Farm dwelling and garage at 150m west of 17 Billys Road, Newry

What was proposed

The application sought permission for a storey-and-a-half farm dwelling, a detached garage and a new access onto Billy’s Road.

“The site itself forms part of an agricultural field located approx. 150m west of No.17 Billy’s Road. Figure 1 above outlines the red line boundary of the proposed development. The proposal includes the creation of a new access onto Billy’s Road. During the site visit, it was observed that the land is generally flat and falls away slightly from the roadside.”

“Description of Proposal The application as proposed is seeking full planning permission for the erection of a farm dwelling and detached garage. The proposed dwelling consists of a detached storey and a half dwelling with an overall ridge height of 6.7m from finished floor level (FFL). A single storey side and rear return is also proposed, along with a single storey storm porch on the front elevation measuring approx. 3.5m in height from FFL.”

Officer report

The site and surroundings

The site is in an agricultural field outside the settlement limit, near homes and farm buildings, with hedgerows and no environmental designations.

“Date of Site Visit: 26/09/2025 Characteristics of the Site and Area The application site lies outside any defined settlement development limits as outlined in the Banbridge, Newry and Mourne Area Plan 2015 (Map 3/01 – Newry and Mourne District). It is situated approximately 0.5 miles from the defined settlement limit of Ballyholland.”

Officer report

Planning history

There is no planning history associated with the application site.

“There is no planning history associated with the application site.”

Officer report

The officers’ recommendation

Officers recommended refusal because the site lacked visual linkage to the farm buildings and the dwelling would harm countryside character and landscape integration.

“The proposal is contrary to The Strategic Planning Policy Statement for Northern Ireland and CTY10 of Planning Policy Statement 21, Sustainable Development in the Countryside in that: - the new building is not visually linked or sited to cluster with an established group of buildings on the farm.”

“The proposal is contrary to The Strategic Planning Policy Statement for Northern Ireland and Policy CTY13 of Planning Policy Statement 21, Sustainable Development in the Countryside, in that: - the new dwelling will be a prominent feature in the landscape; - it fails to blend with the landform, existing trees, buildings, slopes and other natural features which provide a backdrop; - it is not visually linked or sited to cluster with an established group of buildings on a…”

Officer report

Consultation responses

DAERA confirmed that the farming business was active and established, while DFI Roads raised no objection subject to conditions.

“The following consultations took place during the processing of this application: • DAERA- Confirmed the farming business was active and established. • DFI Roads- No objections subject to conditions.”

Officer report

Residents’ views

Three neighbouring properties were notified, but no third-party representations were received.

“Three neighbouring properties were notified and no representations have been received in respect of the application. The application was advertised in the Newry Reporter in June 2025. There have been no third-party representations received.”

Officer report

Who spoke

The agent supported the application, citing alternative-site, access, health and safety and farm expansion considerations; the applicant said he intended to continue farming.

Members’ debate

Members questioned visual linkage, alternative sites, access, intensive farming and expansion, while officers maintained that suitable linked sites were available.

“Councillor McAteer then requested clarification from the Planning Department regarding alternative sites, given the evidence put forward by [name withheld] regarding the viability of the alternative sites.”

“Councillor Larkin noted that several applications for dwellings on farms had been presented to the Committee and stated that the Planning Department had, in some cases, accepted intensive farming use of certain fields to apply the exceptionality clause under CTY10. He queried what weight had been given to the evidence submitted by the applicant regarding intensive farming on specific fields.”

Minutes

The committee’s decision

The committee approved the application contrary to the officer recommendation and delegated authority to officers to impose relevant conditions.

“AGREED: On the proposal of Councillor Hanna, seconded by Councillor McAteer, it was agreed to issue an approval in respect of planning application LA07/2025/0554/F contrary to officer recommendation as contained in the Case Officer Report.”

“It was also agreed that Planning Officers be delegated authority to impose any relevant conditions.”

Minutes

Why members approved it

Members considered that the site was enclosed, would integrate well, was not unduly prominent and satisfied the relevant countryside policies.

“- CTY1 was not offended as a farm dwelling had to be located in the countryside, the site was enclosed and would not look unduly prominent and would integrate well. - CTY10 was wholly satisfied as he believed the proposal was visually linked with other dwellings on the farm holding. - He believed CTY13 was satisfied as the proposal was a modest dwelling and would blend well with the landform and was enclosed with trees and bushes on a slope.”

“Councillor McAteer acknowledged the constraints regarding proximity to the existing buildings on the farm but noted that his local knowledge allowed him the confidence to state the site was enclosed which would help ensure it would integrate into the surrounding landscape. He seconded Councillor Hanna’s proposal.”

Minutes