Two-storey dwelling at To the rear of 8 Hospital Road Carnagat, Newry

What was proposed

Outline permission was sought for a detached two-storey dwelling with a half basement, with external appearance and landscaping reserved for later approval.

“Description of Proposal Proposed 2 storey dwelling house with half basement to rear of 8 Hospital Road.”

Officer report

The site and surroundings

The vacant, steeply sloping site lies behind a house within Newry’s settlement limits, surrounded by detached and semi-detached homes and near a hospital.

“Date of Site Visit: 19/02/2025 Site Characteristics & Area Characteristics: The application site is located in an urban area within the settlement development limits of Newry. The site is also located directly adjacent to land zoned for housing (NY 30) as set out within the Banbridge, Newry and Mourne Area Plan 2015.”

“The site itself is a vacant area of land to the rear of No 8 Hospital Road, Newry. Access to the site is currently afforded through the curtilage of No 8. The application is set on a sloping site which rises sharply from east to west. The surrounding location is characterised by semi- detached and detached dwellings fronting onto the Hospital Road, with Daisy Hill Hospital located within close proximity.”

Officer report

Earlier planning history

Earlier applications concerned improvements to a dwelling, which were approved, and a confectionery shop, which was refused.

“Planning History: Planning Reference: P/1974/0791 Proposal: Proposed Improvements to Dwelling House Decision: Approved…”

“Planning Reference: P/1977/0352 Proposal: Proposed Site of Confectionary Shop Decision: Refusal…”

Officer report

Why officers recommended refusal

Officers considered the dwelling’s scale, layout, retaining structures and elevated position inappropriate, with harmful effects on character and the neighbouring house.

“The proposal while outline has submitted a site layout with floor plans and elevations to demonstrate how a dwelling at this location could be accommodated. The plans show a detached two storey split-level building orientated towards the public road and the rear of No 8 Hospital Road. It is noted that there is a mix of development exhibited along the Hospital Road with the immediate area being two-story detached and semi-detached dwellings.”

“It is considered that the proposed dwelling at this location would be inappropriate to the character and topography of the site in terms of plot size, layout, scale and proportions. The siting of the proposed dwelling to the rear of No 8 would appear out of place with the pattern of development exhibited along the Hospital Road. Further, the scale of the proposed two-story dwelling is not considered appropriate for the site.”

Officer report

Effects on the neighbouring house

The proposed height and shared access could cause overlooking, loss of light, overshadowing and traffic disturbance at the existing house.

“(h) the design and layout will not create conflict with adjacent land uses and there is no unacceptable adverse effect on existing or proposed properties in terms of overlooking, loss of light, overshadowing, noise or other disturbance; and…”

“The site does not create conflict with adjacent residential land uses. It is considered that the proposed dwelling on this site would have an unacceptable and adverse effect on the amenity of the existing dwelling No 8 Hospital Road.”

Officer report

Consultes raised no objections

Roads, water, heritage and environmental health consultees raised no objections, subject to conditions where applicable, and no representations were received.

“Consultations: - DFI Roads – No objection subject to planning condition - NI Water – Approved with standard planning condition - Historic Environment Division (HED) - (Historic Monuments) has assessed the application and on the basis of the information provided is content that the proposal is satisfactory to SPPS and PPS 6 archaeological policy requirements.”

“Objections & Representations: Four neighbours were initially notified of the proposal on the 27 th of September 2024. These four neighbours were there re-notified on the 4 th of December 2024. A further eight neighbours were also initially notified on the 4 th of December 2024. The proposal was also initially advertised in the local press on the 30 th of April 2024 and the 1 st of May 2024 and then re-advertised on the 8 th and 9 th of October 2024.”

Officer report

A supporter spoke

A supporter argued that the site could accommodate a dwelling sensitively, with future design controls, planting and separation addressing concerns about character and amenity.

Members considered the application

Members heard the officer presentation and supporting case, including discussion about the nearby apartment building.

“Power-point presentation: [name withheld] outlined that the application sought outline planning permission for a single dwelling to the rear of 8 Hospital Road, Carnagat, Newry. She confirmed that the case officer’s report had been taken as read, no representations had been received, and consultees had raised no objections.”

“In response to a query from Councillor D Murphy, [name withheld] confirmed that the red brick building identified in the presentation was a residential apartment block.”

Minutes

The refusal motion was lost

A motion to accept the officers’ refusal recommendation was defeated by six votes to two, with no abstentions.

“Councillor McAteer proposed to accept the officers’ recommendation. This was seconded by Councillor Devlin.”

“The proposal was put to a vote by way of a show of hands and voting was as follows:”

Minutes

A site visit was agreed

Members then voted by seven to one to defer the application so they could visit the site.

“Councillor Hanna proposed a site visit; this was seconded by Councillor D Murphy.”

“AGREED: On the proposal of Councillor Hanna, seconded by Councillor D Murphy, it was agreed to issue defer planning application LA07/2024/0308/O to allow for a site visit.”

Minutes