Retail unit at Lands adjacent and to the west of Home Bargains, Unit 1, 11 Melmount Road, Strabane

The site and surroundings

The site was a gravelled and partly tarmac area within a larger retail site, surrounded by housing, a school, care facilities and community uses.

“Site and Surrounding Area The application site is the vacant north east corner of a larger site at 11 Melmount Road which contains retail units, servicing areas and a surface level car park. The application site includes the access road to the larger site. The site comprises a gravelled area with a section of tarmac to the south and grassed area to the eastern alongside the roadside.”

“The northern boundary of the larger site with the adjacent dwellings at Meenashesk Place and Lisnafin Park is 1m high red brick wall with 1m high palisade fence on top. These dwellings sit at a slightly lower level below the site. The southern boundary of the larger site is a grass banking with trees along the part of this boundary with the vacant gravelled area and the car park.”

Officer report

Earlier planning history

Earlier permissions covered retail development, changes to existing units, car parking, a bookmakers and other commercial proposals on the wider site.

“Planning H istory LA11/2015/0349/F Permission Granted 30.08.2016 Partial demolition of existing arcade to front of existing building replacement of existing cladding and installation of new parapet to front façade, designation of car parking spaces within existing carpark. J/2014/0323/LDP Permission Granted 05.06.2015 Internal reconfiguration of former Longs Retail Development to accommodate Home Bargains.”

Officer report

What officers recommended

Officers recommended approval after assessing the proposal against planning policies, planning history, consultation responses and representations.

“Having considered all material considerations, including the relevant planning policies within the local development plan, relevant planning history, consultations and representations etc. approval is recommended subject to the conditions outlined in paragraph 13 below.”

Officer report

Retail and design assessment

Officers considered the shop would address local retail shortages, support choice and competition, fit the site and avoid significant town-centre harm.

“The site is white land not zoned for any particular use and is located outside of the town centre, approx. 680m south west of the town centre boundary. The development proposes to provide a local neighbourhood shop (356 sqm gross / 225 sqm net floorspace) selling convenience grocery goods to meet local daily needs of residents of south Strabane. The Planning Statement advises this will be a Tesco Express.”

“As assessed above, the proposal is for a local neighbourhood shop required within this particular area to serve the surrounding local population, therefore a site within or on the edge of the town centre would be an unsuitable location for this proposal.”

Officer report

Concerns from residents

Residents objected over consultation, local shops, traffic, drainage, noise, lighting, amenity, pollution, vermin, property values and possible antisocial behaviour.

“Request more comprehensive assessments are conducted with public consultation and input from affected residents to evaluate impacts on vermin, construction noise, traffic, air and light pollution, water and sewerage network, and market value of property Consideration : The proposal does not meet the threshold for a major development and therefore is not required to undertake pre-application community consultation.”

“Consideration : Traffic associated with the proposed development is not likely to have a significant impact on local air quality. Pests/Vermin • Waste deposited between the wall at 7 Meenashesk Place and the site provides ideal nesting for vermin which will be displaced and infest nearby homes once construction begins • Tesco Express supplies groceries and produces food waste which could attract rodents which pose health hazards and can lead to property damage Consideration…”

Officer report

Who spoke

The agent spoke in support of the recommendation, while an architect and traffic consultant also attended.

The committee vote

A proposal to support approval was made and seconded, and members voted unanimously in favour.

“Councillor Leonard Proposed, Seconded by Councillor Gallagher to support the recommendation to approve planning permission.”

“The outcome of the vote was unanimous in support of the proposal.”

Minutes

The final decision

The committee approved the application subject to the conditions set out in the report.

“The Committee Resolved to support the Officer recommendation to approve application LA11/2024/0314/F, subject to conditions as outlined within the report.”

Minutes