Farm dwelling at Proposed dwelling on a farm 90 M North of 55 Ballyveaghbeg Road Ballymartin

What was proposed

Outline permission was sought for a farm dwelling, with no detailed plans submitted at this stage.

“This application is seeking outline permission for a farm dwelling. No detailed plans have been submitted due to the nature of the proposal.”

Officer report

The site and surroundings

The site is an agricultural field outside settlement limits, within the Mournes AONB and Ballymartin Moraine nature conservation area.

“Date of Site Visit: 05/12/2025 Characteristics of the Site and Area The application site is an agricultural field located approx. 90m north of No. Ballyveaghbeg Road Ballymartin. Figure one above outlines the red line boundary of the proposed development. The application site lies outside any defined settlement development limits as outlined in the Banbridge, Newry and Mourne Area Plan 2015 (BNMAP) (Map 3/01 – Newry Figure 1- Site Location Plan…”

Officer report

Earlier permissions

Earlier permissions covered a replacement farmhouse and a farm store for hay, machinery and veterinary inspections.

“Application Number: P/2001/1230/F (Existing Farm House) Proposal: Erection of Replacement dwelling Decision: Permission Granted Decision Date: January 2002”

“Application Number: LA07/2019/0485/F (Existing Farm House) Proposal: Proposed farm store for hay, machinery and veterinary inspections Decision: Permission Granted Decision Date: July 2020”

Officer report

What officers recommended

Officers recommended refusal because the proposed location was detached from the farm buildings, prominent, would create ribbon development and would not respect the AONB.

“From the documentation submitted by the agent, it is noted that the farm business is registered at No. Ballyveaghbeg Road, which comprises an existing farm shed approved under LA07/2019/0485/F and an existing farmhouse, located approximately 38 metres and 67 metres respectively from the proposed application site boundary. These buildings are considered to form the established group of farm buildings.”

“CTY 8 Ribbon Development Policy CTY 8 states that ‘Planning permission will be refused for a building which creates or adds to a ribbon of development.’ Having assessed the application site and its surroundings, the Planning Department considers that the existing farmhouse at No. Ballyveaghbeg Road and the agricultural shed to the rear share a common boundary and both have frontage onto the public road, namely Ballyveaghbeg Road.”

Officer report

Consultation responses

Roads had no objection subject to conditions, Rivers was content, and DAERA confirmed that the farming business was active and established for more than six years.

“DFI Roads- No objection subject to conditions. • DFI Rivers- Content, discussed below under PPS15. • DAERA- Confirmed the farming business was active and established for more than 6 years.”

Officer report

Neighbouring views

No representations were received from notified neighbours or through the newspaper advertisement.

“Three neighbouring properties were notified with respect of this application, no representations were received. The application was also advertised in the Mourne Observer in June 2025 and no third-party representations were received.”

Officer report

Who spoke

The planning official explained the concerns, while the agent spoke in support and argued that the proposal met the relevant countryside policies.

What members debated

Members questioned visual linkage and ribbon development, while the planning official said the site appeared detached and could encourage future infill.

“[name withheld] advised that visual linkage and clustering was taken on a case-by-case basis and while the Planning Department had acknowledged the proximity of the nearby dwellings, he advised that they were located at the other end of the field and a lay person passing by would assume they were not part of the same farm holding.”

“[name withheld] explained that the refusal was based on the proposed dwelling’s proximity to existing buildings and the extent of visual linkage and clustering. He noted that with the existing building and farm shed, the new dwelling would constitute a third building, which policy classifies as ribbon development. He also highlighted that approving a dwelling in this location could set a precedent for future infill development.”

Minutes

The decision

The committee approved the application contrary to the officer recommendation, accepting arguments about farm sustainability, visual linkage, ribbon development, prominence and biodiversity.

“Councillor Hanna proposed to overturn the recommendation to an approval for the following reasons: - He believed the proposal was clearly sustainable development in the countryside as it was needed to ensure the continuation of the farming of the land - CTY10 was satisfied as he believed the proposal would visually link with the existing buildings - CTY8 was satisfied as he believed that the proposal would not result in ribbon development - CTY13 and 14 were satisfied as the…”

“AGREED: On the proposal of Councillor Hanna, seconded by Councillor Rice, it was agreed to issue an approval in respect of planning application LA07/2025/0575/O contrary to officer recommendation as contained in the Case Officer Report.”

Minutes