Scaffolding storage and training at 401-403 Ballyclare Road, Newtownabbey

What was proposed

The application proposed demolishing part of a fire-damaged bar, restaurant, outbuildings and shed, then building storage, training, office, welfare and security facilities.

“PROPOSAL Demolition of part of fire damaged existing bar, restaurant, outbuildings and storage shed, and erection of 2no. buildings for scaffolding storage and training, Ino. office and welfare building and | no. security building.”

Officer report

The site and surroundings

The site was in the countryside outside development limits, with a fire-damaged former bar and hardstanding, undeveloped land, hedgerows and trees.

“The application site is located at 401-403 Ballyclare Road, Newtownabbey within the countryside and outside any development limit as defined in the draft Belfast Metropolitan Area Plan, published 2004 (dBMAP).”

“The eastern portion of the site currently comprises a fire damaged single storey former bar/restaurant building, and an area of hardstanding. The western portion of the site comprises undeveloped land. The southern, northern and western boundaries are defined by mature hedgerow and trees.”

Officer report

Why officers advised refusal

Officers considered the proposal extended beyond the former business curtilage, lacked justification for a rural location and failed to respect rural character.

“DM 2.6 of the ANPS states the Council will support proposals for the expansion of an established rural enterprise. The established rural enterprise on the site is the former bar/restaurant which has an extensive long standing planning history. The proposal however is for a scaffolding storage and training facility which is currently located within the development limits of Newtownabbey.”

“DM 2.6 also seeks to support the redevelopment of a site for industrial or business use, however, the redevelopment must be within the confines of the curtilage of the former business. In this instance, the proposal expands beyond the confines of the existing site. The site area of the former bar/restaurant located within the application site is approximately 2300sqm.”

Officer report

Views from neighbours and supporters

A neighbour raised access, road safety, lighting and hedgerow concerns, while an elected representative supported the employment and training benefits.

“Four (4) neighbouring properties were notified and one (1) letter of representation has been received from a neighbour notified property, and one (1) letter of support has been received from an elected representative.”

“A summary of the key points raised in the objection are listed below e Access and road safety concerns;”

Officer report

Who spoke

A speaker addressed the committee in support of the applicant, and another spoke in support as the agent.

The final decision

Planning permission was refused because the rural location and expanded site were unjustified, while the buildings would harm rural character and landscape integration.

“The proposal is contrary to Paragraph 6.87 of the Strategic Planning Policy Statement Edition 2 and Policies SP 1.11 and DM 2 ‘Economic Development – Countryside’ of the Antrim and Newtownabbey Plan Strategy in that there is no overriding reason why the proposal is essential within this rural location and cannot be located within a settlement. 2.”

“The proposal is contrary to paragraph 6.70 of the Strategic Planning Policy Statement Edition 2 and Policy DM 27.2 of the Antrim and Newtownabbey Plan Strategy in that the site does not have the capacity to absorb a building of this scale, lacks integration and a suitable degree of enclosure; the development would create a prominent and obtrusive feature in the landscape; and relies on substantial new landscaping for integration purposes.”

Minutes