One detached dwelling at Site between 27 Beechmount Park and 2 Elmwood Park facing onto Rathfriland Road, Newry

The site and surroundings

The site was a vacant parcel within Newry’s settlement limit, accessed from Rathfriland Road and surrounded mainly by residential development.

“The application site is located on a once vacant parcel of land located along the Rathfriland Road Newry. A new dwelling approved under LA07/2024/0009/F is under construction adjacent to the application site but does not form part of the application site for this proposal. The application site is located within the Settlement Development Limit of Newry and is accessed off the Rathfriland Road through an existing access.”

“The existing character of the area can be defined as largely residential in nature with a mixture of housing types and styles found in this area. Figure 2 below shows the application site viewed from the Rathfriland Road.”

Officer report

Earlier permissions

Earlier permissions covered apartments and replacement dwellings on the larger site, while an adjoining single dwelling was approved in 2025 and was under construction.

“A review of the planning history relating to the application site has been undertaken, and the relevant findings are summarised below. It is noted that planning permission for a development comprising four apartments was approved in October 2009 on a larger site within which the current application site is located.”

“However, during the course of the application and following correspondence with the Planning Department, the proposal was amended to a single dwelling. This reduction resulted from concerns raised by the Planning Department regarding the suitability of the site to accommodate two dwellings and the potential impact such a development could have on neighbouring residential properties. These matters will be considered in further detail in the assessment against PPS 7 below.”

Officer report

The recommended decision

The planning department recommended refusal because the proposal was out of character and would harm neighbouring properties through overlooking, dominance, overshadowing and loss of light.

“As noted previously, that application originally sought permission for two dwellings; however, following concerns raised by the Planning Department regarding site capacity and the potential impact on neighbouring residential properties, the proposal was amended and ultimately approved for a single dwelling only.”

“Having assessed the application against the requirements of Policy QD1 of PPS7, the Department considers the development, in its current form, to be unacceptable. The proposal fails to respect the established character, appearance, and pattern of development in the surrounding area and is not in keeping with the prevailing built form along the Rathfriland Road.”

Officer report

Residents’ responses

Twelve neighbours were notified, the application was advertised, and no objections or other representations were received.

“Twelve neighbours were identified to be notified with regards to this application. The application was advertised in the Newry Reporter and Newry Democrat in October 2025. No objections have been received to date with regards this application…”

Officer report

Public speaking

The supporter argued that the proposal was suitable sustainable infill development, matched the adjoining dwelling and would not cause unacceptable overlooking or overshadowing.

Members’ discussion

Members discussed the adjoining dwelling’s separation distances, neighbour notification, screening, the varied streetscape and the proposal’s effects on privacy and light.

“[name withheld] advised that although the dwellings were of a similar scale, size and footprint, the key distinction related to siting and proximity to neighbouring boundaries. He explained that the adjacent dwelling under construction benefited from a rear separation distance of approximately 12 metres, which exceeded the 10-metre guidance in Creating Places, whereas the proposed dwelling would be set approximately 6 metres from the rear boundary, resulting in different amenity…”

“Following the discussion, Councillor Larkin proposed to overturn the recommendation to an approval, stating that he considered the design and scale of the proposal to be in keeping with the character of the area and that existing hedging and trees would provide effective screening to limit overlooking. He further advised that he considered the proposal compliant with Policy QD1, and did not anticipate unacceptable impacts in terms of loss of light or overshadowing.”

Minutes

The decision

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

“AGREED: On the proposal of Councillor Larkin, seconded by Councillor Harte, it was agreed to issue an approval in respect of planning application LA07/2025/1106/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