Visitor centre and facilities at Land Adjacent to Dunluce House, 87 Dunluce Road, Bushmills

What was proposed

The application proposed demolishing existing buildings and creating visitor, tourism, recreational, educational, retail, food, conference and office facilities with revised access.

“App No: LA01/2023/1247/RM Ward: Portrush and Dunluce App Type: Reserved Matters Address: Lands adjacent to Dunluce House, 87 Dunluce Road, Bushmills. Proposal: Demolition of existing agricultural, storage and cafe/dining/retail buildings, erection of tourist/recreational/educational/hot food/retail/conference and office facilities to include a visitor centre building incorporating tourism, recreational, educational hot food, retail; conference and office uses and the…”

Officer report

The site and surroundings

The site is a prominent coastal location beside Dunluce Castle, with agricultural fields, existing buildings, accesses, boundary walls and limited vegetation.

“That the Committee has taken into consideration and agrees with the reasons for the recommendation set out in section 9 and the policies and guidance in sections 7 and 8 and resolves to REFUSE planning permission subject to the reasons set out in section 10. SITE LOCATION & DESCRIPTION 2.1 The site is located at a prominent coastal location just off Dunluce Road Bushmills.”

“To the north the site is bounded by an existing stone wall and to the south the site is bounded by a stone wall and post and wire fence. To the east the site is bounded by a post and wire fence and wooden fence. To the west the site is bounded by a stone wall. There is limited vegetation located along the boundaries of the site. Lands surrounding this area are predominantly agricultural in nature but there is a dwelling located close to the site.”

Officer report

What officers recommended

Officers recommended refusal because required information about bat protection and access safety had not been submitted, creating conflicts with planning policies.

“The proposed development is considered unacceptable in this location having regard to the Northern Area Plan 2016, and other material considerations, including the SPPS. Further information to demonstrate that there would not be harm to bats, a European protected species and that the proposed access arrangements would meet Department’s published guidance and would not prejudice road safety or significantly inconvenience the flow of traffic has not been submitted.”

“The proposal is contrary to Paragraphs 6.266 of the Strategic Planning Policy Statement for Northern Ireland, Policy AMP 2 of Planning Policy Statement 3: Access, Movement and Parking and criterion (k) and criterion (l) of Policy TSM 7 of Planning Policy Statement 16: Tourism in that the proposed access arrangements are not in accordance with the Department’s published guidance and it has not been demonstrated that the proposed access to the public road would not…”

Officer report

What consultees said

Neighbours raised no objections, while Natural Environment Division, Historic Environment Division and DfI Roads raised concerns; other consultees had no objection or were content.

“External: Neighbours: There has been no objections raised. Internal: DAERA Water Management Unit: No objection. DAERA Natural Environment Division: Objects. DAERA Marine and Fisheries Division: No objection. Environmental Health: No objection subject to informatives. NI Water: No objection. Historic Environment Division: Objects. DFI Roads: Objects. Shared Environmental Services: No objection.”

Officer report

Who spoke

The agent spoke in support, thanking the committee for allowing extra time and stating that roads and natural environment consultees were content.

What members considered

Members received an updated presentation explaining that further information had resolved the natural heritage and access issues, while archaeological matters could be addressed later.

“260225 Development Management Manager presented via powerpoint presentation as follows: • The proposal entails a new visitor centre with car parking at the farm complex immediately adjacent Dunluce Castle, a State Care monument. The application was last presented to the Planning Committee on 27 November 2024. At that time, the Report recommended refusal given non-resolution of natural heritage and access issues.”

“260225 • Archaeology - The site is located within an Area of Significant Archaeological Interest. A condition of the outline permission requires submission of a programme of archaeological work, before development starts, which includes preservation of remains in situ. DfC Historic Environment Division (HED) is not satisfied that the development can proceed on this basis.”

Minutes

The committee vote

The motion to approve was carried with 10 votes for, no votes against and one abstention.

“260225 There were no questions for the speaker. There were no further questions put to the Officer. Proposed by Alderman Hunter Seconded by Alderman Boyle - That Planning Committee note the contents of this Addendum and resolve to APPROVE subject to the below conditions set out at Paragraph 3.0 of this Addendum. This recommendation supersedes that at Paragraph 1.1 of the Planning Committee Report. The Chair put the motion to the Committee to vote.”

Minutes

The final decision

The committee approved the application subject to the conditions set out in the addendum, replacing the earlier refusal recommendation.

“Addendum Recommendation That the Committee note the contents of this Addendum and resolve to defer the application to allow further consultation with Natural Environment Division of NIEA and DfI Roads. This recommendation supersedes that at Paragraph 1.1 of the Planning Committee Report. Addendum 2 Recommendation That the Committee note the contents of this Addendum and resolve to APPROVE subject to the below conditions set out at Paragraph 3.0 of this Addendum.”

Minutes