47 residential units at Lands situated 150 metres to the West of Hawthorn Drive fronting onto Springtown Road

The site and its history

The site is outside Derry’s development limits, within the Green Belt, and was previously refused permission for about 83 homes.

“Site and Surrounding Area The site is located on the western boundary of the city and sits wholly within the Green Belt as defined by the LDP 2032. This is an outline application and proposes 47 dwelling units to be accessed through the existing housing development at Hawthorn Way. The site’s access will cross part of an existing agricultural field to connect with the application site where the proposed housing is to be located .”

“Access point to application site through Hawthorn Way 5. Site Constraints The application site is located outside the settlement limits of Derry and is therefore located within the countryside. Land is Green Belt under the LDP 2032. Neighbour Notification Report All relevant neighbours were notified on 6th February 2024 and re-notified on the 13 th May 2024. 7.”

Officer report

Why refusal was recommended

Officers considered the Green Belt location unjustified and found the proposal did not demonstrate compliance with housing, design, access and countryside policies.

“Management policies – GDPOL 1 & 2. The satisfaction for the respective criteria on each of these policies will be considered throughout the following planning report in tandem with other relevant policies. Designation GB 1 Green Belts (GBs) The application site is situated outside the development limits of Derry and within the designated Green Belt.”

“Officers consider that the proposed development is contrary to the aims and objectives of Council’s Green Belt policy, and no site-specific reasons have been demonstrated why this development is necessary in this Green Belt location.”

Officer report

Consultees’ concerns

NI Water, DfI Roads, environmental officers and other consultees raised concerns about sewer capacity, roads, ecology, drainage and construction information.

“Derry Area Plan 2011 (Maps Only) • Building on Tradition: A Sustainable Design Guide for the Northern Ireland Countryside SPG – GDPOL1 – General Development Policy (Draft) SPG - Biodiversity in new developments (Draft) SPG – Balanced Tenure Affordable Housing (Draft) SPG – Lifetime Homes (Draft) DCAN 15: Vehicular Access Standards, and Parking Standards 9.”

“Environmental Health – Require information/clarification on shortcomings in the submitted CEMP report re noise and building processes on site. NIEA Natural Environment Division – Have considered the impacts of the proposal on designated sites and other natural heritage interests and has raised concerns regarding the lack of sufficient or acceptable information to deal with priority species and habitats NIEA Water Management Unit (WMU) – Advise the proposal has the potential…”

Officer report

Who spoke at the meeting

Two agents supported approval, while a DfI Roads official explained that the proposed junction works had not started and access and land-control issues remained.

Members’ concerns

Members questioned the lack of a housing association, unresolved water and roads matters, premature proposals, ecology and land ownership.

“The Senior Planning Officer presented the above application, details of which were previously circulated to Members. An overview of the background to the application was provided and based on material consideration in line with planning policy it was recommended to refuse planning permission, for reasons as outlined within the report.”

“He stated that these were comprehensive assessments and emphasised that the relevant environmental considerations had not been overlooked. [name withheld] further advised that the site was not agricultural land and, as such, had limited ecological value. He reiterated that the necessary reports had been undertaken and submitted in support of the application. Councillor Gallagher sought clarification as to whether a Housing Association would become involved in the development.”

Minutes