Dwelling and garage at Lands adjacent and 50 metres north-east of 12 Monaghan Road, Armagh

What was proposed

Full planning permission was sought for a one-and-a-half-storey detached dwelling and single-storey detached garage, using the existing access to 12 Monaghan Road.

“Full planning permission is sought for a one-and-a-half-storey detached dwelling and single-storey detached garage, located within the eastern portion of the site. The dwelling is proposed to be orientated parallel to the adjacent stretch of public road, and to the rear of the dwellings at 49 and 50 Cregagh Gardens. The proposed garage is located to the side of 45 and 46 Cregagh Gardens, outside the curtilage of these properties.”

“The dwelling is proposed to be accessed via the existing access to 12 Monaghan Road, with two openings created within the band of mature coniferous trees which separate the site’s eastern portion from its western portion.”

Officer report

The site and surroundings

The site lies within Armagh’s settlement limit, with an overgrown eastern area beside Cregagh Gardens, mature boundaries and higher ground than neighbouring homes.

“The western portion of the application site is located within the domestic curtilage of the dwelling at 12 Monaghan Road, Armagh, and includes the hard surfaced access to said dwelling and a portion of lawn. The eastern portion of the application site is comprised of an overgrown portion of land adjacent to the curtilage of neighbouring dwellings (namely, 45 and 46 Cregagh Gardens) and rear of neighbouring dwellings (namely, 49 and 50 Cregagh Gardens).”

“The topography of the application site is generally level. The eastern portion of the site is positioned above the level of the immediately neighbouring dwellings within Cregagh Gardens. There are short and mid-distance views of the site’s eastern portion of the site as one travels along Monaghan Road in a west-south-westerly direction towards the site, and from within the residential development at Cregagh Gardens located to the site’s east.”

Officer report

Earlier permissions

Earlier permissions covered a double garage, a bungalow and a site for a dwelling on parts of the application site.

“O/1979/0779: (relates to the western portion of the site, and includes the curtilage of the dwelling at 12 Monaghan Road): “Proposed double garage”; permission granted on 13/11/1979.”

“O/1984/0525: (relates to the eastern portion of the site, and includes land located to the south of the site): “Site for dwelling”; permission granted on 14/11/1984.”

Officer report

Consultees and residents

DfI Roads and Historic Environment Division had no objections, while NI Water recommended refusal and Environmental Health requested a contamination risk assessment; no representations were received.

“NI Water: refusal recommended, due to critical NI Water public sewer(s) traversing the site, which is not possible to be diverted.”

“Environmental Health Department (EHD): identified that the application site is located on land which was previously a railway line and therefore is at risk of land contamination, and has requested a Stage 1 risk assessment.”

Officer report

Who spoke

The Principal Planning Officer presented the application, explained the assessment and answered members’ questions at the Chair’s invitation.

Members’ debate

Members discussed the six refusal reasons, the information requested from the agent, the time available and the absence of a full assessment.

“COMMENTED: by the Chair, Councillor Kevin Savage , that there were 6 reasons for refusal listed and it would have been helpful had the applicant submitted the requested information. He queried if he was right in assuming that there was substantial information that had not been provided.”

“ADVISED: by the Principal Planning Officer ([name withheld]) that Officers did try to engage with the agent and had written out requesting information and the agent felt they did not need not provide the information requested but did not say why.”

Minutes

The vote

The Vice-Chair proposed refusal, Councillor Armstrong seconded it, and no alternative proposal was made.

“MOVED: the meeting, by the Chair, to Members’ decision.”

“AGREED: on the proposal of the Vice-Chair, Councillor O’Dowd, seconded by Councillor Armstrong, that Application No: LA08/2023/2037/F by Ciaran McGinn, be refused. NOTED: that there were no counter proposals made.”

Minutes

The decision

The committee refused the application after members agreed that the requested information had not been supplied for officers to assess the proposal fully.

“COMMENTED: by the Chair, Councillor Kevin Savage , that the information had not been supplied to Planners so they could fully consider the application and felt the proposed recommendation was the only course of action open to Members.”

“COMMENTED: by Councillor Armstrong that he concurred with the previous comments. The information had been requested in order for Officers to make an informed decision on the application and as it had not been, he felt that was the end of the process.”

Minutes