JAMES PARK - COMMUNITY CONSULTATION MAY 2021

AMENDMENTS TO WAREHOUSE AND INDUSTRIAL DEVELOPMENT APPROVED UNDER REFERENCE LA08/2016/1228/F

LANDS EAST OF 36 MAHON ROAD WITHIN MAHON INDUSTRIAL ESTATE, PORTADOWN

CONSULTATION MAGAZINE MAY 2021

WELCOME Welcome to this online community consultation.

This consultation has been prepared to inform and seek feedback from the local community concerning proposed amendments to an approved industrial and warehouse development on lands east of 36 Mahon Road within Mahon Industrial Estate, Portadown.

We warmly invite you to take time to absorb the work the applicant and their professional design and technical team have prepared to date to support the preparation of a forthcoming planning application. A statutory part of the pre-application process is to engage meaningfully with the local community to share our proposals for the identified site and to invite your feedback.

Given the unprecedented impact of COVID-19 on the potential to carry out this type of consultation as an in-person event, it is now being carried out as an online event.

The feedback received will then be reflected upon and responded to in refining the detailed design as part pf a formal planning application to Armagh, Banbrige and Craigavon Borough Council.

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INTRODUCTION In light of the current COVID-19 lockdown and social distancing restrictions, temporary preapplication community consultation regulations were introduced in May which removed the legislative requirement for a public event.

Alternative consultation methods, such as online magazines, were encouraged. Therefore, Clyde Shanks Ltd are using online tools to assist you to review, consider and provide feedback on these development proposals.

Your feedback on the proposals is very much welcomed and all matters raised will be taken into consideration and reflected upon in finalising the proposals that will be contained in the formal application submission.

We will prepare a report, known as the PreApplication Community Consultation report (PACC report), summarising all of the feedback and how the design team has responded to this.

This PACC report will be submitted to Armagh, Banbridge and Craigavon Borough Council as part of the planning application package.

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EXISTING SITE AND SURROUNDING CONTEXT THE SITE The Site extends to an area of approximately 17ha (42 acres), is roughly rectangular in shape and is located entirely within the administrative boundary of Armagh, Banbridge and Craigavon Borough Council, within and towards the southern end of the settlement of Portadown.

The site known as James Park is located off the eastern side of Mahon Road, with access between housing at Mahon Close to the north and Mahon Terrace to the south. Access can also be gained from the Mahon Industrial Estate access road which is located further south.

In terms of topography, the site is relatively flat, with a small embankment on part of the northern boundary.

As the site is located back from the Mahon Road behind other roadside development, the site is well screened from public view and the location of the proposed industrial units and warehouse building is not readily visible from Mahon Road.

The site at present comprises a number of industrial units, the headquarters offices of the applicant and hardstanding areas which are used for external storage of materials and parking of cars and HGVs associated with all of the existing businesses. The areas where the industrial units and warehouse are proposed are currently hardstanding.

The construction of the approved warehouse building has been commenced on site, and this building does not change within the proposals, either in terms of its approved location or its approved size, height and design.

The existing site boundaries are a mixture of fencing and hedging, with trees having been planted recently around the eastern and northern site boundaries.

Existing industrial units

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View heading south on Mahon Rd. Site entrance on left.

View heading east along Mahon Industrial Estate Rd towards south entrance.

View heading north on Mahon Rd. Site entrance on right.

EXISTING SITE AND SURROUNDING CONTEXT THE SURROUNDINGS The commercial centre of Portadown is located approximately 1.2 kilmoetres to the north east of the site via Armagh Road and Church Street.

Further to the south there are more housing developments defining the edge of the settlement limits and beyond this is countryside.

Closer to the site, the surrounding area to the north and west is predominantly residential in nature with a wide variety of house types, sizes and finishes.

To the east of the site is the Annagh River which has an undeveloped area along both of its banks. Beyond this further east are existing housing developments that are accessed from the Tandragee Road.

To the immediate south the area is mainly commercial in nature including a variety of industrial and warehouse premises, as well as Mahon Rd Police Station.

James Park site entrance JAMES PARK PORTADOWN |

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LOCAL DEVELOPMENT PLAN, PLANNING POLICY CONTEXT & PLANNING HISTORY Section 45 (1) of the Planning Act (Northern Ireland) 2011 requires that all planning applications have regard to the local development plan, so far as material to the application, and all other material considerations.

Section 6(4) states that in making any determination where regard is to be had to the local development plan, the determination must be made in accordance with the plan unless material considerations indicate otherwise. This is known as the Plan-led system.

LOCAL DEVELOPMENT PLAN Craigavon Area Plan 2010 (CAP) Whilst beyond its notional end date of 2010, the CAP remains the adopted Local Development Plan (LDP) for Portadown.

Within the CAP the proposed units are located partly within an area zoned as existing industrial land and partly adjacent to the east of the zoned area. All of the development is on either existing areas of hardcore laid out as part of the industrial estate or rough ground associated with the industrial estate.

As there are no site specific proposals for major industrial areas within Part 3 of the CAP the assessment falls to regional planning policy, which is contained within the SPPS and PPS4.

Plan Policy IND 1 ‘Existing and Proposed Industrial Land’ confirms that existing major industrial areas are identified within the plan and within these areas proposals will be determined in accordance with the provisions of prevailing regional planning policy and the site specific policies set out in Part 3 of the CAP.

The amplification text that accompanies the policy states that all applications for development within and adjacent to the Q100 year flood pondage area should be accompanied by information on site levels.

A portion of the site also lies within the Flood Pondage Area, which is designated under Plan Policy UTIL 1 ‘Development within the Portadown Flood Pondage Area’.

Extract from Craigavon Area Plan - wider cotext

Planning Policy Statement 4

‘Planning and Economic Development’

November 2010

Strategic Planning Policy Statement for Northern A Strategic Planning Ireland (SPPS) Policy Statement for Northern Ireland (SPPS) Planning for Sustainable Development

Planning for Sustainable Development

SEPTEMBER 2015

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REGIONAL POLICY SPPS and PPS4 The SPPS confirms that the planning system has a key role in achieving a vibrant economy with the aim to facilitate the economic development needs of NI in ways consistent with the protection of the environment and principles of sustainable development.

The SPPS states that applications for economic development must be assessed in accordance with normal planning criteria including access, design, environmental and amenity impacts.

The detail of the considerations to be assessed is contained within Policies PED1 and PED9 pf PPS4.

Policy PED1 of PPS4 requires Class B3 general industrial uses to be located in areas specifically allocated for such purposes in a development plan or in an existing industrial / employment area provided it is of a scale, nature and form appropriate to the location.

Policy PED 1 states that proposed Class B4 warehouse units will be permitted in an existing or proposed industrial/employment area where it can be demonstrated: that the proposal is compatible with the predominant industrial/employment use; it is of a scale, nature and form appropriate to the location; and provided approval will not lead to a significant diminution in the industrial/employment resource both in the locality and the plan area generally.

Elsewhere in cities and towns such proposals will be determined on their individual merits.

Policy PED9 requires all applications for economic development uses to comply with a number of detailed criteria relating to its relationship with its natural and built surroundings, parking and traffic, and the design of the building and its curtilage.

These have all been taken into account in developing the proposed scheme and a supporting statement articulating how these have been compiled with will accompany the planning application.

PLANNING HISTORY The below planning applications relate to lands within the proposed application boundary and are considered most relevant to the assessment of the proposed application: • LA08/2016/1228/F - Construction of 3 general industrial units and 3 warehouse units with associated parking and access on lands 390 metres east of 36 Mahon Rd, Portadown. Planning approved on 18th January 2018 for five years.

Planning has been implemented

on site through discharge of precommencement conditions and commencement of construction of the warehouse building.

• N/1997/0886/F – Erection of office development (2,002 square metres) at James Park, east of main entrance.

Planning approved in February 2003 and subsequently lapsed in February 2008.

Approved site layout plan JAMES PARK PORTADOWN |

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PROPOSED DEVELOPMENT

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PROPOSED DESIGN 22-02-03

The proposals do not include any additional buildings, but rather seek to amend the layout of the development that was approved in 2018 and that currently remains live. The only changes to the approved warehouse building are to amalgamate it into a single unit, along with some cosmetic changes to the exterior. These changes have already been agreed with the Council as not material to the original approval.

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As stated above it is not proposed to relocate the warehouse building and construction of this element has already commenced on site.

It is proposed to expand the approved service yard for the warehouse unit to the north, and provide additional van storage to the north and north west. This is to meet the requirements of the prospective occupier, which wasn’t known at the time of the original planning approval.

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There will also be an increase in the size of the staff parking area to the south and south west of the warehouse building. The staff parking will be accessed from the Mahon Road Industrial Estate road to the south.

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These additional service yard and parking / van storage areas will cover areas that are either currently established parking areas or areas that were approved for development in the live planning permission.

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Additional, ancillary elements are also to be incorporated into these areas including guard huts, smoking shelters, cycle shelters, vehicle restraint barriers, goods lifts external lighting and fencing to all boundaries.

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Siphonic RWP 22-02-01

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As the van storage area will cover the area where the industrial units were approved, these are to be relocated to the south into the middle of James Park. The industrial units and their parking and servicing areas will be identical in size and layout to that shown in the live planning approval.

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JAMES PARK PORTADOWN |

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ACOUSTIC BARRIER

PLANTING

WELFARE FACILITY WITH TOILET

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VEHICLE & PEDESTRIAN ACCESS GATES

Yard 1433m

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PROPOSED EXTERNAL PLANT LOCATION PROPOSED CYCLE SHELTERS

Staff Carpark 81

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PROPOSED SMOKING SHELTER LOCATION PLANTING

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Approved floor plan

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WORKBENCH FABORY Gedore Etablis 1504

BOARD

WORKBENCH A029359

HAZMAT A001998

HORIZONTAL SHELVES A131811

DSP BREAK ROOM 27sqm

DSP WC 10sqm

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DEBRIEF GNIHSAW ENIHCAM

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SAFETY SCHOOL

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9 Acc. Chang 8sqm

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Multi-Faith 10sqm

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Breakroom 125sqm

Male WC 27sqm

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First Aid 11.5sqm

CCTV 9.5sqm

HR 13sqm

St. 6.5sqm

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Corridor 25sqm

WC Ent 6sqm

Showers 6sqm

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Cleaners 8sqm

New Mothers 13sqm

Meet Rm 1 13.5sqm

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Entrance 25sqm

Female WC 26sqm

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Corridor 34sqm

Corridor 19sqm

Meeting Rm 2 25sqm 30

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Training 134sqm

Temp Office 25sqm 31

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Stair Grd 35sqm

Managers Off 13.5sqm

26 Conference 30sqm

First F

Ground Floor Plan

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ENVIRONMENTAL MATTERS ROADS A transport consultant has been appointed to advise on access and traffic matters. The proposed development does not seek to increase the size of the units previously approved, nor does it change the use of these buildings.

The proposed staff parking area will be accessed from the southern entrance to James Park, but this area is an established parking area within the site and already uses the southern access.

NOISE A Noise Impact Assessment is being carried out to ensure there is not an excessive noise burden upon the nearest residential properties. The Noise Impact Assessment will confirm what mitigation measures are required to ensure this is the case. The approved application included close-board fencing along the eastern boundary just north of the warehouse unit, and it is expected the current proposals will include this also.

ECOLOGY An ecological assessment of the site is currently being prepared. However, given the nature of the site and the fact that no significant ecological matters were identified in the approved application, it is not anticipated that any ecological issues will arise.

DRAINAGE AND FLOODING

GROUND CONDITIONS

A detailed drainage and flood risk assessment is currently being carried out for the site. This is focused on the Annagh River to the east and the extend of the flood pondage areaimmediately to the west of the river.

A ground contamination assessment is currently being undertaken on the site of the proposed development. This will assess the potential for any existing contamination within the ground and whether or not this could affect future workers in the proposed buildings, or existing groundwater.

A detailed assessment, taking into account the live planning permission on the site and established parking areas within James Park, will accompany the planning application when submitted.

Given the results of the ground contamination assessment completed for the approved application, it is not expected that any significant contamination will be found. However, if any contamination is identified, then appropriate remediation measures will be proposed to address it.

Detailed reports relating to all of the above environmental matters will accompany the planning application.

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WHAT HAPPENS NEXT? We thank-you for taking time to review the content of this consultation and would be delighted if you would take the time to share your thoughts on what you have seen, and prospect of the proposed development proceeding through planning.

Following the end of the consultation period (28th May 2021), your feedback will be taken into consideration in finalising the proposed development.

A formal planning application will be submitted to Armagh, Banbridge and Craigavon Borough Council thereafter.

Once submitted, the opportunity for further public engagement in the decision-making process will take place in the normal manner through the submission of representations to the Council following the applications advertisement and neighbour notification procedures.

HOW TO FIND OUT MORE?

On our website, www.clydeshanks.com you can leave feedback, raise questions or leave your contact details should you require further assistance.

If you wish to discuss the proposal you can also do so by: Telephone - 02890434393 Email - gavin@clydeshanks.com Post – Clyde Shanks Ltd, 2nd Floor, 7 Exchange Place, Belfast, BT1 2NA

REQUEST PRINTED COPY

If you would like to receive a printed copy of this magazine, we can post this out to you on your request, accompanied with a feedback form.

DEADLINE

Please note all comments should be with Clyde Shanks Ltd no later than Friday 28th May 2021.

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2nd Floor 7 Exchange Place Belfast BT1 2NA t | 028 9043 4393 clydeshanks.com