Dwelling and garage at 35m South of 31 Ballygowan Road, Comber

“The site lies approximately 35m south of 31 Ballygowan, Comber. It comprises grass and slopes downwards from north to south. The site is bound to the north by a post and wire fence and some vegetation. There is a road to the north and agricultural fields to the east, west and south. It is outside of, and on the South-west side of the defined settlement limit of Comber. The site is accessed off the northern side of the Ballygowan Road, a protected route.”

“The existing access road also serves Comber Household Recycling Centre, Comber Cemetery and a Timber and Building Supplies yard as well as several existing dwellings and commercial units.”

“SITE 1: HISTORY Reference: LA06/2018/0004/O Proposal: Site for dwelling Address: 25m south of 31A Ballygowan Rd, Comber Decision: APPEAL UPHELD (Ref 2019/A0024, 11/03/2020) Reference: LA06/2021/0149/RM Proposal: Dwelling and garage Address: 25m South of 31A Ballygowan Road, Comber Decision: PERMISSION GRANTED (16/04/2021)”

“The planning history shows that several single dwellings have been approved within the cluster defined by the PAC decision.”

“Development of the site can be absorbed into the existing cluster through rounding off and consolidation and will not significantly alter its existing character, or visually intrude into the open countryside.”

“The proposed development is partially included within the outer edge of the cluster defined by the PAC decision. Given that the site is located alone and not bounded on at least two sides, a dwelling on this site will appear as a visual anomaly and will significantly alter the character of the area and intrude it into the open countryside. The proposal fails this criterion.”

“Suburban Style Build up The proposed dwelling is deemed to be at total odds with the existing cluster of development north of the site. The proposed dwelling will appear as an isolated site void of any relationship with the existing cluster. The proposal will create a suburban style of development not acceptable in the countryside.”

“The application had been brought before Members due to a call-in by Alderman McIlveen to consider whether the application met the criteria of CTY2a of PPS 21, given that it was located within an established and recognised cluster as identified in the PAC decision referred to in the Case Officer’s Report. There had been no third-party representations in respect of the application and consultees had raised no objections.”

“The site itself, as identified within the presentation, had been located approximately 35m south of 31 Ballygowan Road, outside the settlement limit of Comber and within the countryside. The presentation had provided wider context of the site and surrounding area, illustrating that the site was set within open fields, with land levels rising to the west.”

“The Officer explained that the map had been submitted with the application and she pointed to markings that showed where a dwelling had since been constructed and she pointed out that the proposal site lay below the established line of development. She referred to Policy CTY8. Alderman McIlveen was unable to tell from the images if the site was bounded on the eastern side, he felt that the images presented were unreliable in that regard.”

“Councillor Kendall further queried development and the boundaries towards the A21 and it was advised that this area was clear of development. Councillor Wray sought clarification on the current and potentially removed site boundaries, noting access issues to the north of the site and the Officer confirmed that the removal of the vegetation for access on the northern side would open up the site further and reduce enclosure.”