Ancillary accommodation to dwelling at 81 Cotton Road, Bangor

“DEA: Bangor East & Donaghadee Proposal: Change of use from ancillary residential accommodation to dwelling Location: Cotton Road, Bangor, BT19 7QH”

“The application site is located at 81 Cotton Road, outside the settlement of Bangor. The site consists of a large, detached, single storey dwelling, with detached 1.5 storey ancillary residential accommodation to its direct south. There is also a large detached stable block to the east. The ancillary accommodation is finished in red brick and natural stone, with a steeply pitched roof and 1no. chimney.”

“The site is accessed via a long private driveway which connects to a shared lane off Cotton Road. Upon reaching the dwelling, the driveway splits, leading to the dwelling and stables to the north and the ancillary accommodation to the east. There is a tarmac parking area directly adjacent to the south of the ancillary accommodation, with shared patio areas to the north.”

“X/2005/0251/F – Refurbishment of existing outbuildings to provide ancillary accommodation for elderly relative as an extension to existing dwelling house – Approved…”

“It is of note that the ancillary building present on site was not constructed as approved, as shown by the existing and proposed elevations attached to approval X/2005/0251/F, below. Hence, the current proposal does not involve any internal or external changes, despite showing different elevations to the approval. Considering the amount of time between the approval and today, this breach is immune from enforcement action.”

“Criteria D of CTY 4 calls for the reuse or conversion to not unduly affect the amenities of nearby residents. In this instance, while the use of the building as a dwelling would not necessarily cause unacceptable impacts to the residents of the main dwelling at 81 Cotton Road, I am not satisfied that potential future residents of the proposed new dwelling would have a sufficient level of amenity.”

“As noted above, the proposal does not involve any private amenity space for the dwelling. It is part of the criteria for ancillary accommodation that the amenity space should be shared between the host dwelling and the annex, as noted in Appeal Case 2015/E005. Hence, the lack of private amenity space was deemed acceptable for the annex under X/2005/0251/F but ultimately would not be acceptable for a dwelling in its own right.”

“Ample parking will be provided in accordance with Creating Places standards. DFI Roads was consulted on the proposal, and offered no objections on the basis that the existing visibility splays at the site’s entrance would be retained in perpetuity.”

“The application form indicates that the proposal will utilise a septic tank for foul sewage disposal. NI Water and NIEA WMU were both consulted on this aspect of the proposal and offered no objections.”

“Plenty of car parking was provided and DfI Roads were consulted and have no objections. The proposed dwelling would be using a septic tank and NI Water and NIEA Water management unit offered no objections. In summary, the Planning Department was satisfied that the proposed dwelling failed to meet the relevant planning policy requirements contained within the SPPS and CTY4 of PPS21.”

“Alderman McIlveen was unsure it fitted within the SPPS and quoted an aspect of that. He wished to ensure that the grounds of refusal were correct. The Planning Officer referred to the 3 refusal reasons and made particular reference to that the proposal was contrary to Paragraph 6.73 of the Strategic Planning Policy Statement for Northern Ireland in that the building does not constitute a “locally significant building”. The proposal was for a new building in the countryside.”

“Proposed by Alderman Smith, seconded by Alderman McAlpine, that the recommendation be adopted, that planning permission be refused. Alderman Smith stated that the Officer had outlined the aspects, there was no amenity space and he agreed with the assessment of the application. The proposal was put to the meeting and declared CARRIED with 9 voting FOR, 1 AGAINST, 5 abstentions and 1 ABSENT.”