1 10 August 2016 Chairman

10 August 2016

Chairman: Alderman F Agnew

Vice Chairman: Councillor B Webb

Committee Members: Aldermen - T Campbell, J Smyth and R Swann Councillors - T Beatty, J Bingham, H Cushinan, B Duffin, T Hogg, D Hollis and S Ross

Dear Member

MEETING OF THE PLANNING COMMITTEE

A meeting of the Planning Committee will be held in the Council Chamber, Mossley Mill on Monday 15 August 2016 at 6.30pm.

You are requested to attend.

Yours sincerely

Jacqui Dixon, BSc MBA Chief Executive, Antrim & Newtownabbey Borough Council

For any queries please contact Member Services: Kim Smyth 028 9448 1301 ([email protected]) Sharon McAree 028 9034 0098 ([email protected]) Dawn Hynes 028 9448 1301 ([email protected])

1 Part One - The Planning Committee has the full delegated authority of the Council to make decisions on planning applications and related development management and enforcement matters. Therefore the decisions of the Planning Committee in relation to Part One of the Planning Committee agenda do not require ratification by the full Council.

Part Two - Any matter brought before the Committee included in Part Two of the Planning Committee agenda, including decisions relating to the Local Development Plan, will require ratification by the full Council.

1 Apologies. 2 Declarations of Interest. 3 Report on business to be considered:

PART ONE Decisions on Planning Applications 3.1 Planning Application No: LA03/2016/0084/F 3.2 Planning Application No: LA03/2015/0624/F 3.3 Planning Application No: LA03/2016/0462/O 3.4 Planning Application No: U/2014/0300/F 3.5 Planning Application No: LA03/2016/0432/F 3.6 Planning Application No: LA03/2016/0316/O 3.7 Planning Application No: LA03/2016/0357/F 3.8 Planning Application No: LA03/2016/0315/F 3.9 Planning Application No: LA03/2016/0332/A 3.10 Planning Application No: LA03/2016/0147/F

Other Planning Matters 3.11 Delegated planning decisions and appeals 3.12 Proposal of Application Notifications for Major Development 3.13 Consultation on Planning Application LA05/2016/0700/F 3.14 Pre-Determination Hearing Planning Application No: U/2014/0339/O

PART TWO 3.15 Local Development Plan – Quarterly Progress Report

2 ITEM 3.1

APPLICATION NO: LA03/2016/0084/F DEA: AIRPORT

COMMITTEE INTEREST: REFUSAL RECOMMENDED

Full details of this application, including the application forms, relevant drawings, consultation responses and any representations received are available to view at the Planning Portal www.planningni.gov.uk

PROPOSAL: Proposed detached dwelling and single detached garage

SITE/LOCATION: Lands between 13 and 18 Parkfield, Crumlin, BT29 4SG

APPLICANT: Mr Bobby Fleming

AGENT: Raymond J Mairs

LAST SITE VISIT: 04/03/2016

CASE OFFICER: Kieran O'Connell Tel: 028 903 40423 Email: [email protected]

RECOMMENDATION: REFUSE PLANNING PERMISSION

SITE DESCRIPTION The application site is located in a residential area on lands between 13 and 18 Parkfield, Crumlin. The application site is characterised by a ring of mature lime trees, known locally as the "The Twelve Apostles", which are protected by a Tree Preservation Order. The northern most boundary is shared with No. 13 Parkfield and is defined by a 1.2m low close boarded fence while a parallel row of leylandi trees are planted within the grounds of No.13 Parkfield. The southernmost boundary of the application site is shared with No. 18 Parkfield which is defined by a 1.2m close boarded fence with intermittent trees and shrubs throughout.

The Parkfield development is characterised by a terraced row of bungalows at the entrance to the estate while the remainder of the development is characterised by detached bungalows although some have been altered to allow for conversions of the roof space to provide additional accommodation. Each detached property has incurtilage parking and amenity space to the front and rear of the properties.

PROPOSAL The application seeks full planning permission for a proposed detached dwelling and single detached garage

3 RELEVANT PLANNING HISTORY T/2009/0045/O - Site for two No. 1 ½ storey detached dwellings on land between 13 and 18 Parkfield, Crumlin. Application withdrawn 18.03.09

PLANNING POLICY Decisions must be taken in accordance with the provisions of the Local Development Plan unless material considerations indicate otherwise.

Until the Council adopts its new Local Development Plan most planning applications will continue to be assessed against the provisions of the extant Development Plans for the Borough (the Antrim Area Plan and the Belfast Metropolitan Area Plan) and relevant Planning Policy Statements (PPSs) which contain the main operational planning polices for the consideration of development proposals.

The Strategic Planning Policy Statement for Northern Ireland (SPPS) published in September 2015 confirms that until such time as a Plan Strategy for the whole of the Council Area has been adopted the Council should continue to apply existing policy and guidance contained in retained PPSs and other relevant documents together with the provisions of the SPPS itself.

Antrim Area Plan 1984 – 2001: The site is located within the development limit of Crumlin. The Plan offers no specific guidance on this proposal.

SPPS – Strategic Planning Policy Statement for Northern Ireland: sets out that Planning Authorities should be guided by the principle that sustainable development should be permitted, having regard to the local development plan and other material considerations unless the proposed development will cause demonstrable harm to interests of acknowledged importance.

PPS 2: Natural Heritage: sets out planning policies for the conservation, protection and enhancement of our natural heritage.

PPS 3: Access, Movement and Parking (Revised 2005) and PPS 3 (Clarification 2006): sets out planning policies for vehicular and pedestrian access, transport assessment, the protection of transport routes and parking.

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

Addendum to PPS 6: Areas of Townscape Character: sets out planning policy and guidance relating to Areas of Townscape Character, for demolition of buildings, new development and the control of advertisements.

PPS 7: Quality Residential Environments: sets out planning policies for achieving quality in new residential development. This PPS is supplemented by the Creating Places Design Guide.

4 villages and smaller settlements. It also sets out policy on the conversion of existing buildings to flats or apartments and contains policy to promote greater use of permeable paving within new residential developments.

PPS 8: Open Space, Sport and Outdoor Recreation: sets out planning policy 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.

PPS21: Sustainable Development in the Countryside: sets out planning policies for development in the countryside. This is supplemented by Building on Tradition: A Sustainable Design Guide for the Northern Ireland Countryside.

CONSULTATION Council Environmental Health Section No objection

NI Water No objection

Transport NI No objection

Historic Environment Division: Historic Monuments Unit (HMU) No objection subject to protective fencing conditions.

REPRESENTATION Seventeen (17) neighbouring properties notified and two (2) letters of objection have been received. The full representations made regarding this proposal are available for Members to view online at the Planning Portal (www.planningni.gov.uk).

A summary of the key points of objection raised is provided below:  Impact on the “Twelve Apostles” TPO trees.  Loss of open space.  Impact on the character and quality of this area.  Objection to a 2 storey dwelling being built.  Accuracy of plans as No. 13 has an extension which is not shown.

ASSESSMENT OF PLANNING ISSUES/MATERIAL CONSIDERATIONS The main issues to consider in the determination of this application are:  Principle of Development  Design, Layout and Appearance  Neighbour Amenity  Impact on Protected Trees, Character and Appearance of the Area  Loss of Open Space  Other Matters

Principle of Development The application site is located within the settlement limit of Crumlin and outside any specific zoning or policy area as defined in the Antrim Area Plan 1984-2001. The Strategic Planning Policy Statement for Northern Ireland 2015 (SPPS) provides advice regarding housing in settlements to Planning Authorities engaged in preparing new

5 Area Plans. It does not however, conflict with extant PPS policy in respect of proposals for single dwellings in settlements as it does not introduce any change to, or clarification of that policy.

The relevant policy context therefore is provided by Planning Policy Statement 7 – Quality Residential Environments (PPS 7), the second addendum to PPS 7 entitled ‘Safeguarding the Character of Established Residential Areas’ (The Addendum) and Planning Policy Statement 3, Access, Movement and Parking (PPS 3). Guidance contained in the DoE publication entitled ‘Creating Places – Achieving Quality in Residential Developments’ (Creating Places) is also material to consideration in this application as is PPS 8: Open Space, Sport and Outdoor Recreation.

There is no determining concern with the principle of a dwelling in the urban area subject to the proposal fulfilling other policy criteria. These are discussed in detail below.

Design, Layout and Appearance Notwithstanding the fact that the current policy direction is to make more efficient use of urban land, the SPPS emphasises that within established residential areas it is imperative to ensure that the proposed density of new housing development, together with its form, scale, massing and layout will respect local character and environmental quality as well as safeguarding the amenity of existing residents. Good design is paramount and schemes should be sensitive in design terms to people living in the existing neighbourhood and to local character. Although imaginative and innovative forms of housing are encouraged, this is qualified in existing residential areas with the need for harmony and sensitivity to avoid significant erosion of environmental quality, amenity and privacy. PPS7, reiterates the need for sensitivity and in Policy QD1 the test is expressed as ‘unacceptable damage to local character, environmental quality or residential amenity.’ It adds that all proposals for residential development will be expected to conform to nine listed criteria.

The application site is located in the northwestern corner of the Parkfield estate within which the ‘Twelve Apostle trees’ provide a significant focal point. Parkfield is characterised by bungalow styled dwellings with a strong building line throughout. The proposed dwelling is a storey and a half dwelling (6.7m from ground level) sited adjacent to the existing estate road. The proposal clearly breaches the established building line of No’s 18, 19, 20 Parkfield. No. 13 Parkfield is recessed back within its site owing to the road configuration and is accessed via an alternative part of the estate road than the application site. The presentation of the proposal to the road results in a visually dominant dwelling positioned tight to the road frontage. The proposed dwelling will be forward of the established building line due to the protected trees to the rear. While it is not necessary to replicate in order to respect character, it is considered that the front projection and arrangement of the dwelling including the position of the garage on this site, is at odds with the established character of the area and would result in a dwelling that fails to respond appropriately to the context of the site and that would be unacceptably dominant in the streetscene.

It is considered that sufficient private amenity space exists to the rear of the proposed dwelling, however, the breaking of the building line removes a significant portion of the defensible space to the front of the site which is uncharacteristic of other dwellings within this part of the development and while it may not represent an

6 area of quality usable open space it contributes significantly to the setting of the development and the wider area.

Overall it is considered that the approach, scale, design, layout and appearance of the development displays inadequate respect for the particular context of the site.

Neighbour Amenity It is considered that there will be no adverse impact on the residential amenity of the adjacent properties No. 13 & 18 Parkfield by way of overlooking, loss of light or general disturbance.

Impact on Protected Trees Para 4.38 of the SPPS (Preserving and Improving the Built and Natural Environment) states that our environment must be managed in a sustainable manner in accordance with the Executive’s commitment to preserve and improve the built and natural environment and halt the loss of biodiversity. This requires an integrated approach to the management of the natural and cultural aspects of the landscape. Whilst all of us share a collective responsibility in this regard the planning system plays an important role in conserving, protecting and enhancing the environment whilst ensuring it remains responsive and adaptive to the everyday needs of society. This is a key aspect of the wider objective of furthering sustainable development which planning authorities should take into account in the preparation of LDPs and carrying out their development management functions.

NIEA Historic Monuments has indicated that the site contains a tree-ring that is recorded within the Northern Ireland Sites and Monuments Records (ANT059:133) and is protected under the provisions of PPS 6 Policy BH2. These trees are known locally as the ‘Twelve Apostles’ and are a well-known landmark in the area which are further protected by a Tree Preservation Order (TPO/1997/0290 (TPO served in 1980)) because of the amenity value of the trees.

The applicant has provided a tree survey to accompany this application which indicates the proposed dwelling and garage within the outer edge of the Root Protection Area (RPA) of the protected trees. There is no certainty that the ground works associated with this development will not have a detrimental impact on the root structures of these trees should development be approved nor is there any understanding of the potential impact that the development may have upon the trees within the tree survey which is merely confined to the health and condition of the trees and recommendations for tree works to ensure site safety and arboricultural management.

NIEA has advised that protective fencing is required to the rear of the dwelling, while Figure 1 within section 3 of the Tree Survey Report outlines that a construction exclusion zone will be formed prior to construction works taking place on the site. Given that the proposed dwelling falls within the RPA of the trees it would be impossible to erect protective fencing outside of the RPA in accordance with BS5837 and as a consequence the development of the site would result in potentially irreparable damage to the trees. Should the fencing be erected there is no understanding as to how the foundations and subsequent rear walls will be built in the position indicated and not have a detrimental impact on the trees.

7 Notwithstanding the concerns in relation to the impact of the proposal on the RPA of the trees, it is in any case considered that a dwelling positioned on the application site will impact unacceptably on the visual amenity value of the trees within the Parkfield estate. It is further considered that the construction of the dwelling could potentially endanger the trees given that any potential occupants are likely to have their amenity dominated by the trees and experience a loss of light and overshadowing to the rear of the dwelling. In addition the trees are within the fall distance of the proposed dwelling and may represent a danger to the dwelling when constructed. Consequently it is considered that the trees on this site are of local importance, worthy of retention and should not be endangered by the proposed development. Any removal of these trees is likely to result in a significant change in the character of this area both immediately within the Parkfield estate and also within the adjoining road network given the height of the trees. Third party representations support this position by indicating the value of the trees in the local context. It is also considered that the proposed development of a single dwelling is not of such importance to outweigh the amenity value of the protected trees and is therefore contrary to policy BH 2 of PPS6 and NH 5 of PPS 2

Loss of Open Space. Planning Policy Statement 8 is entitled ‘Open Space, Sport and Outdoor Recreation (PPS 8). Policy OS1 thereof states that development will not be permitted which would result in the loss of existing open space or land zoned for the provision of open space. The presumption against the loss of open space will apply irrespective of its physical condition and appearance. The definition of open space set out in Annex A of PPS 8 states that open space is taken to mean all open space of public value. The Annex goes on to list a broad range of types of open space that are of public value and this includes amenity green space (most commonly, but not exclusively found in housing areas). It says that most areas of open space can perform multiple functions and that open space can improve the quality of life for communities by providing attractive green spaces close to where people live.

Even without public access, open space can also act as a visual amenity by providing an outlook, by creating a variety of scenes within the urban landscape. The applicant has indicated that within the title deeds for the Parkfield estate that the application site is an undeveloped plot. The title deeds indicate that there were twenty dwellings approved within this development and only 19 built. In the intervening time the ring of lime trees has been planted and been on this site for a significant period of time, consequently it now functions as an informal open space and acts as a visual amenity providing relief and variety in the urban scene. As such, it falls within the open space definitions outlined above and comprises an amenity green space within Parkfield that should be protected.

PPS 8 refers to all open space of public value which includes the benefits that open space can have in the urban environment as an amenity/resource to the public irrespective of its land ownership. While the open space is privately owned, this fact does not diminish the value of the application site as an amenity green space which is afforded protection under PPS 8.

The proposed development of a dwelling on the site would effectively enclose the site and block the open space from view and destroy its open aspect. PPS 8 indicates that open space has a number of benefits even if access is restricted such

8 as providing a visual amenity or an outlook. In this case the proposal would negatively impact on the outlook enjoyed by nearby residents as it would close off their views of the open space and the trees which would irreversibly damage the vistas currently enjoyed. The open nature of the application site provides an element of relief given the closely built up nature of the surrounding development. Its enclosure would result in the loss of the open space as a visual amenity and this would be heightened given its location within the Parkfield estate.

Other Matters Third parties have queried the accuracy of the plans as No.13 has an extension. Whilst the base layers of the OS map may not be an up-to-date version consideration has been given to the impact that the proposal will have on the amenity of adjacent properties (as outlined above) and this concern is not therefore considered to be a determining issue.

CONCLUSION The following is a summary of the main reasons for the recommendation:  The principle of a dwelling in the urban area is considered acceptable.  The design, layout and appearance of the proposed development will not result in a quality residential environment.  Neighbour amenity of existing properties will not be adversely impacted.  A detrimental impact is likely to occur to the protected trees, the character and appearance of the area.  The proposed development will result in the loss of open space of public value.

RECOMMENDATION : REFUSE PLANNING PERMISSION

REASONS OF REFUSAL 1. The proposal is contrary to the policy provisions of the Strategic Planning Policy Statement and Planning Policy Statement 7 'Quality Residential Environments', Policy QD1, in that it has not been demonstrated that the development on this site can achieve a quality and sustainable residential environment incorporating a design and layout which draws upon the positive aspects of the surrounding area in terms of layout, scale, massing design and appearance of the proposed dwelling nor has it been demonstrated that the trees subject to Trees Preservation Order can be protected and integrated into the scheme in a suitable manner so as to achieve a quality residential environment. In addition the proposed design and layout relative to the protected trees will result in an adverse impact on the residential amenity of the proposed property by way of dominance, overshadowing and loss of light from the protected trees.

2. The proposal is contrary to the policy provisions of the Strategic Planning Policy Statement and Policy BH 2 of Planning Policy Statement 6; Planning, archaeology and the Built Heritage in that the proposed development would have an adverse impact on a site of local importance and its setting (ANT059:133). In addition it has not been demonstrated that the proposed development outweighs the value of the protected trees.

3. The proposal is contrary to the policy provisions of the Strategic Planning Policy Statement and Policy NH 5 - Habitats, Species or Features of Natural Heritage

9 Importance of PPS 2; Natural Heritage in that it has not been demonstrated that the proposed development will not have an adverse impact on or damage the amenity value of the locally important trees which are subject to a Tree Preservation Order.

4. The proposal is contrary to the policy provisions of the Strategic Planning Policy Statement and Planning Policy Statement 8, Policy OS1, in that the development would, if permitted, result in the loss of existing open space and have a detrimental impact on the visual amenity of the protected trees within the open space.

10 11 ITEM 3.2

APPLICATION NO: LA03/2015/0624/F DEA: AIRPORT

COMMITTEE INTEREST: LEVEL OF OBJECTION

PROPOSAL: Proposed 2 storey detached dwelling.

SITE/LOCATION: 20m NW of 1 Lylehill Road, Templepatrick

APPLICANT: M Goudy

AGENT: Robert Logan - Chartered Architect

LAST SITE VISIT: 15/12/2015

CASE OFFICER: Kieran O'Connell Tel: 028 903 40423 Email: [email protected]

RECOMMENDATION: GRANT PLANNING PERMISSION

SITE DESCRIPTION The application site is located 20m northwest of No.1 Lylehill Road, Templepatrick. The northern boundary of the site is adjacent to No.1 Bridge Park and is defined by a mature hedgerow approximately 2m in height. The southern boundary adjacent to No.1 Lylehill Road is undefined and forms part of the existing garden area of No.1 Lylehill Road. The eastern most boundary of the application site adjacent to the public road is defined by a low wall with a three bar D-rail wooden fence above with a 1.5m Leylandi hedgerow planted to the rear. The western boundary of the site is defined by a 2m close boarded fence adjacent to the hammer head of the estate road while the common boundary with No. 2 Bridge Park is defined by a mature hedgerow with a small domestic shed on the inside.

The proposed site is to be accessed from the hammer head at Bridge Park with the proposed dwelling located within the garden area in the northern most part of the site between No.1 Lylehill Road and No.1 Bridge Road.

Development in the area generally consists of detached properties consisting of a mix of two storey and single storey dwellings. No.1 Lylehill Road is a two storey dwelling gable which is orientated to the Lylehill Road. The main frontage of the dwelling is orientated to the south facing into No.1a Lylehill Road while the rear of the building faces into the application site with two windows at first floor and two at

12 ground floor. No.1 Bridge Park is a single storey dwelling with its main elevation facing into the application site.

PROPOSAL The application as submitted was originally seeking full planning permission for 2 No. dwellings at this location, but was subsequently amended by the applicant to a single 2 storey detached dwelling.

RELEVANT PLANNING HISTORY No relevant planning history

PLANNING POLICY Decisions must be taken in accordance with the provisions of the Local Development Plan unless material considerations indicate otherwise.

Antrim Area Plan 1984 – 2001: The application site is within the development limits of Templepatrick. The Plan offers no specific guidance on this proposal.

PPS 7: Quality Residential Environments: sets out planning policies for achieving quality in new residential development. This PPS is supplemented by the Creating Places Design Guide.

Addendum to PPS 7: Safeguarding the Character of Established Residential Areas: sets out planning policy and guidance on the protection of local character, environmental quality and residential amenity within established residential areas, villages and smaller settlements. It also sets out policy on the conversion of existing buildings to flats or apartments and contains policy to promote greater use of permeable paving within new residential developments.

13 CONSULTATION Council Environmental Health Section - No objection

NI Water - No objection

Transport NI - No objection

REPRESENTATION Ten (10) neighbouring properties notified and seven (7) letters of objection have been received from 4 properties within the local area. The full representations made regarding this proposal are available for Members to view online at the Planning Portal (www.planningni.gov.uk).

A summary of the key points of objection raised is provided below:  Impact on the privacy/loss of light to No.1 Bridge Park  Overlooking of bedroom, kitchen and living room windows.  Loss of green space.  Loss of light to No.8 Lylehill Road.  Increase in the density of housing in the area.  The development will lead to noise and general disturbance, disruption to electricity/ water supply during construction.  Concern that the bungalow at unit 2 will block light to the conservatory of No.1a Lylehill Road.  Impact on the residential amenity of No. 2 Bridge Park by way of loss of light.  Increase in traffic in Bridge Park and Lylehill Road and concerns regarding road safety and associated impact on entering/exiting No. 2 Bridge Park.  No 2 Bridge Park will be unable to park in front of his dwelling

ASSESSMENT OF PLANNING ISSUES/MATERIAL CONSIDERATIONS The main issues to consider in the determination of this application are:  Principle of Development  Design, Layout and Appearance  Neighbour Amenity  Impact on Character and Appearance of the Area  Other Matters

Principle of Development The Antrim Area Plan 1984-2001 is the statutory local development plan for the proposal. While the application site lies within the development limit for Templepatrick, the Area Plan offers no specific policy or guidance in respect of the proposed dwelling.

The Strategic Planning Policy Statement for Northern Ireland ‘Planning for Sustainable Development’ (SPPS) was published on 28th September 2015. Paragraph 1.5 of the SPPS states that its provisions are material to all decisions on individual planning applications. Paragraph 1.12 states that any conflict between the SPPS and any policy retained under the transitional arrangements set out in paragraph 1.10 must be resolved in favour of the provisions of the SPPS. There is no conflict or change in policy direction between the provisions of the SPPS and those of Planning Policy Statement 7 – Quality Residential Environments (PPS7), the second addendum to PPS 7 entitled ‘Safeguarding the Character of Established Residential Areas’ (The

14 Addendum) and Planning Policy Statement 3, Access, Movement and Parking (PPS 3). Guidance contained in the DoE publication entitled ‘Creating Places – Achieving Quality in Residential Developments’ (Creating Places) are material to consideration of this case.

Policy QD1 of PPS7 states that planning permission will only be granted for new residential development where it is demonstrated that the proposal will create a quality and sustainable residential environment. The policy contains nine criteria to which proposals are expected to conform and is further supplemented by the addendum to PPS7. Given the urban context of this site, it is considered that there is no determining concern with regard to the principle of residential development on this site.

Design, Layout and Appearance Criterion (a) of Policy QD1 of PPS7 requires that development respects the surrounding context and is appropriate to the character and topography of the site in terms of layout, scale, proportions, massing and appearance of buildings, structures, landscaping and hard surfaces. The proposed development of 1 detached dwelling adopts a similar building line and spatial pattern to that of the adjacent properties, sufficient private amenity space has been retained for both the existing property No.1 Lylehill Road and the proposed dwelling in excess of 70 sqm. Access is to be taken from Bridge Park.

As the adjacent property is a two storey dwelling there is no determining concern with the provision of a two storey dwelling with a ridge height of 8.9metres. The ridge height is stepped down to 7.5m adjacent to No.1 Bridge Park. The proposed dwelling is to be finished in a mix of render and brick which corresponds with the materials used in other dwellings in the area as Bridge Park is typically characterised by a mix of red brick and PVC facia while No.1 and No.1a Lylehill Road and the properties opposite the application site are finished with a painted dash/render.

Neighbour Amenity A number of third parties have raised concerns regarding the impact the proposed development could have on the amenity of Nos. 1a & 8 Lylehill Road and Nos. 1 & 2 Bridge Park. It is considered that No.8 Lylehill Road will not be significantly impacted by the proposed development through the loss of light or dominance due to the proposed dwelling being on the opposite side of the road from the application site and in excess of 25m away from the proposed dwelling.

It is not anticipated that there will be a significant impact on No.1a Lylehill Road or on No.2 Bridge Park. Concerns were raised regarding road safety by No. 2 Bridge Park as the resident has parked in front of No.2 Bridge Park for a number of years and feels that the access arrangement is dangerous. Transport NI has no determining road safety concerns regarding the proposed development. Incurtilage parking exists within the proposed site for access and egress to the site and the same arrangement is to be retained for No. 2 Bridge Park and therefore this matter is not considered to be determining in this case.

With regard to the impact on No.1 Bridge Park it is considered that the separation distance of 13 metres between the existing property and the proposed dwelling is sufficient to prevent a significant impact on No.1 Bridge Park by way of loss of light or

15 dominance from a dwelling that is 7.5m in height at the closest point. There are no windows on the northern gable adjacent to No.1 Bridge Park that would overlook this property.

Impact on Character and Appearance of the Area Policies LC1 and LC2 of the addendum to PPS7 states that in established residential areas planning permission will only be granted for redevelopment of existing buildings where all of the criteria set out in Policy QD 1 of PPS7 and all 3 additional criteria are met. While the proposed development would increase the intensity of development within the existing building footprint, it is considered that the proposed density is not significantly higher than what exists in the surrounding environs of the application site with the majority of dwellings filling the width of their plots with little to no circulation space around the buildings. Overall it is considered that one dwelling will not significantly alter the character or appearance of this area.

Other Matters Third parties have raised concerns regarding the increase in traffic along the Bridge Park estate road and Lylehill Road as a result of this development. It is considered that the increase in traffic movements associated with one dwelling are not so significant as to merit the refusal of this application. Transport NI has no objections to this proposal.

Concern has been raised about the loss of green space within the area however this site is a garden pertaining to a private dwelling and is not considered to constitute an open space of public value, nor do third parties have a right to a view over someone’s private space. This issue is not considered to be a determining planning matter in this instance.

Further concerns have been raised by third parties that the development would lead to noise and general disturbance and disruption to electricity and water supply during construction. This is a normal implication associated with any development proposal, likely to be temporary in duration and is not considered to be determining in this application.

CONCLUSION The following is a summary of the main reasons for the recommendation:  The principle of development is considered acceptable in this residential area.  The design, layout and appearance of the proposed development is considered acceptable.  It is considered that there is no significant impact on the residential amenity of the adjacent neighbouring properties.  It is considered that the proposed development will not have a significant impact on the character and appearance of the area.  There are no determining road safety concerns.

RECOMMENDATION : GRANT PLANNING PERMISSION

16 PROPOSED CONDITIONS 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: As required by Section 61 of the Planning Act (Northern Ireland) 2011.

2. All soft and hard landscaping incorporated in the stamped approved landscape plan, Drawing No. 02/3 bearing Council’s date stamp 20/06/2016, shall be completed in accordance with these plans and the appropriate British Standard or other recognised Codes of Practice in the first available planting season following commencement of the development or before occupation of the first residential unit in the development, whichever is the later.

Reason: To ensure the provision of a high standard of landscape and adequate amenity space, consistent with Planning Policy Statement 7 'Quality Residential Environments'

3. The existing hedgerow indicated in green and vegetation as indicated on the Drawing No. 02/3 bearing Council’s date stamp 20/06/2016 shall be retained at a minimum height of 2 metres and trees within the hedgerow, or as agreed in writing with the Council and shall be allowed to grow on.

Reason: To ensure the maintenance of screening to the site and in the interest of residential amenity.

4. No retained tree shall be cut down, uprooted or destroyed or have its roots damaged within the crown spread of the tree other than in accordance with the approved plans and particulars, without the written consent of the Council.

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

5. If any retained tree is removed, uprooted or destroyed or dies within 5 years from the date of completion of the development it shall be replaced within the next planting season by another tree or trees in the same location of a species and size as specified by the Council.

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

6. 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.

17 18 ITEM 3.3

APPLICATION NO: LA03/2016/0462/O DEA: DUNSILLY

COMMITTEE INTEREST: REFUSAL RECOMMENDED

PROPOSAL: Single dwelling

SITE/LOCATION: To the rear of 32 Greenan Road, Randalstown

APPLICANT: James Letters

AGENT: OJQ Architecture

LAST SITE VISIT: 17th June 2016

CASE OFFICER: Michael O’Reilly Tel: 028 903 40424 Email: [email protected]

RECOMMENDATION: REFUSE OUTLINE PLANNING PERMISSION

SITE DESCRIPTION The application site comprises part of the existing rear garden area of No. 32 Carlane Road and a small part of the agricultural field to the rear. The site sits in a context of a cluster of development around the junction of the Greenan Road and Staffordstown Road. There are two dwellings to the immediate north of the application site (No.30 Greenan Road and No.164 Staffordstown Road) and a further three dwellings to the south/south west fronting Greenan Road (Nos. 32, 32a and 32b). There are two additional dwellings to the north side of the crossroads, one either side of Greenan Road.

The northern boundary of the site is contiguous with both No 30 Greenan Road and 164 Staffordstown Road. The eastern, southern and western boundaries are physically undefined. Part of the existing boundary defining the curtilage of No 32 Greenan Road, its rear boundary, would have to be removed to allow for the proposed dwelling.

PROPOSAL The application seeks outline planning permission for a dwelling.

19 RELEVANT PLANNING HISTORY No relevant planning history

PLANNING POLICY Decisions must be taken in accordance with the provisions of the Local Development Plan unless material considerations indicate otherwise.

Antrim Area Plan 1984 – 2001/Belfast Metropolitan Area Plan: The Plan offers no specific guidance on this proposal.

CONSULTATION Council Environmental Health Section No objection

NI Water No objection

Transport NI Transport NI indicates that an amended block plan to show visibility splays of 2.4 x 60 metres is required which may also entail serving notice on No.30 Greenan Road.

REPRESENTATION Three (3) neighbouring properties were notified and no letters of representation have been received.

20 ASSESSMENT OF PLANNING ISSUES/MATERIAL CONSIDERATIONS The main issues to consider in the determination of this application are:  Principle of Development  Impact on Character and Appearance of the Area  Other Matters

Principle of Development The provisions of the SPPS apply to the whole of Northern Ireland and are material to all decisions on individual planning applications. Until such times as a Plan Strategy for the whole Council area has been adopted a transitional period will operate in which existing planning policy will apply together with the SPPS. PPS21 ‘Sustainable Development in the Countryside’ is a retained document and is a material consideration in the assessment of this application.

CTY1 of PPS21 sets out that there are a range of types of development which in principle are considered to be acceptable in the countryside and that will contribute to the aims of sustainable development. It goes on to state 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.

With regards to housing development Policy CTY1 identifies that planning permission will be granted for an individual dwelling house in the countryside where it is a dwelling sited within an existing cluster of buildings in accordance with Policy CTY2a.

CTY2a identifies that planning permission will be granted for a dwelling at an existing cluster of development provided all of six (6) criterion are met. It is considered that the proposal meets with the first four (4) criterion of the policy as;

 The cluster of development lies outside of a farm and consists of four or more buildings of which at least three are dwellings – namely No. 164 Staffordstown Road, Nos. 30, 32, 32a and 32b Greenan Road.  The cluster appears as a visual entity in the local landscape  The cluster is associated with a focal point – crossroads of Greenan and Staffordstown Roads  The application site provides a suitable degree of enclosure and is bounded on at least two sides with other development in the cluster.

However it is considered that the proposal fails to meet with the remaining two policy criteria which require the proposed development to be absorbed into the existing cluster and that there should be no detrimental impact on the amenity of any existing residents.

It is considered that the positioning of the proposed dwelling will have a detrimental impact on the amenity of nearby residents as the application site is too restricted and not able to accommodate a dwelling of modest size which will allow for a satisfactory separation distance and relationship with the existing dwellings. It is considered that the proposed building will be located in close proximity to No.32 Grennan Road and that an adverse impact to the residential amenity of that dwelling by reason of potential privacy intrusion and general disturbance will result.

21 The sub-division of the curtilage of No.32 will significantly erode the rear private amenity space associated with the existing dwelling. Although Nos. 32, 32a and 32b are set back somewhat from the road and separated from it by front garden areas, with the private rear gardens being located to the rear, the effect of the proposal would be to unacceptably reduce the provision of private amenity space to No.32 Greenan Road.

The proposed vehicular access is contiguous with the southern boundary of No.30 Greenan Road. It is in very close proximity to the southern gable of No.30 and its existing rear amenity space. It is anticipated that the proposed pedestrian and vehicular movements associated with the proposed development will have an unacceptable impact on the residential amenity of No.30 Greenan Road by reason of noise and general disturbance.

The last criterion of the Policy requires the proposal to be absorbed into the existing cluster through rounding off and consolidation. The existing settlement pattern of the area comprises roadside dwellings positioned on sizeable plots fronting onto the public road without any accompanying development to the rear. The established settlement pattern does not provide for a rounding off opportunity at this location nor does it offer a consolidation opportunity.

The proposal seeks to introduce additional development onto a smaller plot of land which is relegated to the rear of the established building line and which encroaches onto previously undeveloped land which protrudes into the open countryside. The effect of the proposal would be to significantly alter the existing character and pattern of development at this location by diverging significantly from the uniform plot size, shape and layout arrangement evident at this location.

The applicant has not sought to argue that the proposed development falls into any other categories of acceptable development identified in Policy CTY1. No evidence has been advanced that the proposed development could not be located in a settlement, or that the site is otherwise allocated for development in a development plan. As a consequence it is concluded that the proposal is unacceptable in principle in the countryside contrary to Policy CTY1 of PPS21.

Impact on Character and Appearance of Area Policy CTY14 of PPS21 identifies 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 goes on to state that a new building will be unacceptable where, among other matters, it does not respect the traditional pattern of settlement exhibited in that area.

As discussed above the proposed development will not conform with the established pattern of development evident in this area. The proposal is not considered to represent a consolidation or rounding off opportunity, rather it seeks to introduce new development into the countryside on a cramped and restricted site which does not respect the prevailing context in terms of its location, size or arrangement. For these reasons the proposal is also contrary to Policy CTY14.

22 Other Matters Transport NI has indicated that an amended site location plan is required for the visibility splays to the north of the site. Given that the application is not considered in principle to represent an acceptable form of residential development in the countryside it would be inappropriate to request nugatory work from the applicant. An additional reason of refusal relevant to Policy AMP2 of PPS3 is therefore recommended as adequate visibility splays of 60 metres have not been demonstrated at the point of access and the proposal is considered detrimental to road safety in its present form.

CONCLUSION The following is a summary of the main reasons for the recommendation:  The proposal is contrary to CTY2A of PPS21 as it will result in a detrimental impact to the residential amenity of existing residents and the proposal is not considered to be a rounding off or consolidation opportunity  No other case has been advanced as to why a dwelling at this location is acceptable with regards to Policy CTY1 of PPS21  The proposal does not respect the traditional pattern of settlement exhibited in the area.  The proposal has not demonstrated the required visibility splays and is detrimental to road safety in its current form.

RECOMMENDATION : REFUSE OUTLINE PLANNING PERMISSION

REASONS OF REFUSAL

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

2. The proposal is contrary to the provisions contained in the Strategic Planning Policy Statement and Policy CTY2a of PPS21 ‘Sustainable Development in the Countryside’ as, if permitted, will: (i) result in an adverse impact to the residential amenity of existing residents at Greenan Road by reason of privacy intrusion and general disturbance; (ii) significantly alter the existing character of the cluster as it cannot be absorbed into the cluster through rounding off or consolidation.

3. The proposal is contrary to the provisions contained in the Strategic Planning Policy Statement and Policy CTY14 of PPS21 ‘Sustainable Development in the Countryside’ as, if permitted, will cause a detrimental change to the traditional pattern of settlement exhibited in the area.

4. The proposal is contrary to the provisions of Policy AMP2 of Planning Policy Statement 3 ‘Access, Movement and Parking, as adequate visibility splays have not been demonstrated and this prejudices road safety.

23 24 ITEM 3.4

APPLICATION NO: U/2014/0300/F DEA: BALLYCLARE

COMMITTEE INTEREST: REFUSAL RECOMMENDED

PROPOSAL: Proposed installation of a wind turbine on a tubular tower of up to 40m (to hub height) with blades up to 52.3m (to tip height)

SITE/LOCATION: Lands 248m South of 80 Glen Road, Ballyclare, Newtownabbey

APPLICANT: Mr Jonathon Kennedy

AGENT: C D Consulting

LAST SITE VISIT: 17TH June 2016

CASE OFFICER: Michael O’Reilly Tel: 028 903 40424 Email: [email protected]

RECOMMENDATION: REFUSE PLANNING PERMISSION

SITE DESCRIPTION The application site is within the rural area lying outside of any established settlement in the Belfast Metropolitan Area Plan 2015 on land 248m south of 80 Glen Road, Ballyclare, which is approximately 2.5 Kilometres south east of Ballyclare.

The specific location identified for the proposed turbine is atop an existing established field boundary hedgerow, which is approximately two metres in height, although this is not identified on the site map.

PROPOSAL The application seeks full planning permission for the proposed installation of a wind turbine on a tubular tower of up to 40m (to hub height) with blades up to 52.3m (to tip height).

Information submitted with the application identifies the turbine as a ‘Bonus 150 Kw’ model with a 40 metre monopole (to hub height) and a 24 meter rotor diameter/blade span. The tower colour is to be galvanised white with the hub cover and blades coloured white.

25 RELEVANT PLANNING HISTORY No relevant planning history

PLANNING POLICY Decisions must be taken in accordance with the provisions of the Local Development Plan unless material considerations indicate otherwise.

Belfast Metropolitan Area Plan: The Plan offers no specific guidance on this proposal.

PPS 2: Natural Heritage: sets out planning policies for the conservation, protection and enhancement of our natural heritage.

PPS 18: Renewable Energy: sets out planning policy for development that generates energy from renewable resources. This PPS is supplemented by PPS18 Best Practice Guidance and the document Wind Energy Development in Northern Ireland’s Landscapes. Supplementary planning guidance on Anaerobic Digestion is also available in draft form.

CONSULTATION Council Environmental Health Section - No objection subject to conditions

NI Water - Request consultation be redirected to windfarm management

26 Transport NI - No objection

George Belfast City Airport - No objection

Belfast International Airport - No objection subject to conditions

Ofcom - No objection

Arqiva (television transmission network) - No objection

Joint Radio Company - No objection

Westica (PSNI Information and Communication Services) - No objection

Ministry of Defence; Defence Infrastructure Organisation - No objection

National Air Traffic Services: Safeguarding - No objection

Civil Aviation Authority - No objection

Shared Environmental Services - No objection

Northern Ireland Environment Agency – Natural Heritage - NIEA has identified that the application site and surrounding environs contain habitat features suitable for bats which are a European Protected Species under the Conservation (Natural Habitat) Regulations (NI) 1995. Further information (bat survey) is required to fully assess the likely impacts on natural heritage interests. In the absence of this information the proposal is contrary to PPS2: Natural Heritage.

REPRESENTATION No neighbours were notified of the application as no occupied properties abut the site. No letters of representation have been received.

ASSESSMENT OF PLANNING ISSUES/MATERIAL CONSIDERATIONS The main issues to consider in the determination of this application are:  Principle of Development  Impact to European Protected Species

Principle of Development The policy context for the assessment of renewable energy projects in the countryside is now found in the Strategic Planning Policy Statement (SPPS) in conjunction with the retained policy provisions of PPS 18 ‘Renewable Energy’.

The SSPS advises that the aim is to facilitate the siting of renewable energy generating facilities in appropriate locations within the built and natural environment in order to achieve Northern Ireland’s renewable energy targets and to realise the benefits of renewable energy without compromising other environmental assets of acknowledged importance.

The SPPS also advises that the wider environmental, economic and social benefits of renewable energy projects are material considerations that will be given appropriate

27 weight in determining whether planning permission should be granted. A Statement of Case accompanying the application has indicated that the proposed turbine will bring climatic benefits and a reduction in dependence on fossil fuel imports. While no specific information is provided relating to this turbine, the general social and economic benefits which accrue from renewable energy are nevertheless matters that weigh in favour of the proposal.

Policy CTY1 of PPS21 Sustainable Development in the Countryside advises that there is a range of types of development which are considered acceptable in principle in the countryside and that will contribute to the aims of sustainable development. One of these is “renewable energy projects” in accordance with PPS18 “Renewable Energy”. It follows that if the development proposed meets the requirements of PPS18 it will comply with Policy CTY1 of PPS21.

PPS18 is supported by a Best Practice Guide (BPG): Renewable Energy and a Supplementary Planning Guidance (SPG) document Wind Energy Development in Northern Ireland Landscapes.

Policy RE 1 of PPS 18 sets out detailed criteria which proposals that generate energy from renewable sources should be assessed against. It states that such development will be permitted where the proposal will not have an unacceptable adverse impact on the following matters: (a) Public safety, human health or residential amenity; (b) Visual amenity and landscape character; (c) Biodiversity, nature conservation or built heritage interests; (d) Local natural resources; (e) Public access to the countryside

In this case whilst it is considered the proposal is acceptable in visual amenity terms and will not result in any detrimental amenity or landscape impacts, a key concern has arisen regarding the likely impact of the proposal on an important nature conservation interest, namely bat species.

Policy NH2 of PPS 2 ‘Natural Heritage’ states that planning permission will only be granted for a development proposal that is not likely to harm a European Protected Species. For reasons set out below it is considered the proposal will likely result in an unacceptable adverse impact to bats which are a nature conservation interest and a European Protected Species.

Impact to European Protected Species Bats are a European protected species and are subject to a strict level of protection via the Conservation (Natural Habitats) Regulations (Northern Ireland) 1995. It is considered that the proposed turbine may pose a significant risk to bats using the features abutting the site for foraging, commuting and/or roosting. This matter has been brought to the attention of the agent who maintains that here is no hedgerow at the application site and that the proposed wind turbine is more than 50 metres away from any hedgerows.

Officers have disputed this contention and advised that a Bat Survey is required to demonstrate that there will be no unacceptable adverse impact to the protected species. At the time of writing no Bat Survey has been received. Paragraph 3.9 of

28 the SPPS states that in determining planning applications Planning Authorities will be guided by the precautionary approach that, where there are significant risks of damage to the environment, its protection will generally be paramount, unless there are imperative reasons of overriding public interest.

Paragraph 1.6 of PPS 2 expands on this in stating that under Article 191 of the Lisbon Treaty (Treaty on the functioning of the European Union 13 December 2007) environmental protection continues to be based on the precautionary principle which exists in order to protect the environment, where there are threats of serious or irreversible damage. It goes on to state that planning authorities should apply the precautionary principle when considering the impacts of a proposed development on natural heritage resources.

In the absence of any information identifying the presence or not of bats and the effect of the proposal thereon it is considered that the applicant has failed to demonstrate that an unacceptable adverse impact to bats will result. On this basis it is considered that the precautionary principle needs to be applied. And as a consequence it is concluded the proposal fails to satisfy the provisions of the SPPS, Policy CTY1 of PPS21, Criterion ‘c’ of Policy RE1 of PPS18 and Policy NH2 of PPS2.

CONCLUSION The following is a summary of the main reason for the recommendation:  Despite requests no information has been submitted to demonstrate the proposal will not have an unacceptable adverse impact on bats which are a European Protected Species.

RECOMMENDATION : REFUSE PLANNING PERMISSION

REASON OF REFUSAL 1. The proposal is contrary to the provisions of the Strategic Planning Policy Statement, Policy CTY1 of PPS 21 ‘Sustainable Development in the Countryside’, Criterion (c) of Policy RE1 of PPS 18 ‘Renewable Energy’ and Policy NH2 of PPS 2 ‘Natural Heritage’ as it has not been demonstrated that the proposal will not result in an unacceptable impact to bats, a European Protected Species.

29 30 ITEM 3.5

APPLICATION NO: LA03/2016/0432/F DEA: DUNSILLY

COMMITTEE INTEREST: REFUSAL RECOMMENDED

PROPOSAL: Retention of farm/agricultural buildings

SITE/LOCATION: 170m SW of 44 Drumsough Road, Randalstown, BT41 2NW

APPLICANT: C Craig Esq.

AGENT: Russell Finlay

LAST SITE VISIT: 23/06/2016

CASE OFFICER: Steven McQuillan Tel: 028 903 40421 Email [email protected]

RECOMMENDATION: REFUSE PLANNING PERMISSION

SITE DESCRIPTION The application site is within the rural area and is located approximately 170m southwest of 44 Drumsough Road, Randalstown. The site is set back some 220m from the public road and is sited adjacent to a recently constructed dwelling which was granted approval under planning approval reference: T/2010/0258/F. Within the application site there are three existing sheds which are proposed to be retained under the current application. The sheds are located outside the lawful curtilage of this approved dwelling, although they share an access point with this dwelling and laneway. The application site has only one established boundary to the south.

PROPOSAL The application seeks full planning permission for the retention of 3 No. farm/agricultural buildings that have been erected without planning permission.

RELEVANT PLANNING HISTORY No relevant planning history for the application site, however the application has been submitted on the foot of enforcement proceedings (Reference: LA03/2016/0052/CA).

T/2010/0258/F (Adjacent site) - Site for dwelling, Garage and Stables. Approved 29th November 2010.

31 PLANNING POLICY Decisions must be taken in accordance with the provisions of the Local Development Plan unless material considerations indicate otherwise.

Antrim Area Plan 1984 – 2001/Belfast Metropolitan Area Plan: The Plan offers no specific guidance on this proposal.

CONSULTATION Council Environmental Health Section No objection

Transport NI Transport NI has requested drainage proposals to prevent surface water from running out onto the public road to be detailed on the block plan, and they have also advised that any soakaway proposed should have an outlet which should be sited within the curtilage of the site and at least 10m from the public road.

This is not considered necessary as the development itself is located some 220m from the public road and at a lower level than the road and drainage proposals for the access are to be provided under T/2010/0258/F.

REPRESENTATION Two (2) neighbouring properties were notified and no letters of representation have been received.

32 ASSESSMENT OF PLANNING ISSUES/MATERIAL CONSIDERATIONS The main issues to consider in the determination of this application are:  Principle of Development  Neighbour Amenity  Impact on Character and Appearance of the Area

Principle of Development The application seeks the retention of three sheds that provide a total 343sqm of floorspace, separated between the three individual sheds.

Policy CTY 12 of PPS 21 sets out the policy context for agricultural buildings within the countryside, where permission will be granted for development on an active and established holding subject to a number of criteria to be satisfied. An active and established farm is considered to be in existence if it is currently active and has been operational for more than 6 years, as highlighted by CTY 10 of PPS 21, which further states the applicant will be required to provide the farm's DARD Business ID and other evidence to support active farming over the required period (para. 5.38). In this case, no farm details have been submitted with the planning application despite being requested by telephone and letter. It would not appear that there is an active and established farm at the site.

It is stated within the applicant's design concept that the buildings are required to serve a small holding that currently has no farm buildings. The policy stipulates a need for such development and the fact that there are no buildings on the farm holding at present does not justify the retention of three agricultural buildings. The application proposes a shed for machinery, a shed for stock and a shed for feed storage. No evidence has been submitted to why a "small holding" needs three sheds, or where any existing machinery, animals or feed are currently kept.

The sheds are visually linked to the recently constructed dwelling approved under T/2010/0258/F, which is annotated on the block plan as being the farmhouse.

Neighbour Amenity The closest residential dwelling outside the ownership of the applicant is No.40 Drumsough Road, which is located approximately 120m east of the application site. Given the distance involved and its proposed use, it is not considered there will be any detrimental impact to this neighbour or any other neighbour.

Impact on Character and Appearance of the Area The sheds are not viewed from the Drumsough Road due to the gradient of the land and views are limited to within the site or adjacent land. The site is located adjacent to the Connell Hill Riding Centre, which has a range of larger buildings with a similar finish to the sheds. Given this context and the limited views of the site it is not considered the sheds have a detrimental impact on the character or appearance of the area. In addition, the application proposes to define the eastern boundary with a new hawthorne hedge on top of the existing 1.2m high soil bank which will further aid integration of the development within its surroundings.

CONCLUSION The following is a summary of the main reasons for the recommendation:

33  The applicant has failed to meet the requirements of policy in that the farm is not currently active and established and sufficient need has not been demonstrated for the buildings.  There will be no impact on neighbouring residential amenity  There will be no significant detrimental impact on the character and appearance of the area.

RECOMMENDATION : REFUSE PLANNING PERMISSION

REASON OF REFUSAL

1. The proposal is contrary to the provisions of the Strategic Planning Policy Statement and Policies CTY1 and CTY12 of Planning Policy Statement 21, Sustainable Development in the Countryside, in that it has not been demonstrated that the farm business is currently active and has been established for a period of at least 6 years and sufficient need has not been demonstrated.

34 35 ITEM 3.6

APPLICATION NO: LA03/2016/0316/O DEA: AIRPORT

COMMITTEE INTEREST: REFUSAL RECOMMENDED

PROPOSAL: New dwelling on a farm.

SITE/LOCATION: Approx 360m south east of 30 Gibsonstown Road, Templepatrick, Ballyclare.

APPLICANT: Mr William Rea

AGENT: Big Design Architecture

LAST SITE VISIT: 08/06/2016

CASE OFFICER: Kieran O'Connell Tel: 028 9034 0423 Email [email protected]

RECOMMENDATION: REFUSE OUTLINE PLANNING PERMISSION

SITE DESCRIPTION The application site is approximately 360m southeast of 30 Gibsonstown Road, Templepatrick, Ballyclare and comprises the corner of a larger agricultural field located some 65m back from the Gibsonstown Road. The northwestern and southwestern boundaries of the site are defined by mature trees which are in excess of 8 metres in height, while the remaining boundaries are undefined.

The site falls away from the roadside in a southwesterly direction towards a watercourse, the Clady river, which forms the southwestern boundary of the site and then runs adjacent to part of the northwestern boundary.

PROPOSAL The application seeks outline planning permission for a new dwelling on a farm.

RELEVANT PLANNING HISTORY No relevant planning history

36 PLANNING POLICY Decisions must be taken in accordance with the provisions of the Local Development Plan unless material considerations indicate otherwise.

Antrim Area Plan 1984 – 2001: The application site is located within the rural area. The Plan offers no specific guidance on this proposal.

PPS 15: Planning and Flood Risk (Revised September 2014): sets out planning policies to minimise flood risk to people, property and the environment.

CONSULTATION Council Environmental Health Section - No objection

NI Water - No objection

Transport NI - No objection

Rivers Agency - No objection

DAERA - Countryside Management Compliance Branch - No Objection

REPRESENTATION No neighbours were notified of the application as no occupied properties abut the site. No letters of representation have been received.

37 ASSESSMENT OF PLANNING ISSUES/MATERIAL CONSIDERATIONS The main issues to consider in the determination of this application are:  Principle of Development  Location of Application Site  Neighbour Amenity  Impact on Character and Appearance of the Area  Flood Risk  Other Matters

Principle of Development The site is located in the countryside as defined in the Antrim Area Plan 1984-2001. There is no specific policy in the plan that is material to this application. The Strategic Planning Policy Statement for Northern Ireland (SPPS) introduced in September 2015 is a material consideration in determining the application. The SPPS states that a transitional period will operate until such times as a Plan Strategy for the whole of the council area has been adopted. During the transitional period planning authorities will apply existing policy contained within identified policy documents together with the SPPS. Planning Policy Statement 21: Sustainable Development in the Countryside (PPS21) is a retained policy document under SPPS and provides the appropriate policy context. Paragraph 1.12 of the SPPS states that any conflict between the SPPS and any retained policy must be resolved in the favour of the provisions of the SPPS.

Policy CTY1 of PPS21 sets out the range of types of development which in principle are considered to be acceptable in the countryside, one of these being a dwelling on a farm in accordance with the provisions of Policy CTY 10. DAERA - Countryside Management Compliance Branch has confirmed that the applicant has an active farm business and the business claimed Single Farm Payment (SFP), Less Favoured Area Compensatory Allowances (LFACA) or Agri Environment schemes in the last 6 years. 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.

Consequently the principle of a dwelling on this farm is considered acceptable.

Location of Application Site Policy CTY 10 requires that 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(s).

In this case the applicant has selected a site approximately 1.5km away from the main farm holding located at 234 Sevenmile Straight. The applicant has asked that exceptional consideration be given to the alternative site on the farm as health and safety reasons associated with an open slurry tank on the farm prevents a site being available that could be visually linked or sited to cluster with the established group of farm buildings and there are no other sites available at another group of buildings on the farm or out farm.

38 The applicant asserts that an open slurry tank located adjacent to the established group of farm buildings has a 75m exclusion zone. He then asserts that a further area of up to 300m from the slurry tank has been discounted on the basis that this area will be affected by smells based on the prevailing winds.

However, it is considered that these reasons are insufficient to justify a site located away from the main farm holding. It is not unreasonable to have a dwelling on a farm or in the rural area where some countryside smells are unavoidable at certain times of the year. In this case there appears to be a general desire to have a dwelling removed from the farm holding as opposed to any verifiable evidence to suggest that there is no possibility of building adjacent to the existing group of farm buildings. Para 5.43 of Policy CTY 10 states that where an alternative site is proposed the applicant will be required to submit: “appropriate and demonstrable evidence from a competent and independent authority such as the Health and Safety Executive or Environmental Health Section of the local Council to justify the siting”. No such evidence has been presented for consideration.

Neighbour Amenity It is considered that there will be no adverse impact on the neighbour amenity of any adjacent residential property as a result of this proposal.

Impact on Character and Appearance of the Area Policy CTY14 of PPS21 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. In this case there is very little development along this part of the Gibsonstown Road; as such it is considered that a single dwelling at this location will not have an adverse impact on the character of this area.

Integration Policy CTY13 of PPS21 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. The design is a matter of detail that would be considered at Reserved Matters stage. As a standalone site it is considered that a two storey dwelling located 65m back from the roadside on a significantly lower level will not be unduly prominent or dominant and can be absorbed into the landscape. The retention of the mature trees and hedgerows along the northeastern and southeastern boundary will ensure that the site has enclosure and is sufficiently integrated.

Flood Risk Rivers Agency has advised that there is no significant flood risk associated with this development.

CONCLUSION The following is a summary of the main reasons for the recommendation:  The principle of development is considered acceptable  The proposed dwelling is not visually linked or sited to cluster with buildings on the farm and insufficient reasons have been presented to justify the off-site location.  There is no detrimental impact on neighbour amenity  There is no detrimental impact on the character of the area  There is no significant flood risk associated with the application site

39 RECOMMENDATION : REFUSE OUTLINE PLANNING PERMISSION

REASON OF REFUSAL

1. The proposal is contrary to the provisions of the Strategic Planning Policy Statement and Policies CTY1 & CTY 10 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 proposed new building is visually linked or sited to cluster with an established group of buildings on the farm and access to the dwelling is not obtained from an existing lane. Insufficient reasons have been presented to justify an alternative site not visually linked or sited to cluster with an established group of buildings on the farm.

40 41 ITEM 3.7

APPLICATION NO: LA03/2016/0357/F DEA: BALLYCLARE

COMMITTEE INTEREST: PREVIOUS COMMITTEE DECISISON

PROPOSAL: Proposed 13 No. two storey dwellings (amendments to previously approved house types under planning ref: U/2014/0234/F)

SITE/LOCATION: Plots 68-71, 98-101, 106-107 & 110-112 Readers Park. Land to the rear of No’s, 1, 3, 5, 7, 9, 11 and 15 Readers Way and adjacent to 16 and 18 Readers Drive, Ballyclare

APPLICANT: Neptune Group

AGENT: Site Express

LAST SITE VISIT: 22/04/2016

CASE OFFICER: Kieran O'Connell Tel: 028 903 40423 Email: [email protected]

RECOMMENDATION: GRANT PLANNING PERMISSION

SITE DESCRIPTION The application site is located to the northwest of Ballyclare and forms part of the Readers Park development located on the Rashee Road which is a short walk from the town centre. Hollinger Park (Ballyclare High School) rugby grounds is situated to the northeast of the application site immediately adjacent to the Rashee Road. The development in the vicinity of the Rashee Road is characterised by a mixture of development types ranging from a two storey linear terrace of dwellings, to two storey semi-detached and detached dwellings. To the north of the site there is a cluster of detached properties located along Claughlin Lane, whilst development to the south of the application site is characterised by the Rathmena Gardens development consisting of substantial detached and semi-detached bungalows with attached garages.

The application site comprises a number of undeveloped sites at Readers Drive and Readers Way. These sites are secured by means of temporary construction fencing pending the commencement of development.

42 PROPOSAL The application is seeking full planning permission for 13 No. two storey dwellings in lieu of dwellings previously approved at this location (under planning ref: U/2014/0234/F) and in effect is seeking alternative house types.

RELEVANT PLANNING HISTORY U/2014/0234/F - Housing development of 58 dwellings consisting of 34 no. 2 storey detached dwellings and 24 no. 2 storey semi-detached dwellings and associated site works on land previously approved under planning approval reference no. U/2011/0151/F. Full planning permission granted by Planning Committee and issued on 21.07.15.

U/2011/0151/F - Amendments to previously approved housing development (ref U/2009/0406/F) to include house type changes, alterations to plot boundaries, additional sunrooms and garages, separation of 2 pairs of semi-detached dwellings into four detached dwellings (approved units 3-6), subdivision of four terraced dwellings within the focal crescent into 8 apartments (approved units 70, 71 75 and 76) subdivision of a detached dwelling into a pair of semi-detached dwellings (approved unit 63) and amalgamation to two pairs of semi-detached dwellings into two detached dwellings (approved units 16,17, 20 and 21); total number of units proposed is 162. Full planning permission issued on 18.10.12.

U/2009/0406/F for a residential development comprising 35 detached, 110 semi- detached and 14 terraced dwellings (159 units in total), open space, landscaping and ancillary works on this site on 21.05.2010. This permission included a condition that No more than 125 of the dwellings permitted be occupied until the Ballyclare Relief Road extending from Templepatrick Road across Doagh Road and connecting to Rashee Road as detailed in the approved Transport Assessment (February 2010) has been constructed and is fully operational. The reasoning for this condition was to ensure that the necessary road infrastructure was provided to maintain proper, safe and convenient movement of traffic on the public road network. Full planning permission issued on 21.05.10.

PLANNING POLICY Decisions must be taken in accordance with the provisions of the Local Development Plan unless material considerations indicate otherwise.

43 Belfast Metropolitan Area Plan: BMAP identifies the site as being within the development limits of Ballyclare and within a committed housing zoning BE03/05. There are no key site requirements for the site as development is ongoing.

PPS 7: Quality Residential Environments: sets out planning policies for achieving quality in new residential development. This PPS is supplemented by the Creating Places Design Guide.

CONSULTATION No consultations were carried out on this application.

REPRESENTATION Ten (10) neighbouring properties notified and no letters of representation have been received.

Principle of Development The site is located in Ballyclare and forms part of Zoning BE03/05 for committed housing sites within the Belfast Metropolitan Area Plan, where development has been approved or is ongoing. In this instance, development of the Readers Park site was approved under Planning References: U/2009/0406/F, U/2011/0151/F and U/2014/0234/F and is presently being built out. Given the extant planning approval and the zoning of the site as committed housing land, the principle of housing development has been established.

Design, Layout and Appearance. The layout of the proposed development matches the layout which was previously approved under U/2014/0234/F. The principle change to the previously approved dwellings is to include sunrooms to the rear of the approved dwellings similar to other

44 properties within the development. While these sunrooms were not included within the U/2014/0234/F approval they were included in a number of the proposed dwellings within the U/2011/0151/F approval. Overall it is considered that the proposed sunrooms in design terms are considered to be acceptable. Other design changes proposed include the provision of plinths, window and door changes. These again are in keeping with the character of the existing dwellings within the Readers Park development and are considered to be acceptable.

Neighbour Amenity The provision of the sunrooms and the minor design changes to the windows, doors and external appearance of the thirteen dwellings proposed will not have an adverse impact on the residential amenity of the adjacent properties by way of overlooking, loss of light or dominance and are considered to be acceptable.

CONCLUSION The following is a summary of the main reasons for the recommendation:  The principle of residential development on this site is established within the Readers Park development.  The proposed design changes are considered to be acceptable.  There are no concerns regarding the impact on neighbour amenity.

RECOMMENDATION : GRANT PLANNING PERMISSION

PROPOSED CONDITIONS 1. The development hereby permitted shall be begun before the expiration of 5 years from the date of this permission.

Reason: To comply with the requirements of Section 61 of the Planning Act (Northern Ireland) 2011.

2. No more than 125 dwellings within the lands shown in both red and blue on stamped approved drawing 01/1 dated 03-JUN-2016 shall be occupied until the Ballyclare Relief Road extending from Templepatrick Road across Doagh Road and connecting to the Rashee Road has been constructed and is fully operational.

Reason: To ensure the necessary road infrastructure has been provided to maintain proper, safe and convenient movement of traffic on the public road network.

3. The development hereby permitted shall not be occupied until 'Secondary Link Road' indicated on the proposed road layout Drawing No. 07 (IBH0194/P1/5060 revision F) bearing Roads Service date stamp 19 May 2010 (Planning Service date stamp 20 May 2010), has been fully implemented in accordance with the approved plans. All works, including road drainage shall comply with the requirements of the Design Manual for Roads and Bridges and all other relevant standards and technical guidance, including approval of the necessary Departures / Relaxations from Standard.

45 Reason: To ensure that the road works considered necessary to provide a proper, safe and convenient means of access are implemented prior to the occupation of the development.

4. Notwithstanding the provisions of the Planning (General Development) (Northern Ireland) Order 1993, no buildings, walls or fences shall be erected, nor hedges nor formal rows of trees grown, in service strips determined for adoption.

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

5. No dwellings hereby permitted shall be occupied until a landscape management and maintenance plan for the Readers Park development has been submitted to and approved by the Council. The plan shall set out the period of the plan, long term objectives, management responsibilities, performance measures and maintenance schedules for all areas of approved landscaping and open space. The landscape management plan shall be carried out as approved.

Reason: To ensure successful establishment and maintenance in perpetuity of the open space and amenity areas in the interests of visual and residential amenity.

6. No retained tree identified in the management plan referred to in condition 07 shall be cut down, uprooted or destroyed or have its roots damaged within the crown spread nor shall arboriculture work or tree surgery take place on any retained tree other than in accordance with the approved plans and particulars, without the written consent of the Council. If any retained tree is removed, uprooted or destroyed or dies within 5 years from the date of completion of the development it shall be replaced within the next planting season by another tree or trees in the same location of a species and size as specified by the Council.

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

46 47 ITEM 3.8

APPLICATION NO: LA03/2016/0315/F DEA: GLENGORMLEY URBAN

COMMITTEE INTEREST: PREVIOUS COMMITTEE DECISISON

PROPOSAL: Proposed erection of 6 no detached dwellings (change of house type to that previously approved under U/2014/0331/F sites 2-6 and change of house type to that previously approved under U/2015/0006/F site 47) including car parking and landscaping

SITE/LOCATION: Lands at and including 9 and 11 Ballycraigy Road, Ballyhenry, Newtownabbey

APPLICANT: Glenoak LTD

AGENT: Coogan and Co Architects LTD

LAST SITE VISIT: 22/04/2016

CASE OFFICER: Kieran O'Connell Tel: 028 903 40423 Email [email protected]

RECOMMENDATION: GRANT PLANNING PERMISSION

SITE DESCRIPTION The application site is located within the Glengormley Urban DEA and is within the development limits of Metropolitan Newtownabbey adjacent to the A8 on lands associated and including No.9 and No.11 Ballycraigy Road, Ballyhenry. These lands are known locally as Foxton. The application site forms two parts, the first is adjacent to the Ballycraigy Road adjacent to recently constructed dwellings on its eastern side. The second part of the application site is identified as site no 47 which is part of a larger approval. This site is presently being built out from the Ballycraigy Road end towards Site 47 with a number of properties presently occupied.

PROPOSAL The application is seeking full planning permission for the erection of 6 No. detached dwellings comprising a change of house types from those previously approved at the site under U/2014/0331/F (for sites 2-6) and that approved under U/2015/0006/F (for site 47) and includes arrangements for car parking and landscaping.

48 RELEVANT PLANNING HISTORY U/2015/0006/F granted planning permission for the erection of 75 no. dwellings (comprising 33 detached, 42 Semi-Detached) and 12 Apartments. Total 87 units. Sites 10-17, 44-51 and 56-126 (change of house types from that previously approved under U/2006/0644/F). Permission Granted by Planning Committee 16.11.2016.

U/2014/0331/F granted planning permission for the erection of 31 No. dwellings comprising 13 detached and 18 Semi-detached, sites 1-9, 26-43, and 52-55 (change of house types from that previously approved under U/2006/0644/F). Permission Granted 29.07.2015.

U/2006/0644/F granted Planning permission for a housing development comprising 35 detached, 48 semi-detached, 27 terraced dwellings, 16 apartments (126 units total), open space and ancillary works. Permission Granted 14.02.2014.

PLANNING POLICY Decisions must be taken in accordance with the provisions of the Local Development Plan unless material considerations indicate otherwise.

Belfast Metropolitan Area Plan: identifies the site as falling within Uncommitted Housing Site MNY 04/22. The Plan identifies a number of key site requirements.

PPS 7: Quality Residential Environments: sets out planning policies for achieving quality in new residential development. This PPS is supplemented by the Creating Places Design Guide.

49 villages and smaller settlements. It also sets out policy on the conversion of existing buildings to flats or apartments and contains policy to promote greater use of permeable paving within new residential developments.

PPS 15: Planning and Flood Risk (Revised September 2014): sets out planning policies to minimise flood risk to people, property and the environment.

CONSULTATION Council Environmental Health Section - No objection

NI Water - No objection

Transport NI - No objection

Historic Environment Division (HED): Historic Monuments Section - No objection

REPRESENTATION Twenty four (24) neighbouring properties notified and no letters of representation have been received.

Principle of Development The site is located within the development limits of Metropolitan Newtownabbey on lands zoned for housing. The principle of development has been established by planning approvals U/2006/0644/F, U/2014/0331/F and U/2015/0006/F and is presently being built out.

Design, Layout and Appearance The 5 dwellings proposed to the front of the site adjacent to the Ballycraigy Road follow a linear form replicating the recently constructed dwellings on the eastern side of the site. This layout is essentially identical to the previously approved layouts. The design of the dwellings reflects the previous approvals and those under construction. The main amendments proposed essentially relate to the provision of sunrooms to the rear of these dwellings. There is no determining concern with regard to the sunrooms.

With regard to site 47 again the design of the dwelling proposed is similar to the dwelling previously approved on the site with the exception of a sunroom added to the rear. Again there are no determining concerns in this regard

Neighbour Amenity There is no significant impact on the amenity of the adjacent residential properties both existing and proposed as a result of this proposal.

50 CONCLUSION The following is a summary of the main reasons for the recommendation:  The principle of development is considered acceptable based on the planning history and zoning contained in BMAP;  The design layout and appearance of the dwellings are considered to be acceptable; and  There is no significant impact on the amenity of adjacent properties.

RECOMMENDATION : GRANT PLANNING PERMISSION

PROPOSED CONDITIONS 1. The development hereby permitted shall be begun before the expiration of 5 years from the date of this permission.

Reason: To comply with the requirements of Section 61 of the Planning Act (Northern Ireland) 2011.

2. All soft and hard landscaping incorporated in the stamped approved landscape plan, Drawing No. 02 bearing Council’s Service date stamp 07/04/2016, shall be completed in accordance with these plans and the appropriate British Standard or other recognised Codes of Practice in the first available planting season following commencement of the development or before occupation of the first residential unit in the development, whichever is the later.

Reason: To ensure the provision of a high standard of landscape and adequate amenity space, consistent with Planning Policy Statement 7 'Quality Residential Environments'.

3. No dwellings hereby permitted shall be occupied until a landscape management and maintenance plan for the lands indicated in blue and red on drawing No. 01/1 date stamped 28/04/2016 has been submitted to and approved by the Council. The plan shall detail all existing and proposed landscaping and set out the period of the plan, long term objectives, management responsibilities, performance measures and maintenance schedules for all areas of approved landscaping and open space. The landscape management plan shall be carried out as approved.

Reason: To ensure successful establishment and maintenance in perpetuity of the open space and amenity areas in the interests of visual and residential amenity.

4. No retained tree identified in the management plan referred to in condition 04 shall be cut down, uprooted or destroyed or have its roots damaged within the crown spread nor shall arboriculture work or tree surgery take place on any retained tree other than in accordance with the approved plans and particulars, without the written consent of the Council. If any retained tree is removed, uprooted or destroyed or dies within 5 years from the date of completion of the development it shall be replaced within the next planting season by another tree or trees in the same location of a species and size as specified by the Council.

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

5. Notwithstanding the provisions of the Planning (General Permitted Development) Order (Northern Ireland) 2015, or any Order revoking and re-enacting that Order, no extension or enlargement (including additions to roofs) shall be made to the dwellinghouses hereby permitted on sites 2, 3, 4, 5, and 6 nor shall any garage be erected at these sites, without the express permission in writing of the Council.

Reason: The extension of these dwellings or the erection of garages requires detailed consideration to safeguard the amenities of adjacent properties.

52 53 ITEM 3.9

APPLICATION NO: LA03/2016/0332/A DEA: MACEDON

COMMITTEE INTEREST: REFUSAL RECOMMENDED

PROPOSAL: Fascia signage (Retrospective)

SITE/LOCATION: Units 1 & 2, Valley Retail Park, Newtownabbey

APPLICANT: Go Outdoors Ltd

AGENT: Firstplan Ltd

LAST SITE VISIT: 13th May 2016

CASE OFFICER: Wayne Donaldson Tel: 028 903 40431 Email [email protected]

RECOMMENDATION: REFUSE ADVERTISEMENT CONSENT

SITE DESCRIPTION The application site is located within Metropolitan Newtownabbey on un-zoned land and comprises Units 1 and 2 Valley Retail Park which have recently been converted to a large “Go Outdoors” store having previously been a Harvey Norman store. A number of signs have been erected on the external fabric of the units which include fascia signs and also a number of banner signs.

The retail park contains a number of units with a large parking area to the front of the buildings. Access to the site is from Church Road, and a small wall with a steel fence above forms the boundary with the public road.

PROPOSAL The application seeks retrospective advertisement consent for a number of fascia signs at the above premises. The signs consist of 3 internally illuminated main logo signs over access points to the building, 4 vinyl detail signs with top and bottom illumination, 5 lifestyle graphics signs and 7 clip frame poster signs.

RELEVANT PLANNING HISTORY No relevant planning history.

54 PLANNING POLICY Decisions must be taken in accordance with the provisions of the Local Development Plan unless material considerations indicate otherwise.

Belfast Metropolitan Area Plan: The Plan offers no specific guidance on this proposal.

PPS 17: Control of Outdoor Advertisements: sets out planning policy and guidance for the control of outdoor advertisements.

CONSULTATION Transport NI No objections raised, a number of conditions were suggested.

REPRESENTATION No neighbours were consulted as the proposal is for advertising consent.

ASSESSMENT OF PLANNING ISSUES/MATERIAL CONSIDERATIONS The main issues to consider in the determination of this application are:  Principle of signage  Amenity, Design and Appearance  Public Safety

Principle of Signage The principle of signage at this location is considered to be acceptable, given the use of the host building and the adjacent commercial uses. The critical issues to assess are the impact of the signs on visual amenity and public safety.

Amenity, Design and Appearance Planning Policy Statement 17 sets out policy for the control of advertisements and Policy AD 1 states that consent will be given for the display of an advertisement where it respects the amenity of the area when assessed in the context of the general characteristics of the locality and does not prejudice public safety (public safety is discussed later in the report).

55 The amplification to Policy AD1 advises that a large number of advertisements on a building or along a road can create clutter and be disruptive to the appearance and character of an area. In this case, the twelve signs (3 main logo, 4 vinyl and 5 graphics) are considered excessive when viewed from Church Road and within the grounds of the retail park. It is considered that the number, positioning, size and scale of the signs are excessive and that the cumulative effect of the twelve individual signs in this area has resulted in visual clutter with an unacceptable impact on the visual amenity of this area. Other units within the retail park have existing signage, the size, scale and number of which is considered acceptable and does not result in an excessive clutter.

Public Safety Although there is a proliferation of signage on the building, the signs do not cause a significant hazard to road users or public safety. Transport NI has been consulted and has raised no objections to the signage.

CONCLUSION The following is a summary of the main reasons for the recommendation:  The principle of signage at this location is acceptable and there are no concerns regarding public safety  The size, scale and number of signs has resulted in a detrimental impact upon the visual amenity of the area.

RECOMMENDATION : REFUSE ADVERTISEMENT CONSENT

REASON OF REFUSAL

1. The proposal is contrary to the policy provisions of the Strategic Planning Policy Statement and Policy AD 1 of Planning Policy Statement 17: Control of Outdoor Advertisements, in that the retention of the proposed signage, would result in an unacceptable detrimental impact on visual amenity and a proliferation of signs that are overly dominant in the streetscene leading to unacceptable visual clutter.

56 57 ITEM 3.10 - APPLICATION DEFERRED FROM JULY PLANNING COMMITTEE

APPLICATION NO: LA03/2016/0147/F DEA: DUNSILLY

COMMITTEE INTEREST: ADDENDUM TO COMMITTEE REPORT

PROPOSAL: Proposed dwelling and garage in substitution for previous approval under planning reference T/2008/0316/RM

SITE/LOCATION: Approx. 190m North East of 25 Donegore Hill, Antrim

APPLICANT: Mr M Rainey and Ms T Tonalezi

AGENT: Warwick Stewart Architects

LAST SITE VISIT: 25th March 2016

CASE OFFICER: Glenn Kelly Tel: 028 903 40415 Email: [email protected]

RECOMMENDATION: GRANT PLANNING PERMISSION

The Committee Report presented to Members on 18 July 2016 for application LA03/2016/0147/F had a recommendation to refuse planning permission due to the design of the building being inappropriate for this site in the rural area. The Committee deferred the application for one month to provide the agent with an opportunity to submit a revised scheme. The agent subsequently submitted amended plans.

The revised plans indicate a more traditional design approach incorporating some contemporary elements. The dwelling now proposed has an acceptable ridge height of 6m above ground level, while the substantial amount of wall to ceiling glazing previously proposed to the front elevation has been removed and as a result the revised design provides a much superior wall to window ratio. The massing of the main elevation has also been broken up which again reduces the overall impact of the dwelling at this location. Overall it is considered the building now displays the essential characteristics of a dwelling in the countryside and has taken account of the site’s context.

No further neighbour notification, advertising or consultation was carried out as the amendments are considered to have a lesser impact upon the surrounding character of the area than previously.

58 In conclusion it is considered that the revised scheme is acceptable and an approval is now recommended.

RECOMMENDATION : GRANT PLANNING PERMISSION

PROPOSED CONDITIONS

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

Reason: As required by Section 61 of the Planning Act (Northern Ireland) 2011

2. 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.

Reason: To ensure the development integrates into the surroundings and to ensure the maintenance of screening to the site.

3. The existing hedgerow and vegetation along the southern, eastern and laneway boundaries of the site as indicated on the approved plan 02B, date stamped 4th August 2016 shall be retained at a minimum height of 2 metres and shall be allowed to grow on unless the Council gives its written consent to any variation.

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

4. The proposed planting as shown on approved plan 02B, date stamped 4th August 2016 shall be carried out no later than during the first planting season following the date when the dwelling hereby permitted is ready for occupation or in accordance with a programme agreed in writing with the Council. All planted material shall be maintained for 5 years and 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: In the interest of visual amenity and to ensure the provision, establishment and maintenance of a high standard of landscaping.

59 60 OTHER PLANNING MATTERS

ITEM 3.11

P/PLAN/1 DELEGATED PLANNING DECISIONS AND APPEALS

A list of planning decisions issued by Officers during July 2016 under delegated powers is enclosed for Members attention together with information received this month on planning appeals.

Recommendation: that the report be noted.

61 ITEM 3.12

P/PLAN/1 PROPOSAL OF APPLICATION NOTIFICATION FOR MAJOR DEVELOPMENT

Members will be aware that prospective applicants for all development proposals which fall into the Major development category under the 2011 Planning Act are required to give at least 12 weeks notice to the Council that an application for planning permission is to be submitted. This is referred to as a Proposal of Application Notice (PAN). One PAN has been registered during July and the details are set out below.

PAN Reference: LA03/2016/0590/PAN Proposal: Residential development comprising 60-70 dwellings, site access, landscaping and all other associated site works Location: site zoned for housing between Hydepark Lane and Hydepark Road, Mallusk, Newtownabbey Applicant: Hydepark Road Developments Ltd Date Received: 6 July 2016 12 week expiry: 28 September 2016

Members will recall that under Section 27 of the 2011 Planning Act obligations are placed on the prospective developer to consult the community in advance of submitting a Major development planning application. Where, following the 12 week period set down in statute, an application is submitted this must be accompanied by a Pre-Application Community consultation report outlining what consultation has been undertaken regarding the application and detailing how this has influenced the proposal submitted.

RECOMMENDATION: that the report be noted.

62 ITEM 3.13

CONSULTATION BY LISBURN AND CASTLEREAGH CITY COUNCIL – PLANNING APPLICATION REFERENCE LA05/2016/0700/F

Lisburn and Castlereagh City Council (LCCC) has consulted the Council on a major application received for the development of a site for a new cemetery (copy enclosed). The proposed site whilst located within the LCCC District to the east of Dundrod, lies only a short distance to the south of the District Council boundary with Antrim and Newtownabbey Borough.

Application Reference: LA05/2016/0700/F Proposal: Site for a new cemetery including ancillary reception building, maintenance depot, attenuation pond, bridges, new vehicular access, parking, waste water treatment works, associated infrastructure works and demolition of existing farm buildings Location: Land North of No. 10 Quarterland Road sandwiched between Carnaghliss Road and Quarterland Road Dundrod Applicant: Carston

Further Information on this application is available to view at the Planning Portal www.planningni.gov.uk

Officers would advise that the Council is not the decision maker in respect of this application; rather the Council is one of a number of bodies which has been consulted by LCCC on the application. Any comments made by the Council will be considered by LCCC as part of the processing of the application together with all other consultation replies and other representations received. In addition while the Council has been consulted on the proposed development, there is no obligation on the Council to provide a corporate view.

There are a number of options available to the Council in responding to the consultation by LCCC: 1. Provide a corporate view in support of the development. 2. Provide a corporate view opposing the development. 3. Provide no corporate view on the development. In this case individual Members or parties may express support for or object to the development.

Members are advised that as would be the case with for example cemetery provision in Belfast, residents of the Borough may avail of it but will pay a non- resident rate. It is anticipated that the same arrangement may apply to the proposed cemetery at Dundrod.

RECOMMENDATION: that option 3 be approved.

63 64 ITEM 3.14

U/2014/0339/O PRE-DETERMINATION HEARING FOR MAJOR PLANNING APPLICATION FOR MIXED USE DEVELOPMENT ON LANDS AT CHURCH ROAD, NEWTOWNABBEY.

Planning application U/2014/0339/O is seeking outline planning permission for a mixed use development comprising a supermarket, petrol filling station and light industrial units at Bombardier Aerospace, Church Road, Newtownabbey.

The application was originally submitted in November 2014, but an amended submission was received in November 2015 seeking to reduce the proposed supermarket element of the scheme from 9,300 sq.m gross retail floor space to 5,500 sq.m gross retail floor space. Approximately 3,000 sq.m of business/light industrial floor space is proposed. It should be noted that to date no end user has been identified for the supermarket element of the scheme.

Members will recall that it had previously been agreed by the Planning Committee that there should be a Pre-Determination Hearing for this application with the date and detailed arrangements delegated to Officers.

Members are now advised that Officers have scheduled the Pre-Determination Hearing on this application to take place at the start of September potentially on the evening of 8 September 2016. This will provide sufficient time to make arrangements for the Hearing, details of which will be made available by Officers on the Council’s website and advertised in the local press.

Recommendation: that the report be noted

65 PART 2 FORWARD PLANNING MATTERS - LOCAL DEVELOPMENT PLAN, PLANNING POLICY AND CONSERVATION

ITEM 3.15

FILE REF/FP/LDP1 LOCAL DEVELOPMENT PLAN 2016 QUARTERLY PROGRESS REPORT

The Council’s Plan Timetable advises that progress reports on the Local Development Plan will be submitted on a quarterly basis to the Planning Committee. This report covers the first quarter of Business Year 2016-17 (April-June 2016).

Work was progressed during the quarter on drafting the evidence papers to be forwarded to Members under a rolling programme during August in relation to the Plan Vision and Spatial Strategy, as well as for topics around the key themes of (a) Meeting the Needs of Society (b) Facilitating Economic Development (c) Shaping our Environment and; (d) Engagement.

Work was also been taken forward on the baseline evidence for the Interim Scoping Report for the Sustainability Appraisal (incorporating the Strategic Environmental Assessment). In addition the Shared Environmental Service was formally notified of a request to carry out a Habitats Regulation Assessment.

A Development Plan Member Engagement Workshop was held at the end of this quarter on 4 July 2016. The aim of the workshop was to discuss the key stages of work that is coming forward in relation to the completion of the Preferred Options Paper; the key topic/evidence papers, emerging issues and how Members will be involved in the process. A training session on the Sustainability Appraisal process was also presented by an Officer from the Shared Environmental Service at the workshop as well as Member engagement around the Plan vision and objectives.

In terms of pre-POP public engagement, a draft report has been submitted to the Planning Section on the recent public engagement events facilitated by PLACE. In addition the online questionnaire has closed with 167 responses. This information will form part of the papers to be presented to members under strand (d) Engagement.

Looking ahead, the first meeting of the Local Development Plan Steering Group has been scheduled for 31 August 2016 with the Chairperson and Vice Chairperson of the Planning Committee as the agreed nominated representatives. The Project Management Working Group will also now be set up following the agreement of nominated party representatives.

RECOMMENDATION: that the report be noted.

66 Reference Number Applicant Name & Address Location Proposal Decision Decision Date Decision Date Issued LA03/2015/0012/F Solarus Properties Ltd Land Adjacent to and west of Erection of Housing Development of Permission 09/06/2016 08/07/2016 Northern Bank House the junction of Fairview Road 8 No. Semi-Detached Houses, 1No. Granted Main Street and Ballyduff Road Detached House and all associated Kesh BT93 1TF Newtownabbey. Site Works.

LA03/2015/0487/F Ligoniel Wind Power Limited 412m SE of 48 Greenhill Erection of 1 no. wind turbine with a Permission 06/07/2016 08/07/2016 48 Greenhill Road Road Belfast maximum output of 250kw with a hub Granted Belfast BT14 8SH height of 40m and a rotor diameter of 27m

LA03/2015/0657/O Mr David Livingston Between 24 and 26 Site of dwelling and garage (2 storey) Permission 22/07/2016 27/07/2016 22 Thornleigh Park Groggan Road [Infill] Granted Randalstown Randalstown

LA03/2016/0026/O E Russell Adjacent to 5 Ballyrobert Proposed 1 no. 2 storey detached Permission 15/07/2016 21/07/2016 18 Hughenden Avenue Road Ballyrobert dwelling Granted Belfast BT15 5DB Newtownabbey BT36 4TL

LA03/2016/0115/O R Rainey and Sons Ltd 60m east of 147 Dwelling on a farm and detached Permission 06/07/2016 08/07/2016 147 Portglenone Road Portglenone Road garage Granted Randalstown Ballytresna Antrim BT41 3EN Randalstown BT41 3EN

LA03/2016/0117/F Camden Group 7 Steeple Road Industrial Proposed extension to existing Permission 15/07/2016 18/07/2016 7 Steeple Road Industrial Estate Estate building to cover existing UPVC Granted Antrim BT41 1AB Antrim BT41 1AB profile storage area

LA03/2016/0166/RM Mr & Mrs R Wishart 35m North of 124 The Burn Proposed Infill Dwelling Reserved 22/07/2016 25/07/2016 124 The Burn Road Road Matters Doagh BT39 0DQ Doagh BT39 0DQ Granted

LA03/2016/0244/LBC Jacqui Thompson Royal Bank Ulster Bank Alterations to the size of the existing Consent 27/07/2016 27/07/2016 of Scotland P O Box 1000 8 Market Square ATM aperture and installation of a Granted Second Floor Gogarburn Antrim County Antrim new ATM Edinburgh EH12 1HQ Northern Ireland BT41 4AT LA03/2016/0252/RM Sharon Truesdale Between 65a and 73 Dwelling and Garage Reserved 29/06/2016 04/07/2016 65A Parkgate Road Parkgate Road Connor Matters Connor Ballymena Ballymena Granted LA03/2016/0268/DC Joshua Chisim Lightsource Lands approximately 90m east Discharge of Condition 14 Condition Not 21/07/2016 25/07/2016 Renewable Energy Holdings of 75 Sealstown Road (Programme of Maintenance) of Discharged Ltd Newtownabbey planning approval LA03/2015/0250/F Scottish Provident Building BT36 0BQ for 'Installation and operation of a 7 Donegall Square West solar farm and associated Belfast BT1 6JH infrastructure including photovoltaic panels, mounting frames, inverters, transformers, substations, communications building, fence, pole mounted security cameras for the life of the solar farm and a temporary access for construction traffic'.

LA03/2016/0286/F Mr and Mrs G Baxendale 261 Bush Manor Proposed 2 storey rear extension to Permission 22/07/2016 27/07/2016 261 Bush Manor Antrim provide dining room and utility space Granted Antrim BT41 2UR Co Antrim at ground floor level wit h dressing BT41 2UR room and en-suite above

LA03/2016/0292/F Schrader Electronics Ltd Unit 4 Technology Park Erection of 2nr portacabins to be Permission 18/07/2016 18/07/2016 Unit 11 Technology Park Belfast Road used as staff accommodation Granted Belfast Road Antrim BT41 1QS (Retrospective) Antrim BT41 1QS LA03/2016/0294/DC Gahan and Long 16 Donegore Hill Discharge of Condition 2 Condition 25/07/2016 26/07/2016 7-9 Castlereagh Street Muckamore (Programme of Archaeological Work) Discharged Belfast Antrim of Planning Approval BT5 4NE BT41 2HW LA03/2015/0161/F for 'Front and first floor extension to form new entrance and hallway. Replacement of existing rear uPVC conservatory with new glazed sunspace'. LA03/2016/0295/NMC New River Retail (UK) Limited C/O New Next Unit Non-Material Change to Planning Non Material 27/06/2016 27/07/2016 Abbeycentre Shopping Abbeycentre Shopping Approval Ref No U/2014/0196/F Change Centre Management Suite Centre (Alterations to elevations and new Accepted Longwood Road Longwood Road loading bay canopy for a retail unit Newtownabbey Newtownabbey previously approved under BT37 9UH Antrim BT37 9UH application Ref No U/2013/0196/F). The Non-Material Change involves a number of elevational changes to the approved retail unit.

LA03/2016/0301/F Mr & Mrs R Lamont 39 Lisnalinchy Road Extensions and alterations to Permission 05/07/2016 06/07/2016 39 Lisnalinchy Road Newtownabbey dwelling Granted Newtownabbey BT39 9NX BT39 9NX LA03/2016/0303/F Mr & Mrs Montgomery 52 Greenpark Drive Single storey extension to rear of Permission 07/07/2016 08/07/2016 52 Greenpark Drive Antrim property to provide additional living Granted Antrim BT41 4EW BT41 4EW space

LA03/2016/0304/F Mr Adrian Patterson 56 Meadowside Single storey, flat roof extension to Permission 19/07/2016 20/07/2016 56 Meadowside Antrim BT41 4HD rear of property to provide wet room Granted Antrim BT41 4HD and additional living space.

LA03/2016/0314/F Complete Car Care Solutions Existing car wash adjacent to Proposed covered shelter for existing Permission 29/06/2016 04/07/2016 LTD 171 Ballyrobin Road car wash facility Granted Ballyrobin Road Aldergrove Aldergrove Crumlin BT29 4ZR Crumlin BT29 4ZR

LA03/2016/0324/F Mr & Mrs M Sherrard 41 Ballysavage Road First floor rear extension to provide Permission 14/07/2016 18/07/2016 41 Ballysavage Road Parkgate new bathroom Granted Parkgate LA03/2016/0326/F Mr Davy Beggs 133 Ballynure Road 2 storey extension to rear of dwelling Permission 14/07/2016 18/07/2016 147 Ballynure Road Ballyclare with kitchen on ground floor and 1no Granted Ballyclare bedroom above. Reconfiguration of BT39 9AJ internal spaces including new stairs.

LA03/2016/0329/F Mr J McCrea 12-14 High Street Change of use from vacant butchers Permission 22/07/2016 27/07/2016 4 Avon Court Antrim shop to sit in/takeaway coffee shop Granted Antrim BT41 4PJ LA03/2016/0331/RM Mr & Mrs W Lowry 30m NE of 10 Carlisle Road Proposed infill dwelling and garage. Reserved 06/07/2016 08/07/2016 10 Carlisle Road Templepatrick BT39 0AW Matters Templepatrick BT39 0AW Granted

LA03/2016/0333/F Mr Wilson Approx 272m West of Proposed 250Kw wind turbine with Permission 30/06/2016 04/07/2016 32 Deerpark Road 24 Holestone Road hub height 35m and rotor diameter Granted Doagh Doagh 35m (overall height 52.5m), Variation Ballyclare BT39 0RH Ballyclare BT39 0TJ of Condition 2 of previous permission T/2011/0482/F: Level of Noise Emissions.

LA03/2016/0334/O Gerard Maguire Beside 1 Ballytromery Road Detached dwelling Permission 20/07/2016 21/07/2016 1 Ballytromery Road Crumlin Granted Crumlin BT29 4HA LA03/2016/0342/F Mr Alvar Campbell 4 Tavnaghmore Road Extension to dwelling to provide Permission 22/07/2016 27/07/2016 4 Tavnaghmore Road Kells sitting room to front. Conversion/re- Granted Kells Antrim roofing garage to provide granny flat Antrim BT41 2LB and extension to rear of garage to BT41 2LB provide ground floor bedroom/bathroom (Previous approval T/2014/0422/F)

LA03/2016/0346/F Schrader Electronics Ltd Unit 11 Technology Park Proposed alterations to vehicle and Permission 22/07/2016 27/07/2016 Unit 11 T echnology Park Belfast Road pedestrian access areas, relocation Granted Belfast Road Antrim of existing smoking shelter, new Antrim BT41 1QS fencing, alterations to rear elevation BT41 1QS of building and erection of new vehicle garage

LA03/2016/0347/F All Saints Parish Church The Vicarage Single storey (Garden Room) Permission 18/07/2016 20/07/2016 Dr.Stephen McBride The 10 Vicarage Gardens extension to the rear of the existing Granted Vicarage 10 Vicarage Antrim dwelling. Gardens Antrim BT41 4JP BT41 4JP

LA03/2016/0348/RM Mr John Johnston 50m west of 58 Niblock Road Proposed dwelling and garage with Reserved 04/07/2016 08/07/2016 1 Magheraboy Hollow Antrim associated access and landscaping Matters Portrush BT56 8GQ Granted LA03/2016/0349/F Mr and Mrs Warwick 76 Glen Road Single storey side extension Permission 05/07/2016 06/07/2016 76 Glen Road Ballyclare Granted Ballyclare BT39 9LT LA03/2016/0352/F Mr Silbert and Mrs Fiona Wilson 2 Novara Park Erection of single storey extension to Permission 22/07/2016 27/07/2016 2 Novara Park Antrim rear of dwelling and provision of Granted Town Parks BT41 1PA timber cladding to exterior walls Antrim BT41 1PA LA03/2016/0356/F Neptune Group Plot 06 Readers Park. Site Proposed 1 No. 2 storey dwelling Permission 21/07/2016 21/07/2016 14 Holywell Row adjacent to 2 Readers Court and (amendments to previously approved Granted London EC2A 4JB 8 Readers Park Ballyclare house type under planning ref. no. U/2014/0189)

LA03/2016/0370/DC Antrim and Newtownabbey Antrim Castle Gardens New pedestrian footpath Condition Not 07/07/2016 14/07/2016 Borough Council Randalstown Road (Compliance with Archaeological Discharged Antrim Civic Centre Antrim BT41 4LH conditions of planning approvals 50 Stiles Way T/2007/1006/F and Antrim BT41 2UB LA03/2015/0583/NMC)

LA03/2016/0387/F Mr Sam Marks 30m north west of 70 New dwelling and garage (in Permission 05/07/2016 06/07/2016 Rockview House Templepatrick Road substitution of the dwelling previously Granted 5 Rockview Lane Ballyclare approved under U/2011/0133/F) Newtownabbey BT36 6UP BT39 9AL

LA03/2016/0391/F Education Authority NI Mossley Nursery Proposed covered entrance canopy Permission 04/07/2016 04/07/2016 County Hall 182 Galgorm Road Hazelburn Road to front and covered canopy to rear to Granted Ballymena BT42 1QB Newtownabbey BT36 5NA provide additional play area

LA03/2016/0395/O Mrs Sharon McConnell 30m south of 48 Thornhill Road Dwelling on the farm with detached Permission 07/07/2016 08/07/2016 48 Thornhill Road Antrim garage Granted Antrim BT41 2LG

LA03/2016/0399/F Mr & Mrs McStravick 11 Glenwell Crescent Proposed demolition of part of Permission 04/07/2016 04/07/2016 11 Glenwell Crescent Glengormley existing garage and erection of single Granted Glengormley BT36 Newtownabbey BT36 storey rear extension.

LA03/2016/0402/F Mr & Mrs M Magee 7 Glebe Lodge Single Storey Side Extension Permission 04/07/2016 04/07/2016 7 Glebe Lodge Newtownabbey Granted Newtownabbey BT36 6HE BT36 6HE LA03/2016/0403/F Mr and Mrs Knocker 24 24 Carnhill Road Single storey rear extension. Permission 07/07/2016 08/07/2016 Carnhill Road Newtownabbey Newtownabbey Granted BT36 6LA BT36 6LA

LA03/2016/0405/F Lesley Allen 2 Burnthill Gardens Proposed 2 Storey Extension to rear Permission 22/07/2016 25/07/2016 2 Burnthill Gardens Glengormley of Existing Detached Dwelling Granted Glengormley Belfast BT36 5HE Belfast BT36 5HE LA03/2016/0406/DC Lightsource Renewable Energy Lands approximately 90m east Discharge of Condition 14 Condition 21/07/2016 25/07/2016 Holdings Ltd Scottish of 75 Sealstown Road (Programme of maintenance) of Discharged Provident Building 7 Donegall Newtownabbey BT36 0BQ Planning Approval LA03/2015/0250/F Square West Belfast BT1 6JH for solar farm

LA03/2016/0407/DC Lightsource Renewable Energy Lands approximately 140m west Discharge of Condition 11 Condition 21/07/2016 25/07/2016 Holdings Ltd of 66 Belfast Road (Programme of maintenance) of Discharged Scottish Provident Building Nutts Corner Planning Approval LA03/2015/0257/F 7 Donegall Square West Crumlin BT29 4TH for solar farm Belfast BT1 6JH LA03/2016/0411/F Suzanne McClure 5 Ballyduff Gardens Single storey rear extension Permission 06/07/2016 08/07/2016 5 Ballyduff Gardens Newtownabbey Granted Newtownabbey LA03/2016/0413/A Hughes Insurance 297 Antrim Road Projection sign manufactured from Consent 21/07/2016 21/07/2016 Strangford House Glengormley aluminium/dibond/Perspex with Granted 4 Jubilee Road Newtownabbey BT36 7QN internal LED illumination. This is in Newtownards BT23 4WN conjunction with a new over door/fascia sign LA03/2016/0415/F Trustees of Ballyclare Non- Ballyclare Non Subscribing Proposed extension to rear of church Permission 08/07/2016 08/07/2016 Subscribing Presbyterian Presbyterian Church building incorporating disabled WC Granted Church Main Street Ballyclare Main Street facilities BT39 9AA Ballyclare BT39 9AA

LA03/2016/0417/F Mr. N. Fullan 11 Carlane Road Proposed second garage for Permission 08/07/2016 11/07/2016 11 Carlane Road Toomebridge Co. Antrim domestic use, located to the rear of Granted Toomebridge BT41 3NT BT41 3NT dwelling and existing garage. LA03/2016/0418/LDP Mr & Mrs A Taylor 29 The Priory Completion of planning approval Development 05/07/2016 06/07/2016 29 The Priory Ballyclare reference U/2007/0581/F, to allow for Certified Ballyclare BT39 9WB BT39 9WB the erection of a single storey rear extension and first floor side extension above garage.

LA03/2016/0420/F Mr A Culbert 31A Millbank Road Single storey extension to rear of Permission 25/07/2016 26/07/2016 31A Millbank Road Millbank Templepatrick dwelling Granted Templepatrick BT39 0AS BT39 0AS

LA03/2016/0428/F Mr P Williamson 6 Knockcairn Road Renewal of planning approval Permission 07/07/2016 08/07/2016 Ballydonaghy Crumlin T/2011/0158/F for the erection of a Granted BT29 4UE dwelling and garage

LA03/2016/0429/F Connor Loughlin Site 44m south west of Proposed relocation of previously Permission 18/07/2016 20/07/2016 6 Aghaloughan Road 4 Aghaloughan Road approved dwelling Granted Randalstown Randalstown (LA03/2015/0551/F) onto existing Antrim BT41 3LG foundations

LA03/2016/0441/F Mr Robert Davidson Site adjacent to and SE of 80 Dwelling on a farm (Variation of Permission 11/07/2016 14/07/2016 80 Glen Road Glen Road and SW of 86 Glen Condition 2 (Vehicular access)) from Granted Ballyclare BT39 9LT Road Ballyclare BT39 9LT Planning Approval U/2011/0301/F)

LA03/2016/0442/F Jacqui Thompson Ulster Bank Alterations to the size of the existing Permission 27/07/2016 27/07/2016 PO Box 1000 2nd Floor 8 Market Square ATM aperture and installation of a Granted Gogarburn EH12 1HQ Antrim BT41 4AT new ATM

LA03/2016/0444/F Mr & Mrs Strutt No.44 Dalewood Single Storey extension to rear of Permission 22/07/2016 27/07/2016 44 Dalewood Ballyhenry Ballyhenry Road dwelling. Granted Road Newtownabbey Newtownabbey BT36 5GJ BT36 5GJ LA03/2016/0461/F Mrs Nicola Swinson 19 Greenvale Road Proposed single storey extension to Permission 08/07/2016 11/07/2016 19 Greenvale Road Antrim rear of existing dwelling to provide Granted Antrim BT41 1SE living room and ground floor toilet BT41 1SE LA03/2016/0465/LDE Natural World Products Ltd 6 Orchard Way Re-location of both the existing roller Development 01/07/2016 04/07/2016 32 Glenside Road Newpark Industrial Estate shutter door and the proposed Certified Dunmurry Antrim pedestrian exit door as shown on BT17 0LH previously approved drawing no 03 planning ref. T/2012/0225/F

LA03/2016/0468/DC Gahan and Long 16 Donegore Hill Discharge of condition 02 of planning Condition 25/07/2016 26/07/2016 7-9 Castlereagh Street Muckamore approval LA03/2015/0161/F for front Discharged Belfast BT5 4NE and first floor extension to form new entrance and hallway. Replacement of existing rear uPVC conservatory with new glazed sunspace

LA03/2016/0470/A Wilsons Auctions LTD Wilsons Auctions Double sided free standing totem Consent 15/07/2016 20/07/2016 22 Mallusk Road 22 Mallusk Road sign Granted Newtownabbey Newtownabbey Co Antrim BT36 4PP BT36 4PP LA03/2016/0486/F Mr & Mrs G Davis 33 Lynda Meadows Internal ground floor alterations and Permission 15/07/2016 21/07/2016 33 Lynda Meadows Newtownabbey amendments to ground floor rear and Granted Newtownabbey BT37 0AT side elevations

LA03/2016/0494/F Colin & Ali McMullan 320 Carnmoney Road Proposed Single Storey Extension to Permission 21/07/2016 25/07/2016 320 Carnmoney Road Glengormley the rear of the dwelling with the Granted Glengormley BT36 6NW addition of a new bedroom window in BT36 6NW the northern side elevation

LA03/2016/0496/F Mr & Mrs Gibson 8 Swanston Gardens Single storey sunlounge to rear of Permission 15/07/2016 21/07/2016 8 Swanton Gardens Newtownabbey property to provide additional living Granted Newtownabbey BT36 5DR BT36 5DR space

LA03/2016/0499/NMC Neptune Group Lands to the west of 188-190 Non-Material Change to Non Material 06/07/2016 11/07/2016 14 Holywell Row Rashee Road to the north of U/2014/0234/F (Housing Change London EC2A 4JB Ross's Avenue and to the south of development of 58 dwellings). Accepted 101 Rashee Road Ballyclare Various amendments to plots 75-91 Co Antrim and 121-132. LA03/2016/0503/LDE Mr Jim Grew 26 Cherryburn Road Retention of existing workshop and Development 19/07/2016 20/07/2016 26 Cherryburn Road Templepatrick BT39 office for use in connection with the Certified Templepatrick 0JD applicants kitchen business Antrim BT39 0JD

LA03/2016/0504/DC Quinn Design Associates 19-23 Riverside and lands to the Discharge of Condition 10 from Condition 07/07/2016 14/07/2016 34 Merville Garden Village east of 19-23 Riverside Antrim planning approval T/2014/0292/F Discharged Newtownabbey BT37 9TF (landcaping scheme and maintenance plan)

LA03/2016/0583/DC Lightsource Renewable Energy Lands 90m West of and lands Discharge of Condition 8 Condition Not 01/07/2016 08/07/2016 Holdings Ltd Scottish to the South of 72 Milltown (decommissioning and restoration Discharged Provident Building 7 Donegall Road (known as Millar Farm ) plan) of Planning Approval Square West Belfast BT1 6JH Antrim BT41 2JJ T/2015/0094/F for solar farm

LA03/2016/0599/DC Alan Patterson Design LLP Lands immediately adjacent to Discharge of Conditions 2 and 4 Condition 25/07/2016 26/07/2016 Darragh House the NE boundary of Antrim (Protect Existing Trees and Discharged 1 12 Craigdarragh Road Primary School and to the rear of Hedgerows, Landscape Management Helen's Bay No's 68 69 and 70 Menin Road and Maintenance Plan) of planning BT19 1UB Antrim approval T/2014/0433/F for: Proposed residential development of 2No. semi-detached dwellings, with carparking, landscaping and all other associated site works.

LA03/2016/0602/DC Sharon Truesdale Between 65a and 73 Discharge of Condition 5 (Garage Condition 26/07/2016 27/07/2016 65A Parkgate Road Connor Parkgate Road Connor Plans and Elevations) of planning Discharged Ballymena Ballymena approval LA03/2016/0252/RM for Dwelling and Garage.

T/2014/0399/F Marald Prime Developments c/ Site opposite No 34 Proposed Housing Development Permission 11/07/2016 14/07/2016 o Agent Magheralane Road and NW of (137 units) (9 House Types) Granted No's 30-49 The Brambles Randalstown

U/2014/0403/O Arthur Investments 147 Manse Road Proposed 3 No. dwellings (1 Permission 21/07/2016 25/07/2016 Newtownabbey detached, 2 semi-detached) with in- Granted BT36 6UE curtilage parking Current Appeals

AUTHORITY Antrim and Newtownabbey

ITEM NO 1 Planning Ref: T/2014/0223/F PAC Ref: 2015/A0094 APPELLANT Northern Ireland Housing Executive LOCATION Land At Junction Of Ballgore Road And Sussex Square Rathenraw Antrim BT41 2SL PROPOSAL Temporary siting of facility for Irish Travellers

APPEAL TYPE Plg Refusal: permissions Date Appeal Lodged 03/08/2015 Appeal Procedure Written Reps

Date due to PAC 13/10/2015 Date of Hearing Not applicable Date of Site Visit Not applicable

ITEM NO 2 Planning Ref: U/2013/0147/O PAC Ref: 2015/A0140 APPELLANT University Of Ulster LOCATION University Of Ulster Jordanstown Campus Shore Road Newtownabbey

PROPOSAL Redevelopment masterplan for a mixed-use scheme including 600 dwellings;BT37 0QB village centre (providing local retail, office and services facillities): relocated playing pitches; a research and development park and retention of existing facilities (sport centre, student accommodation and FireSERT research building). (Amended design and access APPEAL TYPE Plgstatement, Refusal: layout permissions details and further information)Date Appeal Lodged 28/10/2015 Appeal Procedure Informal Hearing

Date due to PAC 15/02/2016 Date of Hearing 05/04/2016 Date of Site Visit Not applicable

Page 1 of 7 Current Appeals

ITEM NO 3 Planning Ref: T/2014/0214/F PAC Ref: 2015/A0239 APPELLANT Mrs Thompson LOCATION 30 Oriel Road Town Parks Antrim BT41 4HP

PROPOSAL Single storey side extension,first floor rear extension and two storey rear extension to existing residential care home. (Amended Description)

APPEAL TYPE Plg Refusal: permissions Appeal Procedure Informal Hearing Date Appeal Lodged 15/03/2016

Date due to PAC 03/06/2016 Date of Hearing 30/06/2016 Date of Site Visit Not applicable

ITEM NO 4 Planning Ref: U/2013/0358/F PAC Ref: 2015/A0245 APPELLANT Harbour Developments LOCATION 19 Riverside And Part Of 20 Ballymena Road Doagh Northern Ireland

4 semi detached dwellings, retaining and renovating existing bungalow PROPOSAL 19BT39 Riverside, creating vehicular access to rear as well as front. (Readvertisement) (Amended Scheme)

APPEAL TYPE Plg Refusal: permissions Appeal Procedure Informal Hearing Date Appeal Lodged 22/03/2016

Date due to PAC 29/06/2016 Date of Hearing 27/07/2016 Not applicable Date of Site Visit

Page 2 of 7 Current Appeals

ITEM NO 5 Planning Ref: LA03/2015/0379/F PAC Ref: 2016/A0001 APPELLANT Orla Heatley LOCATION 40 Collinbridge Gardens Collinward Newtownabbey

PROPOSAL Raising roof of property to provide 4 bedrooms, bathroom and ensuite at first floor level

APPEAL TYPE Plg Refusal: permissions

Appeal Procedure Written Reps Date Appeal Lodged 05/04/2016

Date due to PAC 14/07/2016 Date of Hearing Not applicable Date of Site Visit Not applicable

ITEM NO 6 Planning Ref: LA03/2015/0230/F PAC Ref: 2016/A0003 APPELLANT Mr Vincent Connon LOCATION 70m Approx North West Of 5 Ballyquillan Road Crumlin

Proposed allotment plots with store for equipment and materials (farm PROPOSAL diversification)

APPEAL TYPE Plg Refusal: permissions Appeal Procedure Written Reps with Site Visit Date Appeal Lodged 04/04/2016

Date due to PAC 01/07/2016 Date of Hearing Not applicable Date of Site Visit 23/08/2016

Page 3 of 7 Current Appeals

ITEM NO 7 Planning Ref: T/2015/0099/O PAC Ref: 2016/A0019 APPELLANT Racarbry Developments Ltd LOCATION Lands At Beechvale Farm West Of Ballytromery Road Opposite Ballytromery Avenue South And South West Of Baptist Church And Cumbria Lodge Proposed residential development (96 dwellings), new access, PROPOSAL South East Of Tromery Drive landscaping and other operational development Crumlin

APPEAL TYPE Plg Refusal: permissions Appeal Procedure Written Reps Date Appeal Lodged 18/04/2016

Date due to PAC 19/07/2016 Date of Hearing Not applicable Date of Site Visit Not applicable

ITEM NO 8 Planning Ref: LA03/2015/0712/F PAC Ref: 2016/A0050 APPELLANT Fridgeair LOCATION 10a Dunsilly Road Antrim BT41 2JH

PROPOSAL Retention of part change of commercial shed from refrigeration sales to coal and logs sales

APPEAL TYPE Plg Refusal: permissions Date Appeal Lodged 01/06/2016

APPEAL PROCEDURE Pending

Date due to PAC Date of Hearing Date of Site Visit

Page 4 of 7 Current Appeals

ITEM NO 9 Planning Ref: LA03/2016/0202/F PAC Ref: 2016/A0055 APPELLANT Mervyn Kelly LOCATION 212 Lisnevenagh Road Antrim BT41 2JT

PROPOSAL Replacement dwelling and garage

APPEAL TYPE Plg Refusal: permissions Appeal Procedure Written Reps with Site Visit Date Appeal Lodged 10/06/2016

Date due to PAC 18/08/2016 Date of Hearing Not applicable Date of Site Visit 27/09/2016

ITEM NO 10 Planning Ref: LA03/2015/0606/O PAC Ref: 2016/A0061 APPELLANT Gary Stewart LOCATION Between 10 And 18 Hollybank Road Parkgate BT39 0DL

PROPOSAL Two Infill Dwellings and Garages

APPEAL TYPE Plg Refusal: permissions Appeal Procedure Written Reps with Site Visit Date Appeal Lodged 20/06/2016

Date due to PAC 22/08/2016 Date of Hearing Not applicable 27/10/2016 Date of Site Visit 27/10/2016

Page 5 of 7 Current Appeals

ITEM NO 11 Planning Ref: LA03/2015/0034/F PAC Ref: 2016/A0068 APPELLANT Mr A Espie LOCATION 642 Shore Road Newtownabbey BT37 0PR

PROPOSAL 2 No. New Dwellings & Garages including siteworks (Amended plans)

APPEAL TYPE Plg Refusal: permissions APPEAL PROCEDURE Pending Date Appeal Lodged 24/06/2016

Date due to PAC Date of Hearing Date of Site Visit

ITEM NO 12 Planning Ref: LA03/2016/0023/F PAC Ref: 2016/A0069 APPELLANT Brendan McQuillan LOCATION Approx 90m East Of 62 Niblock Road Antrim BT41 2JQ

PROPOSAL Proposed shed for grain and farm machinery storage

APPEAL TYPE Plg Refusal: permissions Appeal Procedure Written Reps with Site Visit Date Appeal Lodged 24/06/2016

Date due to PAC 02/09/2016 Date of Hearing Not applicable Date of Site Visit 11/11/2016

Page 6 of 7 Current Appeals

ITEM NO 13 Planning Ref: LA03/2015/0537/F PAC Ref: 2016/A0088 APPELLANT Vegas Urbutis LOCATION 20M West Of 2 Whinney Hill Road Randalstown. BT41 2NU

PROPOSAL 2 Storey Modern Dwelling House and Detached Garage.(Amended plans received)

APPEAL TYPE Plg Refusal: permissions Appeal Procedure Pending Date Appeal Lodged 27/07/2016

Date due to PAC Date of Hearing Date of Site Visit

Page 7 of 7 Appeal Decisions Notified - July 2016

AUTHORITY Antrim and Newtownabbey

ITEM NO 1 Planning Ref: T/2014/0296/O PAC Ref: 2015/A0161 RESULT OF APPEAL Appeal Upheld Appeal Decision Date 29/07/2016 APPLICANT Mr Christopher Hanna LOCATION Approx. 200m North West Of No. 30 Burnside Road Dunadry.

PROPOSAL Site for Dwelling and Garage on farm

ITEM NO 5 Planning Ref: LA03/2015/0543/F PAC Ref: 2015/A0227 RESULT OF APPEAL Appeal Dismissed Appeal Decision Date 08/07/2016 APPLICANT Mrs M Madden LOCATION 30 Riverside Antrim BT41 4BH

PROPOSAL Retrospective application for a decking area at the rear of dwelling (raised approx. 1.4m higher than previous location)

Page 1 of 1

Lisburn & Castlereagh City Council Local Planning Office Chief Exec Antrim And Newtownabbey Island Civic Centre Mossley Mill Lagan Valley Island Newtownabbey The Island Co Antrim Lisburn BT36 5QA BT27 4RL

Date: 1st August 2016 Your Ref: C02747 Our Ref: LA05/2016/0700/O (Please quote at all times)

Please Contact: Mark Burns

Contact Number 0300 200 7830

Dear Sir/Madam,

Applic LA05/2016/0700/O Application Type Outline Ref.

Location: Land North of No. 10 Proposal: Site for a new cemetery Quarterland Road including ancillary reception sandwiched between building, maintenance depot, Carnaghliss Road and attenuation pond, bridges, Quarterland Road new vehicular access, Dundrod parking, waste water treatment works, associated infrastructure works and demolition of existing farm buildings.

Applicant: Carston Agent: Strategic Planning

Grid 322394 Date of Application 30.06.2016 Reference 375430

British EAST 134961 Grid NORTH 531873 Reference

SITE HISTORY:

TYPE PROPOSAL LOCATION Determination Date

S/2013/0539/ Cemetery to Lands between PREAPP serve Belfast Carnaghliss Road and City Council Quarterland Road, Area. Dundrod,

S/2014/0299/ New access, Lands east of 10 WITHDR 05.01.2015 F incorporating Quarterland Road, right turn lane Dundrod, BT29 4TU., and visibility splays.

LA05/2016/07 Site for a new Land North of No. 10 00/O cemetery Quarterland Road including sandwiched between ancillary Carnaghliss Road and reception Quarterland Road, building, Dundrod, maintenance depot, attenuation pond, bridges, new vehicular access, parking, waste water treatment works, associated infrastructure works and demolition of existing farm buildings.

LA05/2015/04 Proposed new Land north of no. 10 63/PAD cemetery, Quarterland Road ancillary café, sandwiched between new vehicular Carnaghliss Road and access and Quarterland Road, associated Dundrod, infrastructure works

LA05/2015/04 Proposed new Land north of no. 10 RES 65/DETEI cemetery, Quarterland Road ancillary café, sandwiched between new vehicular Carnaghliss Road and access and Quarterland Road, associated Dundrod, infrastructure works

LA05/2015/06 Outline Land north of No.10 99/PAN planning Quarterland Road permission for a between Carnaghliss new cemetery, Road and Quarterland including Road, Dundrod, ancillary facilities, new vehicular access and internal roads, car parking, landscaping, associated infrastructure and drainage works.

S/1986/0128 BUNGALOW 10 QUARTERLANDS AND GARAGE ROAD, DUNDROD

S/1987/0636 Retirement 10 QUARTERLAND Bungalow ROAD, DUNDROD

S/1991/1072 Extension to 10 QUARTERLANDS dwelling ROAD DUNDROD

S/2002/1494/ Replacement Site 200m north east of 14.01.2003 O dwelling. 10 Quarterland Road, Dundrod.

S/1977/0004 DWELLING QUARTERLANDS ROAD, DUNDROD

S/1978/0539 REPLACEMEN 16 QUARTERLANDS T DWELLING ROAD, DUNDROD

S/2011/0034/ Erection of one 28 Quarterland Road, 17.05.2011 O dwelling plus Crumlin, BT29 4TU., garage.

S/1993/0270 Replacement QUARTERLANDS dwelling ROAD DUNDROD 400M EAST OF JUNCTION WITH SYCAMORE ROAD

S/1974/0069 275 kV TOWNLANDS OF OVERHEAD DUNDROD, BUDORE, LINE TULLYRUSK AND BALLYMACWARD LOWER

ADDITIONAL INFORMATION RELATING TO THIS APPLICATION, IF ANY:

This application is not subject to the Council’s scheme of delegation.

HED - Please forward to Historic Monuments, Historic Buildings.

To respond to this consultation please log on to the Planning Portal www.planningni.gov.uk using your Government Gateway user name and password. This will provide access to your consultation work queue and all the details of this consultation. Your comments should be submitted online using the Consultee Response eForm available on the Planning Portal by 21 days, or such other period agreed in writing, from the date of this letter.

Yours faithfully

Mark Burns