Changed house type at Land Approx 71M South East of 29 Crancussy Road, Cookstown

“LA09/2025/0164/F ACKN Development Management Officer Report Committee Application Summary Committee Meeting Date: March 2026 Item Number: Application ID: LA09/2025/0164/F Target Date: June 2025 Proposal: Proposed change of house type and entrance location Location: Land Approx 71M South East of 29 Crancussy Road Cookstown…”

“The application site is located in the rural countryside approximately 1 miles north west and outside of the settlement limits of Gortacladdy as defined in the Cookstown Area Plan 2010. The 0.2 ha site comprises a square plot of land that sits on the edge of the Crancussy Road.”

“An elongated agricultural shed sits opposite and adjacent to the site. The wider surrounding environment consists mostly of agricultural fields with a number of dwellings and farm buildings dotted all along the Crancussy Road. Description of Proposal This is a full application for a proposed change of house type and entrance location.”

“Figure 1 above provides evidence that the vehicular access was never implemented as approved prior to the pouring of concrete. Moreover it is evident that the access as approved has never been implemented. Contrary to the approved plan, an access was created from the Crancussy Road.”

“All of the above evidence provides that while the concrete was poured prior to the expiry of 16/11/2005, development cannot be taken to have lawfully commenced because the works carried out are not as approved and a number of pre-commencement conditions have not been adhered to.”

“…this should be noted as a dangerous issue. – DfI Roads have been consulted in this application and have offered no objection / safety concerns to the new access arrangements. • There is a lack of information available associated with the application on the potential impact to the ASSI to fully assess the impacts of the proposal on natural heritage and interests of the ASSI. – Concurred, see PPS 2 consideration above.”

“The agent has been asked to provide ecological information to further assess the site under PPS 2: Natural Heritage. This information has not been forthcoming and this is addressed in the report. The recent removal of vegetion does not change the planning department’s conclusion that development has not lawfully commenced at this site.”

“The Chair enquired if this development could still take place under the old application and enquired if building control was triggered at that time. The Chair said that he was aware that it was a change of house type but enquired if they could proceed with the previous application as was.”

“The Chair said that it would strike him as being unfortunate as the applicant had gone to some degree of considerable expense putting in the footings etc. and then to find out that it was all for nothing.”

“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.”

“Countryside) of PPS 21: Sustainable Development in the Countryside, in that the site lacks long established natural boundaries. Reason 4 The proposal is contrary to Policy CTY 14 (Rural Character) of PPS 21: Sustainable Development in the Countryside, in that the new building would be unduly prominent in the landscape.”