Dwelling and garage at 40M North West of No 109 Drumenny Road Ardboe, The Diamond
Summary of planning committee decision
Deferred by Mid Ulster Planning on 4 Nov 2025.
What was proposed
The application proposed a dwelling and garage, including culverting a watercourse.
“Characteristics of the Site and Area The application site is in the countryside and outside any settlement limits as defined in the Cookstown Area Plan 2010. The surrounding area is rural in character and the predominant land uses are agricultural fields, groups of farm buildings and detached dwellings on single plots. To the southeast and immediately adjacent to the site is a one and half storey dwelling at No.109.”
Officer report
Officers’ recommendation
Officers recommended refusal because the proposal failed policies on artificial watercourse modification and natural heritage information.
“June 2025 and 24 th September 2025 and at the time of writing this information has not been submitted. On the 24 th September 2025 the agent was given a final 14 days to submit the information as the case officer has been asking for it for a year and to date none of the information has been received. Therefore, the proposal fails to meet FLD 4 as there is no engineering reason why the watercourse needs to be culverted.”
“Summary of Recommendation: Refuse is recommended The proposal is recommended for refusal as it fails to meet FLD 4 in PPS 15 and NH 5 in PPS 2. Refusal Reasons Reason 1 As provided for within Article 3 paragraph (6) of the Planning (General Development Procedure) Order (Northern Ireland) 2015, the applicant has failed to provide sufficient information within an acceptable timeframe to enable Mid Ulster District Council to determine…”
Officer report
Consultation responses
Roads had no concerns subject to a plan, while environmental consultees were content subject to meeting the watercourse policy.
“Shared Environmental Service stated in their consultee response dated 16 th June 2025 and NIEA Water Management Unit stated in their consultee response dated 12 th June 2025 that they are content subject to the proposal meeting the criteria in FLD 4 in PPS 15. PPS 3 – Access, Movement and Parking Policy AMP 2 – Access to Public Roads The site does not access onto a protected route, so I have no concerns in this regard.”
Officer report
The committee’s decision
The committee deferred the application to consider an amended scheme earlier in the meeting.
“LA09/2024/0632/F Dwelling and garage including culverting of watercourse at 40m NW of 109 Drumenny Road, Ardboe for Anthony Mallon…”
“Agreed that application be deferred to consider amended scheme earlier in meeting.”
Minutes
Sources
- Mid Ulster Planning minutes, 4 November 2025
- Agenda and papers (council website)
Source: Plota analysis of Mid Ulster's committee minutes and officer report. Quotations are the council's own words; headings and summaries are Plota's.
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See the API →At the meeting
- Committee
- Mid Ulster Planning
- Council
- Mid Ulster
- Date
- Tuesday 4 November 2025
- Recommendation
- Officers recommended refusal
- Committee decided
- Deferred
- Minutes
- The council's minutes
- Meeting
- Agenda and papers (council website)
- Application
- The application (council website)
- All decisions
- Mid Ulster committee decisions →
This committee's year
76 decisions in the 12 months to this meeting, 4 against officer advice.
Source: Plota analysis of the committee's minutes.