Dwelling and garage at Land Approx 35M N.E of 65 Gortlenaghan Road Cabragh, Dungannon

What was proposed

The application sought outline permission for a dwelling and domestic garage as a countryside gap-site development under policy CTY 8.

“LA09/2025/1031/O ACKN Development Management Officer Report Committee Application Summary Committee Meeting Date: April 2026 Item Number: Application ID: LA09/2025/1031/O Target Date: January 2026 Proposal: Dwelling and domestic garage in a gap site under planning policy CTY 8 of PPS 21 Location: Land Approx 35M N.E of 65 Gortlenaghan Road Cabragh Dungannon…”

“…character and the predominant land uses are agricultural fields, commercial businesses, groups of farm buildings and detached dwellings. To the south of the site is a single storey dwelling and further north is an engineering business. The application site is a field with a downwards sloping topography from the roadside to the back of the site. There are hedging and trees along all boundaries of the site.”

Officer report

Planning history

The application site had no planning history, although an earlier record concerned a new dwelling.

“Representations Press advertisement and neighbour notification have been carried out in line with the Council's statutory duty. At the time of writing, no third-party objections were received. Planning History No planning histories at the application site.”

“22m, the plot frontage of No.65 is 51m, the adjacent field to the north is 73m, there is another small field which has a frontage of 46m and the engineering business at No.101 has a frontage of 51m. I consider the plot size and frontage of the site is too large and when considered with the field to the north, more than two dwellings could be sited in the gap, so the proposal fails this criterion in CTY 8.”

Officer report

Officers’ recommendation

Officers recommended refusal because the proposal failed policies on countryside development, gap-site size, rural character and natural heritage information.

“…amenity. I am satisfied there are no other ecological, historical or flooding issues at the site. Summary of Recommendation: Refuse is recommended The proposal is recommended for refusal as it fails to meet CTY 8 and CTY 14 in PPS 21.”

“Reason 4 As provided for within Article 3 paragraph (6) of the Planning (General Development Procedure) Order (Northern Ireland) 2015, the applicant has failed to provide sufficient information within an acceptable timeframe to enable Mid Ulster District Council to determine the proposal against the policy provisions for Policy NH 5 Habitats, Species, or Features of Natural Heritage Importance in PPS 2 - Natural Heritage in that a biodiversity checklist has not been…”

Officer report

What the speaker said

A speaker supported the infill case, accepted the biodiversity requirement and proposed further information about site capacity and a possible farming case.

Members’ discussion

Members questioned whether the whole gap could accommodate more than two homes and considered that the farming case should be explored.

“The HSP stated that despite not having viewed the site on the ground it would seem to be possible to construct more than two dwellings in the entirety of the gap. The HSP stated that he felt the farm case might be worth exploring further.”

“[name withheld] stated there is the backup of the farming case but felt that it might also be useful for the agent to submit a block plan as to how the site cannot accommodate three dwellings.”

Minutes

The committee’s decision

The committee resolved to defer the application so additional drawings and information could be submitted.

“The HSP was agreeable for the application to be deferred in order to submit drawings and also to advance the farming case which he felt may offer a better alternative.”

“Resolved That planning application LA09/2025/1031/O be deferred for submission of additional information.”

Minutes