Two semi-detached homes at Lands Between 14 and 16 Lancedean Road, Belfast

The site and surroundings

The 0.1-hectare site lies within Belfast’s development limit and slopes from Lancedean Road towards Upper Knockbreda Road.

“Description of Site The application site relates to an area of land measuring 0.1ha and is located within the development limit of Belfast. The site is white land within the BUAP and both versions of BMAP. The site slopes from the Lancedean Road to the Upper Knockbreda Road.”

“The dwellings located on the northern side of Lancedean Road are predominantly semi- detached properties with a 2 storey elevation fronting onto Lancedean Road and a 3 storey elevation to the rear facing the Upper Knockbreda Road. The properties along Lancedean Road vary in terms of materials, scale and massing and design.”

Officer report

Earlier applications

Earlier permissions covered two homes and one dwelling, while a later application for two three-storey homes was withdrawn.

“LA04/2019/2950/F - Demolition of 4 garages, construction of a dwelling house to include one replacement garage, house to be part single, part two storey and associated site works. Permission granted 23/06/2020”

“LA04/2024/0999/F – Demolition of 4no. garages and erection of 2 no. semi-detached 3 storey dwellings. Application withdrawn.”

Officer report

Why officers supported it

Officers considered the proposal acceptable because its split-level design reflected nearby homes, respected the site’s character and addressed amenity impacts.

“A key consideration of this application is the topography of the site which falls in a downward slope from the Lancedean Road towards the Upper Knockbreda Road. The proposed development accommodates the topography in an acceptable manner using split-level design, comparable to neighbouring dwellings. The Residential Design SPG is supportive of the use of split-level dwellings on sloping sites which do not require prominent retaining walls.”

“The proposed split-level design, with a two-storey frontage and three-storey rear elevation would mirror the design of the 7 properties from no. 2-14 which are split level (part 2 and part 3 storeys). Following amendments to the proposal, it is considered the proposed landscaping assists with integration and mitigates the visual impact of the proposal.”

Officer report

Who spoke

A resident spoke for 17 affected households, alleging inaccuracies and raising concerns about size, overlooking, light, parking, access and tree roots.

What members debated

A member agreed that overlooking and conflict between tree roots and the proposed foundations were concerns, while officers noted the Tree Officer’s position.

“A Member stated that she agreed with the concerns of the objectors in that there would be a degree of overlooking and that the root protection area of the existing trees conflicted with the proposed foundations.”

“The Planning Manager pointed out that BCC Tree Officer had offered no objection with regard to the existing trees.”

Minutes

The committee vote

Ten members voted to refuse permission and nine voted against the refusal proposal, which was carried.

“That the Committee refuses to grant planning permission on the basis that the design of the proposal was not complementary to the surrounding area and delegates authority to the Director of Planning and Building Control to finalise the reasons for refusal.”

“On a vote, ten Members voted for the proposal with nine against and it was declared carried.”

Minutes