Offsite replacement dwelling at Lands 40 Metres North West of 32 Corlea Road Galbally, Dungannon

What was proposed

The application sought an outline offsite replacement dwelling on land 40 metres northwest of an existing road address.

“Figs 2 & 3: Site outlined red with building to be replaced circled yellow in Fig 3 and preferred location of replacement dwelling circled blue. The site is an irregular shaped plot located to the rear of existing development, comprising three dwelling (no. 32A, 32 & 34 Corlea Road) and a farm group, running along the west side of Corlea Road.”

“Figs 9, 10 & 11: Critical view of the preferred location for the replacement dwelling from the Corlea Road on the southwest approach whereby it would occupy a prominent skyline position in the landscape outlined red the area outlined blue contains remaining lands within overall site which are also prominent. The wider area is rural in character and has a dispersed settlement pattern.”

Officer report

Why officers recommended refusal

Officers considered the building lacked the essential characteristics of a dwelling and therefore breached countryside replacement policies.

“Key Policy Considerations Dungannon and South Tyrone Area Plan – The site is located in the rural countryside outside any designated settlement. The Strategic Planning Policy Statement for Northern Ireland – Retains the policy provisions of Planning Policy Statement 21: Sustainable Development in the Countryside.”

“Having carried out a site inspection and investigations of orthophotography, google streetview (no images as screened to rear of existing building) and PRONI available I was not content that a replacement opportunity existed on this site under Policies CTY1 and CTY3 of PPS 21.”

Officer report

The building’s former use

The applicant’s evidence described historic dwelling use, but officers considered it insufficient and identified another building as the original dwelling.

“Taking account of the above it was acknowledged the applicant cannot yet avail of another potential opportunity under policy CTY 10 which allows for a dwelling every 10 years given the approval for the applicant’s daughter under planning application LA09/2017/1798/F (Granted 7 th June 2018 - 10 years later 7 th June 2028) hence the current proposal for a replacement dwelling.”

“Appendix 3 & 4: Internal photo of building’s north gable fireplace location and previous window position; and south gable, respectively. Whilst the additional information submitted in support of the proposal was considered further at an internal planning meeting, the opinion remains that it is contrary to PPS 21, Policies CTY 1 & CTY3 Replacement Dwellings in that the building to be replaced ‘does not exhibit the essential characteristics of a dwelling’.”

Officer report

Consultation and representations

Roads officers had no objection subject to standard conditions, and no objections were received from interested third parties.

“Re-consultation on the Draft Plan Strategy closed at 5pm on 24th September 2020. The period for Counter Representations closed on 18th December 2020. On the 28 th May 2021 the Council submitted the draft Plan Strategy to DFI for them to cause an Independent Examination, In light of this, the draft Plan Strategy does not yet carry determining weight.”

“DfI Roads were consulted in relation to access, movement and parking arrangements and had no objections to the proposal subject to standard conditions and informatives, which could be applied to any subsequent decision notice to comply with the requirements of PPS 3 Access, Movement and Parking.”

Officer report

Who spoke

A planning officer presented the refusal recommendation, while the head of local planning and three councillors addressed the building’s characteristics.

What members debated

Members discussed changes to the building, possible loft and dwelling features, its hillside setting, laneway and old stone wall.

“Councillor Varsani stated that she had attended the site visit and what struck her was that the building was built into the hillside for shelter which is not a feature of the more modern barns. The Councillor also felt the height of the building is more suggestive of a dwelling. Councillor Varsani also referred to the laneway and that such a laneway usually ran past a homestead.”

“Councillor McElvogue stated he attended the site visit and that upon entering the building you could see an old stone wall and that along with the window in the gable wall he felt the building definitely looked like it would have been a dwelling in the past.”

Minutes

The committee’s decision

The committee approved the application subject to conditions delegated to officers, following a proposal and seconding by councillors.

“Councillor Varsani proposed that the application be approved. Councillor Varsani stated that those Members attending the site visit spent a lot of time at the building and it was felt that there was enough to say that the building had previously been a dwelling.”

“Resolved That planning application LA09/2025/0876/O be approved subject to conditions as delegated to officers.”

Minutes