Proposed dwelling at 22m East of No 16 Chancellors Hall, Newry

“Proposal: The proposal is a full application for the erection of a dwelling. The proposal is for a detached single storey dwelling with a pitched roof and ridge height of approximately 6.8m. The dwelling also comprises a rear extension set below the ridge of the main dwelling at a height of approximately 4.7m.”

“Date of Site Visit: 21/08/2024 Site Characteristics & Area Characteristics: The site is located within the settlement development limits of Newry City as defined within the Banbridge, Newry and Mourne Area Plan 2015. The application site also falls within two areas zoned for housing NY 26 & NY24.”

“The application site is an area of vacant land positioned on the edge of the public road at the entrance to the Chancellors Hall housing development. The site is surrounded by existing residential properties, the site sits at the same ground level as the properties within Chancellors Hall to the north and west. The dwellings to the south and east sit at a lower level and form part of another housing development known as Heslips Court.”

“Planning Reference: LA07/2017/1316/F Proposal: Retention of retaining wall and raised land and erection of dwelling (Amended Proposal) Decision: Appeal Dismissed…”

“Planning Reference: P/2014/0882/F Proposal: Erection of residential development and associated works (comprising amendments to previously approved scheme under File Ref. P/2003/2632/F (allowed on appeal under PAC Ref. 2003/A493) and subsequent revisions under File Refs. P/2008/1535/F and File Ref. P/2010/0162/F involving amended layout and house-types at Sites 48, 48a, 49, 50, 51, 52, 53, 54, 112 and 113) Decision: Approved…”

“The context in this case is provided by the two surrounding developments of Chancellors Hall and Heslips Court which comprises of two-storey semi-detached and terrace houses. The proposal is for a single storey detached dwelling orientated towards the public road and entrance to Chancellors Hall. Whilst the infilling of land and retaining features were certified under application LA07/2023/3254/CLEUD through the passage of time, these were not approved under planning policy.”

“The department considers the loss of the landscape and garden space to provide another dwelling on the site represents a case of ‘garden grabbing’ giving rise to town cramming which is an inappropriate layout and form of development. A new dwelling on this artificially raised platform would appear incoherent with the surrounding pattern of residential development and fails to respect the surrounding context. The proposal does not comply with criterion (a).”

“It is not considered that the proposed density would be significantly higher than that found in the surrounding area. However, as set out previously in this report the department considers the loss of the landscape and garden space to provide another dwelling on the site represents ‘garden grabbing’ giving rise to town cramming which is an inappropriate layout and form of development.”

“Consultations: - NI Water - Refusal – Approved with standard planning conditions and response specific conditions. - DFI Roads – No objections to the proposal subject to planning conditions. - NIEA – WMU – Refer the Planning Authority to DAERA Standing Advice – Single Dwellings.”

“Representations: Twenty-one letters of objections were received from individual objectors between the 22 nd of March 2024 and the 27 th of March 2024. One petition was also received with 65 signatures.”

“Letters of Support 0.0 Letters of Objection 21 Petitions 1 Signatures 65 Number of Petitions of Objection and signatures 1”

“The proposed development is contrary to The Strategic Planning Policy Statement for Northern Ireland and Policy QD1 of the Planning Policy Statement 7 (PPS7) ‘Quality Residential Environments’ part (a) in that the proposed dwelling fails to respect the surrounding context and is inappropriate to the character and topography of the site in terms of plot size, layout, scale and proportions.”

“The proposed development is contrary to The Strategic Planning Policy Statement for Northern Ireland and Policy QD1 of the Planning Policy Statement 7 (PPS7) ‘Quality Residential Environments’ part (h) in that the proposal would adversely affect the amenity of both the new dwelling by reason of overlooking and neighbouring properties No 8 and 9 Heslips Court by reason of overlooking, overshadowing and dominance.”

“LA07/2023/3341/F to a future Committee Meeting.”

“AGREED: On the proposal of Councillor Rice, seconded by Councillor Hanna, it was agreed to defer application…”