Three detached dwellings at Land between No 22 Squires View and Nos 57 & 59 Squires Hill Road, Belfast

What was proposed

Outline permission was sought for three detached split-level homes, with parking for two cars per dwelling and a retaining wall along the western boundary.

“The proposal seeks outline permission for 3 no detached residential properties located on a split level of part 2-storey and part 3-storey design. The proposal includes parking for 2 cars within the curtilage of each of the dwellings. A greenface retaining wall is proposed along the western boundary of the site.”

Officer report

The site

The vacant site lies within Belfast’s development limit on a steep gradient between existing homes, with a hedge, trees and an existing retaining wall.

“The site is a vacant parcel of land located between 22 Squires View and 57 - 59 Squires View. The site is located on a steep gradient which falls by approximately 10m from west to east from Squires Hill Road towards the Crumlin Road. The site is also located on a slight gradient when travelling towards the site on Squires Hill Road in a northerly direction, with levels falling from 169.40 to 166.84.”

“There is a hedge located along the western boundary of the site which was planted as part of the landscaping for the overall residential development under application Z/1998/2945 with trees and shrubs located at the southwest of the site. The landscaping of the site was included within the conditions of the original planning permission for 54 houses.”

Officer report

What officers recommended

Officers recommended refusal because the site’s constraints, engineering works, loss of open space, design and dominance over neighbouring property made the proposal unacceptable.

“The proposal is contrary to the Belfast Local Development Plan: Plan Strategy 2035 Policy OS1: Protection of Open Space, in that the loss of the open space would be detrimental to the overall green infrastructure provision in the locality and the redevelopment of the site is not considered to bring substantial community benefits which decisively outweigh the loss of the open space.”

“The proposal is contrary to the Belfast Local Development Plan: Plan Strategy 2035 Policy DES1 – Principles of urban design and Residential Design SPG in that it fails to respond positively to local context and character through architecture and urban form and would, if permitted, result in a form of development that is not of a high quality, sustainable design due to inappropriate engineering operations, ground remodelling works and associated retaining structures and would…”

Officer report

Consultees and objections

Roads and natural environment consultees raised no objection, while NI Water recommended refusal and the Tree Officer requested further information.

“Statutory Consultees DFI Roads- No objections NIEA – no objection NI Water – refusal…”

“Non-Statutory Consultees BCC Tree Officer – further information requested…”

Officer report

What was said

The agent argued that the site was housing land rather than open space and could provide three high-quality homes without harming neighbours or the environment.

Members’ discussion

A member supported development to address antisocial behaviour, while officers maintained that the site was existing open space and unacceptable as proposed.

“A Member expressed his frustration that the application site was referred to as open space and it was locally known as waste ground and historically and that it was understood that houses were to be built on the site. He stated that the application would solve antisocial behaviour issues associated with the site. He added that the proposed retaining wall would retain the character of the area.”

“The Principal Planning Officer explained that the site was previously and currently zoned for housing and a housing development had been approved. She stated that the site did meet the requirement of being existing open space and, in its current form, the application was not considered acceptable.”

Minutes

The committee’s decision

The committee granted permission subject to conditions, delegated authority to finalise them and address relevant subsidence concerns, by thirteen votes to five.

“That the Committee grants planning permission, subject to conditions and delegates authority to the Director of Planning and Building Control to finalise the wording of the conditions and to deal with the concerns about subsidence insofar as they may be relevant and any other issues that might arise, provided that they are not substantive.”

“On a vote, thirteen Members voted for the proposal and five against and it was declared carried.”

Minutes