Replacement dwelling and garage at 40M North East of 22 Ballydermot Road, Bellaghy

What was proposed

The application proposed a replacement dwelling and garage 40 metres north-east of 22 Ballydermot Road.

“LA09/2025/0058/F ACKN Development Management Officer Report Committee Application Summary Committee Meeting Date: July 2026 Item Number: Application ID: LA09/2025/0058/F Target Date: May 2025 Proposal: Replacement Dwelling and Garage Location: 40M North East of 22 Ballydermot Road, Bellaghy…”

Officer report

The site and surroundings

The rural site contains an existing dwelling, agricultural buildings and a large field that rises towards surrounding roads and neighbouring homes.

“The site is located in the rural countryside approximately 1 mile outside and south of the Bellaghy settlement limit as defined in the Magherafelt Area Plan 2015. The 0.97 hectare area site encompasses a large agricultural field which sits to the rear of no. Ballydermot Road.”

“The south eastern boundaries of the site are marked by the existing single-storey dwelling to be replaced and farm buildings which provide a visual barrier to the site when viewing it from the east. Though this is a rural countryside site, the immediate surrounding area is defined by a high volume of detached dwellings (mostly single storey), some of which are grouped together and others existing as standalone dwellings broken up by agricultural fields.”

Officer report

Earlier planning history

Outline permission for a replacement dwelling and garage at the site was granted in 2024, while permission was also granted for an adjacent replacement dwelling.

“Relevant planning history On-site LA09/2024/0012/O - Replacement dwelling and garage - 40 Metres North East of No. Ballydermot Road Bellaghy – Permission Granted 05/04/2024 Adjacent to site LA09/2022/1096/F - Replacement of existing single storey dwelling at 22 Ballydermot Road with new detached 2 storey dwelling, with new access from Ballydermot Road and associated landscaping - 22 Ballydermot Road Castledawson BT45 8BX – Permission…”

Officer report

Why officers recommended refusal

Officers considered the proposed two-storey dwelling too large and prominent to integrate, with greater visual impact than the existing building.

“…provided. Therefore the siting of the dwelling outside the established curtilage in this full application is also accepted. This full application is proposed in place of a reserved matters application. The dwelling proposed initially included a principle ridge height of 8 metres from finished floor levels (reduced to 7.7 metres following amendments).”

“In response, the agent opted to provide a number of amendments, which saw the reduction of the ridge height to 7.7 metres from finished floor levels, the siting shifted slightly further east closer to the existing farm buildings and the reduction in the massing of the dwelling. Further amendments saw the removal of the two-storey garage and a second rear return.”

Officer report

Public representations

No third-party representations were received.

“Case Officer Report Site Location Plan This material is based upon Crown Copyright and is reproduced with the permission of Land & Property Services under delegated authority NIMA CS&LA581 from the Controller of Her Majesty’s Stationary Office © Crown copyright and database rights.”

“Granted 25/08/2023 Representations To date no third party representations have been received. Magherafelt Area Area Plan 2015 The site is located in the rural countryside approximately 1 mile outside of and south of the Bellaghy settlement limit as defined in the Magherafelt Area Plan 2015.”

Officer report

What the agent said

The agent argued that the dwelling would replace outbuildings, follow the landform and have less impact than nearby approved development.

Members’ discussion

Members discussed the ridge-height condition, differences between the sites and whether moving the dwelling could make its position more acceptable.

“[name withheld] advised that there was a 6.5m ridge height condition applied, no siting conditions.”

“[name withheld] stated that a meeting was facilitated with the architect some time ago and that one of the suggestions was to move in the footprint of the dwelling to be replaced so it would be more tightly grouped with existing buildings. [name withheld] advised that whilst there was some slight movement on the siting it was not to the extent officers wanted.”

Minutes

The committee’s decision

The committee deferred the application for a site visit after a proposal by Councillor S McPeake, seconded by Councillor Bell.

“Councillor S McPeake stated that there is a lot of discussion in relation to visual impact and possible solutions on site and therefore proposed a site visit.”

“Councillor Bell seconded Councillor S McPeake’s proposal.”

Minutes