Holiday park sewage condition at Lands at and adjacent to 34 Agherton Road, Portstewart

What was proposed

The application sought to vary the sewage condition for an approved holiday park extension, moving the trigger from before development to after sub-floor construction.

“Proposal: Section 54 application to vary Condition 15 (sewage disposal) from approved application LA01/2019/1217/F (holiday park extension)”

“Planning Approval LA01/2019/1217/F was granted permission on 2 nd Nov 2022 for a proposed extension to existing holiday park comprising 74 static sites, 13 touring pitches, open space, 2no. children's play areas (1 no. upgraded), site office/site managers accommodation, laundrette/welfare buildings, garage, motorhome maintenance area, landscaping, pond feature, retention of existing tourer/motorhome area, 2 no.”

Officer report

The site

The site comprises mostly agricultural pasture, an existing dwelling and touring caravan site on both sides of Agherton Road in the countryside.

“The site is located in the countryside approximately 0.5 miles outside the settlement limits of Portstewart and is located on both sides of the Agherton Road. The application site consists of mostly agricultural pasture fields but it also includes an existing established dwelling owned by the Applicant and an associated touring caravan site. The site is on both sides of a long bend which has established mature hedging along the roadsides.”

“Lands surrounding the site are used predominantly for agricultural purposes. There are several dwellings in proximity to the site, mostly to the north west and north east. There is a listed building located west of the site on the roadside. The site is located in the rural area as designated in the Northern Area Plan.”

Officer report

Earlier planning history

An extension to the existing holiday park was approved in 2022, while earlier applications concerned a holiday park and static caravan park facilities.

“RELEVANT HISTORY 3.1 LA01/2019/1217/F for proposed extension to existing holiday park comprising 74 static sites, 13 touring pitches, open space, 2no. children's play areas (1 no. upgraded), site office/site managers accommodation, laundrette/welfare buildings, garage, motorhome maintenance area, landscaping, , pond feature, retention of existing tourer/motorhome area, 2 no.”

“C/1992/0095 Land off Agherton Road Portstewart, Development of a static caravan park including conversion of existing workshop into toilet, laundry & office facilities Approved 19/05/1992”

Officer report

Officers’ recommendation

Officers recommended approval because the change was acceptable, complied with planning policy and did not alter the approved holiday park.

“The second element of this condition, regarding occupation, is already regulated by Condition 9. Accordingly, incorporating it within Condition 15 is unnecessary. The proposed amendment to Condition 15 is acceptable. The only proposed change is the timing of the commencement of development and the discharge of consent. The proposal does not result in any material planning concerns.”

“The proposed variation of Condition 15 regarding sewage is acceptable having regard to the Northern Area Plan 2016 and other material considerations. The application solely seeks to change the timing of agreement on the method of sewage disposal. The change is from the pre-development stage to the sub-floor construction stage. NI Water is content with the proposal. The scheme is compliant with current planning policy as highlighted above. Approval is recommended.”

Officer report

Why the change was needed

The revised condition would allow limited construction while giving more time to address wastewater capacity issues before development went beyond foundations.

“Whilst the Applicant acknowledges that the above work is necessary prior to the development being built out in full, it is not necessary to be completed prior to constructing the site access in accordance with the approved plans and digging a short length of foundation trench and pouring concrete within. The purpose of this Section 54 application is therefore to alter the ‘trigger point’ of the Condition 15, to agree the method of sewage disposal.”

“Amending the condition trigger point will not result in any additional pressure being placed on the existing network yet the condition will still ensure that no development beyond the laying of foundations will take place until increased network capacity has been provided or an alternative engineering solution has been agreed with NI Water and the Council.”

Officer report

Who spoke

The Development Management Manager presented the application and answered questions from the committee.

Committee discussion

Members were told that construction could begin on approved buildings, while occupation of caravan units remained prohibited until the wastewater solution was delivered.

“In practical terms, this will allow for a start of construction to be made to any of the approved buildings- site office, welfare building and laundrette. Condition 9 still remains in place to preclude occupation of…”

“260527 caravan units until the approved wastewater network engineering solution has been delivered. • REPRESENTATIONS- None received. • CONCLUSION- The proposed change to the wording of the condition is acceptable and the recommendation is to approve. In response to questions the Development Management Manager stated that the proposed condition changes the limitation on development to beyond the sub- floor construction stage.”

Minutes

The decision

The committee approved planning permission subject to the conditions in the officer recommendation.

“RESOLVED - That the Committee has taken into consideration and agrees with the reasons for the recommendation set out in section 9 and the policies and guidance in sections 7 and 8 and resolves to Approve planning permission subject to the conditions set out in section 10. 6.2LA01/2025/0901/F (Council) 85a Mountsandel Road, Coleraine Report and presentation were previously circulated and presented by Senior Planning Officer, R Beringer.”

Minutes