Town Planning Committee 20 April 2006
From Nigov
Town Planning Committee Thursday, 20th April, 2006
MEETING OF TOWN PLANNING COMMITTEE
Members present
Councillor Patterson (Chairman); and Councillors Campbell, Cobain, Empey, Lavery, Long, Maginness, P. Maskey, McClenaghan, McKenzie, Moore, Rodway and Smyth.
In attendance
- Mr. R. Boyd (Members' Support Officer)
- Mr. B. Flynn (Committee Administrator)
- Mr. I. McAllister (Divisional Planning Office)
- Mr. P. Stinson (Divisional Planning Office)
Apology
An apology for inability to attend was reported from Councillors Hendron and McCarthy.
Minutes
The minutes of the meeting of 6th April were taken as read and signed as correct.
Retrospective Authority to Attend Meeting
The Committee Administrator reminded the Committee that, at a special meeting held on 11th April, it had received a presentation from representatives of the Department of the Environment's Roads Service in respect of its Programme of Works for the Belfast Region 2006/2007. Since the issues discussed at the meeting had been pertinent to all Members of the Council, it had been agreed in advance, in consultation with the Chairman (Councillor Patterson), that it would be appropriate if all Members were invited to attend. Accordingly, it was recommended that the Sub-Committee grant retrospective authority in this regard.
The Committee granted the authority sought.
Requests for Deputations
33 Upper Malone Road and 35 Newforge Lane
It was reported that requests to address the Committee had been received from objectors to planning applications at the above-mentioned locations.
The Committee agreed to receive the objectors and the applicants at a special meeting to be held on a date and time to be agreed in conjunction with the Chairman (Councillor Patterson).when?
Bus Lane - Shankill Road
The Committee was reminded that, at its meeting on 16th March, it had agreed to advise the Department of the Environment's Road Service that it was opposed to the introduction of a bus lane, between Cambrai Street and Peter's Hill, on the Shankill Road, on the grounds that the objections of local residents and Elected Representatives in this matter had not been considered fully.
The Committee Administrator reported that correspondence had been received from the Roads Service which indicated that it had noted the Committee's concerns and would undertake further consultation with local residents and Elected Representatives prior to the introduction of such a scheme.
The Committee welcomed and noted the information which had been provided.
Retrospective Approval of Planning Applications
The Committee was reminded that, at its meeting on 16th March, it had agreed to reject the opinion of the Divisional Planning Manager regarding the granting of retrospective approval for the erection of a replacement garage at 23 Adelaide Park, on the grounds that it represented an overdevelopment of the site which was inappropriate in its layout, scale and design. In addition, it was the view of the Committee that the development presented serious issues regarding dominance and overlooking. It was agreed also that the Divisional Planning Manager be requested to address the Committee to explain why he had recommended that such a development be granted retrospective approval and to provide an overview of how the Department dealt with retrospective applications in general.
It was reported that a letter in this regard had been received from the Divisional Planning Manager, a portion of which is set out hereunder:
"Under Article 28A of the Planning (Northern Ireland) Order 1991, the Department may grant permission for development carried out before the date of the application.
Applications for retrospective permission are processed in accordance with the same published policy and procedures as applies to any other application. This means that the development proposal is judged on its planning merits having regard to the provisions of the Development Plan and any other relevant material consideration. The fact that the development has already taken place is not a material factor to be assessed when judging the 'planning merits' of the case.
I am aware that the Committee's concern regarding this matter was highlighted by a recent case for a replacement garage at 23 Adelaide Park. I would like to re-assure the Committee that I have reviewed this particular case and I am satisfied that the recommendation to grant permission, in accordance with the amended plans received on 22nd February, 2006 is the correct one."
After discussion, the Committee agreed to note the information which had been provided.
Applications for Houses in Multiple Occupancy
The Principal Planning Officer reminded the Committee that, in view of issues identified in the draft Belfast Metropolitan Area Plan, the Department was in the process of developing a Subject Plan to deal with applications for Houses in Multiple Occupancy. Given the proposed changes to policy advocated within the Subject Plan, the Planning Service had agreed to distinguish between new applications seeking to increase bedroom capacity and those merely upgrading properties.
This stance had resulted in a number of applications being refused. However, the Principal Planning Officer reported that appeals in relation to two such applications had been upheld successfully by the Planning Appeals Commission. Therefore, the Department had been required to reassess, prior to its publication in June, the significance afforded to the proposed Subject Plan when processing applications for Houses in Multiple Occupancy.
The Principal Planning Officer informed the Committee that outstanding applications relating to Houses in Multiple Occupancy would be submitted in due course to the Committee with recommendations consistent with the aforementioned rulings of the Planning Appeals Commission.
After discussion, the Committee agreed to note the Department's position.
Belfast City Airport - Examination in Public
The Members' Support Officer informed the Committee that the Council's Health and Environmental Services Committee, at its meeting on 10th April, had agreed to appoint Mrs. S. Toland, Environmental Health Manager, as the Council's representative at the Examination in Public of Belfast City Airport's Planning Agreement with the Planning Service. This hearing would take place on 14th and 15th June. He pointed out that, should any Members wish to provide additional comments or evidence on behalf of the Council, it would be necessary to provide them to Mrs. Toland by 2nd May, 2006.
After discussion, the Committee agreed to endorse the decision of the Health and Environmental Services Committee of 10th April, viz., that the Council should participate in the Examination in Public and that Mrs. S. Toland, Environmental Health Manager, would represent it at the hearings on 14th and 15th June. In addition, it was noted that the final written submission summarising the Council's position in this regard would be presented for the Committee's consideration in May.
Planning Applications
17A Antrim Road
The Committee was reminded that, at its meeting on 2nd March, it had agreed to hold a special meeting to receive deputations in respect of an application for the erection of forty-five apartments and associated site works, including roads and car parking at 17A Antrim Road, in respect of which the Divisional Planning Manager had submitted a recommendation to approve. The special meeting in this regard had taken place on 23rd March, at which the Committee had agreed to defer consideration of the application to enable a site visit to take place to assess the scale and likely impact of the proposal, and to consider matters regarding ground movement and land slippage. The site visit had been undertaken on 6th April.
After discussion, it was
Moved by Councillor Maginness, Seconded by Councillor Rodway,
That the Committee agrees to reject the recommendation of the Divisional Planning Manager to approve the application for the erection of forty-five apartments and associated site works, including roads and car parking, at 17A Antrim Road, on the grounds that such a development would be out of character to the area due to its design, scale, massing and visual dominance. In addition, insufficient provision had been made for landscaping in the proposal and issues regarding ground slippage and movement had not been addressed to the satisfaction of the Committee.
On a vote by show of hands, seven Members voted for the proposal and six against and it was declared carried.
(As the decision was not unanimous it was subject to ratification by the Council.)
THE COMMITTEE DEALT WITH THE FOLLOWING ITEMS IN PURSUANCE OF THE POWERS DELEGATED TO IT BY THE COUNCIL AT ITS MEETING ON 1st NOVEMBER, 1973
Reconsidered Item
The Committee considered further the undernoted planning application and, after discussion, agreed with the Divisional Planning Manager's opinion thereon:
|Site and Applicant |Proposal |Divisional Planning Manager's Opinion | |40-50 Townsend Street, Peter's Hill |Proposed residential development of |Approval | | |fifty-four apartments over six storeys with| | | |parking on the ground floor and one retail | | | |unit | |
Applications Withdrawn
The Committee was advised that the undernoted planning applications had been withdrawn for the reasons outlined:
|Location |Proposal | |35 Newforge Lane |Proposed demolition of residence and redevelopment of | | |site to form four apartments | | |(Withdrawn to permit deputations to attend a future | | |meeting) | |18 Dundela Avenue |Alterations to dwelling and erection of three | | |apartments over three storeys | | |(Withdrawn by applicant) | |2A and 2B Sunningdale Park |Change of use from ground floor retail premises to | | |light industrial use including internal rearrangements| | | | | |(Withdrawn to permit the Planning Service to provide | | |additional information) |
Applications Deferred
The Committee deferred consideration of the undernoted planning applications for the reasons outlined:
|Location |Proposal | |13 Seaview Gardens |Erection of two-storey extension to rear of dwelling | | |(Amended Scheme) | | |[Deferred at the request of Councillor N. Dodds to | | |enable further information to be obtained] | |12 Rosemount Gardens |Conversion from single dwelling to three apartments | | |with three-storey extension to rear | | |[Deferred at the request of Councillor Maginness to | | |enable further information to be obtained] |
|Location |Proposal | |99 Holywood Road |Change of use from existing dwelling to office | | |accommodation | | |[Deferred at the request of Councillor Long to enable | | |a meeting between the applicant and the Planning | | |Service] | |South East of 123 Upper Malone Road |Erection of a twelve metre racal street pole with | | |three antennas and two cabinets | | |[Deferred at the request of Councillor Long to enable | | |an office meeting to take place] | |St. Bartholomew's Parish Church, |Extension of existing Church hall to provided disabled| |183 Stranmillis Road |persons' toilet and conversion of a flat roof to a | | |pitched roof construction | | |[Deferred at the request of Councillor McCarthy to | | |enable him to meet with the Planning Service] |
Schedule of Applications
The Committee considered the undernoted schedule of planning applications:
|Site and Applicant |Description |Divisional Planning | | | |Manager's Opinion | |160 Ravenhill Road |Demolition of buildings and |Refusal | |Philip Russell Limited |construction of eight apartments |1. The proposal is contrary to Policy QD1 of the| | | |Department's Planning Policy Statement 7: Quality| | | |Residential Environments and associated guidance,| | | |in that it would, if permitted, result in | | | |overdevelopment of the site and would harm the | | | |character and appearance of the streetscape | | | |through inappropriate layout, scale, massing and | | | |design. | | | |2. The proposed development would, if permitted,| | | |prejudice the safety and convenience of road | | | |users since the applicant has not demonstrated an| | | |acceptable arrangement for accommodating the | | | |parking of vehicles which would be attracted to | | | |the site. |
|Site and Applicant |Description |Divisional Planning Manager's Opinion | |4 St. Jude's Avenue |Change of use from dwelling to five |Refusal | |Mr. and Mrs. J. Stratton |self-contained flats including a |1. The proposal is contrary to Policy H8| | |single-storey rear extension |of the Belfast Urban Area Plan (BUAP) and| | | |Development Guidance Note 4 (DGN 4) in | | | |that the site lies outside a designated | | | |flat conversion area and would, if | | | |permitted, result in the loss of a | | | |single family dwelling and set an | | | |undesirable precedent for further flat | | | |conversions, resulting in an unacceptable| | | |change to the character of the area | |122 Ravenhill Avenue |Change of use from dwelling to two |Refusal | |Mr. McSorley |apartments |1. This proposal is contrary to the | | | |Belfast Urban Area Plan 2001 and | | | |Development Guidance Note 4 in that the | | | |site lies outside of the designated flat | | | |conversion areas and would, if permitted,| | | |result in the loss of family size | | | |accommodation and set an undesirable | | | |precedent for further flat conversions, | | | |resulting in a change in the character of| | | |the area | | | |2. The development, if permitted, is | | | |likely to prejudice the safety and | | | |convenience of road users since the | | | |applicant has not demonstrated an | | | |acceptable arrangement for accommodating | | | |the parking of vehicles which would be | | | |attracted to the site |
|Site and Applicant |Description |Divisional Planning Manager's | | | |Opinion | |Land at the junction of Sydenham Road and|Showrooms and external hard standing areas for |Outline Permission | |Cuming Road |the display and sale of motor vehicles with | | |Titanic Properties Limited |associated internal access roads | | | | | | | | | | |29 Diamond Gardens |Erection of four townhouses to rear 29 Diamond |Permission | |Mr. B. Dynan |Gardens | | |193 Ormeau Road |Site for erection of new |Outline Permission | |Chinese Welfare Association |three-storey community resource centre | | | | | | |Rear Yard, Castleton Centre, 30-40 York |Demolition of buildings and provision of new |Permission | |Road |units for class 4 (B2) and class 11 (B4) | | |Castleton Estates Limited |use - 1120 Metres Square | | | |(Amended Description) | | | | | | |15 Riverview Street |Erection of two-storey rear extension with front |Permission | |Mr. W. Truesdale |and rear facing dormer windows to House in | | | |Multiple Occupancy | | | | | | |51 Bawnmore Road |Erection of two-storey rear extension to |Permission | |Mr. and Mrs. T. Loane |dwelling and | | | |single-storey detached garage/garden store | | | |(Amended Description) | | | | | | |174 Finaghy Road South |Proposed development of five townhouses with |Permission | |Crawford Construction |associated car parking | | | | | | |Land to the northwest of 150A Upper |Erection of two detached dwellings |Permission | |Springfield Road | | | |Miss J. Lennon | | | | | | | |68 Cromwell Road |Change of use of dwelling |Permission | |Mr. D. McIvor |to three apartments with | | | |three-storey rear extension | |
|Site and Applicant |Description |Divisional Planning Manager's | | | |Opinion | |Dargan Road Landfill Site, |Waste Transfer Station for Household and |Permission | |Dargan Road |Commercial Waste, WEEE and components of End of | | |Belfast City Council |Life Vehicles collected by the Council (Portal | | | |frame building, office building and concrete | | | |hard standing) | | | | | | | | | | | | | | |294-296 Crumlin Road |Proposed development to include three retail |Permission | |Limestone Youth Training |units on the ground floor with eleven apartments| | | |on first and second floors and communal car | | | |parking area | | | | | | | | | | |13 Ridgeway Street |Erection of two-storey rear extension to House |Permission | |Mr. M. McLaughlin |in Multiple Occupancy | | | | | | |Ridgeway Plan Company Limited, |Erection of one retail warehouse unit with car |Approval of Reserved Matters | |Boucher Crescent |parking and general site works | | |Armatile | | | |164-188 Duncairn Gardens |Provision of four ground floor commercial |Permission | |Ashton Community Trust |premises with residential accommodation above | | | |comprising of nine two bedroom apartments | | | | | | | | | | |Land adjacent to |Construction of two townhouses |Permission | |31 Wyndham Street | | | |Mr. M. Tracey | | | |1 Olde Forge Manor |Erection of two-storey side and rear extensions |Permission | |Mr. J. Marron |and alterations to dwelling | | | | | | |735-739 Lisburn Road |Demolition of buildings and erection of two new|Permission | |Galgorm Properties |blocks comprising ground floor retail units with| | | |offices over and including associated access and| | | |car parking | | | | | | | | | |
|Site and Applicant |Description |Divisional Planning Manager's | | | |Opinion | |503 Fall Road along with |Alterations to shop front and construction of |Permission | |2 and 4 Rockmount Street |first and | | |Mr. E. Carson |second floor extension to create two flats | | | | | | |Land/open space/pedestrian walkway |Erection of five art poles |Permission | |bounded by the Westlink | | | |North Queen Street | | | |Cuchulainn House and | | | |Carlisle Road | | | |Northern Ireland Housing Executive | | | | | | | | | | | |Victoria College |Demolition of pillars and gates and erection of |Permission | |Cranmore Park |new pillars and gates at Thornhill Gardens | | |Victoria College |entrance | | | | | | |216 Belmont Road |Erection of two three-storey apartment blocks |Permission | |Circular Developments |(ten apartments in each block) plus ancillary | | | |car parking | | | | | | |Nettlefield Primary School |Amendment to previous approval Z/2004/0523/F |Permission | |Belfast Education and Library Board |to include new fencing | | | |and alterations | | | |(Retrospective) | | |52 Fitzroy Avenue |Change of use from House in Multiple Occupancy |Permission | |Mr. S. McCaughey |to two Houses in Multiple Occupancy apartments | | | |including | | | |three-storey rear extension, rear dormer and | | | |alterations | | | | | | |73 May Street |Change of use from office to coroner's court at |Listed Building Consent | |Northern Ireland Court Service |ground floor level | | |73 May Street |Change of use of ground floor from office use to|Permission | |Northern Ireland Court Service |coroner's court at ground floor level | | | | | |
|Site and Applicant |Description |Divisional Planning Manager's | | | |Opinion | |Thornhill Garden Entrance |Demolition of pillars and gates at Thornhill |Demolition within Conservation Area| |Victoria College |Gardens entrance | | |61 Knock Eden Park |Single-storey side/rear extension to dwelling |Permission | |Mr. and Mrs. B. and L. Ross | | | | | | | |100 Fitzroy Avenue |Proposed demolition of two self-contained flats |Permission | |Mr. P. McKillop |and erection of four self-contained flats with | | | |retention of front fa�íade | | | | | | | | | | |28 Ebor Parade |Two-storey rear extension to dwelling |Permission | |N. Falkner | | | |29 Carmel Street |Two-storey extension to rear of dwelling |Permission | |Mr. T. Smyth | | | |738 B Antrim Road |Change of house type at plot Council with |Permission | |Mr. J. Walshe Junior |addition of basement | | | |(amendment to Z/2004/2094/F) | | | | | | |66 Coolnasilla Park East |Single-storey extension to rear of dwelling |Permission | |P. Livingstone | | | |15 Malone Hill Park |Single-storey extensions to side and rear |Permission | |Messrs. I. and M. Shepard |including alterations and first floor balcony to| | | |property | | | | | | |31 Cloverhill Park |Proposed two-storey front extension and |Permission | |Mr. and Mrs. T. Adams |installation of two dormer windows to the front | | | |of dwelling | | | | | | |14 Mount Pleasant |Erection of first floor rear extension and |Permission | |Mr. C. Donaldson |alterations to dwelling | | | | | | |11 Derryvolgie Avenue |Change of use from offices to single dwelling |Permission | |Mr. B. Fitzpatrick |part demolition and erection of two-storey rear | | | |extension | | | | | |
|Site and Applicant |Description |Divisional Planning Manager's | | | |Opinion | |194 Ballygomartin Road |Single-storey extension to rear of dwelling |Permission | |Mr. A. Wilson | | | |16 Donard Street |Erection of two-storey rear extension to |Permission | |Ms. S. Millar |dwelling | | |18 Malone Valley Park |Proposed single-storey sunroom extension to |Permission | |Mr. S. Cooke |dwelling (Amendment to previous approval) | | | | | | | | | | |202 Malone Road |Proposed basement extension to rear of dwelling |Permission | |Mr. B. Smyth |and associated alterations to include the | | | |provision of new decking at first floor and new | | | |access from the basement level to the first | | | |floor balcony | | | | | | | | | | |12 Innisfayle Park |Erection of a two-storey rear extension |Permission | |Mrs. M. McEntee | | | |14 Knock Way |Single-storey side extension to dwelling for |Permission | |Mr. B. Gamble |disabled access | | |16 Sunnyside Crescent |Single-storey extension to rear of dwelling |Permission | |Miss M. Faith | | | |Forecourt of Jet Petrol Station, |One forty-eight sheet display panel |Consent to Display | |45 Kennedy Way | | | |Look See | | | |2-8 Ligoniel Road |Amendment to previous approval (Z/2005/1913/F) |Permission | |Ballintemple Properties and Development |three-storey mixed use development consisting of| | |Limited |two shop units on the ground floor and four | | | |apartments on the upper floors | | | | | | | | | | | | | | |7 Castle Avenue |Two and a half-storey rear extension to dwelling|Permission | |Dr. B. Mullan |and new detached garage | | | | | |
|Site and Applicant |Description |Divisional Planning Manager's | | | |Opinion | |36 Sunningdale Park North |Two-storey extension to front and single-storey |Permission | |Mr. and Mrs. G. Mateer |extension to rear of dwelling | | | | | | |Whitla Fire Station |Illuminated light box |Consent to Display | |63-67 Whitla Street | | | |Northern Ireland Fire and Rescue Service | | | | | | | |26/28 Deramore Park |Renewal of outline planning permission |Outline Permission | |Mr. T. Morrice |Z/2001/1948/0 | | |10 Thornhill Park |Roof space conversion to dwelling to include |Permission | |Mr. and Mrs. N. Thompson |front dormer | | | | | | |33 Glenmillan Park |Single-storey extension to garage with roof |Permission | |K. Gray |replacement | | |34 Deramore Drive |Erection of single-storey rear extension, first |Permission | |Mr. G. Bradley |floor side extension and alterations to dwelling| | | | | | | | | | |130-132 Corporation Street |Refurbishment of building involving re-roofing |Permission | |Mr. B. McKernan |and alterations to front and side elevations | | | | | | | | | | |454 Castlereagh Road |Removal of rear return and erection of new |Permission | |Mr. A. Dougan |two-storey rear extension and attached garage | | | | | | |11 Glenalina Road |Single-storey extension to side of dwelling |Permission | |R. McConville | | | |27 Hawthornden Road |Replacement of wooden garage with brick |Permission | |Mr. T.C. Taylor |garage/playroom (Retrospective) | | | | | | | | | | |2-20 Balholm Drive |Extension and refurbishment of front of social |Permission | |The Crumlin Star Committee |club to provide additional storage, office and | | | |toilet facilities | | | | | |
|Site and Applicant |Description |Divisional Planning Manager's | | | |Opinion | |26 Olympia Drive |Proposed two-storey extension to rear of |Permission | |Nexus Properties |dwelling | | |DRD Water Service Pumping Station |Amendment to approval Z/2005/2350 TO 22.5 metre |Permission | |Shore Road | | | |02 United Kingdom Limited |R and T Swan Tower. 2x02 panel antennae at | | | |centre height of 21.5 metre fixed to tower legs.| | | |2x600 millimetre diameter transmission dishes | | | |x02 equipment cabin 3725x2525x2805x one | | | |electrical meter, one comms cabinet x 1.8 metre | | | |high palisade fencing x one metre wide access | | | |gate | | | | | | | | | | | | | | | | | | |Bedford House |External re-cladding of office building from |Permission | |16-22 Bedford Street |first floor to tenth floor inclusive | | |Ulster Estates Limited | | | |O/S 232 Antrim Road |Erection of bus shelter on public footpath |Permission | |Clear Channel Northern Ireland Limited | | | | | | | |Antrim Road, 11 metres North of Ben |Erection of bus shelter on public footpath |Permission | |Madigan Park | | | |Clear Channel Northern Ireland Limited | | | | | | | | | | | |O/S Electricity Sub-Station |Erection of bus shelter on public footpath |Permission | |18 metres South of | | | |702 Antrim Road | | | |Clear Channel Northern Ireland Limited | | | | | | | |63 Etna Drive |Single-storey extension to rear of dwelling |Permission | |Mr. D. Richardson | | | |Charles Hurst Toyota |Advertising signage |Consent to Display | |27 Boucher Road | | | |Toyota (GB) Plc, Great Burgh | | | | | | | |24 Ardpatrick Gardens |Rear single-storey extension and alterations |Permission | |Ms. S. McIlwrath | | |
|Site and Applicant |Description |Divisional Planning Manager's | | | |Opinion | |35 Pandora Street |Alterations and single-storey extension to rear |Permission | |Mrs. E. Robinson |of dwelling | | |116 Connsbrook Avenue |Erection of single-storey side extension and |Permission | |Mrs. M. Dodds |alterations to dwelling | | | | | | |22 Kilcoole Park |Two-storey extension to rear |Permission | |Mr. J. Patton |of dwelling and detached single-storey games | | | |room | | |Springfield Fire Station |Illuminated light box |Consent to Display | |628-630 Springfield Road | | | |Northern Ireland Fire and Rescue Service | | | | | | | |Antrim Road O/S St. James' Church - |Erection of bus shelter on public footpath |Permission | |approximately 55 metres North West of | | | |Cliftonville Road | | | |Clear Channel Northern Ireland Limited | | | | | | | | | | | | | | | |O/S 592 Antrim Road |Erection of bus shelter on public footpath |Permission | |Clear Channel Northern Ireland Limited | | | | | | | |79 Tullymore Gardens |Single-storey extension to rear of dwelling |Permission | |Mr. D. Groves | | | |56 Stewartstown Avenue |Single-storey extension to side of dwelling |Permission | |Mr. and Mrs. McDonald | | |
The Committee agreed to inform the Department of the Environment that it concurred with the observations of the Divisional Planning Manager in respect of the foregoing applications.
New Applications
The Committee noted a list of planning applications which had been received from the Divisional Planning Manager for the Belfast City Council area in the period from 6th till 13th April.
Chairman
