Farm dwelling and garage at Lands 100M South of 34 Dromore Road, Caledon

“The proposal is contrary to Policy CTY1 of Planning Policy Statement 21, Sustainable Development in the Countryside in that there are no overriding reasons why this development is essential in this rural location and could not be located within a settlement.The proposal is contrary to criterion (c) of Policy CTY10 of Planning Policy Statement 21, Sustainable Development in the Countryside in that the proposed dwelling is not…”

“Photograph of site, taken from north-east looking south-west The site is located within the rural area approximately 3.4km north-west of Caledon and 1.5km south of Minterburn along the Dromore Road and is outwith any settlement limits as set down in the Dungannon and South Tyrone Area Plan 2010. The site is a 0.44ha roadside agricultural field located approximately 75m to the south of a two storey farm dwelling and associated farmyard.”

“Figure 2 – Google imagery dated April 2011 (c) The new building is visually linked or sited to cluster with an established group of buildings on the farm and where practicable, access to the dwelling should be obtained from an existing lane. The proposed dwelling is sited on the opposite side of the public road and approximately 75m from a farm grouping to the north of the site. The proposed dwelling and garage will be sited approximately 120m from the existing farm group.”

“I hold the view that as the proposal is not visually linked or sited to cluster with an established group of buildings on the farm it fails under criterion (c) of CTY 10. As it fails to meet CTY 10 of PPS 21, it also fails to meet CTY 1 of PPS 21. I also consider it fails to meet CTY 13 & CTY 14 of PPS 21 and I therefore must recommend refusal.”

“[name withheld] stated that the application relates to a family farm business dating back 60 years and that the original farm house dates back 200 years. [name withheld] stated that the applicant’s father has spent a lifetime working the lands and has helped to inform the application and the site in question. [name withheld] stated that there was a previous application for a similar proposal which was granted in 2007.”

“[name withheld] referred to discussion to locating to the North of the existing farmhouse and felt that this will have a greater impact in terms of potential flooding and the dwelling being a more prominent feature when viewed from the Minterburn Road which is the main route of traffic going past the location.”

“The HLP stated that a site visit is not a forum for discussion with the applicant. In terms of exceptionality of alternative sites, it is provided there are no sites available at another group of buildings on the farm and where there are demonstrable health and safety reasons or verifiable plans to expand the farm business.”

“The Chair, Councillor S McPeake proposed a site visit as he felt Members need to be on the ground to appreciate separation distances.”

“Resolved That planning application LA09/2025/0273/F be deferred for a site visit.”