Dwelling and domestic garage at 85M South West of No 53A Ranaghan Road, Maghera

What was proposed

The application sought outline permission for a dwelling and domestic garage on a site south west of an existing house on Ranaghan Road.

“LA09/2024/1401/O ACKN Development Management Officer Report Committee Application Summary Committee Meeting Date: October 2025 Item Number: Application ID: LA09/2024/1401/O Target Date: March 2025 Proposal: Proposed site for dwelling and domestic garage Location: 85M South West of No 53A Ranaghan Road Maghera…”

Officer report

Why officers recommended refusal

Officers considered the gap too large for infill, harmful to the rural visual break and likely to create ribbon and suburban development.

“Whilst the red lined site boundary is big enough to accommodate a single dwelling, the remaining gap to the east of the site affords the additional sufficient space to accommodate at least two more dwellings. Therefore the gap as a whole is considered to be too large to meet this exception, in that the gap amounts to a visual break from the remaining built up development either side of it, and not a viable infill dwelling opportunity.”

“Conservation and Ramsar sites. This was assessed in accordance with the requirements of Regulation 43 (1) of the Conservation (Natural Habitats, etc) Regulations (Northern Ireland) 1995 (as amended). This proposal would not be likely to have a significant effect on the features, conservation objectives or status of any of these sites.”

Officer report

Consultation and representations

DfI Roads raised no objection subject to a standard access condition, and no third-party representations had been received.

“Planning Assessment of Policy and Other Material Considerations Policy Consideration Section 45(1) of the Planning Act (NI) 2011 requires the Council, in dealing with an application, to have regard to the local development plan (LDP), so as far as material to the application, and to any other material considerations. Sections 6(4) requires that the determination of proposals must be in accordance with the LDP unless material considerations indicate otherwise.”

“Planning Policy Statement 3 – Access, Movement and Parking Policy AMP 2 of PPS 3 permits direct access onto a public road where it does not prejudice road safety or inconvenience the flow of traffic. The proposal involves the construction of a new access to a public road. DfI Roads were consulted and provided no objection to the proposal subject to the inclusion of the standard outline access condition (see response dated 20/12/2024).”

Officer report

What was said to the committee

The agent supported the proposal, saying it matched surrounding plot sizes and rural character; officers highlighted the visual break between fields.

Members’ discussion

Members discussed the varying plot sizes, frontage arrangements and whether a site visit would help assess the gap and visual break.

“The HSP stated there is clearly a lot of development in the area and in his view a gap which looks significantly large. The HSP felt it is quite tricky to establish an average plot size because there is a mixture of plot sizes in the area and that Members may benefit from a site visit to try to establish these. The HSP sought clarification in that not all the existing dwellings share a common frontage.”

“[name withheld] stated that no.50a does have a frontage although it may be sited gable on and that there is development to the East and West of the site but that it is only when you are on the ground that you get an appreciation of the visual break that the two fields give between no.50a and no.56 which she felt did not represent a small gap and that a site visit in this case may be useful.”

Minutes

The committee’s decision

The committee resolved to defer the application so members could undertake a site visit.

“Resolved That planning application LA09/2024/1401/O be deferred for a site visit.”

Minutes