X Differing levels of accessibility to all services depending on location/quality of infrastructure for identified groups. Environment √ √ X X X X X X X Location of protected areas for conservation, archaeology or landscape could have differential impacts, positive or negative, for different groupings. Minerals √ √ X X X X X X X The location of areas protected for / constrained from minerals proposals could have differential impacts, for different religion / political groups. Countryside √ √ X √ X X X X X The location of policy areas and resultant protection / restrictions on development, could have differential impacts, positive or negative, for different groupings - religion / political. Also persons of house-forming age. Services and √ √ X X X X X X X Differing levels of accessibility to public services and utilities depending on Utilities location of facilities provided - religion / political. Tourism √ √ X X X X X X X Location of areas protected for and constraining tourism proposals could have differential impacts on different religious / political groups. Design X X x √ X X √ √ √ Design both in terms of appearance and physical access affects everyone but has a particular impact on people with mobility difficulties such as the disabled, elderly and people with young children. Totals 12 12 2 6 0 0 6 6 4 Note: All policies affect everyone in the community in some way. Potential impacts have been identified where they are particularly pertinent to the special needs of a particular group

APP15(b)PM

Development Plan

Position Paper 2: Housing & Settlements

August 2015

Lisburn & Castlereagh City Council City Castlereagh & Lisburn

Contents Page

Executive Summary 3

1.0 Introduction 5

2.0 Regional Policy Context 6

3.0 Existing Development Plan 15

4.0 Housing Profile 20

5.0 Settlement Strategy 36

6.0 Key Findings 48

7.0 Conclusion 48

Executive Summary

This Position Paper aims to provide an overview of housing and housing growth in the new Lisburn & Castlereagh City Council area, to consider housing projections and to assist in identifying the key issues for accommodating balanced growth up to 2030.

The aims of the paper are:

• To build the capacity of members to make informed planning decisions, particularly within the plan making context;

• To provide baseline information which 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 consider the adequacy of the existing growth strategy; and

• To link with important ongoing work in relation to the development of a Community Plan and other strategic work being undertaken by the Council.

1.0 INTRODUCTION

1.1 This paper sets out the regional context for housing, outlining the current population and housing baseline and the implications of new household formation and population growth in the Plan area.

1.2 It provides an indication of how housing growth could be allocated across the settlement hierarchies of Lisburn & Castlereagh City Council area, taking into account the directions for balanced growth as set out in the Regional Development Strategy.

1.3 It addresses land availability for housing across Lisburn and Castlereagh using information from the annual Housing Monitor. It examines the take up of zoned land within the current development plans and the amount of land remaining available for development and identifies whether any additional land is required over the Plan period up to 2030.

1.4 This paper allows members to commence consideration of a housing growth strategy and to understand the options for allocating housing growth and the potential consequences of such allocations. However, at this stage the paper provide a foundation for future decision making which will need to be further informed by more detailed evaluation of the individual settlements, a sustainability assessment, and public consultation.

1.5 Please note that this paper contains original data that refers to the former Lisburn City Council District and Castlereagh Borough Council pre-Local Government Reform (Tables in purple). Where possible data has also been included which relates to the new Lisburn & Castlereagh City Council Area (Tables in blue) which provide a more up-to-date statistical evidence base.

2.0 REGIONAL POLICY CONTEXT

Regional Development Strategy 2035 (RDS) 2.1 The RDS 2035 prepared by the Department 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.

2.4 Local development plans must ‘take account’ of the RDS.

2.5 Prior to the publication of the Regional Development Strategy (RDS 2025), housing need was estimated by means of a “Predict and Provide” approach. District housing need was estimated by projecting trends in population and average household size, also taking into account house construction rates. The RDS introduced fundamental and significant changes to the manner in which area plans must provide for future housing requirements. The approach now taken is known as “Plan, Monitor and Manage” which seeks to ensure that plans become more sustainable, balanced and integrated.

2.6 The RDS provides strategic guidance through: - Regional Guidance (RG); and - Spatial Framework Guidance (SFG)

2.7 Regional Guidance for housing development recognises the need to: -

• strengthen community cohesion by developing integrated services and facilities, fostering a stronger community spirit and sense of place and encouraging mixed housing development (RG 6);

• support urban and rural renaissance by developing innovative ways to bring forward under-utilised land and buildings, particularly for mixed use development, promoting regeneration in areas of social need, ensuring that environmental quality in urban areas is improved and maintained with adequate provision of green infrastructure, and reducing noise pollution (RG 7); and

• manage housing growth to achieve sustainable patterns of residential development by promoting more sustainable development within existing urban areas and ensuring an adequate and available supply of quality housing to meet the needs of everyone and using a broad evaluation framework (Table 1) to assist judgements on the allocation of housing growth (RG 8).

TABLE 1: Housing Evaluation Framework Housing Evaluation Framework

Resource Test Studies should be carried out to assess and detail the existence of community assets and physical infrastructure such as water, waste and sewage, including spare capacity.

Environmental An assessment of the environmental assets of the Capacity Test settlement, the potential of flooding from rivers, the sea or surface water run-off and its potential to accommodate future outward growth without significant environmental degradation should be made. Transport Test Studies should be carried out to assess the potential for integrating land use and public transport and walking and cycling routes to help reduce reliance on the car.

Economic The potential to facilitate an appropriate housing and Development Test jobs balance and to unlock any major strategic development opportunities should be assessed and detailed.

Urban and Rural Character Assessment should be made of the potential to maintain a Test sense of place, and to integrate new development in a way that does not detract from the character and identity of the settlement.

Community Services Test The potential to underpin and, where necessary, reinforce the community service role and function of the settlement should be assessed and detailed.

Source: Housing Evaluation Framework RDS 2035

2.8 The RDS emphasises a sustainable approach to housing growth, setting a regional target of 60% of new housing to be located in appropriate “brownfield” sites within the urban footprints of settlements greater than 5000 population (RG 8).

Brownfield land: This is sometimes referred to as previously developed land being land that is, or was occupied by a permanent structure within a defined settlement limit. The term may encompass vacant or derelict lands, infill sites, land occupied by redundant or underused buildings, a piece of industrial or commercial property that is abandoned or underused and often environmentally contaminated.1

Urban Footprint: The urban footprint for towns and cities throughout Northern Ireland is defined as the continuous built-up area of the settlement. The boundary will be represented by an uninterrupted line, often lying inside the planned settlement limit. The urban footprint contains land which has a formal urban use including land on the edge of the settlement where it forms part of the curtilage of a building. However, this does not necessarily imply that gardens are acceptable for housing development. Undeveloped zoned land at the edge of the settlement will be excluded. Urban footprints have been identified and set as a baseline as of January 2001.

Settlement Limits: These are the boundaries normally defined in a Development Plan proposals map beyond which the local planning authority proposes that a settlement such as a village, town or city should not be allowed to extend.

2.9 The RDS seeks to promote more sustainable housing development within existing urban areas by encouraging compact urban forms. Housing land will be identified in Development Plans to ensure an adequate and available supply of quality housing to meet the needs of everyone taking account of existing vacant housing and need identified in the Housing Needs

1 Excludes open space of public value and the gardens of dwellings and apartments

Assessment/Housing Market Analysis (this includes land for social and intermediate housing such as shared ownership and affordable housing.)

Housing Growth Indicators (HGIs) and the Spatial Framework Guidance (RDS 2035)

2.10 The RDS 2035 identifies regional housing needs as Housing Growth Indicators (HGIs) across Northern Ireland. Housing Growth Indicators have been produced as a guide for those preparing development plans. These figures are an estimate of the new dwelling requirement 2008-2025 for each of the existing 20 District Councils outside the Belfast Metropolitan Urban Area (BMUA) and its hinterland. The BMUA area is made up of Belfast City, Newtownabbey, Lisburn, Castlereagh, Carrick and North Down Council Areas. Housing Growth Indicators (HGIs) contained in the RDS 2035 have indicated a total figure of 60,800 for the BMUA Districts for the period 2008-2025. As stated above both Lisburn and Castlereagh are part of the BMUA and therefore their share of the Housing Growth Indicator is contained within this figure of 60,800.

2.11 The Department for Regional Development is currently reviewing the published Housing Growth Indicators to reflect the new Local Government structures which take effect in April 2015. These new HGIs are still to be finalised.

2.12 The RDS leaves the issue of how the HGIs should be allocated across the settlements and the open countryside as a matter for each Council taking into account its spatial framework guidance (SFG).

2.13 The RDS Spatial Framework consists of 5 key components:

. The Metropolitan Area centred on Belfast (BMUA) . Londonderry – principal city of the North West . Hubs and Clusters of hubs . The Rural Area . Gateways and corridors

2.14 The BMUA is the major conurbation in Northern Ireland with a thriving retail, service, administration, cultural and educational centre in the City of Belfast The RDS recognises that within the Belfast Metropolitan Urban Area (BMUA)2 Lisburn benefits from its location at the meeting point of the Belfast/Dublin economic corridor and the East/West transport corridor. In 2008 Lisburn had a population of approximately 72,500.

2.15 The RDS Spatial Framework states that where Development Plans are being prepared an assessment of settlements and surrounding rural areas will assist in identifying their roles and functions (SFG10).

2.16 It recognises the hubs as the primary focus of growth both in terms of economic development opportunities and population. (SFG11 and 12)

The Rural Area 2.17 The RDS defines the Rural Area as those places outside the Principal Cities and the main and local hubs. The remaining area is identified as constituting the rural area. The population living in these places is around 40% of the total population of Northern Ireland. Recently the rural community living in small towns, villages and small settlements in the countryside, has experienced the fastest rate of population growth.

2.18 It recognises the need to sustain the overall strength of the rural community living in small towns, villages, small rural settlements and the open countryside (SFG 13).

2 The new Lisburn & Castlereagh City Council area forms part of the BMUA referred to in the RDS

Planning Policy Statement 12: Housing in Settlements 2.19 The RDS is complemented by the DOE’s Planning Policy Statements, the most relevant of which is PPS12 Housing in Settlements.

2.20 The policy objectives of PPS 12 are: • To manage housing growth in response to changing housing need;

• To directing and manage future housing growth to achieve more sustainable patterns of residential development;

• To promote a drive to provide more housing within existing urban areas;

• To encourage an increase in the density of urban housing appropriate to the scale and design of the cities and towns of Northern Ireland;

• To encourage the development of balanced local communities

Role of Development Plans 2.21 The development plan process is the main vehicle for assessing future housing land requirements. PPS 12 states that housing allocations in development plans will be determined by: a) application of the housing growth indicators (HGIs); b) allowance for existing commitments (including dwellings already built); c) use of urban capacity studies; d) application of a sequential approach and identification of suitable sites for housing; e) housing needs assessment; f) allowance for windfall housing sites; and g) residual housing need.

2.22 It also advises that in preparing a plan a council should undertake an urban capacity study and transport assessments where appropriate.

2.23 In relation to the sequential approach to site identification, it provides the following search sequence (Figure 1) which focuses on developing existing urban sites first, prior to considering extensions to towns and cities and treating major expansion of a village or small rural settlement only in exceptional circumstances, and lastly the creation of new settlements.

Figure 1: Search sequence PPS 12

Search Sequence

Step 1 Use previously developed and undeveloped land within the urban footprint, informed by urban capacity studies

Step 2 Extensions to cities and towns

Step 3 Exceptional major expansion of a village or small rural settlement

Step 4 New settlements

Source: Planning Policy Statement 12 Housing in Settlements

Planning Policy Statement 7: ‘Quality Residential Environments’ 2.24 PPS 7 sets out the Department’s planning policies for achieving quality in new residential development and advises on the treatment of this issue in development plans. It embodies the Government’s commitment to sustainable development and the Quality Initiative.

Planning Policy Statement 8 ‘Open Space, Sport and Outdoor Recreation’ 2.25 PPS 8 sets out the Department’s 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, and advises on the treatment of these issues in development plans. It embodies the Government’s commitment to sustainable development, to the promotion of a more active and healthy lifestyle and to the conservation of biodiversity.

Draft Planning Policy Statement PPS 22 ‘Affordable Housing’

2.26 Draft PPS 22 puts in place a mechanism for securing developer contributions for the delivery of affordable housing. However, no weight will be given to draft PPS 22 in the determination of individual planning applications until such times as the policy is published in final form.

Rural Housing Planning Policy Statement 21: ‘Sustainable Development in the Countryside’ 2.27 PPS21 sets out the following policy objectives: • 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.

Role of Development Plans 2.28 In terms of the rural area PPS 21 states that the development plan should:

• prepare a Countryside Assessment identifying assets including an Environmental Assets Appraisal; a Landscape Assessment; a Development Pressure Analysis; and a Settlement Appraisal. • Identify and designate Dispersed Rural Communities (DRC), a limit of development will not necessarily need to be identified.

Draft Strategic Planning Policy Statement (SPPS)

2.29 The SPPS will eventually replace existing PPSs (once the Council has its Plan Strategy in place). Until then they will remain a material consideration. The draft SPPS was issued for consultation in February 2014 and the final draft completed in March 2015. It does not introduce any significant change to existing housing policy in terms of objectives for either PPS22 Housing in Settlements or PPS 21 Development in the Countryside. However a further review of the SPPS against the existing planning policy will be required when finalised.

3.0 EXISTING DEVELOPMENT PLAN

Belfast Metropolitan Area Plan 2015 (BMAP) 3.1 The Belfast Metropolitan Area Plan 2015 (BMAP) is a development plan prepared under the provisions of Part 3 of the Planning (Northern 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 Carrickfergus, Castlereagh, Newtownabbey and North Down.

3.2 BMAP was adopted on the 9th September 2014. The Plan, comprising a Written Statement and accompanying maps, incorporates the amendments outlined in the Plan’s Adoption Statement. The Written Statement is divided into four parts:

• Part 1 sets out the background to the preparation of the Plan;

• Part 2 sets out the Plan’s Guiding Principles and the Plan Strategy to meet these;

• Part 3 sets out the Plan Framework comprising allocations, designations, policies and proposals relating to the Plan Area as a whole, intended to complement, and with reference to, the Regional Policy Context; and

• Part 4 translates the broad policies and proposals of Part 3 into site specific designations, policies, proposals and zonings for the individual Council areas included in the Plan Area.

3.3 The Plan Strategy, allocations, designations, policies, proposals and zonings in Parts 3 and 4 of the Plan comprise, and are hereafter also referred to collectively as, the Plan Proposals.

3.4 The Plan is published in seven volumes:

• Volume 1 consists of Parts 1, 2 and 3 which deal with the Plan Area as a whole; • Volumes 2 to 7 comprise Part 4 – the District Proposals – which set out the site-specific proposals for individual Council areas.

3.5 To understand the totality of the Plan Proposals for each Council area, it is therefore necessary to refer to Volume 1 and the relevant District Proposals (Volumes 2-7) for the particular Council area, i.e.:

- Volume 3 – Lisburn and - Volume 5 – Castlereagh.

3.6 The publication of BMAP superseded both the Lisburn Area Plan 2001 and the Belfast Urban Area Plan 2001 both of which were past their notional end dates.

3.7 The Settlement Strategy for the Belfast Metropolitan Area is fundamental to the delivery of one of the key Plan aims, which is to focus development in the cities and towns, with priority being given to the re-use of land within existing urban areas, and the need to contain outward expansion. BMA Settlement Strategy 3.8 The Settlement strategy has been developed in accordance with the RDS Spatial Framework Guidance. Settlements are designated according to their role, the services and facilities and their potential for accommodating development.

3.9 Within BMAP 2015 the settlement hierarchy in Lisburn District consists of Lisburn City, Metropolitan Lisburn, the small towns of Moira and Hillsborough, 12 villages and 30 small settlements (Appendix 1). The settlements in Lisburn District are identified in Designation SETT 1 in Part 3, Volume 1 of the Plan. The District Proposals designate Settlement Development Limits, zone land and designate Land Use Policy Areas in these settlements in accordance with the BMA Settlement Strategy. (Please note that Edenderry has now moved into the Belfast City Council Local Government District from April 2015.)

3.10 Within BMAP 2015 the settlement hierarchy in Castlereagh consists of Metropolitan Castlereagh, the town of Carryduff, the village of Moneyreagh and the small settlements of Ballyknockan, Crossnacreevy, and Ryan Park as identified in Designation SETT 1 in Part 3, Volume 1 of the Plan. (Please note that Loughview has now moved into the Belfast Local Government District from April 2015.)

3.11 The role of the local development plan is to provide housing land in accordance with the RDS. This means zoning sufficient housing land in the larger settlements and providing sufficient opportunities including Housing Policy Areas (HPAs) in smaller settlements to meet the housing growth indicators. It also means ensuring that there is an adequate range of sites at suitable locations to provide a mix of house types and tenures to meet population needs. This paper focuses on identifying what the local housing needs are in relation to overall numbers and needs. In demonstrating that the

HGI is sufficient to cater for the needs of a growing population, the paper then examines how the HGI should be distributed across settlements under the provisions of the RDS and PPS 12 in order to promote sustainable and balanced growth.

Housing Monitor

3.12 The Annual Housing Monitor provides an overall picture of the amount of land that has been developed on zoned housing land and land remaining for housing development. Within Lisburn City, approximately 250 hectares of land were allocated for housing (Table 2). The Housing Monitor 2014 confirms that 49% of this housing land has been developed with approximately 126 hectares (51%) remaining. In Metropolitan Lisburn 96% of the land has been developed with only 4% remaining. This figure has been revised downwards as Metropolitan Lisburn has lost substantial zoned land to the new Belfast City Council District. In Hillsborough, only 27% of the 31 hectares of land zoned for housing has been developed and in Moira, where 43 hectares were zoned, 65% has been developed with 35% remaining.

Table 2: Uptake of Zoned Housing Land as of 2014 Housing Monitor Settlement Zoned Zoned Zoned Housing Housing Housing Land Land Remaining Land Developed (Hectares) (Hectares) (Hectares) Lisburn City 250 124 126 (49%) (51%) Metropolitan Lisburn 13.23 12.75 0.48 (96%) (4%)

Hillsborough & Culcavy 31 8.5 22.5 (27%) (73%) Moira 43 28 15 (65%) (35%) Metropolitan 176 52 124 Castlereagh (30%) (70%)

Carryduff 59 40 19 (68%) (32%) Moneyreagh 7 1 6 (14%) (86%) Crossnacreevy 1 0 1 (0%) (100%) Source: Adopted Belfast Metropolitan Area Plan 2015 & Planning Service NI Housing Monitor 2014. Please note that Metropolitan Lisburn and Metropolitan Castlereagh have lost land to Belfast City Council District and these are revised figures after the Local Government Boundary Changes in April 2015.

3.13 Within Metropolitan Castlereagh, 176 hectares of land are allocated as zoned housing land taking into account the revised Local Government Boundary changes. Of this, 52 hectares have been developed which is 30% of the land zoned, with approximately 124 hectares remaining equating to the remaining 70%. In Moneyreagh only a small amount of zoned land has been developed (14%) compared to Carryduff where 68% of zoned housing land has been developed.

3.14 In terms of delivering new housing, the new local development plan is required to take into account the number of houses built within the RDS period i.e. from 31st March 2008 rather than an examination of zoned housing land uptake since a Plans’ adoption. A breakdown of the total number of dwellings built on both zoned and unzoned land between August 2008 and August 2013 has revealed that a total of 2,707 dwellings were built in the settlements of Lisburn District with an estimated 173 dwellings completed in the open countryside between 2010/11 and 2012/13. In Castlereagh District, 578 dwellings have been built in the settlements between 2008 and 2013 with an estimated further 8 dwellings completed in the countryside between 2010/11 and 2012/13.

4.0 HOUSING PROFILE IN LISBURN & CASTLEREAGH CITY COUNCIL

4.1 The attributes of the existing housing stock in the Lisburn & Castlereagh City Council area must be assessed in terms of households, tenure, type, affordability in order to consider how the population characteristics would impact on the housing needs for the new Council area.

Population and Households 4.2 From 2001 to 2011 the population of Lisburn City Council increased by approximately 10% to 118,525 and in Castlereagh Borough Council it increased by approximately 1% to 66,502. The rate of change in Lisburn City Council between 2001 and 2011 has been just below the NI average of 11%. In 2011, Lisburn District’s proportion of children (under 16 years of age) was 22.1%, higher than Castlereagh District with 19.1% and the NI average of 21%. However, since 2001, both districts have followed the regional trend of a decline in the proportion of children and an increase in the pensioner aged population. This will have implications for the type and number of dwellings needed.

Table 3: Usual Population and No. of Households in 2001 and 2011 in Lisburn District

Usual Residents Households

2001 2011 2001 2011

Household Number % Number % Number % Number % Size

1 9,942 9.32 11,384 9.60 9,942 24.94 11,384 24.90

2 23,246 21.80 28,552 24.09 11,623 29.16 14,276 31.22

3 20,307 19.05 24,714 20.85 6,769 16.98 8,238 18.02

4 26,824 25.16 29,024 24.49 6,706 16.82 7,256 15.87

5+ 26,299 24.67 24,851 20.97 4,822 12.10 4,569 9.99

Overall 106,618 100 118,525 100 39,862 100 45,723 100

Source: Usual Residents and Households by Household Size, 2001 and 2011 Census Lisburn Council Area Table 4: Usual Population and No. of Households in 2001 and 2011 in Castlereagh Borough

Usual Residents Households

2001 2011 2001 2011

Household Number % Number % Number % Number % Size

1 7,882 12.01 8,210 12.35 7,882 29.32 8,210 29.60

2 16,916 25.78 18,004 27.07 8,458 31.46 9,002 32.46

3 12,684 19.33 13,422 20.18 4,228 15.73 4,474 16.13

4 16,404 25.00 16,220 24.39 4,101 15.25 4,055 14.62

5+ 11,733 17.88 10,646 16.01 2,218 8.25 1,992 7.18

Overall 65,619 100 66,502 100 26,887 100 27,733 100

Source: Usual Residents and Households by Household Size, 2001 and 2011 Census Castlereagh Borough Area

4.3 Tables 3 and 4 above show the number of households in each district has increased between 2001 and 2011 by 0.8% to 27,733 in Castlereagh and by 10.03% to 45,723 in Lisburn. In 2011, almost 58.55% of households in Lisburn and Castlereagh were occupied by 1-2 persons (the largest category for both Districts).

4.4 As reported in the Population and Growth Paper, the most recent NISRA projections suggest that the number of children will decrease in both districts as will the number of people of working age, while the number of people of pension age is projected to significantly increase. This is in keeping with the general regional trend towards an increasing older population and declining proportion of children which has consequences for housing, health and education providers.

4.5 In 2001 both Lisburn City Council and Castlereagh Borough Council districts were predominately urban with over 65% of the population in Lisburn District and over 82% of Castlereagh District living in a designated settlement. The remainder lived in rural settlements and the rural remainder. Castlereagh District has more of an urban basis than Lisburn as only 4.7% live in the Countryside compared to 16% in Lisburn District.

4.6 Figures for the new Lisburn & Castlereagh City Council area relating to population and households is contained in Table 5.

Table 5: Estimated Population and Household Distribution for new Lisburn & Castlereagh City Council as of 2011

Population Households

Lisburn & 134,841 52,648 Castlereagh

Source – NISRA (Please note the combined figure for Lisburn & Castlereagh takes into account the Local Government Boundary Changes)

Housing Tenure 4.7 In 2001, the House Condition Survey (HSC) recorded that most of the houses in Lisburn and Castlereagh were owner occupied and these figures were above the regional average (Table 6). Lisburn District had a higher than average proportion of NIHE, Housing Association and privately rented dwellings, yet had a much higher proportion of vacant houses than Castlereagh (both below the NI average). In the 2006 HSC the proportion of vacant properties dropped in Lisburn to 1%, significantly below the Northern Ireland average of 5.75% Table 7).

Table 6: Housing Tenure in 2001 District Owner NIHE H.A. Private Vacant Total occupied Rented & other Lisburn 26,590 8,090 920 3,010 1,450 40,060 (66.4%) (20.2%) (2.3%) (7.5%) (3.6%) Castlereagh 20,660 4,640 340 1,130 540 27,310 (75.6%) (17%) (1.2%) (4.2%) (2%) Northern 432,270 115,980 17,930 49,410 31,940 647,530 Ireland 66.8% 17.9% 2.8% 7.6% 4.9% Source: Housing Condition Survey 2001. (H.A. – Housing Association)

Table 7: Housing Tenure in 2006 District Owner NIHE H.A. Private Vacant Total occupied Rented & other Lisburn 29,560 6,690 1,790 4,180 430 42,650 (69.3%) (15.7%) (4.2%) (9.8%) (1%) Castlereagh 22,360 4,010 260 1,550 370 28,550 (78.3%) (14%) (0.9%) (5.4%) (1.3%) Northern 468,860 93,440 21,530 80,870 40,300 705,000 Ireland 66.5% 13.3% 3.1% 11.5% 5.7% Source: Housing Condition Survey 2006. (H.A. – Housing Association)

4.8 The 2011 House Condition Survey (HCS) indicates that the proportion of owner-occupied housing stock in Northern Ireland has continued to decline (61.7% compared to 66.5% in 2006) with an increase in private rented properties and others from 11.6% in 2006 to 16.5% in 2011. The social rented sector accounted for 14.3% of total stock (NIHE -11.3%, Housing Association- 3%). The level of vacant stock has risen (7.2%) in line with growth in the private rented sector. Data from the HCS has not been released at local government level but housing tenure data from the 2001 and 2011 Census would appear to mirror these findings in that there has been a slight decline in the proportion of owner occupation as well as social housing stock with an increase in private rented accommodation (Table 8).

4.9 NISRA suggests that the key drivers in the increased demand for private rented accommodation are likely to have been: • inward migration from EU accession countries; • housing affordability issues associated with the mid-2000s upsurge in Northern Ireland house prices; and • the particularly adverse impact on the Northern Ireland housing market of the post-2007 economic downturn, which has seen a marked reduction in property values, risk aversion among mortgage lenders and reduced confidence among prospective house purchasers, and, as a result, many households electing to rent rather than buy.

4.10 Figures for the new Lisburn & Castlereagh City Council area indicate a higher level of owner occupation than the Northern Ireland average, and a much smaller percentage of social housing, almost half the Northern Ireland average (Table 9).

Table 8: Housing Tenure in 2011 Owner Social Private Total Occupied Housing Rented and Households Others Lisburn 32,686 7,699 5,338 45,723 71.49% 16.84% 11.67% (66.4%) (22.5%) (11.1%) Castlereagh 20,896 3,882 3,529 28,307 75.35% 14% 10.65% (75.6%) (18.2%) (4.2%) N Ireland 474,751 104,885 106,016 703,275 67.5% 14.9% 15.1% (69.6%) (21.2%) (9.2%) Source: Census 2011 (% figures in ( ) taken from 2001 Census)

Table 9: Housing Tenure in 2011 for new Lisburn & Castlereagh City Council Owner Social Private Total Occupied Housing Rented and Households Others Lisburn & 39,903 6,470 6,275 52,648 Castlereagh 75.80% 12.29% 11.91% N Ireland 474,751 104,885 106,016 703,275 67.5% 14.9% 15.1% (69.6%) (21.2%) (9.2%) Source: Census 2011 (Please note the combined figure for Lisburn & Castlereagh takes into account the Local Government Boundary Changes)

Housing Types 4.11 The mix of housing types has not changed dramatically between 2001 and 2011. The mix of housing types in Lisburn District is generally in keeping with the regional averages (Tables 10 and 11). Castlereagh District has a higher than regional average of semi-detached dwellings 40.5% in 2011 in

comparison to the regional average of 28.5%. The tables below show that in Lisburn District detached households are the highest percentage of household type with consistently over 36% in both 2001 and 2011. The tables also show that in Lisburn District the number of terraced households has fallen from 25.72% in 2001 to 24.48 in 2011 and this reflects the Northern Ireland trend for fewer households living in terraced dwellings. The tables show that over the 10 year period there has been little change in the number of households living in terraced dwellings in the Castlereagh District (from 20.2% to 20.65%) whilst the number of semi-detached households in Castlereagh has fallen only slightly (from 41% to 40.5%).

Table 10: Households by Type 2001 in Lisburn and Castlereagh District Detached Semi Terraced Flats Other* Total Detached Lisburn 15,082 11,847 10,582 3,526 104 41,141 (36.7%) (28.79%) (25.72%) (8.57%) (0.25%) Castlereagh 7,360 11,391 5,560 3,189 15 27,515 (26.7%) (41%) (20.2%) (11.6%) (0.05%) Northern 230,406 174,781 169,433 42,830 9,208 626,658 Ireland 36.76% 27.9% 27% 6.83% 1.47% Source: NISRA - Census 2001 * Other includes caravan, mobile or temporary structure or shared dwelling

Table 11: Households by Type 2011 in Lisburn and Castlereagh District Detache Semi Terraced Flats Other* Total d Detached Lisburn 16,915 13,632 11,194 3,929 53 45,723 (36.99%) (29.81) (24.48%) (8.59%) (0.1%) Castlereagh 7,412 11,240 5,727 3,346 8 27,733 (26.7%) (40.5%) (20.65%) (12.06%) (0.02%) Northern 264,307 200,577 174,896 62,386 1,109 703,275 Ireland 37.6% 28.5% 24.8% 8.9% 0.2% Source: NISRA - Census 2011 * Other includes caravan, mobile or temporary structure or shared dwelling

Affordability of Houses 4.12 A gap in market provision can occur if house prices rise beyond that which is affordable. Affordability is determined by price, average incomes and access to borrowing and it remains an issue for first time buyers.

4.13 Since 2001, the Housing Executive has published an affordability index developed in partnership with the University of Ulster to provide an evidence base for how changes in the housing market were affecting first-time buyer’s ability to enter the market. Following a review in 2013, this affordability index has been refined and now uses the concept of an Affordable Limit (AL) to capture the ratio of the maximum allowable loan to income and assumes that the maximum monthly income which can be dedicated to repaying the mortgage is 35 per cent.

4.14 The emerging findings indicate that affordability over the period 2010-2012 has improved significantly across most housing market areas, however in Lisburn and Castlereagh, the trend was the opposite. This was coupled with the fact that the percentage of affordable homes for first time buyers was 31% in 2012, compared to 37% in the neighbouring housing market areas of Newry, Down and Banbridge and 42% in Armagh and Craigavon (Table 12.)

Table 12: NI Repayment Affordability 2010-2012

Housing Market 2010 2011 2012 Areas Afford % Afford % Afford % Gap Unafford Gap Unafford Gap Unafford (£) (£) (£) Lisburn/Castlereagh 18,061 61 9,410 66 8,920 69 Newry, Down and -5,602 79 8,274 71 16,408 63 Banbridge Armagh & -4,228 77 8,634 69 19,739 58 Craigavon Source: Northern Ireland Housing Market Review & Perspectives 2014-2017

4.15 Although there have been significant reductions in house prices everywhere since 2007, affordability remains an issue for first time buyers who continue to experience difficulties in securing mortgages. Falling household incomes and an increasing level of unemployment have also had an impact on the housing market along with the ability of first time buyers to enter the market. The private rented sector therefore remains popular.

Social Housing Need 4.16 Whilst private ownership is historically high within Lisburn and Castlereagh Districts there are still many people who, for various reasons, are in need of social or assisted housing. The provision of Social Housing in both urban and rural areas, addresses the concerns of affordability, in particular for migrant workers, those out of employment, single parents and the needs of young people and the elderly. Historically the Northern Ireland Housing Executive’s House Sales Scheme has been a valuable source of affordable housing for first time buyers. However in recent years there has been a significant fall in the number of NIHE house sales across Northern Ireland which is reflective of the general housing market situation. However both Lisburn (40no) and Castlereagh (15no) 2013/14 showed an increase in sales with the Scheme.3

4.17 The NIHE waiting list can be utilised to determine the pressure for social housing in an area. In Lisburn District, 60.37% of those categorised were identified as being in “housing stress” were accommodated in 2014, compared to almost 47.53% in Castlereagh District (Table 13). In Lisburn District, only 27% of those who applied for social housing were allocated housing compared to 23.15% in Castlereagh District. This shows there is a demand for more social housing provision in Lisburn and Castlereagh District.

33 Detailed information contained within the Lisburn District Housing Plan & Local Housing Strategy and Castlereagh District Housing Plan & Local Housing Strategy on www.nihe.gov.uk

4.18 In Lisburn District NIHE stock was managed by two District Offices, Lisburn Antrim Street and Lisburn Dairy Farm. In Lisburn 44% of those in housing stress were single whereas in Castlereagh District this figure was 49%. In both districts, most of the remaining percentage was comprised of small families and older people indicating a need for smaller housing units.

Table 13: Housing Applicants on Waiting List in March 2014 (Based on former District Council Boundaries)

District NIHE Waiting List Number in Total Housing Applicants Housing Allocations Stock Stress Lisburn 6,155 2,507 1,514 684 Castlereagh 3,729 1,235 587 286 Source: - NIHE – Lisburn and Castlereagh District Housing Plans 2014-2015, Lisburn fig is Antrim St and Dairy Farm combined. Dairy Farm is now part of Belfast City Council Area.

4.19 Social housing need is also met by Housing Associations. The Census 2011 indicates that social housing stock (NIHE and housing associations) accounts for 7,699 dwellings in Lisburn and 3,882 dwellings in Castlereagh representing 16.83% and 13.9% respectively of the total housing stock which in Lisburn is more than the Northern Ireland average figure of 14.9%.

4.20 Social housing needs are influenced by the affordability of housing, accessibility to finance, job/income status and family circumstances. NIHE based the most recent annual Housing Needs Assessment (HNA) on the March 2014 waiting list. Lisburn District currently requires 879 units and Castlereagh District requires 339 units (Table 14).

Table 14: Social Housing Need Assessment 2013-2018 in Lisburn and Castlereagh Districts Settlement 5 year Projected Social Need Castlereagh Urban 335 Carryduff 0 Moneyreagh 4 Crossnacreevy 0 Lisburn Dairy Farm 205 Lisburn Antrim St 674 TOTAL 1218

Source: - NIHE – Lisburn and Castlereagh District Housing Plans 2014-2015

Specialised Housing Need 4.21 People present themselves as homeless for many reasons, factors of which can include relationship/house sharing breakdown, family disputes and unsuitability of accommodation.4 NIHE, Housing Associations and other agencies are responsible for providing temporary accommodation for homeless people and Travellers as well as the provision and allocation of “supported housing”, which provides rehabilitation for those who are elderly or disabled.

4.22 The number of people presenting themselves as homeless in Lisburn district has increased by 230 in the 2012/2013 period (from 2009/10) and in Castlereagh District it decreased by 168 (Table 15). No social housing need has currently been identified for Travellers in either Lisburn or Castlereagh District (NIHE). The third Comprehensive Traveller Needs Assessment is due for completion (in 2015) following which a new five year Traveller Accommodation Programme will be developed.

4 Detailed information on Homelessness is contained in the Homelessness Strategy for Northern Ireland 2012- 2017 on www.nihe.gov.uk

Table 15: Levels of Homelessness 2009 - 2014

Number Awarded Full

Presented Duty Status*

2009/10 Lisburn 1118 606 50.84%

Castlereagh 651 368 56.52%

2012/13 Lisburn 1348 687 50.96%

Castlereagh 483 273 56.52%

Source: Lisburn and Castlereagh District Housing Plans 2014-2015 (NIHE) * Statutory Homeless

4.23 NIHE assists vulnerable people through its “Supporting People” programme offering long term support (sheltered accommodation and homes for life) and short term support (temporary accommodation).

The Need for Additional Housing Stock 4.24 The need for additional housing stock arises from a combination of several factors including changes in population and average household size, the level of vacancy and the fitness of existing housing stock for human habitation.

Vacancy Levels 4.25 In order to translate the increase in households into a need for new housing units, account needs to be taken of vacancy levels and unfitness rates. The housing stock of an area includes occupied, vacant and unfit dwellings, which all influence the need for additional housing stock.

4.26 Apart from new-builds not yet occupied, properties may be empty for a number of reasons. With the collapse of the housing market in current times, some may be pending re-sale or re-letting. Some may be unfit for habitation or are pending repair or improvement whilst others may be second homes not permanently occupied. These properties are currently out of use and therefore reduce the supply of available housing. In order to address this, DSD in partnership with NIHE launched in September 2013 a new five year ‘Empty Homes Strategy and Action Plan’ aimed at bringing empty homes back into

use. It is estimated that there are around 32,000 empty homes across Northern Ireland.

Table 16: Vacant Dwellings and Vacancy Rate by Location, 2011

Vacant Dwellings Vacancy Rate (%)

Belfast 12,800 4.8 Metropolitan Area District & “Other” 13,300 5.1 Towns Total Urban 26,100 4.9 Small Rural 10,100 8.3 Settlement Isolated Rural 18,500 17.0 Total Rural 28,600 12.4 All Vacant 54,700 7.2 Dwellings Source: NIHE Housing Condition Survey 2011

4.27 As mentioned previously, the House Condition Survey 2011 does not provide vacancy rates at district level. However, it does distinguish between urban and rural areas and whilst the overall regional vacancy rate is 7.2% of total housing stock, the rate in rural areas (defined as small rural settlement and isolated rural) is 12.4% compared to 5.1% for district towns. The Census 2011 reported that there were 2,101 empty dwellings in Lisburn District and 1,016 empty dwellings in Castlereagh District representing 4.39% and 3.53% respectively of the total housing stock compared to a NI average of 6.0%. Although these figures do not distinguish vacant from second/holiday homes, it is reasonable to assume that the majority are vacant dwellings.

4.28 The Northern Ireland Neighbourhood Information Service (NINIS) provides figures for vacant stock rates by council area. In 2012 there were 1,853

vacant dwellings in the Lisburn Council area, whilst in the Castlereagh Council area there were 827 vacant dwellings. Tables 17 and 18 below show the vacancy rates and compares them with the regional rates.

Table 17: Vacant Stock 2011

Occupied Vacant Stock Housing Stock Stock

Northern Ireland 708,073 46,758 754,831 Lisburn 45,260 2,511 47,771 Castlereagh 27,657 1,170 28,827 Source: NISRA (NINIS) 2011

Table 18: Vacant Stock 2012

Occupied Vacant Stock Housing Stock Stock

Northern Ireland 719,073 36,927 756,317 Lisburn 46,156 1,853 48,009 Castlereagh 28,022 827 28,849 Source: NISRA (NINIS) 2012

4.29 The decrease in the number of vacant dwellings across the Lisburn City Council and Castlereagh Borough Council areas is a positive indicator, and could be attributed to a number of factors. This may include older dwellings that have been brought back into a state of repair and occupied. Another contributing factor could be the slow upturn in the housing market meaning that previously vacant new build dwellings have been sold and become occupied.

Unfitness Levels 4.30 In 2009 the regional average of unfitness was 2.4% which was an improvement on the 2006 levels of 3.4%. However, the unfitness level in NI increased to 4.6% in 2011 reflective of the current economic climate, the higher rate of vacancy, particularly in the private sector, and the reduced availability of home improvement grants (NIHE). Lisburn and Castlereagh’s unfitness rates for 2006 were 0.5% and 1.7% respectively. According to the House Condition Survey in 2009, the proposed new council area of Lisburn and Castlereagh District had the lowest level of unfit dwellings (less than 2%).

4.31 In 2011, the proportion of vacant dwellings in Northern Ireland recorded as unfit was 51% (28,000) compared to 44% (14,000) in 2001 demonstrating a clear link between unfitness and occupancy levels. In general there are more unfit dwellings in rural areas than urban areas and particularly in more isolated areas.

4.32 If the condition of housing stock improves further and if vacant dwellings in the new Lisburn & Castlereagh City Council area were brought back into use, the supply of housing stock is likely to increase during the plan period.

Population Change 4.33 An examination of past trends indicates that the population of the combined Lisburn and Castlereagh Districts has grown from 135,100 in 1971 to 187,407 in 2011 amounting to an increase of almost 28% over this 40 year period. The Mid-Year Population Estimates released in March 2014 by NISRA indicate that since 2005 the combined population of Lisburn and Castlereagh Districts has increased at a rate generally higher than the NI average. This can mainly be attributed to Lisburn District where there was population increase of +1% between 2011 and 2012. The number of households in Lisburn & Castlereagh City Council District is expected to increase from 54,868 in 2015 to 65,199 in 2035. The average household size in Northern Ireland has been projected to steadily decrease to 2.44 people per household in 2035. In Lisburn & Castlereagh District the average size of households is predicted to

remain below the current NI average of 2.51%. In 2011 the average household size in Lisburn & Castlereagh District had decreased to 2.52, just below the NI average of 2.54. By 2011, over 50% of all households in Northern Ireland and the Lisburn and Castlereagh District were composed of 1 or 2 person households. This trend for smaller households and an increase in the number of houses needs to be taken into account when planning for future housing stock.

4.34 NISRA provides population projections for the period 2015-2035 which indicate that the population of Lisburn & Castlereagh City Council is expected to grow from 139,888 in 2015 to 161,470 by 2035. This represents a 15.4% rate of growth between 2015 and 2035. The corresponding household projections for 2015-2035 which take account of population growth, a reduced size of household and the changing age structure of the population, could lead to an increase of 18.8% in the number of households between 2015 and 2030, increasing from 54,868 to 62,967 (Table 19). It can therefore be assumed that 8,099 additional households may be created in Lisburn and Castlereagh City Council District between 2015 and 2030.

Table 19 – Estimated Household Projections for Lisburn and Castlereagh City Council Area (2015-2035)

2015 2020 2025 2030 2035

4.35 This increase in households is a combined result of population growth, changing age structure and continuing trends towards smaller households. However, care needs to be taken when looking at population projections because they have been based on past trends during a period of unprecedented growth. Such growth is unlikely to be sustained through the recent economic recession. The NISRA household projections are broadly in line albeit slightly lower than those set out in the RDS 2035 figures which add in an element of second homes, housing stock that is vacant, and housing stock losses due to net conversion/closures or demolitions.

5.0 SETTLEMENT STRATEGY FOR ACCOMMODATING GROWTH

Principles of Planning for Growth 5.1 To ensure that development is balanced and sustainable and helps to improve the quality of life for existing communities, intervention is needed. Plan making allows local people the opportunity to present their vision of how an area can be developed based on two guiding principles: • Sustainable Development based on four objectives: social progress that meets the needs of everyone; effective environmental protection; prudent use of natural resources; and maintaining high and stable levels of economic growth.

• Equality of Opportunity between people of different religious belief, political opinion, racial group, age, sex, marital status, physical ability, sexual orientation, and those with/without dependants. This includes promoting good relations between persons of different religious belief, political opinion and racial group (Northern Ireland Act 1998, Section 75)

5.2 These principles are also complemented by objectives aimed at addressing poverty (Lifetime Opportunities - Anti-Poverty and Social Inclusion Strategy for Northern Ireland) and ensuring the special needs of rural communities are considered (Rural Proofing).

Existing Growth Strategies – Regional Context 5.3 In Northern Ireland a two-tier approach to planning for growth has been adopted, comprising the Regional Development Strategy and Local Development Plan. The Regional Development Strategy 2025 (DRD 2001) introduced a framework for the future physical development of the Region based on urban hubs and clusters, key and link transport corridors and the main gateways of ports and airports. Protection and enhancement of the environment allied to the promotion of a strong spatially based economy, a healthy living environment and an inclusive society were an integral part of the drive to achieve balanced growth within the region. The Strategy has been reviewed and these themes have been built upon in the RDS 2035.

5.4 Spatial Framework Guidance in the RDS 2035 which is aimed at achieving sustainable development, promotes economic development opportunities and population growth in the hubs and clusters. For the rural area outside of the main and local hubs, the spatial framework guidance is to sustain the rural communities living in smaller settlements (small towns, villages and small rural settlements) and the open countryside and to improve accessibility for rural communities. The RDS recognises that a strong network of smaller towns supported by villages helps to sustain and service the rural community.

5.5 Both Castlereagh and Lisburn Districts make up part of the major conurbation of BMAP. The RDS marks Lisburn out as benefiting from its location at the meeting point of the Belfast/Dublin economic corridor with the potential to grow economically.

5.6 As stated previously, the RDS does not attempt to specify population growth for each Council district but instead applies housing growth indicators (HGIs) which are derived from examining 2008-based NISRA household projections, existing stock, vacancies etc. The previous RDS covering the period 1998- 2015 had a total requirement of 208,000 new dwellings over that 17 year period. The total requirement in the RDS 2035 for the period 2008-2025 has

been set at 190,000. Lisburn and Castlereagh’s share of this requirement as provided by the HGIs is contained within the BMUA district total of 60,800.

5.7 The RDS spatial strategy is implemented at local level by development plans and HGIs for each of the new 11 Council areas have yet to be finalised.

Existing Growth Strategies: Local Area Plan

Belfast Metropolitan Area Plan 2015 5.8 The Belfast Metropolitan Plan 2015 (BMAP) includes proposed policies for both Lisburn and Castlereagh Districts and was adopted in September 2014. BMAP establishes a settlement hierarchy upon which future development or growth was based. A settlement hierarchy is a way of categorising an area’s settlements to recognise their different roles and help decide which settlements are most suitable to accommodate growth. The main city/town was the focus for most development with the smaller towns and villages identified as local centres serving the needs of their rural hinterlands. The fourth tier in the hierarchy are the smaller settlements. There are 30 small settlements identified in Lisburn area and only 3 such settlements are identified in the Castlereagh area (Table 20).

5.9 Volume 3 and Volume 5 of BMAP 2015 sets out policies on Lisburn and Castlereagh Districts respectively. These policies have been developed in the context of the Plan Strategy and Framework contained in Volume 1 of the Plan and they reflect the policy content of the RDS.

Table 20: Settlement Hierarchy & Population for Settlements for Lisburn & Castlereagh District (Within Belfast Metropolitan Adopted Area Plan 2015). (Source BMAP 2015 & NISRA Headcount and Household Estimates for Settlements - March 2015)

Settlement Lisburn Total / % of Settlement Castlereagh Total Hierarchy District Total Hierarchy City Lisburn 45,410 (45,410) (40%) Metropolitan Metropolitan Lisburn Metropolitan Metropolitan (4,948) 4,948 Castlereagh 30,717 (4%) (30,717) (27%) Towns Hillsborough & Culcavy Towns Carryduff (3,953) 8,537 (6,947) 6,947 Moira (4,584) (7%) (6.1%)

Villages Aghalee (863) Villages Moneyreagh Annahilt (1,045) (1,379) Dromara (1,006) Drumbeg (813) Drumbo (375) Glenavy (1,791) Lower Ballinderry (912) Maghaberry (2,468) Milltown (1,499) Ravernet (564) Stoneyford (605) 12,167 1,379 Upper Ballinderry (226) (11%) (1.2%) Small Ballyaughlis (99) Small Ballyknockan Settlements Ballycarn (105) Settlements Crossnacreevy Ballylesson (111) (317) Ballynadolly (79) Ryan Park Ballyskeagh (194) (141) Boardmills Carr Drumlough (74) Drumlough Road Dundrod (193) Duneight (88) Feumore Halfpenny Gate (80) Halftown (197) Hillhall (81) Kesh Bridge (122) Lambeg Legacurry (82) Long Kesh (358) Lower Broomhedge (239) Lurganure (467) Lurganville (87) Lurgill Magheraconluce (459) Morningside (55) Purdysburn St. James (115) The Temple Tullynacross (129) 3,492 458 Upper Broomhedge (78) (3%) (0.4%) Total 74,554 39,501 (65%) (35%) Lisburn & District Total 114,055 Castlereagh Please note: The total population for the small settlements does not include any settlement with under 50 resident population. The settlements under 50 resident population are Boardmills, Carr, Drumlough Road, Feumore, Lambeg, Lurgill, Purdysburn, The Temple and Ballyknockan.

5.10 It is recommended that the settlement hierarchy for the new Council area be re-examined to identify if any settlements need to be re-designated based on their function and services. A starting point is to use a settlement classification based on the Hierarchy of Settlements and Related Infrastructure Wheel in the RDS 2035. This outlines the patterns of service provision that are likely to be appropriate at different spatial levels including neighbourhoods, smaller towns, regional towns and cities (Table 21). Small settlements and the rural area complete the hierarchy of locations where development may take place.

Table 21: The Hierarchy of Settlements and Related Infrastructure Wheel

Key

Level 1: Villages

Level 2: Urban Centres/Smaller Towns

Level 3: Regional Towns/Clusters

Level 4: Principal Cities

Source: Extracted from RDS 2035 Diagram No 2.2: The Hierarchy of Settlements and Related Infrastructure Wheel Page 24

A Proposed Settlement Strategy for Accommodating Growth

5.11 To achieve the RDS objectives of promoting population growth and economic development in the main hubs and sustaining rural communities living in small towns, villages, small rural settlements and the open countryside, a strategy for accommodating growth can be defined based on the following settlement hierarchy:

Main City/ Town – The City of Lisburn and Castlereagh Metropolitan Area act as the main service centres. It is therefore intended to focus major population and economic growth on Lisburn and Castlereagh thus maximising benefits from efficient use of existing facilities, infrastructure and their strategic location on the transport corridors. It is anticipated that the attraction of the city/town centres will be reinforced by retail, office and mixed use development. They will accommodate economic development through expansion and creation of industrial estates and modern enterprise and business centres. They will accommodate new residential development both within the existing urban fabric and through the expansion and creation of new neighbourhoods.

Local/Small Towns - These are important local service centres providing a range of goods, services, leisure and cultural facilities to meet the needs of their rural hinterland. Growth should be balanced across these towns to sustain, consolidate and revitalise them, focusing new retail and services within their town centres and providing opportunity for privately led economic investment in business and industry. These towns also can accommodate residential development in the form of housing estates, smaller groups or individual houses.

Villages – These important local service centres, provide goods, services and facilities to meet the daily needs of the rural area. They are good locations for rural businesses and can accommodate residential development in the form of small housing estates, housing groups and individual dwellings.

Small settlements – These act as a focal point for the rural community and take the form of a rural cluster or cross roads development where consolidation of the built form can provide opportunity for individual dwellings and/or small groups of houses and small rural businesses.

Dispersed Rural Communities – These take into account remoteness, evidence of community activity associated with focal points e.g. school, shop, and an established dispersed pattern of settlement. Policies within DRCs may include provision for small scale housing, appropriate economic development enterprises, and new social or community facilities. There are no Dispersed Rural Communities identified in Lisburn and Castlereagh City Council District in the Belfast Metropolitan Area Plan 2015.

The Open Countryside - Outside settlements, residential and other types of development may also be facilitated so long as it is balanced between protection of the environment from inappropriate development, while supporting and sustaining vibrant rural communities. The rural area offers opportunities in terms of the potential for growth in new sectors, the provision of rural recreation and tourism, its attractiveness as a place to invest, live and work, and its role as a reservoir of natural resources and highly valued landscapes.

5.12 Under the draft Strategic Planning Policy Statement (SPPS), Councils will be expected to bring forward a strategy for development in the countryside. This should reflect the aim, objectives and policy approach of the SPPS tailored to the specific circumstances of the plan area.

5.13 In defining where each settlement sits in the hierarchy, account should be taken of a wide range of factors, including the RDS spatial framework, the population of individual settlements and an assessment of the role or function of settlements.

5.14 As stated in the RDS, the allocation of housing growth to specific locations in a district is a matter for decision through the development plan process. In

the allocation process, account must be taken of the roles and functions of each settlement; the hubs should be given the primary focus for growth; the need to sustain rural communities living in smaller settlements and the open countryside should be recognised and small towns and villages should be consolidated and revitalised in their role as local service centres.

5.15 Thus, how housing should be allocated across the settlement hierarchy should be based on the settlement growth strategy set out in the Population and Growth paper which aims to:-

• concentrate major population and economic growth on the city of Lisburn and main towns of Hillsborough, Carryduff and Moira and consequently these towns will be the main focus for major new housing development;

• provide balanced growth in the local /small towns in order to sustain, consolidate and revitalise them;

• maintain villages as important local service centres to meet the daily needs of the rural area;

• provide opportunities for individual dwellings or small groups of houses in small settlements or dispersed rural communities and the open countryside, in order to sustain rural communities.

Urban Housing

5.16 As discussed in the Population Position Paper, existing Wards within the former Lisburn District and Castlereagh District transferred into the new Belfast City Council Area. As a result of this transfer of wards a potential 967 dwelling units in Metropolitan Lisburn have moved to the new Belfast City Council Area. Similarly within the existing Castlereagh Council Area a potential 313 dwelling units have moved to the new Belfast City Council Area.

5.17 Although it is not possible at present to consider the precise housing allocation for any given settlement, it is reasonable to consider how housing should be apportioned across the various types of settlements taking into account regional policy, existing household levels and the preliminary settlement growth strategy.

5.18 The Housing Growth Indicator for Lisburn and for Castlereagh is aggregated within the Belfast Urban Area total of 66,500 as defined in the Belfast Metropolitan Plan. The table below estimates the HGI for Lisburn as well as Castlereagh.

Table 22: RDS 2035 HGI allocation based on 2013 population share

District 2013 Percentage HGI Allocation Population[1] Share Castlereagh 67,883 10.05% 6,684 Lisburn 121,990 18.06% 12,010 Lisburn and 136,790 Castlereagh 20.24% 13,460 Total (BMUA) 675,605 100% 66,500 [1] NISRA mid-year estimates

5.19 This scenario is based upon the most recent district population shares defined in the 2013 mid-year population estimates.

Table 23: RDS 2035 HGI allocation based on land allocation in BMAP

District Land Zoned [2] Percentage HGI Allocation Share Castlereagh 267 ha 13.63% 9,064 Lisburn 398 ha 20.32% 13,513 Total 1,958 ha 100% 66,500 [2] Adopted Belfast Metropolitan Area Plan 2015 (September 2014)

Housing Land Availability in the Settlements

5.20 When considering any future allocation of housing across the settlement hierarchy, it is necessary to examine how much land is available in the settlements.

5.21 In terms of delivering new housing, planning is required to take into account the number of houses built within the RDS period rather than an examination of zoned housing land uptake since a Plan is adopted. The HGIs for 2008- 2025 for Lisburn Castlereagh are contained within the HGI figure for the BMUA District 66,500. DRD are currently revising these figures for the new council areas with the BMUA. DRD have given a commitment that the HGI figure is to be recalculated by the end of 2015 for the 11 new Councils. This information is still awaited. The Council will then be in a better position to consider more accurately the housing allocation across the Lisburn & Castlereagh City Council Area.

5.22 It is estimated that between 01st August 2008 and 31st August 2013, 2,707 dwellings were erected in the settlements of Lisburn District with an estimated 539 dwellings given planning approval in the open countryside during the years 2007-2014. In Castlereagh District, 478 dwellings have been built in the settlements with an estimated further 57 dwellings receiving planning approval in the open countryside.

Rural Housing

5.23 There is currently no rural housing monitor undertaken to assess the quantum of houses being built in the countryside and therefore an estimate can only be made based on the number of applications approved. Approvals for rural houses are currently considered under the policies set out in Planning Policy Statements (PPS 21: Sustainable Development in the Countryside, June 2010), the aim of which has been to manage growth in the countryside to achieve development in a sustainable manner that meets the essential needs

of rural communities. Although it will be a matter for the new Council to bring forward its own strategy for development in the countryside through the Local Development Plan, this must reflect the aim, objectives and policy approach of existing regional policy.

5.24 Between April 2008 and March 2014, 452 rural dwellings have been approved in Lisburn and 56 rural dwellings in Castlereagh (Table 24).

Table 24: Lisburn Castlereagh Planning Approvals for Rural New and Replacement Single Dwellings (Full and RM) 2004-2014 Lisburn Castlereagh Year Total Total Approval Total Approval Approval Number of Number Rate Number Rate Rate Decisions Approved Approved 2004-05 136 127 93% 18 14 78% 2005-06 168 152 90% 17 14 82% 2006-07 193 178 92% 31 22 71% 2007-08 93 87 94% 2 1 50% 2008-09 76 75 99% 2 2 100% 2009-10 84 78 93% 10 10 100% 2010-11 71 67 94% 15 13 87% 2011-12 84 78 93% 12 12 100% 2012-13 74 69 93% 9 8 89% 2013-14 91 85 93% 11 11 100% Total 1070 996 93% 127 107 84% Source: DOE Planning Statistics. Estimate based on rural permissions and completions from a sample rural housing monitor 2003, 2005 and 2006

5.25 The challenge for the Plan is to allocate an appropriate level of housing for the rural area and establish planning policy to manage it which is consistent with the thrust of regional planning policy.

6.0 KEY FINDINGS

6.1 A summary of the key findings are as follows: • The Local Development Plan has an important role to fulfil in terms of the allocation of new housing across the Council area in accordance with the direction set out in regional policy;

• The issue of social housing need is currently much greater in Lisburn and will need carefully assessed using the information provided by the Northern Ireland Housing Executive in its Housing Needs Assessment and address issues such as affordability, vacancy and unfitness of housing stock;

• To address future housing needs, the Local Development Plan should facilitate a reasonable mix and balance of housing tenures and types including smaller house types for a growing elderly population and 1-2 person households;

• The Settlement Strategy for the new Lisburn & Castlereagh City Council area must take into account the existing settlement hierarchy and determine whether re-classificaiton of existing settlements or classification of new settlements is required (this includes identifying the role, function, size and constraints of such settlements).

• The needs of those living in rural areas outside settlements must also be considered in terms of accessibility and creating sustainable communities.

7.0 CONCLUSION

7.1 The purpose of this paper has been to provide base line information on the population across the new Lisburn & Castlereagh City Council area to assist in the future development of the Council’s Local Development Plan.

7.2 It is therefore recommended to Members that:

(i) This report is considered and revised as necessary.

(iii) The needs identified are taken into account when formulating both the aims and objectives of the plan and future policy.

APPENDIX 1

Households in Settlements for Lisburn & Castlereagh City Council District (Within Belfast Metropolitan Adopted Area Plan 2015). (Source BMAP 2015 & NISRA Headcount and Household Estimates for Settlements - March 2015) Settlement Lisburn Total / % of Settlement Castlereagh Total Hierarchy District Total Hierarchy City Lisburn 18,415 (18,415) (40%) Metropolitan Metropolitan Lisburn 2,296 Metropolitan Metropolitan 12,324 (2,296) (5%) Castlereagh (27%) (12,324) Towns Hillsborough and Culcavy Towns Carryduff (1,729) 3,466 (2,574) 2,574 Moira (8%) (5.6%) (1,737) Villages Aghalee (300) Villages Moneyreagh Annahilt (371) (516) Dromara (399) Drumbeg (321) Drumbo (157) Glenavy (596) Lower Ballinderry (328) Maghaberry (886) Milltown (571) Ravernet (212) Stoneyford (213) 4,449 516 Upper Ballinderry (95) (10%) (1.1%)

Small Ballyaughlis (44) Small Ballyknockan Settlements Ballycarn (38) Settlements Ballylesson (44) Crossnacreevy Ballynadolly (32) (133) Ballyskeagh (101) Boardmills Ryan Park Carr (61) Drumlough (24) Drumlough Road Dundrod (55) Duneight (35) Feumore Halfpenny Gate (26) Halftown (83) Hillhall (38) Kesh Bridge (46) Lambeg Legacurry (31) Long Kesh (117) Lower Broomhedge (80) Lurganure (181) Lurganville (32) Lurgill Magheraconluce (144) Morningside (24) Purdysburn St. James (39) The Temple Tullynacross (74) 1,315 194 Upper Broomhedge (27) (3%) (0.4%) Total 29,941 15,608 (66%) (34%) Lisburn & Castlereagh Total Households in Settlements 45,549 Please note: The total households for the small settlements does not include any settlement with under 20 households. The settlements under 20 households are Boardmills, Carr, Drumlough Road, Feumore, Lambeg, Lurgill, Purdysburn, The Temple and Ballyknockan.

APPENDIX 2

Uptake of Zoned Housing Land as of 2014 Housing Monitor

Settlement Zoned Zoned Housing Zoned Housing Housing Land Land Land Remaining (Hectares) Developed (Hectares) (Hectares) Lisburn City 250 124 126 (49%) (51%) Metropolitan Lisburn 13.23 12.75 0.48 (96%) (4%)

Hillsborough & Culcavy 31 8.5 22.5 (27%) (73%) Moira 43 28 15 (65%) (35%) Metropolitan Castlereagh 176 52 124 (30%) (70%)

Carryduff 59 40 19 (68%) (32%) Moneyreagh 7 1 6 (14%) (86%) Crossnacreevy 1 0 1 (0%) (100%) Source: Adopted Belfast Metropolitan Area Plan 2015 & Planning Service NI Housing Monitor 2014. Please note that Metropolitan Lisburn and Metropolitan Castlereagh have lost land to Belfast City Council and this is revised figure after Local Boundary Change.

APP15(c)PM

Development Plan

Position Paper 3: Employment and Economic Development

August 2015 Lisburn & Castlereagh City Council City Castlereagh & Lisburn

Contents Page

Executive Summary 4

1.0 Introduction 6

2.0 Regional Policy Context 6

3.0 Existing Development Plan 16

4.0 Economic Profile 22

5.0 Need for Future Employment Opportunities 31

6.0 Key Findings 36

7.0 Conclusion 37

3 Executive Summary

This Position Paper aims to provide an overview of the employment and economic land baseline in the new Lisburn & Castlereagh City Council area and to consider the land requirements for economic development uses 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 members’ ideas on how planning can best meet the needs of a growing economic sector.

The paper will provide a foundation on which work can commence on 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.

The aims of the paper are:

• To build the capacity of members to make informed planning decisions, particularly within the plan making context;

• To provide baseline information which will inform Development Plan policy making at local level;

• To assess the land use needs of a growing employment and economic sector in the Lisburn & Castlereagh City Council area; and

4 • To link with important ongoing 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 examines the employment/industrial requirements for the new Lisburn & Castlereagh City Council area. This involves an assessment of both existing employment land developed and employment land undeveloped. The need for any additional employment zonings up until 2030 is then considered.

1.2 The paper sets out the regional context for economic development, which allows members to consider how economic policy may be formulated within the context of the Regional Development Strategy (RDS) and regional planning policy.

1.3 This is followed by an assessment of the existing Development Plan context including employment/industrial zoned land and extent of past take up.

1.4 An overview of the economic profile and employment base of the new Council area is followed by an evaluation of the need for future employment opportunities, providing an indication of how many jobs are required to cater for a growing population and how these jobs can be accommodated across the new Council District up to 2030.

1.5 Information has been derived from the Northern Ireland Statistics and Research Agency (NISRA), DOE Planning (Statistics and Surveys), the Electoral Office NI and other sources where specified.

2.0 REGIONAL POLICY CONTEXT

2.1 The regional policy context is provided by the Regional Development Strategy (RDS) 2035 and regional Planning Policy Statements (PPSs). A summary of these documents as they relate to plan making and economic development policy is provided in the following paragraphs.

6 Regional Development Strategy 2035 (RDS) 2.2 The Regional Development Strategy 2035 (RDS) provides a framework for strong sustainable economic growth across the region and recognises that a growing regional economy needs a co-ordinated approach to the provision of services, jobs and infrastructure. It provides Strategic Guidance (consisting of Regional Guidance (RG) and Spatial Framework Guidance (SFG)) to ensure an adequate supply of land to facilitate sustainable economic growth. The Spatial framework recognises the role of the Belfast Metropolitan Urban Area (BMUA) as the major driver for regional growth and the importance of hubs and clusters as the main centres for employment and services. Land should be accessible and located to make the best use of services, for example water and sewerage infrastructure, whilst avoiding, where possible, areas at risk of flooding from rivers, the sea or surface water run-off.

2.3 The RDS (RG1) states that the quality and viability of sites zoned for economic development uses in Area Plans should be assessed against an ‘Employment Land Evaluation Framework’ (Table 1) which will enable planning authorities to identify robust and defensible portfolios of both strategic and locally important employment sites in their development plans. This means protecting zoned land in development plans and, in order to capitalise on the development opportunity provided by a concentration of people, goods, available infrastructure and business, promoting economic development opportunities across the region focused on the BMUA and the Hubs.

7 Table 1: RDS 2035 Employment Land Evaluation Framework Stage 1 An initial assessment of the ‘fitness for purpose’ Taking Stock of the including the environmental implications of the Existing Situation existing employment land portfolio. This is principally in order to identify the ‘best’ employment sites to be retained and protected and identifying sites that should clearly be released for other uses. Stage 2 Quantify the amount of employment land required Understanding Future across the main business sectors during the Requirements development plan period. This is achieved by assessing both demand and supply elements and assessing how they can be met in aggregate by the existing stock of business premises and by allocated sites. Account should also be taken of turnover of existing sites due to relocation or closures. Both short/medium term and strategic provision need to be considered in this process. Stage 3 Devise qualitative site appraisal criteria to determine Identifying a ‘New’ which sites meet the occupier or developer needs. portfolio of sites Confirm the existing sites to be retained, replaced or released, and any gaps in the portfolio. In this allocation, consideration should be given to previously used sites, and in the reallocation, the environmental impact of one site relative to others should be included. The results of Stage 2, together with this site appraisal should provide a robust justification for altering allocations for employment land.

8 2.4 A substantial part of the new Lisburn & Castlereagh City Council area is contained within the BMUA hub1. The RDS (SFG1) specifically recognises the important role of Lisburn in the BMUA and its location at the meeting point of the Belfast/Dublin economic corridor and the East/West transport corridor. It states that potential exists to grow the retail offer and create high quality offer through the creation of employment in business services. Potential also exists to generate a new driver for the night-time economy and to provide a range of flexible commercial accommodation and business parks at development locations such as Blaris and the Maze/Long Kesh (which is recognised as a site of regional significance.)

2.5 The RDS (SFG13) also recognises the importance in sustaining rural communities by facilitating the development of rural industries, businesses and enterprises in appropriate locations. This means not only businesses connected to farming, forestry and fishing but other industries such as recreation, tourism and renewable energy which can provide further jobs and opportunities in rural areas as long as they are integrated appropriately within a settlement or rural landscape.

2.6 Development Plans must ‘take account’ of the RDS. The RDS seeks to protect zoned land (RG1); promote economic development opportunities focused on the BMUA, Londonderry and Hubs (SFG1, SFG4 and SFG11); and provide a network of economic development opportunities which makes provision in Development Plans for an adequate and continuous supply of land for employment purposes (RG1).

PPS 4 Planning and Economic Development 2.7 The RDS is complemented by the DOE’s Planning Policy Statements (PPSs), the most relevant of which is PPS 4 Planning and Economic Development. This PPS sets out the Department’s policies for economic

1 Lisburn City and Castlereagh form part of the Belfast Metropolitan Urban Area (BMUA). The nearest hubs are Craigavon and Banbridge to the South, Newtownards to the East and Antrim to the North.

9 development uses and indicates how growth associated with such uses can be accommodated and promoted in development plans. Its remit covers industrial, business and storage and distribution uses as currently defined in Part B “Industrial and Business Uses” of the Planning (Use Classes) Order (NI) 2004.

2.8 The key aim of this PPS is to facilitate the economic development needs of the Region in ways consistent with the protection of the environment and the principles of sustainable development.

2.9 The policy objectives of PPS 4 are:

• to promote sustainable economic development in an environmentally sensitive manner;

• to tackle disadvantage and facilitate job creation by ensuring the provision of a generous supply of land suitable for economic development and a choice and range in terms of quality, size and location;

• to sustain a vibrant rural community by supporting rural economic development of an appropriate nature and scale;

• to support the re-use of previously developed economic development sites and buildings where they meet the needs of particular economic sectors;

• to promote mixed-use development and improve integration between transport, economic development and other land uses, including housing; and

• to ensure a high standard of quality and design for new economic development.

10 Role of Development Plans 2.10 PPS 4 details particular matters that can be assessed in the course of preparing a development plan. The following matters should be assessed as appropriate:

• an estimate of the amount and the location of land required to ensure an ample supply of suitable land to meet economic development needs;

• the range of acceptable employment uses within designated areas for economic development;

• supporting action needed to assist in the delivery of economic development;

• the need to constrain development of land in the vicinity of establishments where hazardous substances are or may be present; and

• the new baseline position for further monitoring and review of the opportunities for economic development.

Draft Strategic Planning Policy Statement (SPPS) 2.11 The SPPS, will eventually replace existing PPSs (once the Council has its Plan Strategy in place). Until then they will remain a material consideration. The draft SPPS was issued for consultation in February 2014 and the final draft completed in March 2015. The draft SPSS does not introduce any significant changes to economic development policy. One of the main aims of the SPSS in relation to economic development is to achieve further sustainable development through a sustainable economy. The draft SPSS sets regional policy objectives for economic development which are to: • Promote sustainable economic development in an environmentally sensitive manner;

11 • Tackle disadvantage and facilitate job creation by ensuring the provision of a generous supply of land suitable for economic development and a choice and range in terms of quality , size and location; • Sustain a vibrant rural community by supporting rural economic development of an appropriate nature and scale; • Support the re-use of previously developed economic development sites and buildings where they meet the needs of particular economic sectors; • Promote mixed-use development and improve integration between transport, economic development and other land uses, including housing; and • Ensure a high standard of quality and design for new economic development.

Role of Local Development Plans 2.12 The draft SPPS identifies the role for LDPs as follows: • to ensure that there is an ample supply of suitable land available to meet economic needs on a range and choice of sites in terms of size and location to promote flexibility. Account should also be taken of factors such as accessibility by all members of the community, availability of adequate infrastructure, specialised needs of specific economic activities, potential environmental impacts and compatibility with nearby uses. • LDPs should also where possible seek to identify previously developed land for economic development, to assist in reducing the need for green field development.

• LDPs should identify opportunities for mixed use development and indicate through key site requirements the types of economic development that will be acceptable;

12 • Where appropriate, LDPs should specify the type or range of economic development uses that will be acceptable within zoned sites or broader areas identified in the Plan;

• LDPs should normally contain a number of supporting actions to assist in meeting the needs of business enterprises to deliver sustainable and high quality development.

Planning Strategy for Rural Northern Ireland 2.13 Prior to the publication of PPS 4 the prevailing planning policy for development in rural Northern Ireland was a Planning Strategy for Rural Northern Ireland. Although much of this document has been superseded by PPSs, there are parts that deal with employment and economic development that have not been. Policies IC 16 and IC 17 are superseded in part by PPS4 but remain applicable in so far as they relate to office facilities providing financial, professional and other services. With respect to such uses, the policy seeks to facilitate development in town centres or appropriate locations. The Rural strategy requires that sufficient land to meet the anticipated needs of the community, in terms of health and education and other public facilities will be provided (Policy PSU 1).

Anti-Poverty and Social Inclusion Strategy 2.14 The Government’s “Anti-Poverty and Social Inclusion Strategy” (Lifetime Opportunities) was published by the Office of the First minister and Deputy First Minister in 2006. It outlines a set of long-term goals and targets to work towards eliminating poverty and social exclusion in Northern by 2020. Public Policy in general is expected to take account of anti-poverty/social inclusion considerations, for example through enabling disadvantaged groups and communities to benefit from better access to employment opportunities. One of the main functions of a development plan is to facilitate development and create a land use framework that will allow investment to take place. For instance, the re-

13 use of previously developed land has an important role to play not only in the supply of sites for economic development, but it can also support the Anti-Poverty and Social Inclusion Strategy, and assist with economic regeneration and physical renewal. This can help to stimulate enterprise in the most disadvantaged areas in order to tackle long-term unemployment and issues of employability.

2.15 The Government commissioned the Northern Ireland Multiple Deprivation Measure (NIMDM 2005) to identify small area concentrations of multiple deprivation across Northern Ireland.

2.16 Policy needs to focus on the most persistently and acutely deprived areas through Neighbourhood Renewal. The Local Development Plan should assist in identifying where deprivation exists and develop policies to address it.

Figure 1: Northern Ireland Multiple Deprivation Measure, Outer Belfast wards, 2010

( Source: NISRA

14 The Northern Ireland Executive Economic Strategy: Priorities for Sustainable Growth and Prosperity 2.17 The Northern Ireland Economic Strategy was published by the Minister for Enterprise Trade and Investment in March 2012. The overarching goal of the Strategy is to improve the economic competiveness of the Northern Ireland economy. For the purpose of achieving that goal, the Strategy has focused on creating a larger and more export-driven private sector, a move away from an economy that has traditionally been dependent on the public sector. The readdressing of this imbalance is to be done through encouraging innovation and research and development, improving skills, establishing a sustainable economic infrastructure, competing in a global market place and encourage growth in existing local companies.

2.18 In terms of developing economic infrastructure the long term goals for the region are: • developing an efficient transportation system; • investing in telecommunications to improve capacity for digital and knowledge based economies; and • the improvement of public infrastructure such as social, health and educational facilities.

2.19 While it is the responsibility of many Departments to implement the Economic Strategy, these particular goals are areas in which land use planning can have an active part in ensuring their delivery.

3.0 EXISTING DEVELOPMENT PLAN

Belfast Metropolitan Area Plan 2015 (BMAP) 3.1 The Belfast Metropolitan Area Plan 2015 is a development plan prepared under the provisions of Part 3 of the Planning (Northern Ireland) Order 1991 by the Department of the Environment (DOE). The Plan covers the City Council areas of Belfast and Lisburn and the

15 Borough Council areas of Carrickfergus, Castlereagh, Newtownabbey and North Down.The Plan was adopted on 9th September 2014.

3.2 Volume 3 and Volume 5 of BMAP 2015 sets out policies on the former Lisburn and Castlereagh Districts respectively (“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 Within BMAP 2015 the settlement hierarchy in Lisburn District consists of Lisburn City, Metropolitan Lisburn, the small towns of Moira and Hillsborough, 12 villages and 30 small settlements as identified in Designation SETT 1 in Part 3, Volume 1 of the Plan (Table 3.1). The District Proposals designate Settlement Development Limits and sets out designations, policies, proposals and zonings for individual locations within these settlements in accordance with the BMA Settlement Strategy. (Please note that Edenderry has now moved into the Belfast Local Government District from April 2015.)

3.4 Within BMAP 2015 the settlement hierarchy in Castlereagh consists of Metropolitan Castlereagh, the town of Carryduff, the village of Moneyreagh and the small settlements of Ballyknockan, Crossnacreevy, and Ryan Park as identified in Designation SETT 1 in Part 3, Volume 1 of the Plan. (Please note that Loughview has now moved into the Belfast Local Government District from April 2015.)

16 Table 3.1: Settlement Hierarchy for Lisburn & Castlereagh City Council District within BMAP 2015 Settlement Lisburn Settlement Hierarchy Castlereagh Hierarchy City Lisburn Metropolitan Metropolitan Castlereagh

Towns Hillsborough and Towns Carryduff Culcavy Moira Villages Aghalee Villages Moneyreagh Annahilt Dromara Drumbeg Drumbo Glenavy Lower Ballinderry Magheraberry Milltown Ravernet Stoneyford Upper Ballinderry Small Ballyaughlis Small Settlements Ballyknocken Settlements Ballycarn Crossnacreevy Ballylesson Ryan Park Ballynadolly Ballyskeagh Boardmills Carr Drumlough Drumlough Road Dundrod Duneight Edenderry Feumore Halfpenny Gate Halftown Hillhall Kesh Bridge Lambeg Legacurry Long Kesh Lower Broomhedge Lurganure Lurganville Lurgill Magheraconluce Morningside Purdysburn St. James The Temple Tullynacross Upper Broomhedge

17 Existing employment zonings within BMAP 2015 3.5 BMAP 2015 designates a number of locations within Lisburn City (LC), Metropolitan Lisburn (ML), Metropolitan Castlereagh (MCH) and Carryduff (CF) as suitable for employment/industrial zones. The uptake of land zoned for employment/industrial use is contained within Table 3.2 below:

Table 3.2: Existing employment zonings BMAP 2015

BMAP Existing Employment Zoning and Area Area Location Developed/Committed Remaining

(Hectares) (Hectares)

LC10 Blaris Industrial Estate, Altona Road 25.23 0

LC11 Enterprise Crescent, Ballinderry Road 13.19 0

LC12 Ballinderry Road 7.43 0

LC13 8.47 1.4

Flush park Industrial Estate, Knockmore Road/Moira Road

LC14 52.82 0

Lissue Industrial Estate, Moira Road

LC15 18.47 0

Coca cola Plant, Lissue Road

ML05 10.80 0

Seymour Hill Industrial Estate

ML06 44.54 0

Dunmurry & Derriaghy Industrial estate

MCH07 1.2 0

Newtownbreda Factory Estate, Cedarhurst Road

MCH08 2.0 0

Cedarhill Industrial Estate, Beechill Road

18 CF07 2.2 0

Cyril Johnstone & Co

Ballynahinch Road

CF08 5.1 0

Carryduff Business Park

Comber Road

CF09 3.8 0

Saintfield Road, Carryduff

CF10 2.0 0.6

Eastbank Road, Carryduff

CF11 6.73 0

Edgar Industrial Estate

Table 3.3: Uptake of land zoned for employment BMAP 2015 BMAP proposed Total Area Area Area Employment Zoning and Zoned Developed/Committed Remaining Location (Hectares) (Hectares) (Hectares)

LC05 Blaris 119.48 0 119.48 Road

LC06 3.09 0 3.09 Knockmore/Lissue Road

LC07 Lissue 14.34 0 14.34 Road

LC08 Barbour 5.53 5.53 0 Threads Mixed Use

LC09 Ballinderry/Knockmore 44.3 44.3 0 Road

MCH05 Land 9.27 0 9.27 SE of Millmount/Comber Road

19 MCH06 Land 34.93 34.93 0 at Upper Newtownards/Carrowreagh Road

MCH12 Forster 2.54 2.54 0 Green Hospital, Upper Knockbreda Road

MCH13 Knockbracken 85.54 0 85.54 Healthcare Park, Saintfield Road, Purdysburn

CF05 11.74 1.5 10.24

Ballynahinch Road, Carryduff

CF06 5.55 0 5.55

Comber Road, Carryduff

Total 336.31 88.8 247.51

Source:DOE Planning Statistics 2015

Figure 2: BMAP Employment Zones Remaining

BMAP Employment Zones Remaining

Area committed 88.8 ha 26%

Remaining Area 247.5 ha 74%

Source: DOE Statistics Branch re planning applications committed on employment land (March 2015).

20 4.0 ECONOMIC PROFILE

Population Lisburn & Castlereagh City Council Area 4.1 The new Lisburn & Castlereagh City Council area comprises the former districts of Lisburn City and Castlereagh Borough Districts save for certain wards which transferred over to the Belfast City Council which included the localities of Gilnahirk, Tullycarnet, Braniel, Castlereagh, Merok, Cregagh, Wynchurch, Glencregagh and Belvoir, Collin Glen, Poleglass, Lagmore, Twinbrook, Kilwee and Dunmurry.

Figure 3: The new Lisburn & Castlereagh City Council Area

4.2 In total, 53,083 persons that were formally in Lisburn and Castlereagh Districts, transferred to the new Belfast District, i.e. approximately 21% of the Lisburn population and 38% of Castlereagh. Based on NISRA population statistics (Table 4.1) the total population of the new Lisburn &

21 Castlereagh City Council area will be approximately 136,808 making it the ninth in population ranking out of the eleven new councils.

Table 4.1 Population of new Council Areas Northern Ireland 2014 Total NI Population New Local Government Population of Districts District 1,829,725 Belfast 335,133 Armagh, Banbridge and Craigavon 203,757 Newry, Mourne and Down 174,829 North Down and Ards 157,640 Derry and Strabane 148,632 Causeway Coast and Glens 141,699 Mid Ulster 141,329 Antrim and Newtownabbey 139,536 Lisburn and Castlereagh 136,808 Mid and East Antrim 135,997 Fermanagh and Omagh 114,365 Source: NISRA mid-year population estimates 2013

Figure 4: Population of Lisburn & Castlereagh City Council Area

LCCC as a % of NI Population

7.5% Northern Ireland LCCC

92.5%

Source: NISRA Census 2011

Population Projections

22 4.3 The following population estimates for Lisburn & Castlereagh City Council area are shown in Tables 4.1 and 4.2 below:

Table 4.1: Population Projections for Lisburn & Castlereagh City Council District - 2008-2030 2008 2010 2015 2020 2023 2025 2030 Northern Ireland 1,779,200 1,804,800 1,851,573* 1,900,393* 1,926,972* 1,942,704* 1,974,611* Lisburn & Castlereagh 130,600 133,900 139,888* 146,162* 149,880* 152,244* 157,343* Source: NISRA * 2012-based population projections for areas within Northern Ireland were published on 30 October 2014.

4.4 The corresponding household projections from 2015 which take account of population growth, a reduced size of household and the changing age structure of the population, could lead to an increase from 55,000 to 63,000 in the number of households by 2030. The average household size in N Ireland has been projected to steadily decrease to 2.34 people per household in 2023. In Lisburn & Castlereagh the average size of households is predicted to remain below the NI average at 2.17%.

Table 4.2: Household Projections for Lisburn & Castlereagh City Council District 2015 2020 2023 2025 2030 Northern Ireland 721,860* 743,460* 757,946* 768,279* 789,858* Lisburn & Castlereagh 54,868* 57,494* 59,194* 60,395* 62,967* Source: NISRA *NISRA 2012-based household projections were published on 26 March 2015.

4.5 Whilst the economic climate that has prevailed since 2007 has impacted on the demand for development land, there are indications that a slow recovery in the economy is underway. It is therefore important that there

23 is adequate availability of development land to increase choice and flexibility and thus stimulate investment.

The Existing Employment Base 4.6 In order to assess the provision of economic development over the plan period it is necessary to consider the present picture of business and the labour market across the district. In examining the current situation reference is made to the regional position for the purpose of comparison and providing a context.

4.7 The following paragraphs set out, the nature of industry and employment in the new Lisburn & Castlereagh City Council area, in terms of existing employment uses, strengths and weaknesses, and those areas most affected since the downturn in the economy in the last seven years. The labour market is examined in terms of the number of economically active population that are in employment and those that are claiming benefits. Finally there is a consideration on the skills and qualifications within the population and how it relates to the type of employment that will drive the future economy.

Table 4.3 Employee Jobs by Industry 2011 Total No of % Jobs in % Jobs in % Jobs in Jobs Manufacturing Construction Services NI 681,641 10.9% 4.8% 83.1% Lisburn 37,189 14.2% 6.4% 78.7% Castlereagh 24,475 7.1% 3.2% 89.0% Total 61,664 11.4% 5.1% 82.8% Source: DETI District Council Briefings November 2013. Employee jobs by Industry, September 2011 (Northern Ireland Census of Employment 2011) & NISRA Employee Jobs (administrative geographies)

4.8 The highest percentage of jobs in Lisburn & Castlereagh Districts in 2011 was in the service sector which was similar to the NI trend. Lisburn District stands out as having a higher percentage of jobs in

24 manufacturing (14.2%) and construction (6.4%) than the NI average of 10.9% and 4.8% respectively. This can be attributed to companies such as Hinnias, Coca Cola and McGrath Steel. Castlereagh District has lower proportions of jobs in manufacturing and construction than Lisburn District but it has the highest level in services at 89% compared to Lisburn District at 78.7%.

Table 4.4 Economic Activity of the Population (16-74 age group) – 2011 All usual Economically Economically Economically residents: Economically Economically Economically active: active: active: (16-74 active: Self- active: active: Total: Employee: Employee: Full-time age employed: Unemployed: Part-time: Full-time: student: group)

(% of all (% of (% of (% of (% of (% of (%) usual economically economically economically economically economically residents) active total) active total) active total) active total) active total)

1,313,420 869,767 172,138 467,805 116,666 65,196 47,962 Northern Ireland 100% 66.22% 13.11% 35.62% 8.88% 4.96% 3.65%

Lisburn 86,371 59,061 12,103 33,223 7,183 3,528 3,024

100% 68.38% 14.01% 38.47% 8.32% 4.08% 3.5%

Castlereagh 48,551 33,982 6,752 20,493 3,421 1,585 1,731

100% 70% 13.91% 42.21% 7.05% 3.26% 3.57% Source: NISRA Census 2011 Economic Activity: KS601NI (administrative geographies)

Table 4.4A Economic Activity of the Population (16-74 year olds) – 2011 for the new Lisburn & Castlereagh Council District

25 Economically Economically Economically Economically Economically All usual Economically active: active: active: active: Self- active: residents: active: Total: Employee: Employee: Full-time employed: Unemployed: Part-time: Full-time: student:

(% of all (% of (% of (% of (% of (% of (%) usual economically economically economically economically economically residents) active total) active total) active total) active total) active total)

1,313,420 869,767 172,138 467,805 116,666 65,196 47,962 Northern

Ireland 100% 66.22% 13.11% 35.62% 8.88% 4.96% 3.65% Lisburn & 97,837 68,902 13,459 40,532 8,404 3,205 3,302 Castlereagh 100% 70.44% 13.76% 41.43% 8.59% 3.28% 3.38% Source: NNIS, NISRA – Census 2011 Economic Activity: KS601NI (administrative geographies)

Table 4.5 Composition of the Economically Active, aged 16 – 74 years, for the new Lisburn & Castlereagh Council District, Census 2011 All usual Part- Full-time Self- Unemplo Full-time residents time employee employed yed student (%) , aged 16- employ (%) (%) (%) 74 ee (%) Northern 1,313,420 13.1 35.6 8.9 5.0 3.7 Ireland Lisburn & 97,837 13.8 41.4 8.6 3.3 3.4 Castlereagh Source: NNIS, NISRA (2014 Table S601NI. Note: Percentages are based on all usual residents aged 16-74 years.

4.9 Two thirds (66 %) of residents in Northern Ireland aged 16-74 years were economically active in the week before Census Day 2011. The remainder (34%) were classified as economically inactive. The corresponding figures for Lisburn and Castlereagh LGDs are economically active (70%) and economically inactive (30%). The highest proportion of full-time employees live in Lisburn and Castlereagh

26 LGD (41% of residents aged 16-74) and the situation relating to part- time employment is similar (14% of residents aged 16-74).

Figure 5: Percentage of Economically Active in Lisburn & Castlereagh City Council

% Economically Active LCCC

Economically 30% Active Economically 70% Inactive

Table 4.6 Composition of the Economically Inactive, aged 16-74, for the new Lisburn & Castlereagh City Council District, Census 2011 All usual Retired Student Looking Long- Other Total residents (%) (%) after term (%) (%) aged 16- home sick or 74 or disabled family (%) (%) Northern 1,313,420 12.9 6.2 4.5 7.3 2.9 33.8 Ireland Lisburn & 97,837 14.2 5.2 3.4 4.6 2.2 29.6 Castlereagh Source: NNIS, NISRA (20140 Table S601NI. Note: Percentages are based on all usual residents aged 16-74 years.

4.10 On Census Day 2011, the smallest proportion of economically inactive residents in Northern Ireland were recorded in Lisburn and Castlereagh LGD ( 29.6%).

Table 4.7 Car or Van availability for the new Lisburn & Castlereagh City Council District, Census 2011

All No cars or 1 car or van 2 or more households vans in in household cars or vans household (%) in (%) household (%) Northern 703,275 22.7 41.4 35.9 Ireland Lisburn & 52,648 15.3 41.9 42.9 Castlereagh Source: NINIS, NISRA (2014) TABLE KS405NI

4.11 Households in Lisburn and Castlereagh are within the top 3 LGDs in Northern Ireland most likely to have access to two or more vehicles.

Skills Profile 4.12 It is anticipated that future economic growth will transition towards high value added exportable activities and if Lisburn & Castlereagh City Council area is to participate in this direction it will have to supply a suitable skilled and qualified workforce.

4.13 Education has an important role in promoting economic well-being. Better education improves access to employment opportunities, raises productivity and creativity and promotes entrepreneurship and technological advances. In addition it plays a very crucial role in securing economic and social progress and improving income distribution. Since 2001, the proportion of people in Northern Ireland aged 16 years old and over who have a degree or higher qualification has significantly increased (24%) compared to a much more modest reduction in the proportion who have no or low qualifications. This would

28 suggest that the opportunities for those who already have qualifications have improved whereas there is little opportunity for advancement for those with low or no qualifications.

Table 4.8 Level 4+ Qualifications (and no qualifications), aged 16 and over for the new Lisburn & Castlereagh City Council District, Census 2011 All usual No or low Level 4 residents: Aged qualifications: qualifications and 16+ years (%) above (%) Northern 1,431,540 29.1 23.7 Ireland Lisburn & 107,340 23.3 29.5 Castlereagh Source: NINIS, NISRA (2014) TABLE KS501NI 4.14 Residents aged 16 and over in Lisburn and Castlereagh (29 per cent) were most likely to have Level 4 and above qualifications compared to any other LGD within Northern Ireland.

5.0 NEED FOR FUTURE EMPLOYMENT OPPORTUNITIES

5.1 Lisburn City Council undertook several economic studies of the district from 2010 to 2015. The report “Lisburn City Council Area (2010-2020) Socio Economic Profile and Economic Forecast Report” was prepared by Oxford Economics in 2011. A summary of the key findings of this report are set out below.

Key Findings of Economic Report • In 2014, Lisburn & Castlereagh City Council accounted for 7.1% of Northern Ireland’s total output; • Population levels in the new Lisburn & Castlereagh City Council area are expected to rise each year over the next decade, at a slightly higher

29 rate than the Northern Ireland average (0.6% p.a. compared to 0.4% p.a. between 2014 and 2024; • The local economy is dependent on health and the low value wholesale and retail sector for employment, but is under represented in higher value added exporting professional sectors; • Over the next decade, job growth is likely to be driven by the professional/administrative service sectors, and construction; • Labour market recovery is likely to be fairly modest over the coming decade, with employment levels rising by just 2.0% between 2014 and 2024. They will rise by 2.5% in Northern Ireland and 6.3% in the UK during this time.

Assessment of Future Need 5.2 As set out in PPS 4 Planning and Economic Development, an estimate of the amount and location of land required should be carried out to ensure an ample supply of suitable land is available to meet economic needs. To quantify the lands needed, three different approaches have been used:-

Approach 1: Market Approach based on uptake of land 5.3 Based on the amount of land developed to date (Section 3.5), the average take up of land zoned in BMAP 2015 over the last 5 years has been 17.8 hectares per annum, suggesting that 267 hectares will be needed up to 2030.

5.4 However, the problem of applying such a broad brush approach is that recognition is not given to disparities between take up on different zonings. For example, take up tends to be greater on zonings where Invest NI has intervened to provide serviced sites. The Invest NI industrial holdings also tend to be more attractive to investors because they are closest to the main communication corridors. Invest NI advise that there is currently no further land available at 6 of their 7 sites within the new Lisburn & Castlereagh City Council area. There is, however,

30 Invest NI land available at Knockmore Hill Industrial Park, Lisburn (approx. 3.3 ha of usable land).

Approach 2: Traditional Employment Led Model 5.5 To estimate the number of jobs required a methodology has been used based on economic activity, unemployment rates and the latest (2012- based) population projections from NISRA. By applying NISRA population projections, it is possible to estimate the number of people who will be economically active in 2030. The economic activity rate for the new Council district as derived from the 2011 Census is estimated to be 70.44% (Table 4.4). An unemployment rate of 4% has also been assumed.

5.6 By subtracting the number in employment in 2015 from the number in employment in 2030, the total number of jobs required between 2015 and 2030 is 6,347 (Table 5.1). A total of 6,500 jobs (at a rate of 50 jobs per hectare) would require approximately 130 hectares of employment land.

Table 5.1 Estimated number in employment in Lisburn & Castlereagh City Council District 2015 – 2030 (16 – 74 age group) 2015 2030 Jobs created (1) (2) Approach 2 (2-1)

Population Aged 16-74 (using NISRA 101,454 110,901 population projections) Economically Active Population (70%) 71020 77631 The number in employment (less 4% 68179 74526 6,347 unemployment rate) Columns 1 and 2 indicate the numbers in employment at the start and end of the plan period if current rates of economic activity were to continue. The figure in the final column is the difference in employment levels over the plan period.

31 Approach 3: An assessment of the need for economic land based on achieving 70% economically active working age population. 5.7 In January 2014 the Department of Enterprise, Trade and Investment with the Department for Employment and Learning published ‘Enabling Success – Driving social change through economic participation: a strategic framework to tackle economic inactivity’. The goal for the strategic framework is to contribute towards a stable and competitive employment of over 70% by 2023 through a reduction in the proportion of working age population classified as economically inactive. The document defines working age as 16-64. It is necessary to make a number of assumptions which are set out in the step by step approach below:- Assumption 1: Population aged 16-64 in 2015 (NISRA 2012 projection) = 88,550

Assumption 2 The economic activity rate of 70% (Census 2011) for the 16-74 age group can be applied to the 16-64 age group = 61985

Assumption 3: The 70% DETI DEL target is applied to the 16-64 age group = 61985

Assumption 4: Population aged 16-64 will rise by 2030 (NISRA 2012) = 92,603

Assumption 5: 70% of the rise of 16-64 will be economically active = 64,822

Assumption 6: The number of jobs needed to be created by 2030 = 2,837

32 5.8 On closer examination of this approach, it is clear that the assumption that 70% of the 16-64 age group are economically active may be an underestimate as it is skewed by activity rates in the 65-74 age group. However, this most probably balances out against the pressure on people to work longer in line with an increasing state retirement pension age. A benefit of this approach is that it addresses a methodological deficiency in the traditional model (Approach 2) which implicitly requires growth in the primary sector, which as the Council’s recent Economic Forecast Report suggests is highly unlikely.

5.9 In determining which figure to adopt it should be reiterated that any calculated figure is sensitive to economic changes to NISRA population projections i.e. the difference between 2008 based and 2012 based projections. Accordingly any target set should be a minimum and kept under review.

5.10 For the purposes of this exercise it is recommended that Approach 2 provides the most balanced option and the target should be set at providing economic development land to facilitate the creation of at least 6,500 new jobs which equates to 130 hectares of new employment land. The existing development plan has 247.5 hectares of new employment zonings, and it is therefore unlikely that this figure will need to increase to accommodate any future growth in this sector for the lifetime of the plan i.e. up to 2030. Given the plan, monitor and review requirements of the new Plan system requires a review of the Plan every 5 years (Regulation 26 of the Planning (Local Development Plan) Regulations (Northern Ireland) 2015), it is considered that this would be an appropriate time to review the existing situation and update if necessary.

6.0 KEY FINDINGS

6.1 A summary of the key findings are as follows:-

• Opportunity exists to maximise the strategic location of Lisburn on the Dublin economic corridor and East/West transport corridor, and improve connectivity throughout the Council area to enhance the movement of people, goods and services, and linkages between towns and rural areas;

• There is a need to recognise the potential that exists to attract large scale investment to kick start development on the Blaris Employment zoning through the provision of the M1 Knockmore Link, the North Lisburn Feeder Road and other improvements to the transportation system;

• Recognise the potential that exists to promote the regionally significant site Maze/Long Kesh which remains in public ownership to provide economic growth across the Council area; • Opportunity exists to widen the existing economy base which is largely dependent on traditional/manufacturing, through promotion of knowledge based professional, scientific and technical sectors;

• There is a need to recognise the potential that exists for Lisburn city centre to grow its night-time economy;

• Key site requirements should address issues such as connectivity, infrastructure and provision of a high quality design environment.

7.0 CONCLUSION

7.1 The purpose of this paper is to provide base line information on the economic profile within the new Lisburn & Castlereagh City Council area and the uptake of existing zoned employment/industry zonings within the new Council area to assist in informing the Community Plan and to establish the future employment needs of the community. In compiling

34 this paper, it is recognised that this evidence can be supplemented by the Community Plan process.

7.1 It is therefore recommended to Members that:

(i) This report is considered and revised as necessary.

(iii) The needs identified are used as a working draft for the preparatory studies for the new Local 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 the existing economic profile and Members’ suggestions on changes to the employment zonings such as alterations to the status of existing zonings or designation of new zonings are welcome and will be subjected to a sustainability appraisal.

35 APP15(d)PM

Development Plan

Position Paper 4: Retailing and Town Centres

urn & Castlereagh City Council City Castlereagh urn & August 2015 sb

Contents Page

Executive Summary 3

1.0 Introduction 5

2.0 Regional Policy Context 5

3.0 Existing Development Plan 10

4.0 Retailing Profile 12

5.0 Key Findings 19

6.0 Conclusion 21

Appendix 1: Lisburn City Centre 22 Healthchecks

Appendix 2: Lisburn City Centre Primary 26 Retail Core & Primary Retail Frontage

Appendix 3: Sprucefield Regional 27 Shopping Centre

Appendix 4: Carryduff Town Centre 28 Boundary

Appendix 5: Forestside District Centre 29

Executive Summary

This Position Paper provides the Council with an overview of the retailing baseline in the new Lisburn & Castlereagh City Council area and to provide an update on the Council’s other key strategies, such as the Lisburn City Centre Masterplan and requirements for retailing development uses 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 members’ ideas on how planning can best meet the needs of a growing retailing sector.

The paper will provide a foundation on which work can commence on a Community Plan and 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.

The aims of the paper are:

• To build the capacity of members to make informed planning decisions, particularly within the plan making context;

• To provide baseline information which will inform Development Plan policy making at local level;

• To review the progress of the Lisburn City Centre Masterplan; and

• To link with important ongoing work in relation to the development of a Community Plan and other strategic work being undertaken by the Council.

1.0 INTRODUCTION

1.1 This paper examines the existing baseline and land availability for retailing opportunities in the existing city/town centres and opportunities for the retailing sector in the new Lisburn & Castlereagh City Council area. The paper sets out the regional context followed by an assessment of the local Development Plan and allows members to commence consideration of how retailing policy may be formulated within the context of the RDS and the Regional Planning Policy.

2.0 REGIONAL POLICY CONTEXT

2.1 The regional policy context is provided by the Regional Development Strategy (RDS) 2035 and regional Planning Policy Statements (PPSs). A summary of these documents as they relate to plan making and retailing development policy is provided in the following paragraphs.

Regional Development Strategy 2035 (RDS) 2.2 The RDS 2035 provides a framework for strong sustainable economic growth across the region and recognises that a growing regional economy needs a co- ordinated approach to the provision of services, jobs and infrastructure. It seeks to balance the needs of a “resilient, outward looking, more dynamic economy, whilst preserving and sustaining quality of life” and promotes a sustained urban renaissance in the cities and towns of the region. The Strategy provides a framework within which the physical and social progress of Northern Ireland can be improved.

2.3 The RDS sets down a series of Strategic Planning Guidelines (SPGs) which have specific relevance to the Belfast Metropolitan Area (BMA). Within each of these guidelines there is planning guidance of particular relevance to the role of Lisburn City Centre, which is summarised below:

• To recognise the high development potential of Lisburn and the scope to accommodate housing development in the City Centre, reflecting its highly accessible strategic location and strong employment base;

• To continue to provide a high quality of shopping offer in the City Centre, complemented by Sprucefield regional shopping centre, as well as other leisure and commercial services;

• Encourage further development of recreational and leisure facilities in the heart of the city, adding to the Linen Centre and lagan Valley LeisurePlex;

• Recognise Lisburn City Centre’s attractive setting with the River Lagan flowing through the centre and the nearby Lagan Valley Regional Park.

2.4 A substantial part of the new Lisburn & Castlereagh City Council area is contained within the BMUA hub.1 Strategic Framework Guidance within the RDS specifically recognises the important role of Lisburn in the BMUA and its location at the meeting point of the Belfast/Dublin economic corridor and the East/West transport corridor. It states that potential exists to grow the retail offer and create high quality offer through the creation of employment in business services. Potential also exists to generate a new driver for the night- time economy and to provide a range of flexible commercial accommodation and business parks at development locations such as Blaris and the Maze/Long Kesh.

2.5 Sprucefield is also recognised in the RDS in SFG1 where it states: “Sprucefield will continue to retain its status as a regional out-of-town shopping centre”.

1 Lisburn City and Castlereagh form part of the Belfast Metropolitan Urban Area (BMUA). The nearest hubs are Craigavon and Banbridge to the South, Newtownards to the East and Antrim to the North.

Planning Policy Statement 5: Retailing and Town Centres 2.6 The RDS is complemented by the DOE’s Planning Policy Statements, the most relevant of which is PPS 5 Retailing and Town Centres which sets out the Department’s policies for town centres and retail developments and indicates how the development needs of retailing alongside demands for other forms of development can be accommodated in development plans. Its remit covers all forms of retailing including regional shopping centres, major retail development, comparison shopping and mixed retailing, food supermarkets and food superstores, retail warehouses, factory outlets, warehouse clubs, as well as town centre retailing.

2.7 The key aims of this PPS are to sustain and enhance the vitality and viability of town centres; to focus development, especially retail development, in locations where the proximity of business facilitates competition from which all consumers are able to benefit and maximises the opportunity to use means of transport other than the car; to maintain an efficient, competitive and innovative retail sector; and to ensure the availability of a wide range of shops, employment services and facilities to which people have easy access by a choice of means of transport.

2.8 The policy objectives of PPS 5 are:

• to sustain and enhance the vitality and viability of town centres;

• to focus development, especially retail development, in locations where the proximity of businesses facilitates competition from which all consumers are able to benefit and maximises the opportunity to use means of transport other than the car;

• to maintain an efficient, competitive and innovative retail sector; and

• to ensure the availability of a wide range of shops, employment services and facilities to which people have easy access by a choice of means of transport.

PPS 5 also states that the Department is committed to allowing freedom of choice and flexibility in terms of retail development throughout Northern Ireland and to assist the provision of a wide range of shopping opportunities to which the whole community has access.

Draft Strategic Planning Policy Statement (SPPS) 2.9 PPS 5 is to be replaced by the Strategic Planning Policy Statement (SPSS), a draft was issued for consultation in February 2014 and the final draft completed in March 2015. The draft SPSS does introduce a number of changes to existing retailing policy, for example the requirement for a sequential “town centre first” approach to future retail development. The main aim of the draft SPPS in relation to retailing is to support and sustain vibrant town centres across Northern Ireland, consistent with the RDS.

Role of the Local Development Plan 2.10 The draft SPPS identifies the role for LDPs, as follows:

• to secure a town centres first approach for the location of future retailing and other main town centre uses. • adopt a sequential approach to the identification of retail and main town centre uses in LDPs and when decision-taking; • ensure LDPs and decisions are informed by robust and up to date evidence in relation to need and capacity; • protect and enhance diversity in the range of town centre uses appropriate to their role and function, such as leisure, cultural and community facilities, housing and business; • promote high quality design to ensure that town centres provide sustainable, attractive, accessible and safe environments; and • maintain and improve accessibility to and within the town centre.

2.11 The draft SPPS also states that the preparation of a LDP provides the opportunity to address the needs, challenges and opportunities facing town

centres and retailing in the plan area. Given the wide range and complexity of issues that influence the development, role, function and success of town centres councils should work collaboratively with other relevant stakeholders to inform plan preparation.

2.12 A key element in developing the evidence base will be the preparation of town centre health checks. Councils should undertake and regularly update these (at least once every five years). They will contain information on a range of indicators, including; • existing town centre uses, including resident population; • vacancy rates; • physical structure and environmental quality – including opportunities; • designations, constraints; • footfall; • retailer representation; • attitudes and perceptions; • prime rental values and • commercial yields.

2.13 Arising from the above-mentioned evidence base LDPs should include a Retail strategy, and contain appropriate policies and proposals that must promote town centres first for retail and other main town centre uses. Plans should also;

• define a network and hierarchy of centres - town, district and local centres, acknowledging the role and function of rural centres; • define the spatial extent of town centres and the primary retail core; • set out appropriate policies that make clear which uses will be permitted in the hierarchy of centres and other locations, and the factors that will be taken into account for decision taking; • provide for a diverse offer and mix of uses, which reflect local circumstances; and

• allocate a range of suitable sites to meet the scale and form of retail, and other town centre uses.

3.0 EXISTING DEVELOPMENT PLAN

3.2 Volume 3 and Volume 5 of BMAP 2015 sets out policies on the former Lisburn and Castlereagh Districts respectively. These policies have been developed in the context of the Plan Strategy and Framework contained in Volume 1 of the Plan and in general conformity with the RDS.

3.3 Within BMAP 2015 the settlement hierarchy in Lisburn District consists of Lisburn City, Metropolitan Lisburn, the small towns of Moira and Hillsborough, 12 villages and 30 small settlements. The settlements in Lisburn District are identified in Designation SETT 1 in Part 3, Volume 1 of the Plan. The District Proposals designate Settlement Development Limits, zone land and designate Land Use Policy Areas in these settlements in accordance with the BMA Settlement Strategy. Please note that Edenderry has now moved into the Belfast Local Government District from April 2015.

3.4 Within BMAP 2015 the settlement hierarchy in Castlereagh consists of Metropolitan Castlereagh, the town of Carryduff, the village of Moneyreagh and the small settlements of Ballyknockan, Crossnacreevy, and Ryan Park as identified in Designation SETT 1 in Part 3, Volume 1 of the Plan. Please note that Loughview has now moved into the Belfast Local Government District from April 2015.

3.5 BMAP 2015 sets the following objectives for the development of Lisburn: . Recognise the high development potential of Lisburn; . Promote the town’s continued development as a strong service and employment base; . Acknowledge Lisburn’s strong identity; . Maintain good linkages with the rest of the Belfast Metropolitan Area; and . Protect the town’s attractive local setting.

3.6 Within BMAP 2015 the following proposals are set out as follows:

Lisburn City Centre: • The BMA Retail Strategy seeks the promotion of Lisburn City Centre recognising the City Centre as the main foci for further shopping floorspace; • Recognises the strong growth and high development potential of Lisburn City Centre reflecting its strategic location; • An Area of Parking Restraint together with traffic management measures in the City Centre will assist in maintaining and enhancing the vitality of the City Centre by making better use of parking spaces; • Designation of a primary retail core and primary retail frontage within Lisburn City Centre (See Appendix 2) The Primary Retail Core within Lisburn City Centre defines the main focus of retail activity and retail investment during the Plan period. It includes the main retail outlets along the pedestrianised Bow Street and comprises the Bow Street Mall, accessed via Bow Street and Antrim Street. The Primary Retail Core also contains banks and professional offices within Market Square and along Bow Street. This designated area also contains the Irish Linen Centre/Lisburn Museum at Market Square; • Acknowledge Lisburn’s attractive setting and strategic location on the River Lagan.

Sprucefield: • The BMA Retail Strategy defines Sprucefield Regional Shopping Centre (Policy R3 in Part 3 Volume 1 identifying it as expansion for bulky goods only), see Appendix 3.

Carryduff Town Centre Boundary: • The Carryduff Town Centre boundary is designated to encompass the existing concentration of uses which have a town centre function, including retailing, professional services, restaurants, banking, community and other office uses (See Appendix 4).

Forestside: • Forestside Shopping Centre is designated as a District Centre (See Appendix 5).

4.0 RETAILING PROFILE

4.1 As part of the preparation of the SPPS a study was undertaken by GL Hearn on behalf of DOE Planning to research issues surrounding town centres and retailing in Northern Ireland (January 2014). This included health checks for existing town / city centres as designated in adopted plans using a variety of health check indicators. This research also included an assessment of town centre and retail trends. Overall the town centre health checks did not identify any towns that were performing badly, but equally there was little evidence of any particularly strong performance. Therefore there is room for improvement in the vitality and viability of town centres and a policy stance which seeks to protect and enhance town centre performance and diversity will contribute to uplifting existing centre vitality and viability.

4.2 In compiling the GL Hearn study town centre composition data was obtained from Experian Goad who carry out physical town centre surveys and prepare occupier plans for most town centres in the UK. Some of the key findings regarding town centres in Northern Ireland included:

• Lisburn City Centre has a footprint floorspace of 117,760 sqm, Portadown

71,430sqm, Lurgan 56,620 sqm, Craigavon 45,410sqm, Antrim 32,680 sqm, Armagh 59,280sqm and Banbridge 52,800sqm. In comparison to the rest of the UK towns, Northern Irish towns tend to have smaller catchment areas.

• Diversity of uses shows the importance of the service sector in town centres (42%), followed by non-food shops (35%). Service uses take up a larger proportion of town centres by unit number, reflecting the smaller sized unitsthese uses tend to occupy.

• Convenience good floorspace is focused in a proportionately small number of larger units reflecting the wider UK trend of the dominance of larger supermarkets in meeting shopping needs.

• Independent operators typically comprise 76% of town centre occupiers. In most centres, independents have a strong offer in food, non-food and service sectors. Unlike many town centres in the rest of the UK, local independent food retailers remain a feature of Northern Irish towns. Lisburn City Centre has a good representation of independent long- established family businesses offering convenience and comparison retailing and service uses. • The proportion of other town centre uses was notably higher in NI than the UK average. The other category includes transport services, employment and commercial activities, religious buildings, wholesale trade, civic and unclassified buildings.

• Having a range of other uses within town centres should be considered a positive attribute which confirms town centres are performing as a hub for a range of activities thereby contributing to overall vitality and viability. • The Northern Ireland vacancy rate is notably higher, both by floorspace and unit numbers than the UK average. The 2015 vacancy rate for NI is 16.3%. Vacancy rates in Lisburn City Centre and nearby towns are as

follows: Lisburn City Centre 19%, Armagh 20.37%, Antrim 15%, Banbridge 14.33%, Craigavon 5.63%, Lurgan 17.32% and Portadown 22.63% average at 18.57%. • Vacancy rates for 2013 (both by unit numbers and floorspace) are shown in the graphs below (Figures 1 and 2).

Figure 1: NI City/Town Centre Vacancy Rate (%) by unit numbers 2013 (Source GL Hearn Report - January 2014) 25%

20%

15%

10%

Figure 2: NI City/Town Centre Vacancy Rate (%) by floor area 2013 (Source GL Hearn Report - January 2014) 25%

20%

15%

10%

(Further detail on the main findings of the town centre health checks for the Lisburn and Castlereagh City Council Area is provided in Appendix 1 Town Centre Studies).

4.3 The report highlighted that out-of-centre retailing is focused outside larger town centres or on strategic routes. In terms of functions, the role of these retail parks is almost exclusively retail. In comparison to the rest of the UK, leisure uses such as cinemas and bowling alleys are not commonly found in these locations. The report displays that in the Armagh, Banbridge and Craigavon Area, there is only one notable out-of-centre retail parks – the Outlet in Banbridge.

4.4 There are also a number of town centre issues facing Northern Ireland towns which are summarised in Table 1 below. The weaknesses and threats identified by GL Hearn “indicate that it would be appropriate to have a stronger policy stance on protecting and enhancing town centres, encouraging private sector investment and development and making town centres the focus for not just retail but other significant footfall generating uses”.

Table 1: Town Centre Issues Strengths/Opportunities Weaknesses/Threats • Diversity of existing town centres • Vacancies and potential obsolesce of some floorspace • Strong local independent retail offer • Low and falling retail rents

• Good quality physical environment • Amount and profile of out of centre retailing • Town centre parking, particularly short • Development pipeline stay ‘on street’ provision. • Employment uses within town centres • Limited private sector town centre development /investment • Good accessibility and public transport • Heavy traffic flows and congestion hubs. leads to conflict with shoppers

4.5 The retail sector is constantly evolving and adapting in response to consumer and lifestyle trends and other market influences. Much of this change has been the growth in both personal income and disposable consumer spending, coupled with population growth. Such trends and influences have and will continue to transform traditional high street retailing and commercial leisure development. The economic downturn has had a negative effect on consumer spending. As a consequence of the recession, retail spending year on year for the next three to four years is expected to be low.

4.6 National trends in consumer expenditure show a growth in home shopping and electronic commerce. The home shopping sector includes a number of retailing channels including catalogue sales, direct retailing, TV shopping and internet shopping. An increasing number of ‘high street’ retailers are now offering online shopping. (DOE NI- GL Hearn Report, January 2014). However, the growth in online shopping habits does not mean the end of the high street. Whilst online sales are increasing so too is ‘click and collect’ where consumers order online

but visit the store to collect their goods. This service can help ensure that town centres will attract people and remain viable.

4.7 Although there are far fewer retailers actively looking for stores in Northern Ireland than elsewhere in the UK, certain retailers are taking new stores. These include discount stores; the likes of Home Bargains and Poundworld. The food sector including restaurants and coffee shops are also showing growth (NI Commercial Property Report 2013- Lisney). This report also states there is a growing trend by national multiple retailers to achieve increasing economies of scale. This results in centralisation of services whereby larger stores serving an extensive catchment are replacing a number of smaller stores. These new forms of retailing are unlikely to be accommodated in existing town centres.

4.8 The GL Hearn Report concludes that many of Northern Ireland’s towns have remained reasonably vital and viable mainly because many towns retain a good mix of uses, in particular services in the heart of the centre; most have reasonable/good accessibility on the street and nearby surface parking; most visits involve a number of linked trips; many have a high level of independent and long standing family businesses; there is a degree of loyalty to the town centre as being the heart of the community and some towns are beginning to find niche markets or their own ‘brand’ identities – cultural, visitation, seaside, gateway to countryside, specialist food etc. However, town centres do need to offer an experience over and above the average functional shopping trip which might otherwise be carried out online or at an out-of-town retail park. The outcome of this is ensuring that town centres are more attractive and viable to all age groups, that they have a diversity of uses and are adaptable to predicted future retail trends.

Lisburn City Centre Masterplan 4.9 As part of its wider urban regeneration responsibilities, the Department for Social development (DSD) in 2009 commenced a programme of developing and updating masterplans for city/town centres across Northern Ireland. The masterplans, which have a non-statutory status, were intended to assist in the planned development of city/town centres and to support their sustainability.

4.10 The Lisburn City Centre Masterplan was published in September 2010. Good practice recommends that masterplans are updated on a five year cycle.

4.11 Lisburn & Castlereagh City Council recently completed a review of the Masterplan 2010 which was published in June 2015.

Figure 3: Lisburn City Centre Masterplan Framework

Source: Lisburn City Centre Masterplan 2010

4.12 The Masterplan is designed to show how Lisburn City Centre can achieve its full economic potential. In essence it provides:

• A series of regeneration objectives to guide development;

• A spatial plan to help guide appropriate development to the right locations where it will have the greatest impact; • A series of strategic projects which are pivotal to the future success of the City Centre; and • Design principles to guide development and ensure the highest standards of design quality in all development.

4.13 The Masterplan looks forward to the Council’s regeneration responsibilities which will transfer on 1st April 2016 and will allow meaningful preparatory work in advance of this date.

Comprehensive Development Scheme Laganbank Quarter,Lisburn 4.14 The Department of Social Development (DSD) in February 2015 adopted a Comprehensive Development Area with the objective of securing a comprehensive, major mixed use scheme, which will regenerate the Laganbank Quarter area of Lisburn, enhance the City Centre’s regional role, integrate with the surrounding urban fabric, and strengthen links with the River Lagan.

The Castlereagh Urban Integrated Development Framework 4.15 The Castlereagh Urban Integrated Development Framework is a joint project undertaken on behalf of Castlereagh Borough Council and DSD, published in November 2014. It focuses on the commercial centres of Carryduff, Dundonald and Forestside and sets out a long term, high level, inspiring vision up to the year 2022.

5.0 KEY FINDINGS

5.1 A summary of the key findings are as follows:-

• Further opportunity exists to develop Lisburn as a major employment, retailing and commercial centre;

• The dominance of roads infrastructure and traffic in the centre of Lisburn City and the resulting severance caused will require further consideration along with public transportation infrastructure and linkages to/from the main shopping areas;

• The existence of gap sites and underdeveloped backland areas behind principal streets and lack of residential development in the City Centre have an impact on the night-time economy;

• Lisburn Historic Quarter as identified in the Council’s Masterplan provides a high quality setting and potential for attracting further private to boost the tourism/retailing offering, with potential for a centrally located hotel which would assist in developing the night-time economy;

• Areas such as Market Square and Bridge Street and Lisburn Square are showing signs of retail vacancy and ‘to let’ property. Footfall drops quite dramatically after 5pm affecting development of the night-time economy;

• Opportunity also exists to redevelop Carryduff Town Centre, facilitate regeneration and address design issues. A current planning application is being considered for Carryduff Shopping Centre (LA05/2015/0325/F) for the proposed demolition of existing buildings and construction of 2514sqm of retail space & 48 no residential units;

• Lisburn Historic Quarter has been the subject of a successful Townscape Heritage Initiative which has primed the process of bringing historic buildings back into use. The £4.3m refurbishment of Castle Gardens has also made a significant contribution to the City Centre, and is accessible for all to enjoy. Public Realm improvements are currently under construction in Market Square will provide a high quality setting and potential for attracting further private investment nearby.

• The City Centre benefits from a wide range of independent stores but is under represented in terms of high street multiple retailers. Areas such as Market

Square, Bridge Street and Lisburn Square are showing signs of retail vacancy and ‘to let’ property. Footfall drops quite dramatically after 5pm when most shops close.

• Historically, the City Centre has suffered from a lack of modern office accommodation to attract businesses. Most cultural/leisure facilities are located outside the ring road and the lack of a centrally located hotel is also a major barrier to development of the City Centre’s evening economy.

• The River Lagan is an important feature of the City Centre and is connected to Castle Gardens via an existing underpass under the busy ring road. Many people are not aware of the close proximity of the river to the City Centre. There is an opportunity to attract the public to make more use of the waterspace which would be an attractive setting for riverside development.

6.0 CONCLUSION

6.1 The purpose of this paper has been to provide base line information on the retailing sector within the new Lisburn City & Castlereagh City Council Area. However, it is recommended that further health checks within the retailing sector are carried out in the near future. Key issues identified within the Lisburn City Centre Masterplan are reviewed to assist in informing the Community Plan and to establish the planning needs of the community. In compiling this paper, it is recognised that this evidence can be supplemented by the Community Plan process.

6.2 It is therefore recommended to Members that:

(i) This report is considered and revised as necessary.

(iii) The needs identified are used as a working draft for the preparatory studies for the Local development Plan, and are taken into account when formulating both the aims and objectives of the plan and future policy.

Appendix 1

Lisburn City Centre Healthchecks (Source: G.L. Hearn Report – January 2014) Town Centre Vitality and LISBURN Viability Indicator Town Centre Convenience: whilst there is no in-centre supermarket/superstore beyond a small M&S Diversity Simply Food unit in the Bow Street Mall, there is strong independent convenience retail provision esp. butchers, greengrocers e.g. Greens Food Fare. The convenience component of Lisburn is low at 5% based on outlets and 7% based on floorspace. Comparison: the town centre has a strong comparison offer. National multiple comparison operators are focused on the pedestrianised Bow Street & Bow Street Mall Shopping Centre. In terms of independent comparison, there is a large range of clothes & footware tending to be focused in secondary shopping streets. There is also a well-established Woodsides Department Store on the Market Square. Reflecting the strong offer, comparison goods shopping comprises 33% of outlets and 48% of floorspace. Service: as with most other centres visited, the service provision in Lisburn town centre is extensive – banks, building societies, financial advisers, salons, hairdressers and opticians are located throughout the town. There is limited evidence of an evening economy (very few restaurants, no notable arts centres or cinemas) beyond a number of pubs spread throughout the town centre.

Floorspace in The town centre has a significant proportion of secondary (e.g. Bridge Street (pictured), edge-of-centre Smithfield, Antrim Street and Railway Street) and tertiary frontages (e.g. Bachelors Walk). and out-of- Although the amount of floorspace is limited due to small units, the overall number of units centre outside the prime areas of Bow Street and the Bow Street Mall is high. locations

In spite of their apparently preferable location close to extensive car parking, it is noted that there are two vacant retail warehouses in the Langanhall Road area. Perhaps the most significant out-of-centre retail provision in the country is located outside Lisburn – Sprucefield Retail Park. This is a traditional out-of-centre retail warehouse format but is anchored by a large M&S store, together with a number of other large format core comparison retailers. Its strategic location on the M1 means that it exerts a regional level of attraction. In comparison goods terms, it performs a very separate role to Lisburn town centre but it is notable that M&S only operate a small Simply Food store in the town when it might have otherwise had a more significant presence. In convenience terms, and in circumstances where there is very limited representation from multiple retailers in the town centre, Sainsbury’s operate a large superstore from Sprucefield, extending 4,613 sqm (net sales area, IGD).

Vitality and Viability In

Town Centre Vitality and LISBURN Viability Indicator Potential Whilst, there are no capacity for clear opportunity growth or sites in the town change centre, which is already quite large/sprawling, the retail circuit is not well defined. Within the geography of the centre, there is scope to provide a more complete loop, drawing in some of the more peripheral and areas of lower footfall. For example, the relatively modern Lisburn Square development (pictured left) is largely empty and poorly connected to the main shopping area. Options could be explored to create an improved retail loop based around Bow Street, Market Place, Lisburn Square, with an improved linkage along Haslem Lane. The industrial/garage sites on Market Place could be redeveloped for retail uses – possibly a supermarket anchor to complete the loop/activate it.

Retailer The level of multiple retailer representation in the town centre is high. The GOAD centre report representation confirms that c. 40% of the operators present are considered multiples (9 or more premises). In and intentions terms of major retailers, it is notable that none of the major convenience operators have to change representation in the town. Similarly, department store representation is limited. This is considered unsurprising though, given the nearby presence of Sprucefield (2.43 km from the town centre).

Shopping rents The Northern Ireland retail market is currently and generally in poor shape and there are a limited and number of transactions being reported. In such circumstances analysing rental levels with any commercial degree of accuracy or reliability is difficult, particularly as many deals that are being done are at yields distressed levels of rent, often in circumstances where landlords are content to shed vacant rate liability. Notwithstanding these difficulties, Crothers have provided a market review which provides a broad guide to the prevailing level of rents and where available investment yields. In Lisburn, recent open market lettings in the main retail areas, particularly Bow Street are achieving headline rents in the range £55 psf to £26 psf ITZA. However these lettings have rent free periods which when analysed indicate net effective rents in the range £46 psf to £23.50 psf. The sale of a shop premises at Wallace Buildings in early 2012 achieved an initial yield of 9.3%, the premises are let to a national multiple clothing retailer on a 10 year lease from 2011. There are no other retail property transactions for which yield data is available.

Town Centre Vitality and Viability Indicator Town Centre

Vitality and Viability Indicator LISBURN

Town Centre Vitality and LISBURN Viability Indicator Vacancy rates There are vacancies throughout the town centre, especially in secondary shopping streets which are characterised by small, poor quality units. Castle Street, Bachelors Walk and Lisburn Square represents the main concentration of good quality vacant floorspace in the centre.

It is noted that there are vacant units within the Bow Street Shopping Mall, some of which appear to be long term; however, these vacancies are primarily amongst smaller units which are comparable in size to units in other parts of the centre which are likely to demand cheaper rents.

Vacancy rates in Lisburn were 21.5% in 2012 and have been rising over the period from 2006 (13%) and 2009 (16%). Pedestrian Flows are notably highest in the Shopping Mall and on the pedestrianised Bow Street (pictured flows below) and although they tail off towards Market Square, they remain still relatively high.

It is also noted that flows on Market Street are quite low which is unsurprising given this forms a key linkage to the main car parks to the south of the town centre. On other streets leading off Bow Street, footfall is significantly more limited. Accessibility Good parking provision throughout the town centre – car parks and on-street, all pay and display. Inexpensive. Train station at the edge of the town centre. The bus station is centrally located within the town and provides local linkages, including to Sprucefield, as well as longer distance bus linkages. Safety and No obvious signs of crime. crime

Town Centre Vitality and LISBURN Viability Indicator Environmental Overall, environmental quality in Lisburn is good. The streetscape is of high quality on Bow Street quality which is pedestrianised and Market Place.

There is limited evidence of pedestrian/vehicular conflicts and cars are not overly dominant in the town centre. Generally, side streets of a lesser quality but are still relatively good and subject to limited traffic flows.

Vitality ad

Nearest Centres and Major Retailers

Nearest Location Distance KM Lisburn - Sprucefield Centre (NI) 2.43

Belfast - Park Centre (NI) 10.17

Forestside (NI) 10.61

Belfast (NI) 12.25

Belfast - Odyssey Pavilion (NI) 13.28

Source: Goad Report Lisburn (NI) 2012

APP16(a) PM

Planning Decisions Issued Period 1 July 2015 to 31 July 2015

Date Decision Reference Number Applicant Name & Address Location Proposal Decision Issued

36 Kesh Road Maze Lisburn Proposed replacement dwelling with Permission LA05/2015/0009/F Mr Sinnerton BT27 5RP. connected granny flat to the rear. Granted 01/07/2015 Magheraconluce Lane 5 Magheraconluce Lane Permission LA05/2015/0015/F Hillsborough BT26 6PT Hillsborough. Single storey extension to rear. Granted 06/07/2015

24 Temple Road Drumanduff Mr D McLernon 52 Benson Ballinderry Upper Lisburn BT28 Chalet Bungalow and Garage, approx. Permission LA05/2015/0019/O Street Lisburn BT28 2BG 2PD. 170 SQM. Refused 21/07/2015

Installation of a mezzanine floor within existing retail unit 5/6. The Forestside Shopping Centre (unit mezzanine floor will amount to 315 SQM Forestside Acquisitions Limited 5/6) Upper Galwally Belfast and will be for general retail use by the Permission LA05/2015/0020/LDP c/o Agent BT8 6FX tenant (Storage/Stock/Staff/Sales). Granted 15/07/2015

Amended dwelling and garage to that Adjacent to 41 Creevytenant previously approved under Permission LA05/2015/0027/F Susan McAllister c/o agent Road Ballynahinch S/2012/0155/F Granted 02/07/2015

Single storey extension to the rear and side of existing dwelling to allow for 1 Nicholas Rose 28 Pinehill Road 28 Pinehill Road Drumbo bedroom and ensuite bathroom at rear Permission LA05/2015/0049/F Drumbo Lisburn BT27 5TU Lisburn BT27 5TU. garden level. Granted 06/07/2015 Planning Decisions Issued Period 1 July 2015 to 31 July 2015

Date Decision Reference Number Applicant Name & Address Location Proposal Decision Issued

Existing Radio Base Station at Proposed removal of 3 No. antennae Knockbracken Reservoir and replacement with 6 No. antennae Telefonica UK Limited 260 Bath Mealough Road Carryduff and 2 No. 600mm radio wave dishes on Permission LA05/2015/0052/F Road Slough SL1 4DX County Down BT8 8BP. existing mast. Granted 21/07/2015

Estate of James Johnston 80M North East of 140 Lisburn Permission LA05/2015/0064/O Deceased c/o Agent Road Glenavy Crumlin. Site for replacement dwelling. Granted 30/07/2015

Estate of James Johnston 140 Lisburn Road Glenavy Permission LA05/2015/0065/O Deceased C/O Agent Crumlin. Site for replacement dwelling Granted 30/07/2015 Removal of existing glazed roof and windows and replacement with new tiled roof and new composite windows to rear of dwelling. Proposal to include internal re-configuration to provide a Mr and Mrs Keys 65 Drumbo 65 Drumbo Road Lisburn new Living/Kitchen/Dining area window Permission LA05/2015/0068/LDP Road Lisburn BT27 5TX Ballyaghlis BT27 5TX and door to utility room re-configured. Granted 20/07/2015 Double storey side extension and Permission LA05/2015/0071/F Mrs Adele Wishart c/o agent 36 Killultagh Road Glenavy replacement detached garage Granted 03/07/2015

Single Storey shower room extension to front of dwelling. Close boarded secure Mrs Andrea Laverty 1 Adlon 1 Adlon Gardens Lisburn BT28 fence area with stepped access to rear Permission LA05/2015/0080/F Gardens Lisburn BT28 2EQ 2EQ. of dwelling. Granted 03/07/2015 Planning Decisions Issued Period 1 July 2015 to 31 July 2015

Date Decision Reference Number Applicant Name & Address Location Proposal Decision Issued

Erection of 2 storey rear extension for kitchen and additional bedroom. Attic Mark & Debbie Reid 31 Clonmore 31 Clonmore Park Lisburn Conversion with dormer windows for Permission LA05/2015/0085/F Park Lisburn BT27 4EU BT27 4EU new bedrooms, and external decking. Granted 30/07/2015

Lands 100 metres East of 724 Permission LA05/2015/0092/O Margaret Murphy c/o Agent Saintfield Road Carryduff Site for dwelling on a farm Granted 31/07/2015

Lands 50 metres East of 724 Permission LA05/2015/0093/O Margaret Murphy c/o Agent Saintfield Road Carryduff Site for Replacement Dwelling Granted 06/07/2015 Dining and Utility Room Extension to Mr and Mrs Waring C/O Big 19 Magheralave Park North Side Elevation (replacing existing utility Permission LA05/2015/0103/F Design Architecture Lisburn BT28 3NL. area). Granted 02/07/2015

Land adjacent to 30 Moneyrea Road & 200m North of Tufts Bridge Lisleen Road South Erection of farm dwelling and garage Permission LA05/2015/0115/F Mr & Mrs Fraser c/o agent Moneyrea (Renewal of Y/2013/0069/RM) Granted 10/07/2015

Installation of Mezzanine floor within existing retail unit 13-14. The Forestside Shopping Centre (Unit Mezzanine floor will amount 495sqm 13-14) Upper Galwally Belfast and will be for general retail use by the Permission LA05/2015/0130/LDP Forestside Acquisitions Limited BT8 6FX. tenant (storage/stock/staff/sales). Granted 31/07/2015

NIHE 10-16 Hill Street Belfast 56 Ashmount Park Lisburn Proposed Ground Floor WC Extension Permission LA05/2015/0149/F BT1 2LA BT27 5DG. to rear. Granted 20/07/2015 Planning Decisions Issued Period 1 July 2015 to 31 July 2015

Date Decision Reference Number Applicant Name & Address Location Proposal Decision Issued

Mr and Mrs Traynor 28 Limetree 28 Limetree Lodge Lisburn Permission LA05/2015/0155/F Lodge Lisburn BT28 2YH BT28 2YH. Single Storey Extension to dwelling. Granted 31/07/2015 Removal of occupancy restriction #5 necessitating the dwelling to be occupied solely by a person employed 168 Ballynahinch Road Lisburn in agriculture or forestry as granted Permission LA05/2015/0158/F Mr David Hall C/O Agent BT27 5LP. under S/1983/0622/F. Granted 02/07/2015 Ground Floor open plan extension consisting of a kitchen, dining and family area and attic conversion Mr and Mrs Adrian McGurnaghan consisting of bedroom with Ensuite and 5 Killowen Crescent Lisburn 5 Killowen Crescent Lisburn study. Internal alterations to ground Permission LA05/2015/0160/F BT28 3DS BT28 3DS floor. Granted 24/07/2015 Mr Gordon Kirk 114 Creevy Road Boardmills Lisburn BT27 114 Creevy Road Boardmills Single storey side extension to dwelling Permission LA05/2015/0164/F 6UW Lisburn to provide ensuite and dressing room. Granted 27/07/2015

36 Rosevale Avenue Dunmurry LA05/2015/0176/NMCN/A BT17 9LG. Non Material Change. Consent Granted 27/07/2015 Alan Patterson Design Darragh House 112 Craigdarragh Road Lands adjoining Islandkelly Road Minor amendment to the previous LA05/2015/0214/NMCHelen's Bay BT19 1UB Lisburn approval S/2005/1096/F Consent Granted 27/07/2015 Two storey extension to rear Mr and Mrs M Alexander 9 incorporating family room on ground Beechill Park East Castlereagh 9 Beechill Park East floor with bedroom and en-suite on first Permission LA05/2015/0234/F Belfast BT8 6NY Castlereagh Belfast BT8 6NY floor Granted 10/07/2015 Planning Decisions Issued Period 1 July 2015 to 31 July 2015

Date Decision Reference Number Applicant Name & Address Location Proposal Decision Issued

New two storey rear extension with Raymond and Maeve Lau 86 basement for childrens playroom and Ballinahinch Road Carryduff BT8 86 Ballynahinch Road Carryduff office/study, proposed new single Permission LA05/2015/0235/F 8DP Co. Down BT8 8DP garage and internal alterations Granted 31/07/2015

248 Ballynahinch Road Permission LA05/2015/0244/F Mr J Irwin Dromore BT25 1EU. Single storey granny flat extension. Granted 30/07/2015

Mr and Mrs Neill 1A Glenhugh 1A Glenhugh Park Belfast BT8 Proposed single storey extension to the Permission LA05/2015/0249/F Park Belfast BT8 7PQ 7PQ. rear of dwelling. Granted 10/07/2015

Repositioning of car port attached to site 32 and repositioning of driveway and Lands to the west of 28 and 7 Ilford footpath within the curtilage of site 11 Park Crossnacreevy Belfast together with the removal of its LA05/2015/0251/NMCHagan Homes Ltd BT6 9SW. associated car port. Consent Granted 31/07/2015 Improvements and extension to dwelling, demolition of single storey outbuilding - Amended proposal Peter Robinson 31 Aghnatrisk 31 Aghnatrisk Road Culcavy (reduced scheme). Previous approval Permission LA05/2015/0263/F Road Hillsborough BT26 6JJ Hillsborough S/2014/0632. Granted 31/07/2015 Conversion of garage to disabled shower room and single storey end extension to provide disabled bedroom (Amended scheme from approval Permission LA05/2015/0265/F Mrs Gallagher c/o Agent 45 Lisburn Road Glenavy S/2010/0062/F) Granted 31/07/2015 Planning Decisions Issued Period 1 July 2015 to 31 July 2015

Date Decision Reference Number Applicant Name & Address Location Proposal Decision Issued Brenda Topping 18 Enler Park Ground floor single storey toilet and East Ballybreen Dundonald 18 Enler Park East Ballybreen lobby extension to rear of existing Permission LA05/2015/0285/F BT16 2DW Dundonald BT16 2DW dwelling Granted 27/07/2015

Lands adjacent to Nos 36A and 36B Killultagh Road Lisburn LA05/2015/0293/NMCMr and Mrs Gary Warwick BT28 2PS. Minor Amendment. Consent Granted 27/07/2015

Re-positioning of disabled access ramp Stephen Cotton 19 Ashcroft Way for disabled child and provision of Lower Ballinderry Lisburn BT28 19 Ashcroft Way Lower enclosed area/room for the comfort, LA05/2015/0297/NMC2AY Ballinderry Lisburn BT28 2AY. access and needs of a disabled child. CR 22/07/2015

Little Thaxton Pond Park LA05/2015/0304/NMCMessrsFarrans WilliamHomes & John Hanlon Lisburn. Non Material Change. Consent Granted 29/07/2015 146a Dromore Road Ballynahinch Co Lands at 146a Dromore Road Dwelling house on the farm for family Permission S/2010/0704/F Down BT24 8HZ Ballynahinch Co Down BT24 8HZ. member with domestic garage. Granted 24/07/2015 Adjacent to 9 Edenticullo Road Permission S/2013/0253/O Peter McCready Hillsborough. Replacement 2 storey dwelling Granted 21/07/2015 Trevor Wilson Baileys Mills 154 Old Ballynahinch Road Lisburn 154 Old Ballynahinch Road Mobile Home. To be occupied whilst Permission S/2013/0438/F BT27 6TL Lisburn BT27 6TL. building work is completed. Granted 01/07/2015 Planning Decisions Issued Period 1 July 2015 to 31 July 2015

Date Decision Reference Number Applicant Name & Address Location Proposal Decision Issued

Proposed installation of a Wind turbine on a tubular tower - with blade tip height up to 66.0m with associated switch room (Amended location, cumulative Mr Desmond Smyth 8 noise impact assessment received, Hannahstown Road Stoneyford 457 mts N/North West of No 15 shadow flicker impact assessment Permission S/2013/0578/F Lisburn BT28 3TB Rusheyhill Road Stoneyford. received) Granted 31/07/2015

Sota Developments 17 Proposed housing development Purdysburn Hill Belfast BT8 consisting of 4 no two storey dwellings Permission S/2014/0469/F 8JY 120 Belsize Road Lisburn with integrated garages. Granted 10/07/2015

Construction of 2 storey dwelling and Mr & Mrs Deepak Samson 17 adjacent to no. 21 Lisnoe Park garage including new access and Permission S/2014/0485/O Lisnoe Park Ravernet Lisburn associated siteworks (amended plans) Granted 20/07/2015 Construction of end terrace two storey Mr G Peters 102 Cahard Road dwelling attached to No 52 Ivan Street, Permission S/2014/0516/O Saintfield BT24 8YD 52 Ivan Street Lisburn. Lisburn. Granted 29/07/2015

Change of use of existing farm buildings to office and maintenance workshop 77 Ballinderry Road Upper and farm yard to parking area for home Permission S/2014/0587/F A & D Beckett Ballinderry Lisburn BT28 2NL. heating oil delivery vehicles. Refused 09/07/2015

Restoration and conversion of existing building into restaurant (including Mill Farm 12 Dromara Road function area) plus extension and Permission S/2014/0716/F Bill and Margaret Kelsey Hillsborough. associated works. Granted 02/07/2015 Planning Decisions Issued Period 1 July 2015 to 31 July 2015

Date Decision Reference Number Applicant Name & Address Location Proposal Decision Issued

Replacement dwelling (substitution part No 55 Ballyskeagh Road retained dwelling under S/2013/0134/F). Permission S/2014/0739/F BPF Developments Drumbo Lisburn. (Additional plans) Granted 02/07/2015

60m SW of 19 Tullynewbank Permission S/2014/0747/RM Thomas Ferguson road Glenavy BT29 4PQ Dwelling and detached garage Granted 03/07/2015

Proposed new stand alone block containing art suite, home economics Trustees of St. Patricks Academy suite, music suite, sports hall and Ballinderry Road Lisburn BT28 St. Patricks Academy Ballinderry changing facilities, additional car Permission S/2014/0780/F 1TD Road Lisburn BT28 1TD parking and play areas Granted 24/07/2015 Garage conversion to lounge with 1st 92 Comber Road Hillsborough floor extension to provide master Permission S/2014/0792/F John Duncan BT26 6NA bedroom Granted 02/07/2015

Conversion of existing retail unit to 9 Daniel Brennan 57a Bridge Apartments, 1 retail unit and 2 office Permission S/2014/0844/F Street Lisburn 19 Market Square Lisburn units. Granted 15/07/2015

Consarc Design Group The Gas Restoration and extension of 4 cottages Office 4 Cromac Quay Ormeau Lands at Trench Road to form 2 detached dwellings (Renewal Permission S/2014/0873/F Road Belfast BT7 2JD Hillsborough BT26 6JL. of S/2009/0944/F) Granted 07/07/2015 Planning Decisions Issued Period 1 July 2015 to 31 July 2015

Date Decision Reference Number Applicant Name & Address Location Proposal Decision Issued

Site adhacent to 5 Hannahstown One and a half storey farm dwelling and Road Proposed dwelling to be a one half storey matching detached Mr John Dawson 5 Hannahstown 100m East of the Farm House at 5 garage. Site works to include Road Stoneyford Lisburn Hannahstown Road Lisburn reconfigured site access, driveway and Permission S/2014/0875/F BT28 3TB BT28 3TB landscaping Granted 10/07/2015

The Board of Governors Wallace 3 No extensions to provide fitness suite, High School 12a Clonevin Park Wallace High School Lisburn art and home economics departments Permission S/2014/0886/F Lisburn BT28 3AD BT28 3AD. and technology systems room. Granted 15/07/2015

Beside 10A Tansy Road Upper Permission S/2014/0890/O Robert Davidson Ballinderry BT28 2PB. Site for dwelling (infill site under CTY8). Refused 07/07/2015

White Mountain Service Station Whitemountain Service Station Extension to existing building for Light Permission S/2014/0891/F C/O Agent 19 Mullaghaglass Road Lisburn Industrial Use Class B2. Granted 21/07/2015

Mr S Atkinson 12 Greenmount Proposed two storey extension to rear of Permission S/2014/0906/F Park Lisburn 12 Greenmount Park Lisburn dwelling Granted 03/07/2015

Construction of access in accordance 225 Hillsborough Road with conditions No 4 and 9 of planning Permission S/2015/0003/LDE David Prentice Properties Ltd Sprucefield Lisburn. permission S/2003/1746/F. Granted 31/07/2015

Single storey extension to rear of Mr and Mrs J Wlaker 25 The Rose dwelling with associated flue and Garden Derriaghy Lisburn 25 The Rose Garden Derriaghy retrospective approval of rear dormer to Permission S/2015/0028/F BT17 9GV Lisburn roof (amended description) Granted 02/07/2015 Planning Decisions Issued Period 1 July 2015 to 31 July 2015

Date Decision Reference Number Applicant Name & Address Location Proposal Decision Issued

Mark Singh 7 Derriaghy Road Magheralave Lisburn BT28 7 Derriaghy Road Magherlave Proposed retrospective amendments to Permission S/2015/0036/F 3SF Lisburn BT28 3SF approval application S/2008/0707. Granted 20/07/2015

Tim and Carolyn Collins 28 Clonmore Park Lisburn BT27 28 Clonmore Park Lisburn Co Proposed single storey extension to the Permission S/2015/0061/LDP 4EU Antrim BT27 4EU. rear of an existing dwelling Granted 10/07/2015

11 Ayreshire Avenue Lisburn Single storey extension to rear of Permission S/2015/0074/F Ms Mel Briggs c/o agent BT28 2WF dwelling Granted 02/07/2015

Lands North of No 3 Carr Road Permission S/2015/0076/RM Alastair Johnston C/O Agent Drumbo Lisburn. Proposed new dwelling and garage. Granted 20/07/2015

Patrick Hurst 12 Clogher Road 12 Clogher Road Hillisborough Permission S/2015/0093/F Hillsborough BT26 6PJ BT26 6PJ Erection of detached garage Granted 28/07/2015

Mrs Ruth McWatters c/o agents 8 Killultagh Road Ballynadolly Single storey porch conservatory to Permission S/2015/0105/F Lisburn front of dwelling Granted 28/07/2015

T McGread and K Ewing 34 Adjacent to 76 Drumbo Road Proposed dwelling in accordance with Permission S/2015/0115/F Harberton Park BT9 6TS Drumbo Lisburn BT27 5TX outline application S/2011/0022/O Granted 30/07/2015 Ms Joanne Stephenson 9 Stoneybridge Meadows 9 Stonebridge Meadows Single storey extension to side and rear Permission S/2015/0117/F Stoneyford BT28 3JP Stoneyford BT28 3JP of dwelling. Granted 17/07/2015

Mr George Smith 52 Park Road Adj to 52 Park Road Dromara Permission S/2015/0118/RM BT25 2AR BT25 2AR proposed infill dwelling and garage Granted 21/07/2015 Planning Decisions Issued Period 1 July 2015 to 31 July 2015

Date Decision Reference Number Applicant Name & Address Location Proposal Decision Issued Change of house type from previous Mr and Mrs J Herron c/o Agent approval S/2014/0146/F (amended Permission S/2015/0128/F 51 Dromore Road Hillsborough description) Granted 22/07/2015

Dr W Armstrong 40 Fulmar 3 Beech Hill Park Lisburn BT28 Single storey extension to rear & New Permission S/2015/0150/F Avenue Lisburn BT28 3HS 3HP Pitch Roof to replace Flat Roof. Granted 03/07/2015

St Aloysius Primary School C/O St Aloysius Primary School Proposed single storey toilet block SEELB Grahamsbridge Road Ballinderry Road Lisburn BT28 extension with associated external Permission S/2015/0157/F Dundonald Belfast BT16 2HS 1TB works Granted 28/07/2015

Single storey extension to rear/side of Mr and Mrs McCleary C/O Agent 2 Lenamore Park Lisburn Co. dwelling providing living space, garage Permission S/2015/0158/F Antrim BT28 3NJ conversion & square dormer to rear. Granted 31/07/2015

Proposed change of house type and garage (Same footprint as previously approved under S/2007/0965/RM with foundations and substructure already constructed on site) with site curtilage 160 m South East of No 8 Croft increase to accommodate repositioned Permission S/2015/0175/F Daryl Clifford c/o Agent Road Dromara BT25 2A garage and retaining wall. Granted 31/07/2015

4 Cargacreevy Road Permission S/2015/0196/F Mrs P Patterson C/O Agent Ballynahinch BT24 8UG Retrospective detached garage Granted 27/07/2015 Planning Decisions Issued Period 1 July 2015 to 31 July 2015

Date Decision Reference Number Applicant Name & Address Location Proposal Decision Issued

Renewal of farm dwelling Mrs Barbara Tougher C/O Agent Site 24m North of no 61 Carr S/2009/1217/F adjacent to no 61 Carr Permission S/2015/0199/F Road Drumbo BT27 6YG. Road, Drumbo, Lisburn. Granted 30/07/2015 Proposed roofspace conversion, 2 storey rear extension, single storey side Michael O'Donnell 21 Barnfield 21 Barnfield Grange Lisburn extension and alterations to front Permission S/2015/0203/F Grange Lisburn BT23 3RS BT28 3RS elevation. Granted 28/07/2015 Change of use of flat roof over new Lisburn Racquets Club 36 Belfast 36 Belfast Road Lisburn BT27 single storey extension to form viewing Permission S/2015/0204/F Road Lisburn BT27 4AS 4AS gallery Granted 02/07/2015 Road Ballinderry Lisburn BT28 6 Ballyvannon Road Ballinderry Permission S/2015/0216/F 2LD Lisburn Single storey side/rear extension Granted 21/07/2015 Darren Mitchell 3 Lady Wallace 3 Lady Wallace Gardens Single storey side extension to provide Permission S/2015/0218/F Gardens Lisburn BT28 3GW Lisburn garage and utility room Granted 27/07/2015

Mr and Mrs Paul McAvoy 6 Malory 6 Malory Gardens Lisburn BT28 Proposed bay window and entrance Permission S/2015/0229/F Gardens Lisburn BT28 3JX 3JX lobby to existing dwelling Granted 06/07/2015

Adjacent to (West of) Bottear Renewal of outline planning permission Neil Dillon 17 Lurganville Road Mission Hall Lurganville Road for farm dwelling - previous approval Permission S/2015/0244/O Moira Moira. S/2009/0730/O. Granted 20/07/2015

Catherine Snijder 28 Woodview 12 Kilcorig Road Lisburn BT28 Permission S/2015/0253/F Crescent Lisburn BT28 1LF 2 Q Y. Replacement Dwelling. Granted 28/07/2015 Planning Decisions Issued Period 1 July 2015 to 31 July 2015

Date Decision Reference Number Applicant Name & Address Location Proposal Decision Issued

Construction of 2 no. detached dwellings and 8 no. semi-detached dwellings, single storey garages at sites 108,128, 135 and 136, landscaping, parking, associated site works to include Lands approx 60m south east of 1.2m high retaining wall and access Millmount House 9 Millmount arrangements from Comber Road in Road Ballylisbredan accordance with planning permission Permission Y/2014/0260/F Millmount Developments LLP Dundonald BT16 1UY Y/2013/0146/F (Amended Plans) Granted 22/07/2015

Lands approx 120m south of 5t10 no detached dwellings and 14 no. Millmount House. 9 Millmount semi detached dwellings with garages Road Ballylisbredan and associated siteworks (Flood Risk Permission Y/2014/0326/F Millmount Developments LLP Dundonald BT16 1UY Assessment) Granted 22/07/2015

Variation of Condition 2 and Condition 9 and removal of Condition 7 of planning permission Y/2009/0471/F, to vary condition 2 from 3 years to 7 years and to vary condition 9 to allow access to the site prior to construction of passing Lands adjacent to 177 Belfast bays and to remove condition 7 to Morrow Group 37 Rocky Road Road Saintfield (with access of reflect approval to culvert all water Y/2014/0330/F Gilnahirk BT5 7TA Lisdoonan Road) courses gained from Rivers Agency. AGREE 17/07/2015 Planning Decisions Issued Period 1 July 2015 to 31 July 2015

Date Decision Reference Number Applicant Name & Address Location Proposal Decision Issued

Variation of Condition 2 and Condition 9 and removal of Condition 7 of planning permission Y/2009/0471/F, to vary condition 2 from 3 years to 7 years and to vary condition 9 to allow access to the site prior to construction of passing Lands adjacent to 177 Belfast bays and to remove condition 7 to Morrow Group 37 Rocky Road Road Saintfield (with access of reflect approval to culvert all water Permission Y/2014/0330/F Gilnahirk BT5 7TA Lisdoonan Road) courses gained from Rivers Agency. Granted 17/07/2015

Mr & Mrs McMahon 26 Baronscourt Road Carryduff 26 Baronscourt Road Carryduff Permission Y/2014/0342/F BT8 8QB Belfast BT8 8QB 2 Storey extension to side and rear Granted 21/07/2015

petrol filling station development at site adjacent to dundonald omniplex cinema & hanwood business park old dundonald Lisdalgan Properties 82A Belfast road tullycarnet belfast bt16 Proposed additional retail unit on Permission Y/2014/0366/F Road Saintfield BT24 7HE 1xt existing petrol filling station Granted 06/07/2015

Mr Stephen Crosby 73 Sydenham Approx 390m North West of 12 Permission Y/2014/0377/F Avenue Belfast BT4 2DL Clontonacally Road Carryduff Amended Access Granted 01/07/2015 Planning Decisions Issued Period 1 July 2015 to 31 July 2015

Date Decision Reference Number Applicant Name & Address Location Proposal Decision Issued

conversion of first and second floor to create 7No. apartments, comprising of Moat House 963-969 Upper 6No. 2-bedroom apartments and 1No. 1- Newtownards Road Dundonald bedroom apartment, and ancillary Permission Y/2015/0008/F McKay Newtownards Ltd BT16 1RL works. Granted 15/07/2015

60 Mill Road Mealough Carryduff County Down BT8 Extension to rear of existing dwelling Permission Y/2015/0017/F G Hanna c/o agent 8HL and conversion of garage to bedroom Granted 10/07/2015

Lands adjacent and opposite to 9 Erection of dwelling and garage Huxley Group 54 Belmont Road Lisleen Road East Comber (Change of house type to that approved Permission Y/2015/0030/F Belfast BT4 2AN BT23 5QB under Y/2011/0014/F) Granted 28/07/2015

Mars & Patrick Webb-Jones 98 rear extension including living/kitchen Manse Road Carryduff BT8 98 Manse Road Carryduff BT8 space and attached granny flat. Permission Y/2015/0050/F 8AF 8AF detached double garage Granted 10/07/2015

Modification to planning ref. Y/2010/0201/F to increase annual capacity from 12000 tonnes to 20000 tonnes, modify condition No.2 to permit additional feedstocks and utilise existing Blakiston Houston Estate 28 Land approximately 80m north of silo building for the storage of low risk Carrowreagh Road Dundonald 28 Carrowreagh Road Dundonald feedstocks and an existing tank for the Permission Y/2015/0055/F BT16 1TS Belfast end-storage of digestate. Granted 06/07/2015 Planning Decisions Issued Period 1 July 2015 to 31 July 2015

Date Decision Reference Number Applicant Name & Address Location Proposal Decision Issued Erection of 1 No dwelling with garage (change of house type to Site 132, Antrim Construction Compnay Ltd previously approved under 130-134 High Street Holywood Lands 440m East of 19 Y/2006/0583/F) and all other associated Permission Y/2015/0063/F BT18 9LP Carrowreagh Road Dundonald site works. Granted 06/07/2015

Anthony Quinn 44 Royal Lodge 44 Royal Lodge Avenue Belfast Single storey granny flat extension to Permission Y/2015/0083/F Avenue Belfast BT8 7YR BT8 7YR side of dwelling Granted 02/07/2015 APP16(b)PM

Planning Applications Decisions Issued

From: 01/08/2015 00:00:00To: 31/08/2015 00:00:00

No. of Applications: 68

Reference Applicant Name & Address Location Proposal Decision Date Time to Number Decision Process Issued (Working Days) LA05/2015/0002/F Abbey Insurance Brokers Ltd 13 Market Place Change of Use of ground floor Permission 05/08/2015 91 C/O Agent Lisburn only to office use (Class A2). Granted BT28 1AN. LA05/2015/0016/RMSteven and Carolyn Williams 15a Tansy Road Dwelling and Land. Permission 11/08/2015 88 15a Tansy Road Upper Ballinderry Granted Upper Ballinderry Lisburn Lisburn BT28 2PX. BT28 8PX LA05/2015/0023/F NIHE The Housing Centre 1 Glenmore Park Extension to existing ground floor Permission 12/08/2015 87 2 Adelaide Street Lisburn to include a new rear lobby and Granted Belfast bathroom BT2 6PB LA05/2015/0035/F Richard Lyons 112 Comber 113 Comber Road Proposed change of house type Permission 14/08/2015 89 Road Hillsborough and siting in substitution of that Granted BT26 6NA approved under application S/ 2007/0207/F LA05/2015/0039/F Mrs Victoria Greer & Mr G 100 Metres west of 11 Provision of amended access Permission 07/08/2015 93 Bickerstaff C/O 11 Mullaghcarton Road and lane to serve dwelling Granted Mullaghcarton Road Lisburn approved under S/2010/0558/F. BT28 2TE BT28 2TE.

Page 1 of 13 Planning Applications Decisions Issued

From: 01/08/2015 00:00:00To: 31/08/2015 00:00:00

No. of Applications: 68

Reference Applicant Name & Address Location Proposal Decision Date Time to Number Decision Process Issued (Working Days) LA05/2015/0045/F Michael and Sarah Tierney 9 9 Woodford Green Single storey extension to Permission 14/08/2015 86 Woodford Green Belfast existing dwelling to form enlarged Granted Belfast BT8 6GP. bedroom, utility and sunroom. BT8 6GP LA05/2015/0046/F Mr P Flynn 274A Comber 274A Comber Road Retention of dwelling, garage and Permission 07/08/2015 81 Road Dundonald access as constructed (Amended Granted Dundonald BT16 1UR. Plans) BT16 1UR LA05/2015/0048/F Seamus Dobbin 23 Clontara 23 Clontara Park Single storey extension to rear Permission 17/08/2015 86 Park Lisburn Granted Lisburn BT23 4LB BT23 4LB LA05/2015/0051/F Mr E Herron 11 Old Farm Shop at 11 Old Proposed extension to farm shop Permission 11/08/2015 66 Ballynahinch Road Ballynahinch Road to accommodate tea room with Granted Lisburn Lisburn retention of existing kitchen,first BT27 5PE BT27 5PE. floor office to rear and changes to elevations with addition of clock on ridge. LA05/2015/0083/F Mr and Mrs David Boyle 241 241 Comber Road 2 Storey extension to rear of Permission 12/08/2015 85 Comber Road Lisburn dwelling to provide kitchen, utility, Granted Lisburn BT27 6XZ. dining and family areas to ground BT27 6XZ floor and master bedroom with Ensuite facilities to first floor.

Page 2 of 13 Planning Applications Decisions Issued

From: 01/08/2015 00:00:00To: 31/08/2015 00:00:00

No. of Applications: 68

Reference Applicant Name & Address Location Proposal Decision Date Time to Number Decision Process Issued (Working Days) LA05/2015/0095/F Mr P Morrow PRM 18 Kilcorig Road Retention of single storey garage Permission 19/08/2015 82 Developments Ltd 16 Lisburn. as constructed (retrospective). Granted Rathdown Road Lissue Industrial Estate Moira Road Lisburn BT28 2RE LA05/2015/0098/F Caroline Mallon 21 Beaufort 21 Beaufort Park Single Storey kitchen extension Permission 24/08/2015 84 Park Ballylenaghan Upper to rear of existing property. Granted Ballylenaghan Upper Belfast Belfast BT8 7UQ. BT8 7UQ LA05/2015/0119/F Mr and Mrs Barr C/O Mullan 42 Haddington Hill 2 Storey Extension to north Permission 04/08/2015 63 Architects Lisburn elevation with associated Granted BT28 3AU. dormers LA05/2015/0132/F Joanne Bork 15 Lairds Road 19 Lairds Road Cottage to be renovated and Permission 20/08/2015 73 Hillsborough Hillsborough extended cottage renovation/ Granted BT26 6PP BT26 6PP. extending roof to form loft space/ single storey extension to rear. LA05/2015/0148/F Strategic and Capital White House Building Proposed toilet block extension to Permission 28/08/2015 76 Development Dept Kelly Lagan Valley Hospital existing modular structure. Granted House 39 Hillsborough Road The Ulster Hospital Lisburn Upper Newtownards Road BT28 1JP. Dundonald BT16 1RU

Page 3 of 13 Planning Applications Decisions Issued

From: 01/08/2015 00:00:00To: 31/08/2015 00:00:00

No. of Applications: 68

Reference Applicant Name & Address Location Proposal Decision Date Time to Number Decision Process Issued (Working Days) LA05/2015/0151/F Jonathan Finlay 1 Royal 1 Royal Lodge Park Proposed extension to dwelling- Permission 13/08/2015 65 Lodge Park Belfast BT8 7YP. single storey front porch Granted Belfast extension, single storey side BT8 7YP garage extension and enlargement of existing single storey rear sun room plus bedroom extension at first floor level. LA05/2015/0154/F Mr & Mrs J Rogers 42 50M East of 42 Knockany Amended Access to previously Permission 04/08/2015 58 Knockany Road Road approved dwelling and garage Granted Lisburn Carr under planning reference S/ BT27 6YB Lisburn 2011/0073/F. BT27 6YB. LA05/2015/0156/F James McCullagh 54B Crumlin 54B Crumlin Road Single Storey Rear Extension to Permission 20/08/2015 70 Road Upper Ballinderry dwelling for sunroom. Granted Upper Ballinderry Lisburn Lisburn BT28 2JZ. BT28 2JZ LA05/2015/0159/F McCartan Muldoon Architects Unit 14 Change of Use to a gymnasium Permission 20/08/2015 69 135A Shore Road 31 Ballynahinch Road and dance facility. Granted Magherafelt Carryduff BT45 6JA Belfast BT8 8DH. LA05/2015/0162/F NIHE 10-16 Hill Street 15 Crossan Walk Single storey rear shower room Permission 17/08/2015 65 Belfast Lisburn extension Granted BT1 2LA

Page 4 of 13 Planning Applications Decisions Issued

From: 01/08/2015 00:00:00To: 31/08/2015 00:00:00

No. of Applications: 68

Reference Applicant Name & Address Location Proposal Decision Date Time to Number Decision Process Issued (Working Days) LA05/2015/0163/F Mr & Mrs Bowman 3 Eglantine 3 Eglantine Close Single storey sun room extension Permission 03/08/2015 55 Close Hillsborough to rear. Granted Hillsborough

LA05/2015/0194/F Hillmount Nursery Centre Hillmount Nursery Centre Proposed enclosure of external Permission 14/08/2015 61 56-58 Upper Braniel Road covered seating area to provide Granted Belfast additional 50m2 internal seating BT5 7TX. area to existing café (previously approved under planning ref Y/ 2010/0237/F.) LA05/2015/0195/F Telefonica UK Limited 260 Existing mobile phone mast Proposed removal of 3 No Permission 05/08/2015 53 Bath Road Dillons Hill c.220m North West existing antennae and Granted Slough of No 8 Ballymote Road replacement with 3 No antennae SL1 4DX Glenavy and 2 No radio dishes on existing Lisburn mast. BT29 4NR. LA05/2015/0222/F C Shaw & Sons C/O Agent Between 57 and 59 Ballykeel Erection of a dwelling on a farm Permission 03/08/2015 49 Road in compliance with PPS21 CTY10 Granted Moneyraghy Newtownards Castlereagh BT27 6BW LA05/2015/0226/NMCGlenOak Ltd Meeting Street Internal alterations and Consent 17/08/2015 59 Moira amendment to rear sun room to Granted house types E & E1.

Page 5 of 13 Planning Applications Decisions Issued

From: 01/08/2015 00:00:00To: 31/08/2015 00:00:00

No. of Applications: 68

Reference Applicant Name & Address Location Proposal Decision Date Time to Number Decision Process Issued (Working Days) LA05/2015/0227/F Emma 11 Blackquarter lane 11 Blackquarter Lane Proposed development will be a Permission 14/08/2015 57 Carryduff Carryduff single storey extension for the Granted Belfast BT8 8GA use of additional living space. BT8 8GA LA05/2015/0238/F Mr Wilson 12 Croft Hill 12 Croft Hill Cottages New single storey extension to Permission 25/08/2015 62 Cottages Ballylenaghan Upper side of dwelling with kitchen Granted Belfast Belfast extension to rear and conversion BT8 6BA BT8 6BA of integrated garage to play room. LA05/2015/0245/F Maze Long Kesh Development Lower Maze Community Hall Amendment to planning Permission 13/08/2015 53 Corp. 94B Halftown Road opposite No 10 Halftown Road application ref S/2014/0731/F. Granted Lisburn Lisburn. Change of specification from BT27 5RF "Quickthorn hedge with 4 bar D- Rail wooden fence" to "3.0m high rigid mesh fencing, colour black" to the frontage of the community hall. LA05/2015/0271/O Roy McKay c/o Agent 130m South of 16 Replacement Dwelling Permission 18/08/2015 48 Magheradartin Road Refused Hillsborough LA05/2015/0287/F Mr and Mrs Ervine C/O Agent 289 Ballynahinch Road Single storey first floor extension Permission 18/08/2015 47 Lisburn to allow additional bedroom Granted BT27 5LX LA05/2015/0291/F Mrs Stevenson 114 Tirowen Drive Ground floor bedroom and Permission 17/08/2015 45 Lisburn shower room to wheelchair Granted BT28 1RX. standard ramped access widening doorways.

Page 6 of 13 Planning Applications Decisions Issued

From: 01/08/2015 00:00:00To: 31/08/2015 00:00:00

No. of Applications: 68

Reference Applicant Name & Address Location Proposal Decision Date Time to Number Decision Process Issued (Working Days) LA05/2015/0303/F David Rowland Mitchell 157A Adjacent to 157A Saintfield Proposed change of house type Permission 20/08/2015 45 Saintfield Road Road to a one and half storey dwelling Granted The Temple Lisburn with integral annex (linked Lisburn internally) and detached garage BT27 6UG LA05/2015/0316/NMCKnockbreda FC 31 Upper Braniel Road Non Material Change Consent 10/08/2015 36 Belfast. Granted LA05/2015/0319/F Mr and Mrs S Mooney 25 25 Mullaghdrin Road Demolition of existing rear Permission 05/08/2015 33 Mullaghdrin Road Dromara (previously erected) extension Granted Dromara BT25 2AF and erection of new 2 storey rear BT25 2AF extension. Roof to be stripped with new roof structure from front to proposed rear walls. Flat roofed porch to be replaced with duo pitched porch. Extension to allow utility, WC, Kitchen, dining and sunroom areas at ground floor with bedroom, Ensuite, bathroom at first floor. LA05/2015/0327/O Mr David Craig c/o agent 40M South-East of 3 Aghalee Site for dwelling & garage Permission 28/08/2015 48 Road Lower Ballinderry (renewal of S/2011/0301/O) Granted LA05/2015/0332/F Shirley McMullan 6 Benson 6 Benson Park Single storey bedroom and Permission 17/08/2015 38 Park Lisburn kitchen extension to rear of Granted Lisburn dwelling. Ramped access to new BT28 2AB side entrance

Page 7 of 13 Planning Applications Decisions Issued

From: 01/08/2015 00:00:00To: 31/08/2015 00:00:00

No. of Applications: 68

Reference Applicant Name & Address Location Proposal Decision Date Time to Number Decision Process Issued (Working Days) LA05/2015/0340/F John Loftus 133 Ardtanagh 133 Ardtanagh Road Extension to rear of dwelling over Permission 17/08/2015 36 Road Dromara existing garage. Granted Dromara BT25 5NQ BT25 5NQ LA05/2015/0434/NMCMr Lewis Murray 165 Sicily 15m East of No.2 Sandringham Detached 1 and 1.5 storey Consent 10/08/2015 10 Park Belfast Court dwelling. 6.5m ground floor to Granted BT10 0AQ Hillsborough ridge height as per outline permission. Garage linked to dwelling. Existing boundary retained. S/2014/0532/O Orla Corey 34 Stonebridge Land adjacent to 67 Tullyrusk Proposed dwelling under Policy Permission 12/08/2015 260 Meadows Road CTY 6. Refused Stoneyford Hannahstown Lisburn BT17 0NJ. BT28 3JD S/2014/0621/F Plastec NI 19a Ballinderry Road Part demolition of existing Permission 12/08/2015 234 Lisburn manufacturing factory and Granted BT28 2SA. proposed extension, alterations and part change of use to include Class B1 offices and Class A1 retail and associated site works and access. S/2014/0781/F Mr C Baxter 40a Ballygowan 40a Ballygowan Road Change of use of part of Permission 04/08/2015 186 Road Hillsborough commercial storage yard to Granted Hillsborough Bt26 6EJ. storage facility for waste cooking BT26 6EJ oil.

Page 8 of 13 Planning Applications Decisions Issued

From: 01/08/2015 00:00:00To: 31/08/2015 00:00:00

No. of Applications: 68

Reference Applicant Name & Address Location Proposal Decision Date Time to Number Decision Process Issued (Working Days) S/2014/0798/F Porter and Co 1 Causeway Sites 1 and 18 Farriers Green Privacy Boundary Walls to Permission 18/08/2015 193 Court Carnreagh enclose back gardens. Refused Enterprise Crescent Hillsborough. Ballinderry Road Lisburn BT28 2YG S/2014/0834/LBC Mr Stephen Connolly 22 Pond Park Road Remedial works and restoration Consent 05/08/2015 173 Grahamsbridge Road Lisburn works to Rathvarna House, works Granted Dundonald BT28 3LF involve make building suitable for Belfast same use as before for youth BT16 2HS offices S/2014/0846/F Mr E Bigkey 30A Quarterlands Lands at Tullynewbank Road Retention and conversion of Permission 04/08/2015 167 Road opposite junction with Cairnshill existing barn and former dwelling Granted Dundrod Road house to create a single dwelling Crumlin Glenavy BT29 4TU BT29 4PJ S/2014/0859/F Mr & Mrs M McCall 96 Comber Proposed site to rear of 96 Replacement of vacant farm Permission 20/08/2015 177 Road Comber Road dwelling Granted Hillsborough Hillsborough BT26 6NA BT26 6NA S/2014/0877/F Andrea Spence 95 Drumlough Site approx 20m North of 34 Proposed new dwelling and Permission 06/08/2015 165 Road Mullaghdrin Road East garage (Change of house type Granted Hillsborough Dromara from previously approved BT26 6PU BT25 2AQ. application S/2004/1247/F)

Page 9 of 13 Planning Applications Decisions Issued

From: 01/08/2015 00:00:00To: 31/08/2015 00:00:00

No. of Applications: 68

Reference Applicant Name & Address Location Proposal Decision Date Time to Number Decision Process Issued (Working Days) S/2014/0881/F Lisburn City Council Island Site opposite 50-58 Rathvarna Community Centre including Permission 20/08/2015 174 Civic Centre Drive Meeting rooms, multi-functional Granted The Island Lisburn recreational room, counselling Lisburn BT28 2UB. room and ancillary BT27 4RL accommodation. S/2014/0882/F Mr & Mrs McClurg C/O Agent 5 Sycamore Road Proposed replacement dwelling Permission 04/08/2015 161 Dundrod Granted BT29 4JE. S/2015/0014/F Coulter Homes Ltd C/O Agent Lands to the rear of No's 10-12 Erection of 1 no. dwelling with Permission 10/08/2015 148 Wellington Park Avenue detached garage (change of Granted Maghaberry house type to site 87 previously Moira approved under S/2004/1466/F ) BT67 0UG and all other associated site works S/2015/0017/RM Mr & Mrs A Johnston 7 The Lands approximatley 200m Erection of dwelling and Permission 18/08/2015 154 Beeches Manor West of junction of detached garage Granted Stoneyford Ballydonaghy Road and Lisburn Dundrod Road BT28 3PL Dundrod S/2015/0022/LDE White Mountain Service Station 19 Mullaghglass Road Existing photo voltaic panels Permission 11/08/2015 146 C/O Agent Lisburn installed on south facing roof of Granted BT28 3SN industrial building located at 19 Mullaghglass Road, Lisburn S/2015/0043/F Robert Beggs 9 Waringfield Site adjacent 14a Aghalee Proposed detached house and Permission 20/08/2015 148 Moira Road adjoining garage with free Granted BT67 0FD Lower Ballinderry standing solar pv panels Lisburn

Page 10 of 13 Planning Applications Decisions Issued

From: 01/08/2015 00:00:00To: 31/08/2015 00:00:00

No. of Applications: 68

Reference Applicant Name & Address Location Proposal Decision Date Time to Number Decision Process Issued (Working Days) S/2015/0059/O David Hutchinson 100 Grove Adjacent to 100 Grove Road One 2 storey dwelling house with Permission 04/08/2015 132 Road Dromore (Backnamullagh) garage (Dwelling on a farm) Granted Dromore BT25 1QY BT25 1QY S/2015/0132/F David Green 17A Derriaghy 60M NW of 17A Derriaghy Agriculture Store (Retrospective) Permission 20/08/2015 124 Road Road Granted Lisburn Lisburn.

S/2015/0137/F Ms Sylvia Thompson 4 4 Kernaghan Court Single storey extension to rear of Permission 28/08/2015 130 Kernaghan Court Annahilt existing dwelling. Granted Annahilt BT26 6RN. BT26 6RN S/2015/0145/F Stephen Higginson c/o Agent 25A Ballykeel Road Single storey rear extension and Permission 21/08/2015 123 Hillsborough internal alterations Granted S/2015/0191/F Mr Dermot Doran 11 Belfast 11 Belfast Road Alterations and extension to Permission 18/08/2015 120 Road Glenavy dwelling Granted Glenavy Co Antrim BT29 4LL BT29 4LL S/2015/0197/F Mr P Campbell 44 Adlon 44 Adlon Gardens Ground floor family room Permission 17/08/2015 113 Gardens Lisburn extension Granted Lisburn BT28 2EQ BT28 2EQ S/2015/0209/LDP Mr and Mrs F Dempster 100 94 Tullynore Road Hillsborough Demolition of existing storage/ Permission 25/08/2015 105 Tullynore Road BT26 6QD garage building and erection of Refused Hillsborough double garage. BT26 6QD

Page 11 of 13 Planning Applications Decisions Issued

From: 01/08/2015 00:00:00To: 31/08/2015 00:00:00

No. of Applications: 68

Reference Applicant Name & Address Location Proposal Decision Date Time to Number Decision Process Issued (Working Days) S/2015/0221/F Mr & Mrs Megarry c/o agent 6 Crewe Road Proposed change of house type Permission 20/08/2015 110 Upper Ballinderry for replacement dwelling Granted Lisburn (previous approval ref: s/ 2013/0205/f) S/2015/0234/F Mrs Lorna Todd 5 Beechland 5 Beechland Drive Rear extension to form new Permission 12/08/2015 102 Drive Lisburn bedroom and en suite for Granted Lisburn BT28 1HR. disabled person. BT28 1HR S/2015/0247/A Lagan Homes 19 Clareton 300m (approx) North East of Free standing advertisement Consent 06/08/2015 96 Road Postal No 56 Magheralave hoarding. Granted Belfast Road BT1 3BG Lisburn. Y/2014/0387/F Lynwood Eco Homes LTD Rear gardens of 41-65 Erection of 5 pairs of semi Permission 13/08/2015 175 Gransha Road detached dwellings and Granted adjacent to 45 and 52 Fort associated site works (change of Road house types and plot boundaries Dundonald on sites 13-22 from previous Belfast approval Y/2007/0474/F) BT16 2HB (Amended plans) Y/2015/0033/A Soni Ltd 12 Manse Road 12 Manse Road Two number ground mounted Consent 17/08/2015 138 Belfast Belfast Totem signs Granted BT6 9RT Y/2015/0057/F Kathryn Elaine Taylor 50 Mill 50 Mill Road Retain dwelling without Permission 24/08/2015 135 Road Ballygowan compliance with condition 02 on Granted Ballygowan BT23 6NG planning application decision BT23 6NG notice Y/1988/0244 (occupancy condition)

Page 12 of 13 Planning Applications Decisions Issued

From: 01/08/2015 00:00:00To: 31/08/2015 00:00:00

No. of Applications: 68

Reference Applicant Name & Address Location Proposal Decision Date Time to Number Decision Process Issued (Working Days) Y/2015/0069/O Robert Ross Esq 7 Adj to no 7 Ballyknockan Road Proposed Dwelling and Garage Permission 24/08/2015 123 Ballyknockan Road Saintfield Refused Saintfield BT24 7HQ BT24 7HQ Y/2015/0090/F Declan Quinn 11 Meadowvale 11 Meadowvale Park 2 Storey rear extension to Permission 24/08/2015 111 Park Carryduff existing dwelling. Granted Carryduff Belfast BT8 8PX BT8 8PX Y/2015/0092/F Mr & Mrs P Hill c/o agent 4 Beechmount Road Erection of stable, workshop and Permission 24/08/2015 109 Carryduff tack room for domestic purposes Granted Belfast only.

Page 13 of 13 APP17PM

Angus Kerr Director Planning Policy Division

Causeway Exchange Level 4 1-7 Bedford Street Town Parks BELFAST BT2 7EG

Telephone (028) 9082 3323

Email: [email protected]

Date: 2 July 2015 Dear Sir/Madam

SUBORDINATE LEGISLATION FOR PLANNING REFORM AND TRANSFER TO LOCAL GOVERNMENT

I am writing to inform you that the Department of the Environment has made the following Statutory Rules entitled:-

• The Planning (Development Management) (Amendment) Regulations (Northern Ireland) 2015 (S.R. 2015 No.273) • The Planning (Amount of Fixed Penalty) Regulations (Northern Ireland) 2015 (S.R. 2015 No. 280)

The above named Rules come into operation on 6 July 2015 and deal with reforms to the planning system to facilitate the transfer of responsibility for the majority of planning functions to the new district councils.

Copies of the Rules may be purchased from the Stationery Office at www.tsoshop.co.uk or by contacting TSO Customer Services on 0870 600 5522 or viewed online at www.legislation.gov.uk

Yours sincerely

ANGUS KERR APP18PM

Lisburn & Castlereagh City Council

Council/Committee Planning Committee

Date of Meeting 7 September 2015

Responsible Officer Barbara Elliott, Planning Manager

Date of Report 2 September 2015

File Reference N/A

Legislation N/A

Subject Wind Energy Inquiry

Attachments Letter and Report from Committee for the Environment

Purpose of the Report

1. The purpose of this report is to make members aware of a recent Wind Energy Inquiry carried out by the Northern Ireland Assembly’s Environment Committee.

2. A copy of the full report can be found on the Committee’s website, at the following link http://www.niassembly.gov.uk/assembly- business/committees/envronment/reports/report-on-the-committees-inquiry-into - wind-energy/

Background Detail

3. In June 2013, at an external meeting, the Committee had formal briefings from representatives of West Tyrone Against Windfarms. In September 2013, the Committee invited representatives from the NI Renewables Industry Group (NIRIG) to respond to the issues raised on behalf of wind energy suppliers and developers. The evidence presented at these two meetings led the Committee to agree to carry out a short focused review to look at associated Economic and Health Issues associated with wind energy.

1 4. Following an initial consideration of the nature and volume of evidence, the Committee agreed that the original time limited review should be replaced by a more formal Inquiry. Timescales were extended to reflect the more in-depth consideration that the inquiry would involve.

5. The Committee issued a formal ‘Call for Evidence’ which closed on 28 February 2014 and a plan for the inquiry was agreed in May 2014.

6. A number of stakeholder seminars and fact finding site visits were held in June 2014 with concluding evidence gathering sessions from Windwatch NI and NIRIG held in October 2014.

Detail

7. Key conclusions and recommendations of the Committee for the Environment on its inquiry into wind energy, and the evidence considered by the Committee is attached at Appendix 19a.

8. Key conclusions and recommendations looked at the following areas

a. Strategic Approach b. Planning Process c. Wind Turbine noise and separation distance d. Community Engagement

9. At its meeting on 25 June 2015, the Committee of the Environment received a briefing from Departmental officials regarding the Ministers response to the Committee’s recommendations associated with its Inquiry into Wind Energy.

10. The Committee agreed that its recommendations would be made available to local councils.

Recommendation

11. Members are invited to note the detail associated with the related Inquiry.

APP18(a)PM