19 dwellings at Existing Housing Site At The Junction Of Ardboe Road / Kilmascally Road East Of 87B Kilmascally Road Dungannon

What was proposed

The application sought permission for 19 dwellings, comprising 18 semi-detached houses and one detached house.

“Proposal: Proposed 19 dwellings (18 semi detached and 1 detached)”

Officer report

The site and surroundings

The site lies inside Ardboe’s settlement limit at the junction of Ardboe Road and Kilmascally Road, beside agricultural fields and mature hedgerows.

“The red line of the site is rectangular in nature and sits on the inside of the junction of the Ardboe and Kilmascally roads. The area has the appearance of a scattered development limit, there are a number of…”

“The site is bounded along the South and eastern boundaries by thick mature hedgerows including several large trees and bushes. Along the western boundary with faces the Ardboe Road there is a native species hedgerow and the northern boundary along the Kilmascally Road is open on the ground with a footpath partially completed along its length.”

Officer report

Earlier permission and later changes

An earlier permission covered 14 dwellings, while later discussions considered reducing the current scheme but did not produce further information.

“This application was before the Planning Committee in December 2023 as it was recommended for refusal due to insufficient information being submitted for consideration. The application was deferred for a meeting with the Service Director and following confirmation of a change in the agent on 11 December 2023, the meeting took place on 18 January 2024.”

“Members are advised planning permission was granted for 14 houses on this site, ref !/2005/1551/F. Permission was granted on 16/10/2009 for 8 No semi-detached and 6 No detached dwellings. That permission was to be commenced by 16 October 2014 and had a number of pre commencement condition in relation to the provision of the access, agreement of the street lighting scheme and the consideration of the geotechnical ground conditions.”

Officer report

Why refusal was advised

Refusal was advised because the scheme was considered overdeveloped, out of character, short of private and public open space, and without wastewater capacity or required information.

“These properties will have rear gardens with a depth of approx. 5m, when it is recommended gardens should be 10m in depth and again illustrates how dense the proposed development is. The amount of private amenity space is recommended to be an average of 70sqm per property with no property less than 40sqm.. Private amenity space is the area set behind the rear wall of the dwelling and is screened off from public views.”

“There is no provision for any public open space within the development, as required by OS1 of PPS8 (while it refers to 10% for schemes of 25 units or over, it also requires appropriate levels of Open Space for all schemes). The site defines the boundary of Ardboe on the south and east sides, Creating Places has a requirement for landscaped buffers of 8 – 10 metres along these boundaries to provide a definition to the settlement.”

Officer report

What was said at the meeting

The planning policy officer said the agent had not secured agreement with NI Water and might submit a reduced scheme using different house types.

Members’ discussion

The Chair noted that the earlier permission was for 14 dwellings and that officers had concerns about adding five more homes.

“The Chair said that originally there was 14 dwellings on site and part of officers’ concerns was the increase in 5 extra dwellings.”

Minutes

The decision

The application was deferred to allow the agent to submit a reduced scheme for consideration.

“Resolved That planning application LA09/2022/0226/F be deferred to allow the agent to submit reduced scheme for consideration.”

Minutes