One dwelling at Lands Appros 25M East of 22 Blackrock Road, Cookstown

“LA09/2026/0338/F ACKN Development Management Officer Report Committee Application Summary Committee Meeting Date: July 2026 Item Number: Application ID: LA09/2026/0338/F Target Date: July 2026 Proposal: Dwelling Location: Lands Appros 25M East of 22 Blackrock Road Cookstown…”

“Case Officer Report Site Location Plan This material is based upon Crown Copyright and is reproduced with the permission of Land & Property Services under delegated authority NIMA CS&LA581 from the Controller of Her Majesty’s Stationary Office © Crown copyright and database rights.”

“…the level of the road with a gradual fall noted towards the west and a rise towards the north. The surrounding area comprises a cluster of seven detached dwellings, associated outbuildings and at least three established groups of separate farm buildings within the immediate vicinity. Beyond the existing cluster, the majority of land is presented as agricultural pasture lands.”

“CTY1 goes on to say that other types of development will only be permitted where there are overriding reasons why that development is essential and could not have been located in a settlement. Consequently, proposals that offend the policy provisions within PPS 21, will also be deemed to offend Policy CTY 1. Planning History. I/2004/1245/O - 50M West Of 25 Blackrock Road, Cookstown, Proposed dwelling, Approved.”

“The principal felt that the site was a natural rounding off opportunity, and although no focal point was identified, the principal’s view was that there would be no detriment to the areas’ rural character or amenity of neighbouring residents. The Committee agreed with the recommendation, and planning permission was granted on the 16 th of April 2021.”

“The proposed site is located abutting the northern extremity of the existing cluster and taking account of the site being bounded on two sides by other development in the cluster, I believe this represents a natural ‘rounding off’ opportunity. The principal’s assessment of the earlier Outline Approval on the site arrived at the same conclusion stating that ‘a dwelling here would have no impact on existing rural character’.”

“…landscape feature but rather can be absorbed into the existing cluster. PPS 3, Access, Movement and Parking. Policy AMP 2 relates to access onto a public road, which states that: Planning permission will only be granted for a development proposal involving direct access, or the intensification of the use of an existing access, onto a public road where: (a) Such access will not prejudice road safety or significantly inconvenience the…”

“There have been no third party representations, nor any ecological constraints.”

“Resolved That planning application LA09/2026/0338/F be approved subject to conditions as per the officer’s report.”

“The access gradient(s) to the dwelling(s) hereby permitted shall not exceed 8% (1 in 12.5) over the first 5 m outside the road boundary. Reason: To ensure there is a satisfactory means of access in the interests of road safety and the convenience of road users.”

“Condition 5 All proposed tree and hedge planting as annotated on Drawing No. 02 with an upload date on Councils Portal of 30 MAR 2026, shall be undertaken during the first available planting season following occupation of the dwelling hereby approved. Reason: To ensure the proposal is in keeping with the character of the rural area and to provide roadside screening to the proposed development.”