Farm dwelling at 30m South East of 23 Gaults Road, Cushendall

What was proposed

Outline permission was sought for a dwelling on a farm, without detailed plans for its scale or design.

“The application seeks outline planning permission for a dwelling on a farm. No detailed plans have been submitted regarding the scale and design of the proposed dwelling.”

Officer report

The site and its setting

The agricultural site lies outside settlement limits in the Antrim Coast and Glens Area of Outstanding Natural Beauty, accessed by a private lane.

“The application site is a square shaped plot which is accessed via a private lane off the Gault Road which also services a number of other dwellings and buildings within the farm holding. The site is currently used for agricultural purposes. The site is bound to the north-west by mature vegetation, to the north-east by post and wire fencing whilst the remaining boundaries remain undefined as this is where the site meets the wider agricultural field.”

“The application site is located outside of any settlement development limits as identified in the Northern Area Plan (NAP 2016 and lies within the Antrim Coast and Glens Area of Outstanding Natural Beauty. The site is not subject to any further environmental designations.”

Officer report

Earlier permissions

Earlier permissions were granted in 2010 and 2011 for a farm dwelling and detached garage.

“E/2010/0136/O - Permission Granted 10 August 2010 For Dwelling on the farm & detached garage.”

“E/2010/0325/RM - Permission Granted 21 January 2011 for Dwelling on the farm and detached garage.”

Officer report

What officers recommended

Officers recommended refusal because the proposal would harm the setting of a Grade B2 listed building and fail to respect important landscape features.

“The proposal is considered unacceptable in this location having regard to the Northern Area Plan 2016 and other material considerations, including the SPPS. The proposal is contrary to the Strategic Planning Policy Statement for Northern Ireland (SPPS) Paragraphs 6.12 and 6.187, Planning Policy Statement 6: Planning, Archaeology and the Built Heritage (PPS6), Policy BH11 (Development affecting the Setting of a Listed Building) and Planning Policy Statement 2: Natural…”

“The proposal is contrary to the Strategic Planning Policy Statement for Northern Ireland (SPPS) Paragraph 6.12, and Planning Policy Statement 6: Planning, Archaeology and the Built Heritage (PPS6), Policy BH11 (Development affecting the Setting of a Listed Building) in that the proposed development will have an unacceptable impact on the setting of No. Gault's Road, a Grade B2 Listed Building.”

Officer report

Consultation responses

Most consultees raised no objection, but Historic Environment Division initially objected over the effect on the listed building’s setting.

“Advertising: Advertised in the Coleraine Chronicle on the 09.08.2023. Neighbours: Neighbours were notified on 15.08.2023. No letters of support were received on this application. No letters of objection were received on this application…”

“NI Water: No objection DFI Roads: No objection Environmental Health: No objection NIEA: No objection DFI Rivers: No objection DAERA: No objections Historic Environment Division Historic Monuments – No objection Historic Environment Division Listed Buildings – objections raised…”

Officer report

Who spoke

A senior planning officer presented the application, addendum and recommendation to the committee.

Members’ discussion

The senior planning officer said later consultation had withdrawn the heritage objection, and answered questions about the site and listed building.

“However, following deferral of the application further consultation with Historic Environment Division was carried out who, following a further site inspection have withdrawn their objection and are content with the proposal subject to conditions. These conditions are set out in within the addendum which forms part of member’s pack.”

“Given the enclosed and well integrated nature of the application site officials accepted that a dwelling in keeping with those in the immediate vicinity would not appear as a prominent of conspicuous feature in the landscape, and satisfy Policies CTY13 and 14 in respect of Integration and Rural Character.”

Minutes

The committee vote

Nine members voted for approval, with none against and none abstaining.

“Members voted For; Members voted Against, 0 Member Abstained The Chair declared the Motion carried and application approved RESOLVED – That the Committee note the content of this addendum and agree to approve planning permission subject to conditions.”

Minutes