Plan Strategy by Mid and East Antrim Borough Council

Local Development Plan 2030

Plan Strategy

www.midandeastantrim.gov.uk/planning

Contents 5.8 Open Space Strategy

Foreword

Adoption

Part 1 1.0 Introduction

2.0 Setting the Context

3.0 District Profile

4.0 Vision and Strategic Objectives

4.1 Vision

4.2 Strategic Objectives

5.0 Spatial Growth Strategy and Countryside Strategy

5.1 Spatial Growth Strategy

SGS1 Spatial Growth Strategy

5.2 Settlement Hierarchy SGS2 Settlement Hierarchy

5.3 Strategic Housing Allocation Strategy

CS3 Areas of Constraint on High Structures

CS4 Rural Landscape Wedges

CS5 Antrim Coast and Glens Area of Outstanding Natural Beauty

CS6 Developed Coast (Belfast Lough Shore)

100

CS7 Local Landscape Policy Areas

102

CS8 Protection of Main River Corridors

104

5.10 Land Instability and Coastal Erosion

106

CS9 Development at Risk from Land Instability or Coastal Erosion

107

6.0 General Policy for all Development Policy GP1 General Policy for all Development

110 112

7.1 Economic Development

120

5.4 Economic Development Strategy

SGS6 Strategic Allocation of Land for Economic Development 71

CS2 Special Countryside Areas

118

SGS5 Management of Housing Supply

5.7 Transport Strategy

7.0 Sustainable Economic Growth

SGS8 Tourism Strategy

CS1 Sustainable Development in the Countryside

SGS4 Protection of Zoned Housing Land

5.6 Tourism Strategy

SGS7 Retail Hierarchy

5.9 Countryside Strategy

Part 2

SGS3 Strategic Allocation of Housing to Settlements

5.5 Retail Strategy

SGS9 Open Space Strategy

72 74 76 78 80

Policy ECD1 Economic Development in Settlements

122

Policy ECD2 Retention of Economic Development Land

124

Policy ECD3 Development incompatible with Economic Development Uses

125

Policy ECD4 Economic, Agricultural and Forestry Development in the Countryside

126

7.2 Retailing and Town Centres

130

Policy RET1 Retail in Town Centres

132

Policy RET2 Retail Impact Assessment

134

Policy RET3 Retail in Villages, Small Settlements and Local Centres

135

Policy RET4 Rural Shops and Roadside Service Facilities

136 5

7.3 Tourism Policy TOU1 Safeguarding of Tourism Assets Policy TOU2 Tourism Development in Settlements and Tourism Opportunity Zones Policy TOU3 All Tourism Development in the Countryside Policy TOU4 Tourist Amenities in the Countryside Policy TOU5 Hotels, Guest Houses and Tourist Hostels in the Countryside Policy TOU6 Self Catering Accommodation in the Countryside Policy TOU7 New and Extended Holiday Parks in the Countryside Policy TOU8 Major Tourism Development in the Countryside – Exceptional Circumstances

7.4 Minerals Development

138

Policy HOU6 Housing Mix (Unit Types and Sizes)

176

138

Policy HOU7 Adaptable and Accessible Homes

177

Policy FRD1 Development within Floodplains

Policy HOU8 Travellers Accommodation

178

Policy HOU9 Replacement Dwelling

180

Policy FRD2 Protection of Flood Defence and Drainage Infrastructure

Policy HOU10 Dwelling on a Farm Business

182

Policy HOU11 Dwelling for Non-Agricultural Business Enterprise

184

Policy HOU12 New Dwelling in Existing Clusters

185

144

Policy HOU13 Ribbon/Infill Development

186

147

Policy HOU14 Personal and Domestic Circumstances

148

Policy HOU15 Residential Caravans and Mobile Homes

150

Policy HOU16 Affordable Housing in the Countryside

189

152

8.2 Open Space, Sport and Leisure

190

140 141 142

Policy MIN1 Mineral Development – Extraction and Processing of Hard Rock and Aggregates

154

Policy MIN2 Valuable Minerals

156

Policy OSL2 Greenways

192

Policy OSL3 New Open Space Provision

192

157

Policy MIN4 Areas of Constraint on Mineral Development

158

Policy OSL5 Sport and Outdoor Recreation Facilities

Policy HOU1 Quality in New Residential Development in Settlements 168 Policy HOU2 The Conversion or Change of Use of Existing Buildings to Flats or Apartments 171 Policy HOU3 Residential Extensions and Alterations

172

230

Policy FRD6 Development in Proximity to Controlled Reservoirs

231

11.0 Safeguarding our Natural Environment

290

232

11.1 Natural Heritage

292

9.3 Renewable Energy Policy RE1 Renewable Energy Development

234

9.1 Transportation

206 208

Policy TR1 Access to Public Roads

210

Policy TR2 Access to Protected Routes

212

Policy TR3 New Transport Schemes

214

Policy TR4 Disused Transport Routes

215

Policy TR5 Active Travel

216

Policy HOU4 Protected Town Centre Housing Areas

173

Policy TR6 Parking and Servicing

217

Policy HOU5 Affordable Housing in Settlements

174

Policy TR7 Provision of Car Parks

218

286 289

Policy NAT1 European and Ramsar Sites – International

294

238

Policy NAT2 Species Protected by Law

295

Policy TEI1 Telecommunications and Electricity Infrastructure

240

Policy NAT3 Sites of Nature Conservation Importance – National

296

9.5 Water and Wastewater Infrastructure

244

Policy NAT4 Sites of Nature Conservation Importance – Local

297

Policy NAT5 Habitats, Species or Features of Natural Heritage Importance

299

Policy WWI1 Development Relying on Non-Mains Wastewater Infrastructure

245 246

Policy WMT1 Environmental Impact of a Waste Management Facility

248

Policy WMT2 Waste Collection and Treatment Facilities

250

255

9.0 Transportation, Infrastructure and Connectivity

10.3 Place-Making

282

9.4 Telecommunications and Electricity Infrastructure

Policy WMT5 Land Improvement

205

Policy AD1 The Control of Advertisements

Policy SFA1 Strategic Focus Areas

254

163

166

Policy FRD5 Artificial Modification of Watercourses

Policy WMT4 Development in the vicinity of a Waste Management Facility

Policy COM1 Education, Health, Community and Cultural Facilities

280

228

203 204

278

Policy FRD4 Sustainable Drainage (SuDS)

Policy OSL7 Cemeteries and Burial Space

161

Policy HE9 Enabling Development for the Conservation of Heritage Assets

227

252

Policy MIN7 Peat Extraction

276

10.2 Advertisements

Policy WMT3 Waste Disposal Sites

8.3 Education, Health, Community and Cultural Facilities

8.1 Housing

226

202

160

164

198

222

Policy HE8 Unlisted Locally Important Building or Vernacular Building

Policy FRD3 Management of Development in regard to Surface Water Flood Risk

9.6 Waste Management 194

220

Policy OSL6 Community Growing Spaces and Allotments

Policy MIN6 Development at Risk of Subsidence due to past or present underground mineral extraction

8.0 Building Sustainable Communities

190

Policy MIN3 Hydrocarbons

Policy MIN8 Restoration and Management of Mineral Sites

188

Policy OSL1 Protection of Open Space

Policy OSL4 Public Open Space in New Residential Development

Policy MIN5 Area of Salt Reserve, Carrickfergus 159

187

9.2 Flood Risk and Drainage

10.0 Stewardship of our Built Environment and Creating Places

258

10.1 Historic Environment

260

Policy HE1 Archaeological Remains and their Settings

262

Policy HE2 Historic Parks, Gardens and Demesnes 265

Abbreviations and Glossary

300

Appendices

310

APPENDIX A: Broad methodology for Strategic Housing Allocation

311

APPENDIX B: Tourist Amenities in the Countryside - Sustainability Assessment

322

APPENDIX C: Landscape Design Consideration for Holiday Parks

323

APPENDIX D: Guidance for New Residential Development in Settlements

324

APPENDIX E: Definition of an Established Residential Area

329

APPENDIX F: Residential Space Standards

329

Policy HE3 Listed Buildings - Change of Use or Extension/Alteration or Conversion of a Listed Building

266

Policy HE4 Listed Buildings - Demolition of a Listed Building

APPENDIX G: Guidance for Residential Extensions and Alterations

330

268

Policy HE5 Development affecting the Setting of a Listed Building

APPENDIX H: Protected Routes within Mid and East Antrim

337

270

APPENDIX I: Flood Risk

338

Policy HE6 Conservation Areas

271

APPENDIX J: Historic Environment Maps

343

Policy HE7 Areas of Townscape Character

274

APPENDIX K: Advertisements

346 7

List of Maps, Figures and Tables Maps

Tables

Maps 1, 2, 3 Proposals Maps (separate map supplement)

Table 5.1

RDS Hierarchy of Settlement and Spatial Framework Guidance

Table 5.2

Spatial Growth Strategy

Table 5.3

Settlement Hierarchy

Table 5.4

Strategic Allocation of Housing to Settlements 2018-2030

Table 5.5

Strategic Allocation of Land for Economic Development

Table 5.6

Retail Hierarchy

Table 5.7

Categories for Tourism Potential in Mid and East Antrim

Map 4 Map 5

Map 6

Map 7

Areas of Potential Subsidence - Carrickfergus (separate map supplement) Galgorm Road - Ballymena Areas of Townscape Character (separate map supplement) Belfast Road - Carrickfergus Area of Townscape Character (separate map supplement) Larne Road - Carrickfergus Area of Townscape Character (separate map supplement)

Map 8

Greenisland Area of Townscape Character (separate map supplement)

Map 9

Shore Road - Greenisland Area of Townscape Character (separate map supplement)

Map 10

Ballycarry Area of Archaeological Potential (separate map supplement)

Map 11

Carrickfergus Area of Archaeological Potential (separate map supplement)

Map 12

Whitehead Area of Archaeological Potential (separate map supplement)

Map 3.1

Our neighbouring Council Areas

Map 3.2

Spatial Context of Mid and East Antrim

Map 5.1

Mid and East Antrim Spatial Growth Strategy incorporating Settlement Hierarchy

Map 9.1

Key transportation infrastructure and connectivity within Mid and East Antrim

Foreword Welcome to our Local Development Plan - Plan Strategy, created as a guide to the future growth of the borough of Mid and East Antrim. The adoption of the Plan Strategy represents an important milestone for the borough and for plan making in Local Government. The Plan Strategy is the first of Alderman Gerardine Mulvenna two development plan documents Mayor of Mid and East Antrim Borough Council which will comprise our Local Development Plan. It provides a plan-led framework for making decisions to help the Council deliver sustainable growth and development including future housing, employment, retail and infrastructure across the borough until 2030 and beyond.

Cllr Robert Logan Chair of Planning Committee

Figures Figure 1.1

Stages in the Local Development Plan (LDP) process

Figure 1.2

Structure of our Plan Strategy

Figure 9.1

Key Transport Corridors in the RDS in relation to Mid and East Antrim

Figure 9.2

The Waste Hierarchy

Valerie Watts Interim Chief Executive

After extensive research, public engagement, as well as community and stakeholder consultation to ensure everyone has had an opportunity to participate and express their views, we are delighted to publish this Plan, which will help shape the future of our borough and improve the quality of life for all our citizens. Public engagement has been a vital component in developing this Plan Strategy and the policies contained within it. We would like to thank those who responded to the public consultations or engaged with the process, helping us to identify and define our vision and objectives and the strategies and policies that flow from them. Planning is an extremely important function for Mid and East Antrim Borough Council as it is the catalyst to economic growth, the delivery of housing and supporting

infrastructure, and the safeguarding of our quality landscapes, tourism and heritage assets. Our Elected Members place planning as a key priority and remain committed through the adoption of this Plan Strategy to achieve the Local Development Plan vision: Mid and East Antrim will be shaped by high quality sustainable and connected places for people to live, work, enjoy, invest and visit, so as to improve the quality of life for all. This planning strategy aims to create a borough that supports sustainable economic growth and innovation, infrastructure, the right mix of housing, schools and more. It is a plan for everyone – both now and for generations to come as we try to tackle climate change by enabling more sustainable transport, energy and sustainable drainage systems within development proposals. It is a Plan for our children, our working population and our older people. This Plan is a roadmap, one that will create a stronger borough, with more employment and improved quality of life in Mid and East Antrim. The Council now looks forward to formally commencing the second part of the Local Development Plan, the Local Policies Plan, which affords the Council the opportunity, for the first time, to shape our borough to reflect the needs of local communities and businesses while ensuring effective stewardship of our outstanding built and natural heritage, including our valued landscapes and coastline. 9

Adoption Mid and East Antrim Borough Council adopted the Local Development Plan 2030 Plan Strategy on 16 October 2023 in accordance with Section 12 of the Planning Act (Northern Ireland) 2011 and Regulation 24 of the Planning (Local Development Plan) Regulations (Northern Ireland) 2015. The Plan Strategy became effective on the date of adoption. The Plan Strategy and other associated statutory documents are available to download at www.midandeastantrim.gov.uk/planning The document can be made available in different formats upon request. If you would like this document in another format, please contact: By Post: Local Development Plan Team Mid and East Antrim Borough Council Silverwood Business Park 190 Raceview Road Ballymena BT42 4HZ Our Phone Number: 0300 124 5000 By Email: planning@midandeastantrim.gov.uk If for any reason a particular alternative format cannot be met, other possible solutions will be explored.

Part 1

1.0 Introduction The Legal Basis for the Local Development Plan The Purpose of the Local Development Plan The Local Development Plan Process Procedural Matters Supporting Assessments and Appraisals Structure of the Plan Strategy Using the LDP Plan Strategy

The Local Development Plan 1.1

The Legal Basis for the Local Development Plan

1.1.1 The Local Development Plan (LDP) is being prepared under the provisions of the Planning Act (Northern Ireland) 2011 (hereafter referred to as the Planning Act) and the Planning (Local Development Plan) Regulations (Northern Ireland) 2015 (hereafter referred to as the LDP Regulations). The Planning Act requires the LDP to be produced in two stages – the first being the Plan Strategy, followed upon adoption, by the Local Policies Plan. 1.1.2 In regard to the Plan Strategy, the Planning Act sets out the following requirements: •

The Council’s objectives in relation to the development and use of land in the District;

•

Its strategic policies for the implementation of those objectives; and

•

Such other matters as may be prescribed.

1.1.3 To discharge this legislative duty, Mid and East Antrim

Borough Council has prepared this LDP document, the Plan Strategy for the period 2015-2030. 1.1.4 The Plan Strategy has been prepared taking account of the Regional Development Strategy 2035 (RDS), other policies and guidance issued by the Department for Infrastructure (DfI), and other relevant regional and local plans and strategies. Further details of the policy context informing the Plan Strategy are contained in Chapter 2.0. 1.2

The Purpose of the Local Development Plan

1.2.1 The main purpose of the LDP is to inform the general public, statutory authorities, service providers, developers and other interested parties of the policy framework and land use proposals that will implement the strategic objectives of the RDS and the LDP objectives and guide decisions on planning applications for development in Mid and East Antrim until 2030.

1.2.2 The LDP will aim to provide sufficient land to meet anticipated needs for housing, employment, and services; all supported by adequate infrastructure, over the Plan period. It will also seek to ensure that all new development is of high quality and located in suitable places - which themselves should be enhanced by the development. A ‘suitable place’ will generally be a location where the development proposal can help meet economic and social needs without compromising the quality of the environment. This is often referred to as ‘sustainable development’ which has been defined as “meeting the needs of the present without compromising the ability of future generations to meet their own needs”. 1.2.3 In seeking to deliver sustainable development, the LDP will serve to implement the regional direction set out in the RDS and other central government initiatives.

1.3

Introduction

1.3

The Local Development Plan Process

1.3.1

There are four key stages in the LDP process. These are described below along with brief commentary on how the process has unfolded up to this point, in Mid and East Antrim.

Figure 1.1 Stages in the Local Development Plan process

Stage 1

Stage 1 Initial Plan Preparation 1.3.2

This initial stage of the process was completed when Council published its Preferred Options Paper (POP) in June 2017. The main purpose of the POP is to inform the next stage in the LDP process, i.e. the Plan Strategy.

1.3.3

Building on the emerging evidence base1, the POP identified some 36 key strategic planning issues relevant to Mid and East Antrim, set out alternative options for addressing most of these key issues, and highlighted Council’s Preferred Option. The POP also included an initial policy review of the operational policies contained in the suite of Planning Policy Statements (PPSs) published by the former Department of the Environment (now DfI), also taking account of the Strategic Planning Policy Statement (SPPS).

1.3.4

The POP was subject to 12 weeks public consultation which resulted in 132 responses from members of the public and statutory consultees. A public consultation report on the POP was published by Council in November 2017.

Timetable

Preferred Options

Draft Plan Strategy Soundness Based Independent Examination • Advisory Report to Central Government • Central Government Issues Binding Report to Council

Adopted Plan Strategy

Stage 3

Draft Local Policies Plan Soundness Based Independent Examination • Advisory Report to Central Government • Central Government Issues Binding Report to Council

Sustainability Appraisal Incorporating SEA

Stage 2

Stage 2 Plan Strategy 1.3.5

The Plan Strategy is the first of two development plan documents, which together will comprise the LDP. The Plan Strategy sets out the LDP vision and strategic planning objectives for the borough. It also sets out a spatial growth strategy that will indicate in broad terms, the amount of new growth that will be provided over the Plan period and the locations where various types of development (such as housing or retail) will be facilitated. It also indicates, again in broad terms, areas of the countryside which are sensitive or vulnerable to development or certain types of development, where restrictions may apply. These elements of the Plan Strategy are contained in Part 1 of the document.

Adopted Local Policies Plan

Stage 4

Annual Monitoring Report

Review every 5 years

1.3.6

The Plan Strategy also includes a range of strategic subject policies to properly manage development across the borough. This element of the Plan Strategy is contained in Part 2 of the document.

1.3.7

The draft Plan Strategy was open for formal public consultation for a period of eight weeks from 16 October to 11 December 2019. The Council received 80 representations raising 662 main issues from statutory consultees, organisations and the public. A period of public consultation for counter representations ran from 31 January to 27 March 2020 and ten counter representations were received. Following detailed consideration of the representations and counter representations received, Council proposed a number of modifications to the draft Plan Strategy. Following the guidance of DPPN 10 and to ensure that those interested persons who made representations were not disadvantaged, Council consulted on all the proposed modifications from 8 January to 5 March 2021. At the conclusion of that exercise, Council received 17 comments. These were submitted along with the draft Plan Strategy Public Consultation Report (March 2021), the draft Plan Strategy Schedule of Proposed Modifications (January 2021) and all relevant documents for consideration to the Planning Appeals Commission for an Independent Examination. The Independent Examination hearing took place from June 2022 until August 2022. Following Independent Examination of the draft Plan Strategy, the Planning Appeals Commission report and a Direction was issued from the Department for Infrastructure on 30 June 2023. The Direction was to adopt the Plan Strategy with modifications under section 12(1)(b) of the Planning Act. The Council was also directed by the Department for Infrastructure to update the statutory assessments including; - Sustainability Appraisal (incorporating Strategic Environmental Assessment) - Habitats Regulations Assessment

A series of 14 topic based papers informing the POP, plus our annual housing monitor are available on the Council website.

1.3

Introduction

- Rural Needs Impact Assessment These documents were published for public consultation in August 2023. In response to this, two representations were received. A summary of the responses was provided in the Pre-Adoption Public Consultation Report (October 2023) including key areas which were taken account of when finalising the statutory documents. The Plan Strategy strategic planning policies replace those regional operational policies currently retained within the various topic-based PPSs and the remaining provisions of A Planning Strategy for Rural Northern Ireland (1993). Further details relating to these transitional arrangements are set out in the SPPS. The Plan Strategy replaces the strategic elements of the existing development plans relevant to Mid and East Antrim (refer to Chapter 2.0 for further details).

1.3.10

1.3.9

The Local Policies Plan is the second document making up the LDP. The Local Policies Plan will be prepared within the framework provided by the adopted Plan Strategy. It will incorporate site specific proposals such as land use zonings for housing, economic development and town centre development opportunity sites. It will also contain local designations such as settlement limits for all settlements designated through the Plan Strategy, town centre boundaries and local landscape and environmental designations. The Local Policies Plan will also be subject to public consultation, independent examination and consideration by DfI, before the LDP in its totality is adopted by Council. Other assessments referred to below under the heading Supporting Assessments and Appraisals will be further applied in Stage 3. Once the LDP is adopted it will replace existing development plans covering Mid and East Antrim in their entirety.

Once adopted, we will monitor the implementation of our LDP annually to ensure that progress in meeting objectives is being made. An annual monitoring report will be submitted to DfI which will focus on key indicators such as the amount of land zoned for housing and economic development which has been used and housing completions over the year. We will also undertake regular reviews of the LDP at least every five years from the date of adoption and submit findings to DfI. Indicators and targets are set out in the Monitoring and Review document (October 2023), accompanying the Plan Strategy.

1.4

Procedural Matters

1.4.1

In line with the LDP Regulations, Council published a Plan Timetable in 2016. There have been a number of revisions and our current LDP Timetable agreed between Council and Central Government is available on Council’s website.

1.4.2

In line with the Planning (Statement of Community Involvement) Regulations (Northern Ireland) 2015, Council published its initial Statement of Community Involvement (SCI) in August 2016 which sets out how the Council involves the community on the preparation of the LDP and in participating in the development management function. There have been a number of revisions since and our current SCI is available on Council’s website. The Plan Strategy was progressed in accordance with the revised SCI.

Stage 3 Local Policies Plan 1.3.8

been engaged to ensure that due account has been taken of Council’s Community Plan, as well as other Council strategies and initiatives. This engagement was undertaken by way of a series of eight ‘Project Management Team’ meetings held between April 2018 and April 2019 and has had a significant influence on the development of the strategic policies and proposals.

Stage 4 Monitoring and Review

- Equality (Section 75) Screening Report

1.4.3

In order to meet the requirements set out in the Planning Act relating to the need for the Plan Strategy to take account of the RDS, other policy and guidance issued by DfI and other relevant government strategies and plans; Council has engaged key consultees representing relevant central government departments and agencies. Representatives from relevant Council departments have also

1.4.4

1.4.5

The Planning Act requires the Plan Strategy to be adopted by resolution of the Council, following approval by DfI. Accordingly, Elected Members have also been engaged in the development of the Plan Strategy, to ensure that the document is generally aligned with Council’s strategic priorities. This engagement was facilitated through a series of six councillor workshops held between November 2018 and March 2019. Given that the LDP Regulations identify neighbouring councils as statutory consultees, the development of our Plan Strategy has also been informed by engagement with our three neighbouring councils of Antrim and Newtownabbey Borough Council, Causeway Coast and Glens Borough Council, and Mid Ulster District Council. Because Carrickfergus falls within the Belfast Metropolitan Area, there has also been engagement with Belfast City Council and other councils in the Metropolitan Area, through the Metropolitan Area Spatial Working Group. Further details as to how we have engaged with other councils on specific issues are referred to in the relevant Technical Supplements.

1.5

Supporting Assessments and Appraisals

1.5.1

The Plan Strategy has been subject to a number of assessments and appraisals which are referred to in the summary below. Each of these is contained within a separate supporting document accompanying the Plan Strategy. Sustainability Appraisal (SA) incorporating Strategic Environmental Assessment (SEA)

1.5.2

The Planning Act places a duty on Council in exercising its LDP function, to do so, with the objective of furthering sustainable development. It also requires a Sustainability Appraisal (SA) to be carried out for the Plan Strategy and for the Local Policies Plan in order to promote sustainable development through the integration of social, economic and environmental considerations into the preparation process.

1.5.3

The SA also incorporates Strategic Environmental Assessment (SEA) in order to comply with the objective of the European Directive 2001/42/EC (SEA Directive) which is to provide for a high level of protection of the environment and to contribute to the integration of environmental considerations into the preparation and adoption of plans and programmes with the view to promoting sustainable development. The SEA Directive was transposed into Northern Ireland legislation through the Environmental Assessment of Plans and Programmes Regulations (Northern Ireland) 2004, which requires plans to be subjected to, and informed by, an SEA.

1.5.4

SA can be distinguished from SEA by virtue of its wider scope as it covers the social and economic effects of plans, as well as the more environmental implications. Whilst the requirement to carry out both assessments are distinct, it is possible to address both through a combined appraisal process, i.e. SA incorporating SEA. The Sustainability Appraisal that accompanies the Plan Strategy incorporates both these aspects and explains the rationale for the approach taken.

1.5

Introduction

Habitats Regulations Assessment (HRA) 1.5.5

•

A further requirement placed upon Council, as the responsible planning authority, is to undertake a Habitats Regulations Assessment (HRA) in accordance with Article 6 (3) of the Habitats Directive in regard to the conservation of natural habitats and of wild flora and fauna. The HRA concerns the national site network, the collective term for the protection and management of European sites and their habitats and species. These sites often cover extensive areas in Mid and East Antrim and consist of: Special Protected Areas (SPAs) – designated as sites important for birds.

•

Special Areas of Conservation (SACs) – designated to protect important habitats and species.

•

Ramsar sites – designated to protect wetlands of international importance.

1.5.6

•

The HRA is carried out so as to identify and assess whether the LDP policies and proposals, either individually or in combination, are likely to significantly affect a European Site.

persons of different religious belief, political opinion, racial group, age, marital status, and sexual orientation;

•

men and women generally;

•

persons with a disability and persons without; and

•

Figure 1.2 Structure of our Plan Strategy

PART 1 Chapter 4.0 Local Development Plan Vision

persons with dependants and persons without.

Chapter 4.0

The Act also requires promotion of good relations between persons of different religious belief, political opinion and racial group. 1.5.9

Strategic Objectives

The Plan Strategy is accompanied by an Equality (Section 75) Screening Report examining the likely effects of its policies and proposals on the promotion of equality of opportunity amongst the listed groups.

Economic

Social

Chapter 5.0 1.6

Structure of the Plan Strategy

1.6.1

The structure of the LDP Plan Strategy has been previously referred to (under the LDP Process Section of this Introduction). This structure is shown as a diagram in Figure 1.2, opposite.

Spatial Growth Strategy & Countryside Strategy

Spatial Growth Strategy & Settlement Hierarchy

Strategic Housing Allocation Strategy

Economic Development Strategy

The Rural Needs Act (Northern Ireland) 2016 places a duty on public authorities to have regard to rural needs in developing, adopting, implementing, or revising policies, strategies and plans. It is therefore incumbent upon Council to carefully consider the impact of the LDP policies and proposals upon the needs of rural dwellers and communities. A Rural Needs Impact Assessment, which incorporates the principles of rural proofing, accompanies the Plan Strategy. Equality (Section 75) Screening Report

1.5.8

Section 75 of the Northern Ireland Act 1998, requires public authorities to carry out their functions with due regard to the need to promote equality of opportunity between:

Retail Strategy

Tourism Strategy

Transport Strategy

Open Space Strategy

Countryside Strategy

PART 2

Rural Proofing 1.5.7

Environmental

Chapter 6.0 General Policy for all Development

Strategic Subject Policies Chapter 7.0

Chapter 8.0

Chapter 9.0

Chapter 10.0

Chapter 11.0

Sustainable Economic Growth

Building Sustainable Communities

Transportation, Infrastructure & Connectivity

Stewardship of our Built Environment & Creating Places

Safeguarding our Natural Environment

Economic Development

Housing

Transportation

Natural Heritage

Open Space, Sport & Leisure

Flood Risk & Drainage

Historic Environment

Education, Health, Community & Cultural Facilities

Renewable Energy

Retailing & Town Centres Tourism Minerals Development

Advertisements Place-Making

Telecommunications & Electricity Infrastructure Water & Wastewater Infrastructure Waste Management

1.7

Introduction

1.7

Using the LDP Plan Strategy

1.7.1

Under the new plan-led system introduced by the Planning Act (Northern Ireland) 2011, the determination of a planning application, where it is relevant to the LDP, must be made in accordance with the Plan unless material considerations indicate otherwise. The LDP, once adopted in full, will therefore assume primary importance in the determination of planning applications, albeit that other material considerations may be afforded some degree of weight, depending upon the circumstances of each case. Under the transitional arrangements set out in the SPPS, applications determined following the adoption of the LDP Plan Strategy, will be assessed against that document and the extant statutory Plan for the area. Any policy conflict between these documents is to be resolved in favour of the adopted Plan Strategy.

1.7.2

Any planning application determined by Council2 following the adoption of the Plan Strategy will therefore need to be assessed against the relevant strategic planning policies and strategic planning framework contained in this document. In order to ascertain which policies are relevant to their development proposals, applicants should firstly refer to Part 1 of the Plan Strategy which sets out strategic spatial proposals and associated policies linked to the LDP Spatial Growth Strategy and Countryside Strategy. These comprise of the following: •

Spatial Growth Strategy and Settlement Hierarchy

•

Strategic Housing Allocation

•

Economic Development Strategy

•

Retail Hierarchy

•

Transport Strategy

•

Open Space Strategy

•

Countryside Strategy

1.7.3

These elements of the Plan Strategy are largely spatial in nature and are accompanied

by maps. Both the maps and associated policies will provide information on the general locations where development (or a particular type of development) is likely to be considered appropriate or inappropriate. A separate map supplement (dated October 2023) has been produced. The Proposals Maps identify the strategic spatial designations as set out in the Strategic Spatial Proposals found in Part 1 of this Plan Strategy. The Proposals Maps also identify for information purposes a number of other designations and boundaries that are designated outside of the Plan Strategy. Where it is deemed appropriate, the maps within this supplement may be superseded and revised maps produced. This is likely to occur at Local Policies Plan stage. In the case of any contradiction between the Plan Strategy and any other document forming part of the Plan, including the maps and supplements, the provisions of the Plan Strategy will prevail. 1.7.4

1.7.5

Applicants should then refer to Part 2 of the Plan Strategy and should consider firstly, Policy GP1 which sets out General Policy criteria for all development. These policy criteria apply to all development proposals and the Council must consider them when taking decisions on planning applications for which it is responsible. Having considered the proposal under the General Policy criteria, applicants should then refer to the Strategic Subject Policies set out in the remainder of Part 2. These policies are set out under particular subject areas linked to the five main themes in the LDP. Applicants should focus on the particular Strategic Subject Policy relevant to their proposal. For example, for a proposal for housing development within a settlement, the applicant should refer to the housing policies under the Building Sustainable Communities theme. However, it should be noted that more than one Strategic Subject Policy may need to be taken into account. For example, if the proposed housing development is in proximity to a river or the coast, the applicant will also need to

The relevant planning authority in most instances will be Council, but could also be DfI who determine regionally significant planning applications or Planning Appeals Commission (PAC) who determine planning appeals. For the purposes of this section Council is assumed to be the planning authority.

take due account of the Strategic Subject Policies relating to flood risk. These policies should be used by developers and will also be considered by Council when there will be a direct or indirect relevance to a particular type of development, or impact on a particular type of asset such as the historic environment or natural environment. 1.7.6

1.7.7

1.7.8

In addition to referring to Parts 1 and 2 as explained above, applicants will also ultimately need to refer to the Local Spatial Policies applicable to particular local zonings or local designations. Such local zonings could be for housing or economic development. Local designations could include settlement development limits, town centre boundaries, or local landscape or environmental designations. These will be set out in the Local Policies Plan. This second element of the LDP will be worked up, published and adopted subsequent to the adoption of the Plan Strategy by Council. Accordingly, these policies too will ultimately need to be taken into account when formulating development proposals. Pending adoption of the Local Policies Plan, the spatial definition of local zonings and local designations in existing Area Plans and the associated policies will continue to apply during the interim period, to the extent that they do not conflict with strategic designations and policies contained within the adopted Plan Strategy. All policies considered relevant to the proposed development will be taken into account by Council in the determination of a planning application. In assessing the proposal, Council will consider all relevant policies in the round. This means that applicants should not read policies in isolation, as more than one policy could apply to any proposal. Within this Plan Strategy some policies specifically reference the need to consider Policy NAT1, European and Ramsar Sites – International. This reference does not elevate NAT1 above other policies nor suggest that where NAT1 is not specifically referenced it is not

relevant. Specific attention has been drawn to Policy NAT1 as it has been recommended as a mitigation measure in the Habitats Regulations Assessment Report to ensure that proposals are not likely to have adverse effects on the integrity of any international site. 1.7.9

Within the overriding context of relevant legal requirements, Council will also apply a proportionate approach in decision making. This means that account will be taken of such matters as the scale of the proposal and its potential economic, social and environmental impacts. Where the LDP uses terms such as ‘unacceptable adverse impact’, or ‘significant adverse impact’, or ‘public benefit’, the interpretation of such terms remains with the Council in the exercise of its statutory planning functions.

1.7.10

Unless otherwise required through legislation, the information required to make decisions, including that required of applicants, will remain a matter to be determined by Council in the exercise of its statutory planning functions. In determining the information requirements, Council may consider such factors as: the nature, scale and potential impact of a proposal (proportionality); the existing evidence base; and the feasibility of acquiring new evidence.

1.7.11

The value to developers of considering all the potentially relevant policies, along with the associated spatial information, at an early stage in the development process is strongly emphasised. Greatest benefit will be realised when policies are considered in the concept and early design stages, rather than at later formal stages. Engagement with Council’s Planning Department and other relevant public authorities is therefore strongly encouraged as early as possible in the preparation of development proposals.

2.0 Setting the Context Regional Policy Context Local Policy Context

In preparing the Plan Strategy, Council has had regard to the regional policy context and the local policy context, as specifically directed by the Planning Act (Northern Ireland) 2011 and also other legislation that establishes a statutory link with the Local Development Plan. Aside from this, the Plan Strategy has also taken account of other policies and guidance issued by DfI and other government departments. Regard has also been had to various Council plans and strategies operating at the local level. A summary of the main elements of the regional and local policy context that informs the Plan Strategy is set out in this chapter. However, it should be noted that this list is not exhaustive. Where relevant, additional regional or local policies and/or guidance, are referred to within the document.

2.1

Setting the Context

2.1 Regional Policy Context

2.1.1

Draft Northern Ireland Programme for Government

•

The draft Northern Ireland Programme for Government (PfG) was published by The Executive Office in May 2016. The Planning Act (Northern Ireland) 2011 specifically requires the LDP to take account of the PfG. The purpose of the PfG is to improve the wellbeing of all citizens in Northern Ireland by tackling disadvantage, and driving economic growth. The framework is focused on the achievement of 14 high level strategic outcomes which are supported by a range of indicators in order to measure their success. Local Development Plans are a key delivery tool for the achievement of a number of these outcomes. Accordingly, the draft PfG has been taken into account in preparing the Plan Strategy. The ongoing development of the LDP will be informed by any final version of the PfG that may be published by the government.

•

Regionally Significant Economic Infrastructure considerations; and

•

Implementation.

2.1.3

The Regional Development Strategy (RDS) ‘Building a Better Future’ was published by the former Department for Regional Development in March 2012. It is the government’s overarching spatial strategy for Northern Ireland up to 2035. The RDS seeks to influence the future distribution of development throughout the Region with a view to achieving sustainable development and social cohesion. It does this by setting out:

•

Strategic Regional Guidance relating to society, the economy and the environment;

•

A Spatial Framework which divides the Region into five components;

through their LDPs. This framework sets out regional strategic objectives and associated strategic policy covering 16 subject areas (such as housing, transportation and economic development). 2.1.6

The Planning Act (Northern Ireland) 2011 specifically requires the LDP to take account of the RDS. Chapter 5.0 of the Plan Strategy demonstrates how our LDP Spatial Growth Strategy takes account of the RDS Spatial Framework Guidance. Other aspects of how our LDP takes account of the RDS are referred to in succeeding chapters of the Plan Strategy.

The Strategic Planning Policy Statement (SPPS) was published by the former Department of the Environment in September 2015. It is in general conformity with the RDS and aims to further sustainable development and improve wellbeing through the planning system. In pursuit of these aims, the SPPS sets out five core planning principles to underpin the reformed planning system, as follows:

•

Improving health and wellbeing.

•

Creating and enhancing shared space.

•

Supporting the economy.

•

Supporting good design and place shaping.

•

Preserving and improving the built and natural environment.

2.1.5

In addition, the SPPS incorporates a regional planning policy framework which sets out the strategic direction for all Councils in bringing forward detailed operational policies

2.1.8

Given the direction that the SPPS provides in relation to the preparation of LDPs in order to meet its regional strategic objectives, this document has been one of the most important aspects of the regional policy context that has been taken into account by Council in preparing the Plan Strategy.

Sustainable Development Strategy

Strategic Planning Policy Statement 2.1.4

•

Promoting opportunity and innovation. In addition to this, the LDP will also have regard to furthering sustainable development through a Sustainability Appraisal (incorporating Strategic Environmental Assessment or SEA) for both the Plan Strategy and the Local Policies Plan. This is to ensure the integration of social, economic and environmental considerations into the Plan preparation process.

Regional Transportation Strategy

2.1.7

Regional Development Strategy 2035 2.1.2

Specific guidance for each of the five regional components;

The Planning Act requires that LDPs are prepared with the objective of furthering sustainable development. Accordingly the Plan Strategy has taken account of government’s Sustainable Development Strategy (SDS), ‘Everyone’s Involved’ published in May 2010. The aim of the SDS is to identify and develop actions on the part of government and all other stakeholders that will help to grow the economy, promote equality and social cohesion, and utilise natural resources in an environmentally sustainable manner. The SDS sets out six guiding principles of sustainable development which together are intended to deliver the Strategy. These are:

•

Living within environmental limits.

•

Ensuring a strong, healthy, just and equal society.

•

Achieving a sustainable economy.

•

Promoting good governance.

•

Using sound science responsibly.

2.1.9

Ensuring a Sustainable Transport Future (ESTF) ‘A New Approach to Regional Transportation’ was published by DfI in June 2011. It complements the RDS and contains high level aims and strategic objectives to:

•

Support the growth of the economy through transportation.

•

Enhance the quality of life for all.

•

Reduce the environmental impact of transport.

2.1.10

The Strategy sets out DfI’s approach to regional transportation and is intended to be used to guide strategic investment decisions beyond 2015.

2.1

Setting the Context

Regional Water Strategy 2.1.11

‘Sustainable Water – a Long Term Water Strategy for Northern Ireland (2015 -2040)’ was published by DfI in March 2016. It sets out a range of initiatives to deliver the Executive’s long term goal of a sustainable water sector. The strategy identifies how planning can impact on flood risk and water quality and aims to ensure that such matters as well as existing water and wastewater infrastructure capacity and future investment proposals inform the preparation of the LDP. The ‘Living With Water Programme’ (LWWP) has been established to progress a Strategic Drainage Infrastructure Plan in order to provide a holistic and integrated approach to drainage. Work has been ongoing to identify and prioritise infrastructure issues which need addressed. Through the LWWP, issues have been identified with the Carrickfergus sewerage network system and wastewater treatment works particularly with regard to discharges in Belfast Lough. These issues have the potential to impact on capacity for new connections and may lead to new connections being refused.

Draft Marine Plan for Northern Ireland 2.1.13

Planning Policy Statements 2.1.14

UK Marine Policy Statement 2.1.12

The UK Marine Policy Statement (MPS) was published in September 2011 and was prepared and adopted under the Marine and Coastal Access Act 2009. The statement provides the policy framework for the Marine Planning system and for taking decisions that have the potential to impact on the marine environment. The policy framework will contribute to the achievement of sustainable development in the UK’s marine area which includes both offshore and inshore regions including all tidal rivers and sea loughs. As Mid and East Antrim includes a significant part of the Antrim coast the Plan Strategy has had regard to the MPS.

The draft Marine Plan for Northern Ireland was published in April 2018 by the Department of Agriculture, Environment and Rural Affairs (DAERA). The draft Marine Plan has been developed within the framework of the UK Marine Policy Statement (MPS) in order to protect and sustainably manage the marine environment in Northern Ireland and facilitate sustainable development including coastal areas. The draft Marine Plan will inform and guide the regulation, management, use and protection of our marine area, both the offshore and inshore regions. The draft Marine Plan was taken into account in preparing the Plan Strategy and will continue to inform the LDP process, until such time as a future Marine Plan is adopted.

2.1.15

A suite of retained Planning Policy Statements (PPSs) (mostly published by the former DOE) provided operational planning policy across a range of subject areas and applied to the whole of Northern Ireland. The SPPS states that the existing suite of retained PPSs as they apply to Mid and East Antrim, will cease to have effect upon adoption of the Plan Strategy. In preparing the Plan Strategy, the operational policies contained in all the PPS documents have been reviewed, taking due account of the SPPS and other relevant aspects of the regional and local policy context.

A Planning Strategy for Rural Northern Ireland 2.1.16

Supplementary Planning Guidance 2.1.17

A range of supplementary planning guidance supports the regional policies contained in various PPSs and the SPPS. As indicated in the SPPS these are to be retained as material planning considerations. Details as to how this guidance has been taken account in preparing associated strategic subject policies is referred to in Part 2 of the Plan Strategy.

Other Strategies and Plans 2.1.18

In preparing the Plan Strategy, regard has also been had to the following:

•

The EU Biodiversity Strategy to 2020 (May 2011)

•

The Biodiversity Strategy for Northern Ireland to 2020 (July 2015)

•

Northern Ireland Waste Management Strategy ‘Delivering Resource Efficiency’ (Oct 2013)

•

‘Lifetime Opportunities - Government’s Anti-Poverty and Social Inclusion Strategy for Northern Ireland’ (Nov 2006)

•

Thinking Rural – The Essential Guide to Rural Proofing (March 2011)

•

Northern Ireland Landscape Character Assessment 2000 (NILCA) (1999)

•

Northern Ireland Regional Seascape Character Assessment (Jan 2014)

•

Northern Ireland Regional Landscape Character Assessment (NIRLCA) 2016

•

The second Northern Ireland Climate Change Adaptation Programme 2019-2024

A Planning Strategy for Rural Northern Ireland (PSRNI) was published in 1993 by the former DOE. It provided a compendium of policies that have gradually been replaced by the subsequent PPSs and SPPS. However, a small number of residual policies remain in operation. As with the PPSs, these residual policies ceased to have effect upon adoption of our Plan Strategy for the whole of the borough. 27

2.2

Setting the Context

2.2 Local Policy Context

Existing Development Plans 2.2.1

Ballymena Area Plan 1986-2001, adopted in 1989

•

Larne Area Plan 2010, adopted in 1998

2.2.2

2.2.3

The existing development or area plans that apply to Mid and East Antrim Borough are:

•

BMAP (2004) was at an advanced stage and had progressed through the formal public local inquiry process, Council has considered draft BMAP (2004) in combination with the Planning Appeals Commission Inquiry report in the preparation of this Plan Strategy. 2.2.4

Carrickfergus Area Plan 2001, adopted in March 2000 It is worth noting that the Ballymena and Larne Area Plans were adopted before the first version of the RDS was published in 2001 and also before the publication of any of the PPS documents. Accordingly, these older plans are not based upon the principles of sustainable development which underpin the more recent regional direction. This can present some difficulty in the current context of a plan-led system. Both plans have also gone long past their notional end date, nevertheless, they provide the starting point for the review of spatial planning options for the Larne and Ballymena areas in the LDP and therefore are an important consideration in the preparation of the Plan Strategy. The Carrickfergus Area Plan 2001 was formerly superseded by the Belfast Metropolitan Area Plan 2015 (BMAP) in September 2014. However, on 18 May 2017 a judgement in the Court of Appeal ruled that the process in relation to the final adoption of BMAP was unlawful. As a result the Carrickfergus Area Plan remains the statutory development plan for Carrickfergus, Greenisland and Whitehead. The Carrickfergus Area Plan 2001 was also published prior to the RDS and is also long past its notional end date. Given that draft

Community Plan 2.2.7

The Plan Strategy now replaces the strategic elements of the existing development plans relevant to Mid and East Antrim. Local designations and associated policies will remain in place until superseded by the adoption of the Mid and East Antrim Local Policies Plan.

Corporate Plan 2019 - 2023 2.2.5

Our Corporate Plan sets out the Council’s vision, themes and objectives that will shape our work and the services that we provide up until 2023. The aim of the Corporate Plan is to deliver the same long term vision and outcomes for the borough that are set out in the Community Plan. The key objectives of the Plan are identified under five main themes all of which fall under the wider strategic theme to be a high performing council:

•

Sustainable jobs and tourism.

•

Good health and wellbeing.

•

Learning for life.

•

Community safety and cohesion.

•

Our environment.

2.2.6

The Corporate Plan acknowledges that the LDP, along with the Community Plan and other Council Strategies, will be key mechanisms to assist in meeting our Council’s objectives.

2.2.8

Our Community Plan – ‘Putting People First’ was published in April 2017 and covers the period from 2017 to 2032. The vision of the Community Plan is that: “Mid and East Antrim will be a strong, safe and inclusive community, where people work together to improve the quality of life for all”. The strategic priorities set out in the Community Plan have been identified through joint working with 12 statutory partner organisations and informed by extensive consultation with the public and community and stakeholder groups. The strategic priorities are developed around the five key themes that now inform the Corporate Plan. The Local Government Act (Northern Ireland) 2014 sets out a statutory link between the Community Plan and the LDP, in that the preparation of the LDP must take account of the Community Plan. The strategic priorities of our Community Plan have therefore been taken into consideration in the preparation of the Plan Strategy. As work on the LDP progresses, we will seek to deliver on any community planning outcomes where there is an identified spatial land use or local planning policy solution.

and communities. Amplify will be delivered through five strategic economic priorities which complement the objectives of the Community Plan and include: Enterprise and Entrepreneurship; Innovation; Employment and Skills; Infrastructure; and Inclusion and Wellbeing. 2.2.10 Amplify recognises that building economic capacity and capability within our borough is crucial to the creation of an attractive place where people want to live and work. It places specific focus on five priority sectors: Advanced Manufacturing; Agrifoods; Tourism; Financial and Business; and Digital. As an ‘integrated’ strategy it will ensure an integrated approach to economic development in the borough and dovetail with the Northern Ireland Executive’s PfG and Northern Ireland Economic Strategy when these have been finalised. Amplify also includes details of strategic economic development projects to be advanced during the period in order to deliver on the Strategy. The Plan Strategy has taken account of these strategic priorities that can be addressed through the planning system.

Integrated Economic Development Strategy 2.2.9

Our Integrated Economic Development Strategy (IEDS) – ‘Amplify’ was published in May 2018 and covers the period from 2018-2030. Amplify’s strategic framework is intended to catalyse and guide the work of all stakeholders as they strive to improve the prospects of the area’s people, businesses

3.0 District Profile

3.1 Spatial Characteristics

3.1.1

Spatial Characteristics Neighbouring Councils Population and Society Economy Environment Infrastructure

The Mid and East Antrim area is beautiful, welcoming, industrious and unique. As a Council, we benefit from an excellent location on the edge of the Belfast Metropolitan Urban Area and have good links to Larne and Belfast ports and Belfast International and City airports. There are also strong linkages with south-west Scotland and the Trans-European Networks (TENs) Route from Cork through Dublin and Belfast to Cairnryan in Scotland.

3.1.2

Our position on the Causeway Coastal Route and our wealth of heritage assets provides the foundations for a vibrant tourism industry, high quality living environments and a sense of place. These diverse assets include Carrickfergus Castle and Marina, the Garron Plateau, the Gobbins, Slemish mountain and Lough Beg/Lower Bann river corridor.

3.1.3

Our population is largely urban, with 60% concentrated in the three main towns of Ballymena, Carrickfergus and Larne and the small town of Greenisland. The remaining 40% is located in the other four small towns, villages, small settlements and the open countryside.

3.2

District Profile

3.2 Neighbouring Councils

3.3 Population and Society

3.2.1

3.3.1

Our borough extends to 1,045 km2 and shares a common land boundary with three Council areas: Mid Ulster District Council, Antrim and Newtownabbey Borough Council and Causeway Coast and Glens Borough Council.

3.3.2 Map 3.1 Our neighbouring Council Areas

According to census figures, our population increased by 6.5% between 2001 and 2011 from 127,101 to 135,338. The total estimated population currently stands at 139,070 with projections of an increase of 2.2% by 2030 to a total of 142,114. Our population is ageing. In 2015 18.1% of the population in Mid and East Antrim was aged 65 and over. By 2030 it is projected that this figure will have increased to 24%. The growing number of elderly is a key factor in a declining average household size. The average household size is expected to fall from 2.47 in 2011 to 2.37 by 2030. The LDP will take account of the implications of these trends, for example in the delivery of appropriate housing in areas accessible to health and community services.

3.3.3

In 2015 17.9% of the population in the borough were aged between 0-15. By 2030 it is projected that this figure will have decreased to 17.4%. This reduction may have implications for the provision of education facilities in some areas. The number of households within the borough has increased by 10.6% from 49,095 in 2001 to 54,314 in 2011. There has been a slight decrease (1.7%) in the number of households within the main towns and a slight increase in the number of households within villages (1.1%) and the countryside (0.8%).

3.3.4

The Northern Ireland Multiple Deprivation Measure 2017 (NIMDM) is a spatial measure of local level inequalities based on multiple indicators. Indicators include, income, employment, health and disability, education, skills and training, access to services, living environment and crime and disorder. The NIMDM identifies three Super Output Areas in

the borough which are within the 100 most deprived in Northern Ireland: Northland in Carrickfergus and Ballee and Moat in Ballymena. 3.3.5

The 2011 Census shows that almost 41% of our residents have no or low qualifications. Education has an important role to play in sustaining Mid and East Antrim as a vibrant economy, as highly skilled people will be needed to take advantage of opportunities, particularly in newly emerging sectors.

3.3.6

In 2011, owner occupiers accounted for just under two thirds of all housing which is a slight decrease since the turn of the century. There has been a steady increase in the private rented sector with 12.7% of homes rented privately. The social rented sector accounts for 15.2% of the housing market and there has been a slight increase in the amount of vacant stock across the borough.

3.4

District Profile

3.4 Economy

3.4.1

3.4.2

In 2017, there were 52,100 jobs in Mid and East Antrim with 71% of the borough’s working age population in employment (compared to the NI average of 69%) (Source – NISRA Labour Force Survey Annual Report 2017). The borough has a highly productive workforce with work based productivity (GVA) almost double the NI average (£63,136 per head vs. £36,225 per head). In 2015, there were 4,530 registered businesses in Mid and East Antrim, this had risen to 4,735 by 2017 (7% of NI businesses). The borough has a diverse business demography, with 29% of businesses within the Agriculture sector compared to the NI average of 25%. Manufacturing is also a key employer accounting for approximately 20% of all jobs within the Industrial sector, compared to the NI average of 11%. In 2017, there were 337 businesses per 10,000 working population in Mid and East Antrim, lower than both NI and the UK. However, between 2016 and 2017, business births increased in Mid and East Antrim by 23% - the second highest rate in NI. Micro-businesses, employing less than 10 people, play an important role in the borough’s economy with much of their labour and materials coming from the local market. Micro-businesses account for 90% of the overall share of businesses in the borough in terms of size. There has been significant investment from companies who recognise the benefits of the Mid and East Antrim’s strategic location and highly skilled workforce. These include Wrightbus, Moy Park, Ryobi and Caterpillar.

3.5 Environment

3.4.3

Mid and East Antrim’s economy is focused on the three main towns. Ballymena has a large town centre and benefits from a diverse range of retail units, formats and sizes and has good representation from independent retailers as well as national multiples. Larne is renowned as a premier port, and is recognised by the RDS as a ‘Regional Gateway’. It also has a relatively good retail sector having a high concentration of small units comprising independent retailers and service uses. Carrickfergus town centre is distinctive in terms of its historic environment including the castle, St. Nicholas’ Church and town walls. This, combined with its coastal location and marina offers significant tourism potential.

3.4.4

Tourism is a key sector of our local economy. Attractions such as coastal paths, spa hotels and castles contributed to a total visitor spend of almost £51m in 2018 and provide 4,395 tourism jobs. The location of key tourism assets such as Carrickfergus Castle and the Gobbins cliff path on the Causeway Coastal Route along our coastline offers potential for significant and sustained tourism growth.

3.4.5

Our countryside is an important resource for the mineral and agriculture sectors. Our borough has always enjoyed a rich mining history, from the mining of iron ore in the early 19th Century to today’s regionally important salt mine at Carrickfergus. Quarries in the area contribute an estimated £15.1 million per annum, with aggregate used as road base, concrete aggregate, railroad ballast, filter stone and many other purposes. In 2018, 83,048 hectares of land were being farmed contributing 3,619 jobs to the local economy.

3.5.1

Our natural environment is made up of a diverse range of scenic landscapes, stunning coastlines and impressive vistas. It is also home to a range of habitats, wildlife and species. The Antrim Coast and Glens Area of Outstanding Natural Beauty (AONB) includes some 370 square kilometres within our borough. It includes areas of extensive upland moorland, secluded glens, rugged coastline and the iconic landmark of Slemish Mountain. Sites of nature conservation importance are spread throughout the borough and are designated for protection according to their status as international, national and local sites.

3.5.2

Our historic environment and built heritage includes buildings of historic architectural significance, historic monuments and archaeological, military and industrial heritage. We have 162 scheduled monuments, eight State Care Monuments, 18 Historic Parks, 600 Listed Buildings and one Area of Special Archaeological Interest at Knockdhu. In addition, there are five Areas of Townscape Character and five Conservation Areas which contribute to the distinct character and quality of the settlements in which they are designated.

3.5.3

There are many more assets that are not given special protection at present but require sensitive management for tourism, cultural or leisure purposes. These include civic parks such as Carnfunnock Country Park, areas of woodland, unlisted vernacular buildings or historic buildings of local importance and landmarks such as Slemish.

3.5.4

Our water environment, including the coastline, rivers and reservoirs are an important resource for recreation, amenity and tourism. It offers specialised habitats, adding to biodiversity.

3.6

District Profile

3.6 Infrastructure

3.6.1

3.6.2

3.6.3

Good transportation links are important to the local economy and attracting inward investment as well as connecting residents to community, retail and leisure services, employment, and educational facilities. We have a comprehensive network of transport infrastructure and services in the area. Roads of regional importance include the A26, linking Ballymena to Coleraine and Antrim; the A8 Larne towards Newtownabbey and on to the M2 Belfast; and the A2 Shore Road. There has been significant investment in the upgrading of the A8 and A2 in recent years. While North/South road connectivity is considered good, that between the east and west of the borough is weaker. There is an extensive footpath system in most designated settlements, with elements of the National Cycle Network and disused rail network also passing through our borough. The LDP will take account of this in promoting connectivity and active travel (walking and cycling). Public transport provision consists of a network of urban and rural bus and rail services with stations in the three main towns and some rural villages. Rural roads also have a role in accessibility for those living in isolated rural areas. However, according to the 2011 Census, 76% of residents still travel to work by car. Whilst transport planning remains the function of DfI, the LDP will play an important role in integrating transportation and land use to encourage more sustainable forms of transport and active travel.

3.6.4

Energy within our borough is primarily produced by the use of fossil fuels to generate electricity. Northern Ireland has three major electricity generating stations, two of which are located within our borough. Ballylumford Power Station is located in Islandmagee, whilst Kilroot Power Station is located in Carrickfergus. Both provide significant employment opportunities and business rates contributions.

3.6.5

Access to high speed broadband is important in terms of economic development and addressing social isolation. Improvements to the existing broadband infrastructure have taken place in recent years. In relation to superfast broadband services (>30Mbps), availability ranges from 82% to 97% across our main towns.

3.6.6

There are 53 Waste Water Treatment facilities in our area. These are the responsibility of NI Water. The March 2022 update of the NI Water Capital Works Programme identifies four WwTWs for upgrade.

3.6.7

There are five Household Recycling Centres in our borough, with an additional 24 smaller ‘Bring Centres’.

Map 3.2 Spatial Context of Mid and East Antrim

4.0 Vision and Strategic Objectives Vision Strategic Objectives

4.1

Vision and Strategic Objectives

4.1 Vision

4.1.1

4.1.2

Given the close inter-relationship and statutory link between the LDP and the Community Plan, our Vision for the LDP is based on the Community Plan vision, in that it aspires to improve the quality of life for everyone. However, it is adapted to put special emphasis on the particular place making role of the LDP and on three important elements that contribute to good place making. The Vision for the LDP is:

4.1.3

“Mid and East Antrim will be shaped by high quality, sustainable and connected places for people to live, work, enjoy, invest and visit, so as to improve the quality of life for all”

4.1.4

The LDP will aim to maintain the individual identities of our towns, villages and smaller rural settlements. This will require the conservation of heritage assets, enhancement of town and village centres as key places for social and economic activity, and protection of the setting of the settlement.

4.1.5

Quality of life is also influenced by the economic prosperity of individuals and communities. Mid and East Antrim has long been a centre for local entrepreneurship, as well as a home for larger scale manufacturing. Unfortunately, the recent closures of some of these larger enterprises has resulted in significant job losses and negative impacts on our local economy. Council, in partnership with other organisations, is seeking to instigate economic recovery and greater diversification through a number of mechanisms and initiatives, for example to encourage entrepreneurship, support business growth and enhance labour skills. The planning system also has a role in this. The LDP will seek to meet the land requirements and the necessary

The Vision is a positive statement that expresses Council’s aspiration of what the planning system should strive to deliver for Mid and East Antrim by 2030. Because our Community Plan has been shaped by extensive consultation with the public and a wide range of stakeholder groups, Council is assured of the authenticity of this Vision for the borough. Whilst a range of partner organisations will work with Council to improve the quality of life for everyone, the specific contribution of the LDP will be to deliver development that is sustainable and of high quality and that helps to create good places.

In seeking to realise this Vision, the LDP will strive to deliver sufficient housing that is of good quality, in locations convenient to jobs and services and that meets local requirements in regard to factors such as size, house type and affordability. Quality residential development will also be addressed through appropriate provision of open space, landscaping and links to a wider green infrastructure network within settlements and linking to the surrounding countryside.

infrastructure to facilitate new economic development, particularly for new and emerging sectors which offer the prospect of well paid jobs and financial security for our citizens. 4.1.6

The character, quality and diversity of the natural and historic environment of Mid and East Antrim is arguably its greatest asset and key to the unique character and identity of the area. Such assets as the Antrim Coast Road, the Gobbins Cliff Path, Carrickfergus Castle, and Slemish mountain not only express this identity, but also serve to underpin our growing tourism sector and support the local economy. The LDP will therefore seek to protect such assets and their wider settings from inappropriate or unnecessary development, and where possible enhance their appeal for the enjoyment of visitors and local communities.

4.2

Vision and Strategic Objectives

4.2 Strategic Objectives

4.2.1

The strategic objectives are designed to assist in the delivery of the complementary Visions of the Community Plan and the LDP whilst taking full account of the regional direction set out in the RDS, the SPPS and a range of other government strategies, including the Sustainable Development Strategy (SDS). The LDP strategic objectives encompass the three ‘pillars’ of sustainable development which embrace economic, social and environmental priorities.

4.2.2

The SPPS requires planning authorities to deliver on all these themes in a balanced way. Accordingly, in setting out these strategic objectives for the LDP, no one objective or theme is regarded as having priority over any other. This recognises that all are to some degree inter-related and to a large extent, mutually beneficial. The LDP strategic objectives should therefore be seen as collectively contributing to ‘meeting the needs of the present without compromising the ability of future generations to meet their own needs’.3

4.2.3

The LDP strategic objectives set out below largely reflect those proposed in our POP, given the strong support emerging from responses to the public consultation. However, some amendments have been made to take account of specific comments raised through public consultation, including the views of some statutory consultees.

Economic Objectives

LDP Topic Areas: Sustainable Economic Growth Transportation, Infrastructure and Connectivity Most Related Community Plan Theme:

To facilitate the provision or upgrading of public utilities infrastructure (including water, wastewater, energy and telecommunications) to meet economic and community needs; and

To support the generation of energy, particularly from renewable sources, in a balanced way that takes due account of environmental impacts and on sensitive or vulnerable landscapes.

Most Related SPPS Core Planning Principle:

To provide a generous supply and choice of sites for business and employment uses so as to assist in promoting sustainable economic growth in Mid and East Antrim and in meeting the locational needs of particular sectors, including new and emerging sectors;

To support rural communities by providing appropriate opportunities for sustainable development in the countryside;

To provide a sufficient supply of land for new mixed tenure housing in convenient locations to meet the anticipated housing need of around 7,500 dwellings for the period 2012 to 2030, including any identified special housing needs4;

To deliver quality residential environments (including associated public open space and linkages to green infrastructure networks);

To facilitate confirmed needs for the development of new health, educational, recreational and community services at locations accessible to local communities through various modes of transportation;

To support, and where possible enhance, the recreation and leisure offer within Mid and East Antrim, including safeguarding and promoting access to the coast and to heritage assets;

To promote active travel and increased opportunities for walking and cycling while protecting existing active travel routes and networks; and

To facilitate regeneration initiatives, particularly where they will provide for quality public places and ‘shared spaces’ that are accessible to and valued by everyone, or where they improve the quality of life for disadvantaged local communities.

LDP Topic Area: Building Sustainable Communities

To protect strategically important transportation assets and routes (including disused transport routes) and, where possible, to facilitate enhanced connectivity within Mid and East Antrim and between the borough and other centres;

Most Related Community Plan Themes: Improving Health and Wellbeing Improving Community Safety and Cohesion Most Related SPPS Core Planning Principles: Improving Health and Wellbeing

To support tourism as a key growth sector in Mid and East Antrim by facilitating opportunities for sustainable tourism development and by safeguarding key tourism assets from inappropriate development;

This is the United Nations Assembly definition of sustainable development, which in turn is reflected in the RDS 2035 and supported by the SPPS

Strategy and commensurate with their place in the settlement hierarchy;

Social Objectives

To support and sustain vibrant town centres in Ballymena, Larne and Carrickfergus;

Supporting Good design and Positive Place Making Creating and Enhancing Shared Space a)

Sustainable Jobs and Tourism

Supporting Sustainable Economic Growth

To facilitate sustainable economic development in the countryside, provided it is suitably located and is of an appropriate nature and scale for the rural context;

To support the role of main towns, small towns, villages, and small settlements in accordance with the LDP Spatial Growth

In April 2016 DfI published HGIs for the period 2012-2025. In order to more closely relate the HGI to the plan period (2015-2030), Council projected the HGI on a pro rata basis to calculate the housing allocation for the period 2012-2030. In 2018, when distributing the allocation of housing to settlements, Council calculated the figures for the remainder of the plan period 2018-2030 by deducting the number of completed housing units for the period 2012-2018 from the projected allocation. Refer to Appendix A.

4.2

Vision and Strategic Objectives

Environmental Objectives

To contribute towards climate change mitigation and adaptation measures, where practicable through the planning system;

To promote and facilitate the use of energy, water and drainage, and mineral resources in an efficient and sustainable manner and to support initiatives for the reduction and recycling of waste;

To promote high quality design standards in all development so as to reflect local distinctiveness and further positive placemaking; and

To focus significant new development in accessible locations particularly for public transport services and to promote integration between transportation and new development so as to reduce the need for travel and to reduce dependency upon travel by private car generally.

LDP Topic Areas: Countryside Strategy Stewardship of our Built Environment and Creating Places Safeguarding our Natural Environment Most Related Community Plan Themes: Our Environment Good Health and Wellbeing Most Related SPPS Core Planning Principles: Preserving and improving the Built and Natural environment Improving Health and Wellbeing

To protect, conserve and where possible, enhance environmental quality, biodiversity, and the natural processes underpinning the delivery of ecosystem services in Mid and East Antrim;

To protect areas of high quality landscape within the borough, particularly those which are designated within the Antrim Coast and Glens Area of Outstanding Natural Beauty;

To protect sites designated for their nature conservation or scientific importance and to avoid harm to protected species;

To safeguard the unique character and amenity of our coastline (particularly the undeveloped coast), loughs and the main river corridors;

To protect, conserve and where possible enhance our historic environment, including the full suite of heritage assets which are associated with the historical evolution of Mid and East Antrim;

To avoid new development in areas known to be at significant risk from flooding, coastal change or land instability, taking account of increased vulnerability associated with climate change;

5.0 Spatial Growth Strategy and Countryside Strategy Spatial Growth Strategy Settlement Hierarchy Strategic Housing Allocation Strategy Economic Development Strategy Retail Strategy

5.1 Spatial Growth Strategy

Introduction 5.1.1

As highlighted in Chapter 3.0, a number of factors contribute to quality of life and help make Mid and East Antrim a good place to live and work. To assure continued progress, it is important that the Local Development Plan provides for the appropriate level of growth in the right places and that it meets the needs of the present without compromising those of future generations. The Spatial Growth Strategy provides a strategic framework for realising the vision and

objectives of our LDP and to inform it we have taken account of the following: •

Regional Development Strategy 2035

•

Strategic Planning Policy Statement

•

Existing Area Plans (Growth Strategy and Settlement Hierarchy)

•

LDP evidence base as contained in the relevant topic-based papers and technical supplements

Tourism Strategy Transport Strategy Open Space Strategy Countryside Strategy

5.1

Spatial Growth Strategy and Countryside Strategy Table 5.1 RDS Hierarchy of Settlement and Spatial Framework Guidance RDS Hierarchy

Regional Development Strategy 2035 (RDS) 5.1.2

5.1.3

The Regional Development Strategy contains a Spatial Framework that divides Northern Ireland into five components based on functions and geography. In effect, it identifies a hierarchy of settlement types and provides Spatial Framework Guidance that is a key factor influencing the future distribution of development across the region. The guidance in this regional strategy has been one of the main building blocks in developing our Spatial Growth Strategy. The RDS Spatial Framework and accompanying guidance and specific reference to places within Mid and East Antrim are summarised in Table 5.1. The RDS Spatial Framework identifies Ballymena and Larne towns as ‘main hubs’. Larne is also identified as a ‘gateway’ due to its strategic coastal location and important port functions. Carrickfergus is grouped within the major conurbation of Belfast Metropolitan Urban Area and is seen to have a complementary role within this urban entity. The remaining settlements in our borough are considered by the RDS as part of the Rural Area where, ‘the aim is to sustain rural communities living in smaller settlements and the open countryside’. The RDS also acknowledges that a strong network of smaller towns supported by villages helps to sustain and service the rural community. A sustainable approach to further development is sought so as to ensure that growth does not exceed the capacity of the essential infrastructure expected for modern living.

5.1.4

5.1.5 •

•

The Hierarchy of Settlements and Related Infrastructure Wheel in the RDS 2035 illustrates the patterns of service provision that are likely to be appropriate at different spatial levels, including villages, small towns, regional towns and cities. Small settlements and the rural area complete the hierarchy of locations where development may take place. The model recognises the strong relationship between settlement size and the levels of service that can be supported.

Belfast Metropolitan Urban Area (BMUA) includes Carrickfergus

SFG detailed comments Spatial Framework Guidance (SFG) relevant to Mid & East Antrim SFG1: Promote urban economic development at key locations throughout the BMUA and ensure sufficient land is available for jobs.

Promote the regeneration of Carrickfergus town centre. Protect areas of high scenic value, undeveloped coastline, Belfast Lough and the hills around the BMUA from development.

SFG4: Manage the movement of people and goods within the BMUA.

Protect and enhance the network of open spaces in BMUA.

SFG5: Protect and enhance the quality of the setting of the BMUA and its environmental assets.

Make use of green space to help manage access to important wildlife sites and minimise the potential for damage due to visitor pressure.

SFG10: Identify and consolidate the roles and functions of settlements within the clusters.

Ballymena benefits from an excellent location on the edge of the BMUA with easy access to the International and City airports and Ports of Larne and Belfast. It has a significant retail centre which is complimented by nearby tourism attractions, including the Causeway Coast and Glens.

The RDS also recognises that: Settlements often provide either a greater or lesser range of services than the core population may dictate. It is not appropriate therefore to consider ‘urban’ population alone in classifying settlements within the district – the population of rural hinterlands can also support services in urban centres.

Hubs and Clusters of Hubs includes Ballymena and Larne

SFG11: Promote economic development opportunities at Hubs. SFG12: Grow the population in the Hubs.

Service centres tend to be hierarchical, with a large number of centres providing a smaller range of services, and a smaller number of centres providing a wider range. Each class of settlement provides services lower down in the hierarchy. Access to services and facilities is important. Creating a critical mass to support a level of services raises challenges for service providers in meeting the needs of spatially dispersed populations.

Larne is situated in a strategic coastal location. It provides strong linkages between Northern Ireland and Scotland. Its road and rail links form part of the Trans-European Networks. Its position on the Causeway Coastal Route has potential to create a centre for tourism. The towns of Ballymena, Larne and Antrim, in our neighbouring council, have the potential to cluster.

Rural Area includes: Small towns Villages Small settlements

SFG13: Sustain rural communities living in smaller settlements and the open countryside.

Establish the role of multi-functional town centres as the prime location for business, housing, administration, leisure and cultural facilities for both urban and rural communities.

SFG14: Improve accessibility for rural communities.

Revitalise small towns and villages.

Open countryside in Mid and East Antrim

Facilitate the development of rural industries, businesses and enterprises in appropriate locations. Encourage sustainable and sensitive development.

Gateways and Corridors includes Larne, A8 and A26

SFG15: Strengthen the Gateways for regional competitiveness.

Larne has the second largest sea port in Northern Ireland and is also an important location for power generation and for gas and electricity interconnectors with Scotland. Key transport corridors (A8 Larne-Belfast and A26 Ballymena-Antrim) are essential for providing access to the gateways development.

5.1

Spatial Growth Strategy and Countryside Strategy

Justification and Amplification 5.1.6

Our Spatial Growth Strategy will help support the realisation of our LDP strategic objectives by broadly setting out where growth should be directed, in terms of housing, employment and commercial development over the plan period. The strategy acknowledges the role of our settlements within Mid and East Antrim, the regional importance of our larger settlements, and the need to sustain rural communities living in our smaller settlements and the open countryside. The Spatial Growth Strategy will primarily be delivered through the strategic spatial proposals and policies set out in the remainder of Part 1.

5.1.7

The Spatial Growth Strategy has also informed the operational strategic subject policies in Part 2 of the Plan Strategy and, through these policies, will ultimately influence the allocation of land for development in the Local Policies Plan.

5.1.8

Our Spatial Growth Strategy is set out below and in Map 5.1. 5.1.9

SGS1 Spatial Growth Strategy Table 5.2 Spatial Growth Strategy

Link to RDS Spatial Framework Guidance (SFG)

Manage growth to secure sustainable patterns of development across Mid and East Antrim.

Focus major population growth and economic development in the three main towns of Ballymena, Carrickfergus and Larne, strengthening their roles as the prime locations for business, retail, housing, administration, leisure and cultural facilities within the borough.

SFG1, 4, 5, 10, 11, 12, 15

Facilitate appropriate growth in our small towns to provide opportunities for business, retail, housing and services.

SFG13, 14

Sustain rural communities living in and around villages and small settlements.

Facilitate sustainable development in the open countryside, balancing the need to protect the environment and rural character while sustaining a strong and vibrant rural community.

5.1.10

Our Spatial Growth Strategy will help achieve the RDS objectives of promoting growth and economic development opportunities in the ‘main hubs’ of Ballymena and Larne and support the role of Carrickfergus within the Belfast Metropolitan Urban Area whilst sustaining rural communities living in smaller settlements and the open countryside allowing them to maximise their potential. The focus of growth in the main towns recognises the critical mass they sustain in regard to populations and jobs. This will also capitalise on the benefits arising from the efficient use of existing community facilities, services and infrastructure in the main towns and their strategic location on key transport corridors, including the gateway status of Larne. It is anticipated that main town centres will be reinforced by retail, office and mixed use development and a town centre first approach will be adopted for retailing, administration and commercial leisure, to help maintain their vitality and viability (see Retail Strategy). Main towns will accommodate economic development and new residential development within the existing urban fabric, and where possible on previously developed land. This means protecting existing, and where necessary providing new, economic development zonings to maintain a generous supply of economic development land (see Economic Development Strategy). Similarly, housing zonings will ensure land availability over the plan period to meet housing needs (see Strategic Housing Allocation and Management of Housing Supply).

5.1.11

Our villages will be sustained, consolidated and revitalised and they will continue to perform a role as local service centres to meet the daily needs of the rural area and accommodate rural businesses and appropriately scaled residential development.

5.1.12

Small settlements will act as a focal point for the rural community, particularly in the more isolated parts of the borough. They often take the form of a rural cluster or crossroads development where consolidation of the built form can provide opportunities for single dwellings and/or small groups of houses or small rural businesses. The level of development should be proportionate to the location, size and scale of the settlement.

5.1.13

Within the open countryside, outside of designated Special Countryside Areas, single dwellings and appropriate types of economic development, such as farm diversification, agriculture and forestry development and sustainable tourism and minerals proposals will also be facilitated to sustain vibrant rural communities. In order to strike an appropriate balance with the protection of the environment, proposals should cluster, consolidate, group with established buildings or re-use buildings so they do not detract from the landscape or rural character. In addition, they should respect the natural and historic environment (see Natural Heritage and Historic Environment policies).

Small towns will support the main towns and provide opportunities for economic development, retail and services and accommodate residential development in keeping with the location, scale, function and character of the settlement. Where necessary this could also include appropriate leisure, recreation and community facilities.

5.1

Spatial Growth Strategy and Countryside Strategy

Map 5.1 Mid and East Antrim Spatial Growth Strategy incorporating Settlement Hierarchy

Delivery of Spatial Growth Strategy 5.1.14

Our Spatial Growth Strategy will be delivered by the following strategic spatial proposals and policies relating to various sectors, set out in Part 1, and supported by appropriate strategic subject policies, set out in Part 2:

•

Strategic Housing Allocation Strategy

•

Economic Development Strategy

•

Retail Strategy

•

Tourism Strategy

•

Transport Strategy

•

Open Space Strategy

5.1.15

Whilst the Spatial Growth Strategy and associated sectoral strategies are largely aimed at promoting sustainable housing and economic growth throughout our borough, sustainable development must also pay due regard to environmental considerations. This is necessary because our unique environment in itself is worthy of protection. In addition, the safeguarding and enhancement of our environment also has positive economic and social implications. Accordingly, those landscapes and natural/ historic heritage assets of strategic significance will be protected through Strategic Countryside Designations, set out in the Countryside Strategy in Part 1.

5.2

Spatial Growth Strategy and Countryside Strategy

5.2 Settlement Hierarchy

Introduction 5.2.1

The main purpose of the Settlement Hierarchy is to provide the spatial framework for the delivery of the Spatial Growth Strategy. Therefore, the Settlement Hierarchy essentially defines which settlements throughout the borough fall into the following categories:

•

Main Towns

•

Small Towns

•

Villages

•

Small Settlements

5.2.2

The Spatial Growth Strategy and the Settlement Hierarchy sets the broad parameters for the distribution of housing, economic development and retail growth through the borough over the plan period. Further refinement around this will be provided by the various sectoral strategies set out in the remainder of Part 1. Together, this will ensure that new development is directed to the most appropriate places and that the scale of development for any given settlement is commensurate with the capacity of that settlement to support it.

Areas not designated under these categories will, for the purposes of the LDP, be treated as the Countryside.

5.2

Spatial Growth Strategy and Countryside Strategy

Justification and Amplification

SGS2 Settlement Hierarchy

5.2.3

A total of 36 settlements within the plan area have been designated and split into four tiers based on their role, facilities and services available and their potential for accommodating development in accordance with the RDS Spatial Framework Guidance.

5.2.4

The three main towns of Ballymena, Carrickfergus and Larne have been retained at the top tier of the hierarchy. All these centres have populations well in excess of any of the small towns or villages. They are also predominant in regard to the range of services they offer, their transportation links within and beyond the borough and the strength of their economic base. All of these considerations underlie the regional status of these settlements, as set out in the RDS and referred to in Table 5.1. As highlighted in the Spatial Growth Strategy they will be the focus for major population growth and economic development.

The designated settlement hierarchy for Mid and East Antrim Borough consists of the settlements set out below: Table 5.3 Settlement Hierarchy

Main Towns (3)

Ballymena Carrickfergus Larne

Small Towns (5)

Ahoghill Broughshane Cullybackey

Greenisland Whitehead

Villages (11)

Ballycarry Ballygalley Ballystrudder

Cargan Carnlough Clough

Glenarm Glynn Kells/Connor

Small Settlements (17)

Buckna* Carnalbanagh Carncastle Craigywarren* Crosshill

Glarryford* Glenoe Grange Corner Magheramorne Milltown*

Moorfields* Slaght* Mounthill Woodgreen* Mullaghboy Newtowncrommelin* Raloo

Martinstown Portglenone

5.2.5

* New small settlements – considered as being in the open countryside until new settlement limits identified in Local Policies Plan.

5.2.6

Below this top tier, a detailed settlement evaluation was carried out to determine which settlements should be classified as small towns, as villages and as small settlements. Information on existing provision of education facilities, community facilities, retail provision and accessibility of all settlements were used as indicators to allow settlements to be ranked based on their sustainability. Account was also taken of other relevant factors such as population size and economic development, to refine the overall assessment. This study has resulted in five small towns being designated, the retention of Greenisland and Whitehead plus the former villages of Ahoghill, Broughshane and Cullybackey. Spatially, these small towns are located close to the main towns of Carrickfergus and Ballymena and will support them in providing a range of development opportunities.

5.2.7

The Settlement Hierarchy designates, 11 villages, including the former small settlement of Martinstown. They will continue to meet the daily needs of the rural area and provide a range of development opportunities appropriate to their location, size and scale.

5.2.8

As part of the settlement evaluation process, it was concluded that 12 existing small settlements should be de-designated and eight new small settlements should be designated. On adoption of the Plan Strategy, the de-designated settlements will be considered as part of the open countryside when proposals are submitted for assessment. The new small settlements will be considered as being in the open countryside until new settlement limits have been identified at Local Policies Plan stage. Together these 17 small settlements will act as a focal point for the rural community and provide opportunities for small scale development. Further details on the rationale for designation and de-designation are contained in Technical Supplement 2 Settlement Hierarchy and Strategic Settlement Evaluation.

5.2.9

In defining settlement limits at Local Policies Plan stage the main objectives will be, to promote and accommodate new development and also, to contain it within the limits in order to maintain a clear distinction between the built-up area and the surrounding countryside. Account will be taken of the RDS direction to achieve compact urban forms, concentrate resources and protect the setting of settlements from urban sprawl. Consideration will also be given to avoiding risk to human health and wellbeing (e.g. excluding land subject to flood risk) and protecting the natural and historic environment (e.g. important landscape features).

5.3

Spatial Growth Strategy and Countryside Strategy

5.3 Strategic Housing Allocation Strategy

Strategic Housing Allocation

Policy Aim

Introduction 5.3.1

5.3.2

5.3.3

Planning for future housing growth across the borough is one of the core functions of the Local Development Plan as the provision of housing is key to population growth which in turn provides the critical mass to support the provision of infrastructure and services such as health, education and community facilities. The RDS sets out broad policy directions for the provision of housing development in a sustainable manner. While the emphasis in the RDS is on directing most housing growth to the larger urban areas (or hubs), it also recognises the importance of supporting rural communities so that they remain vibrant and sustainable. In accordance with its objective to manage housing growth so as to achieve sustainable patterns of residential development, the RDS sets a regional target of 60% of new housing to be located in appropriate ‘brownfield’ sites (see Glossary) within the urban footprints (see Glossary) of settlements greater than 5,000 population (RG8). In Mid and East Antrim, there are four settlements which have a population greater than 5,000 – Ballymena (29,467), Carrickfergus (27,903), Larne (18,705) and Greenisland (5,484). The SPPS underpins the regional guidelines in the RDS by promoting sustainable housing development. This includes encouraging more housing within existing urban areas, promoting good design and achieving balanced communities. Policies intended to deliver on these areas are set out in Part 2 of the Plan Strategy. The amount of

housing growth considered appropriate and its allocation to specific locations within the district is a matter for decision through the development plan process, via the strategic housing allocation. 5.3.4

The strategic housing allocation is considered to align with the RDS and LDP Spatial Growth Strategy. It also takes account of the relevant housing allocation guidelines set out in paragraph 6.139 of the SPPS. The strategic housing allocation for the period 2018-2030 is presented in Table 5.4 Strategic Allocation of Housing to Settlements. This sets out an allocation figure over this period for each of the main towns, small towns and villages. It also sets out a collective allocation for the small settlements and also for the countryside.

5.3.5

This allocation is based on the prevailing Housing Growth Indicator (HGI) for Mid and East Antrim at April 2019, which for the period 2012-2030 constitutes 7,477 dwellings. Whilst acknowledging that the HGI is an estimate of the new dwelling requirement for the Council area over most of the Plan period; Council accepts that the figure is nevertheless based on the best available evidence, largely related to anticipated household formation and finds no sound reason for departing from it.

5.3.6

The broad methodology used for the Strategic Housing Allocation (SHA) and for aiming at the figures contained in Table 5.4, is set out in Appendix A. Further details are also contained in Technical Supplement 3 Housing.

5.3.7

The LDP approach to the strategic allocation of housing is set out in the aim below.

•

To achieve sustainable patterns of residential development.

5.3

Spatial Growth Strategy and Countryside Strategy

Justification and Amplification

SGS3 Strategic Allocation of Housing to Settlements

5.3.8

The Plan Strategy will make provision for 4,256 dwellings within our settlements for the period 20182030 and 350-400 new dwellings in the countryside over the same period, as detailed in the table below in order to ensure the HGI is met. Table 5.4 Strategic Allocation of Housing to Settlements 2018-2030 Housing Allocation 2018-2030 (2012-2030 HGI adjusted with HEF* and minus Completions 2012-2018)

Tier

Settlement

Main Towns

Carrickfergus

1,239

Ballymena

991

Larne

879 Total

Small Towns

Whitehead

218

Cullybackey

110

Greenisland

Ahoghill

Broughshane

67 Total

Villages

3,109

584

Carnlough

Kells/Connor

Ballycarry

Portglenone

Ballystrudder

Glynn

Ballygalley

Glenarm

Cargan

Clough

Martinstown

It is acknowledged that in some settlements the existing live planning permission commitments (including those under construction and those approved but not

5.3.10

The delivery of the Strategic Housing Allocation in the main towns and small towns will be assisted by protecting zoned housing land and by striving to manage the housing supply in a sustainable manner, refer to Policies SGS4 and SGS5 respectively. However, it is not feasible to adopt the same approach in lower tier settlements. This is partly because land is not zoned in such settlements in order to afford reasonable flexibility in meeting local development needs. The open countryside also presents challenges in this regard. The operational strategic subject policies for residential development in the countryside (refer to Part 2) have been designed to provide opportunities for the sustainable development, of mainly single dwellings. However, it is not possible to predict or control the number of such opportunities likely to come forward over the Plan period.

-16** Total

421

Total

142

Settlement total

4,256

Countryside total

358

Mid and East Antrim Total

4,614

Small Settlements*

5.3.9

This strategic proposal sets out a notional allocation figure for settlements in the top three tiers of the settlement hierarchy and grouped figures for small settlements and the countryside, all for the remainder of the Plan period 2018-20305. The methodology underpinning the strategic housing allocation is set out in Appendix A. The main determining factor for the distribution of dwellings across the settlement hierarchy was the allocation of the HGI figure to the settlement tiers in accordance with RDS direction and the Spatial Growth Strategy. This means the majority of dwellings were allocated to the main towns tier. Within each tier, its allocation was split among individual settlements taking account of the distribution of households between those settlements at the time of the 2011 Census, followed by application of the RDS Housing Evaluation Framework. Dwellings completed in individual settlements since 2012 were then subtracted to determine the remaining notional allocation for the settlement until the end of the Plan period.

developed) are already greater than their remaining allocation figure (see Appendix A Broad methodology for Strategic Housing Allocation – Existing Commitments). The status of some of these sites may change prior to the Local Policies Plan e.g. permission for some of the undeveloped sites may lapse. This will be reviewed at that stage.

*HEF not applied to Small Settlements **Completions have already exceeded allocation

In April 2016 DfI published HGIs for the period 2012-2025. In order to more closely relate the HGI to the plan period (2015-2030), Council projected the HGI on a pro rata basis to calculate the housing allocation for the period 2012-2030. In 2018 when distributing the allocation of housing to settlements, Council calculated the figures for the remainder of the plan period 2018-2030 by deducting the number of completed housing units for the period 2012-2018 from the projected allocation. Refer to Appendix A.

5.3

Spatial Growth Strategy and Countryside Strategy

Management of Housing Supply

SGS4 Protection of Zoned Housing Land

Introduction

Development of non-residential uses on land zoned for housing in settlements will only be permitted where: •

it forms part of a major housing development and remains ancillary and integral to it; or

•

it meets an identified community need and it is demonstrated that no other sites are available.

5.3.14

The SPPS requires the LDP to identify and zone sites in larger settlements that are sufficient to meet general and special housing need over the Plan period. LDPs are also required to provide for a managed release of housing land, in line with a ‘plan, monitor and manage’ approach to ensure that, as a minimum, a five year supply of available land for housing is maintained. This includes the adoption of a sequential approach for the release of housing land within settlements over 5,000 population in the interest of sustainable development and achieving compact urban forms.

5.3.15

Having arrived at the notional housing allocation figures for each settlement as set out in proposal SGS3 Strategic Housing Allocation, it was necessary to consider these figures in the context of live residential planning permission commitments (Appendix A: Table A3 Housing Allocation 2018-2030 and Live Residential Planning Permission in Settlements April 2018). At April 2018 these included permissions for approximately 4,000 dwellings. In some settlements the existing live permissions are already greater than their remaining notional housing allocation figure, including in the towns of Ballymena, Greenisland, Broughshane and Cullybackey. It is likely this will also be the case soon in Larne and Carrickfergus (see Appendix A Broad methodology for Strategic Housing Allocation – Existing housing commitments).

Justification and Amplification 5.3.11

5.3.12

Land use zoning is one way the LDP can help provide the right amount of land for housing in the right location to meet housing need. Sites will be selected for zoning in the Local Policies Plan because of their sustainability, including proximity to the town centre, and accessibility to community facilities/ services and public transport. It is therefore important that these sustainable sites for housing are not lost to competing landuses.

5.3.13

Whilst the need for a new education, health, community or recreation facility may arise during the lifetime of the LDP, zoned housing land should only be considered for such non-residential uses in limited instances in order to protect land identified through the LDP to meet housing need.

However, it is important that any community infrastructure needs arising from major6 housing developments are met, for example a new community facility or local shop to serve the new residents. Where this is the case the loss of part of a housing zoning to make provision for such uses will normally be acceptable where the facility or service is ancillary and integral to the residential development.

5.3.16

5.3.17

Defined as 50 dwellings or more under the Planning (Development Management) Regulations (Northern Ireland) 2015 (Statutory rules 2015 No. 71)

An initial urban capacity study has revealed a high level of additional housing land potential within the urban footprint of our three main towns (see Appendix A Section on Urban Capacity Study) and substantial potential for further housing units within the urban fringe (see Glossary and Appendix A Section on Additional potential from Urban Fringe). Given these circumstances and in light of the above mentioned requirements in the SPPS; the LDP policy approach will be to phase

housing land in our three main towns and Greenisland at Local Policies Plan stage. Land with a live residential planning permission at Local Policies Plan stage will be identified as phase 1 housing land because it is already committed. Also at Local Policies Plan stage, land with a current application for a residential development proposal that is likely to be approved will also be considered as phase 1 housing land, depending on how far the application has been processed. Driven by the regional policy direction to locate the majority of new housing in appropriate brownfield sites within the urban footprint of larger towns, suitable sites within the existing urban footprint of our main towns and Greenisland will also be identified as phase 1 housing land. 5.3.18

The SPPS also highlights that windfall housing potential and Housing Needs Assessment and Housing Market Analysis should inform housing allocations. Both will be taken into account when zoning and phasing housing land in individual settlements (see Appendix A Section on Windfall and Housing Needs Assessment and Housing Market Analysis). In settlements with a population over 5,000, other phase 1 housing land outside the urban footprint of settlements will generally only be identified at Local Policies Plan or review stage if the settlement requires further land to meet its notional housing allocation figure or to meet an affordable housing need identified by NIHE. This step will only be taken where it is necessary and sustainable to do so.

5.3.19

Currently, housing zonings are not phased within our extant area plans. Undeveloped and uncommitted housing zonings extend to approximately 132 hectares in main towns, with the majority located outside the urban footprint (see Appendix A Section on Undeveloped Zoned Housing sites from current extant area plans). In order to actively manage the release of this legacy of housing zonings outside the urban footprint,

5.3

Spatial Growth Strategy and Countryside Strategy

such land in the urban fringe will be held in reserve as phase 2 housing land at Local Policies Plan stage in settlements with a population over 5,000. This will apply where the strategic housing allocation figure can be met by existing commitments, urban capacity sites and windfall potential. Phase 2 land potentially will include undeveloped and uncommitted existing housing zonings and/ or whiteland, beyond the urban footprint. 5.3.20 In the remaining four smaller towns, Ahoghill, Broughshane, Cullybackey and Whitehead the policy approach will be to zone land for housing but not to phase it. Land will be zoned for housing where at the time of the Local Policies Plan it benefits from a live residential planning permission or has a current application for a residential development proposal that is likely to be approved, depending on how far the application has been processed. Suitable sites within the existing urban footprint will also be zoned for housing. In addition, in certain circumstances land may be zoned for housing in the urban fringe or within extended settlement limits in order for a settlement to meet its notional housing allocation or to meet an affordable housing need identified by NIHE.

5.3.21

Appendix A Figures A4 – A5 compare the notional housing allocation figure for settlements with the level of existing live residential planning permissions and initial estimates of potential from urban capacity sites and windfall. It also details current additional potential in the urban fringe. It should be noted some of this land in the urban fringe may be developed for other uses.

5.3.22 Taking account of all these factors, SGS5 Management of Housing Supply is introduced with a view to securing the managed release of housing land in the three main towns and Greenisland, and identifying and zoning housing land in the remaining small towns.

Policy Aims 5.3.23 The LDP strategic approach to the management of housing supply is set out in our policy aims below. •

•

To ensure an appropriate supply of land to accommodate the new homes required to meet the full range of housing needs; and To promote sustainable housing development within the urban footprint of our largest towns to achieve a compact urban form and more sustainable development patterns.

SGS5 Management of Housing Supply To provide a managed release of housing land in settlements, the following sequential approaches will be applied: Main towns and Greenisland Land for housing will be zoned within the three main towns and in the small town of Greenisland at Local Policies Plan stage and phased. a)

It is intended that phase 1 housing land will be zoned in the following circumstances: i.

Sites with live residential planning permissions/residential development proposals likely to be approved (for sites of 0.2 hectares or above or 10 dwelling units+); and

b) It is intended that phase 2 housing land will be zoned and held in reserve in the following circumstance: i.

In settlements where the LDP strategic housing allocation would be met by live planning permissions, urban capacity sites and windfall potential, phase 2 housing land will be zoned in the existing urban fringe.

Applications for phase 2 housing land in advance of their re-designation as phase 1 will be refused. Phase 2 housing land will be released at plan review where either of the following circumstances apply: i.

The strategic allocation for the settlement would not be met by live planning permissions, urban capacity and windfall potential.

ii.

It is demonstrated through the NIHE Housing Needs Assessment that there is insufficient uncommitted phase 1 housing land to meet affordable housing needs.

Remaining Small towns Within the remaining small towns land for housing will be zoned at Local Policies Plan stage in the following circumstances: a) Sites with live residential planning permissions/residential development proposals likely to be approved (for sites of 0.2 hectares or above or 10 dwelling units+); b) Previously developed and undeveloped land within the urban footprint (i.e. suitable urban capacity sites of 0.2 hectares or above or 10 dwelling units+); c) In settlements where there remains a potential future deficit in regard to the LDP strategic housing allocation after completions, live permissions, urban capacity sites and windfall potential have been considered, additional land will be zoned for housing if it is sustainable to do so. This potentially may include land in the urban fringe or where necessary and sustainable, extending settlement limits; and d) In settlements where urban capacity sites or windfall potential would not meet the affordable housing need identified by NIHE, additional land may be zoned for housing if it is sustainable to do so and it is not reasonable for the need to be met in a nearby settlement. This potentially may include land in the urban fringe or where necessary and sustainable, extending settlement limits. In selecting land to be zoned for housing in cases c) and d), priority will be given to sites which are accessible to community facilities/services and public transport, can avail of existing infrastructure, avoid flood risk and do not adversely impact on townscape character or natural or built heritage. Windfall housing within the urban footprint will be granted planning permission provided it meets the General Policy and accords with other provisions of the LDP.

Villages and Small Settlements Land will not be zoned in villages or small settlements in order to promote flexibility, however Housing Policy Areas will be identified where appropriate.

ii. Previously developed and undeveloped land within the urban footprint (i.e. suitable urban capacity sites of 0.2 hectares or above or 10 dwelling units+).

5.3

Spatial Growth Strategy and Countryside Strategy

Justification and Amplification 5.3.24 Whilst the new Spatial Growth Strategy and Strategic Housing Allocation for the borough take account of the RDS, the LDP also has to deal with the legacy of extant plans that defined settlement limits and designated housing zonings to meet much higher population/household formation projection figures. Main towns and Greenisland 5.3.25 As our larger towns are the most sustainable locations for new housing development, where possible in light of this legacy, this policy aims to create compact towns, through a sequential approach to the phasing of land, in order to avoid urban sprawl. This means in the first instance focusing the growth of the residential population within the existing urban footprint of our towns with a population over 5,000, namely Ballymena, Carrickfergus, Larne and Greenisland. This will be delivered by zoning suitable sites of an appropriate size within the urban footprint of these towns as phase 1 housing land. In addition, land benefitting from a live planning permission commitment for a residential development and those with a current application likely to be approved, will also be zoned as phase 1 housing land. In the latter case this will depend on how far the application has been processed at the time of the Local Policies Plan. It should be noted that currently there are issues in Larne with the capacity of the waste water treatment works and this may restrict development on phase 1 housing land. 5.3.26 Phase 2 lands, located outside the urban footprint but within the settlement development limits, will be held as a land bank to meet future need. This approach provides a vision for the long term expansion of our largest towns within existing settlement limits, where that town has already met or has the potential to meet their notional strategic housing figure through existing commitments, urban capacity sites and windfall potential.

5.3.27

Phase 2 lands will not be released for housing development until its designation changes to phase 1 as a consequence of an LDP amendment following a Plan review. When releasing phase 2 land, account will be taken of the latest Housing Growth Indicators, the strategic housing allocation, current land availability, housing building rates and infrastructure capacity. To ensure a sequential approach to development, when determining which land should be released to phase 1, account will be taken of its accessibility to the town centre and core services and also the availability of infrastructure.

5.3.28 During reviews of the LDP, consideration will be given to the level of commitment and investment made by landowners to release and progress delivery of phase 1 housing land. Where no demonstrable progress has been made, consideration will be given to redesignating the land at review stage.

notional housing allocation or identified affordable housing need, land may be zoned for housing in the urban fringe or within extended settlement limits when the other potential sources of housing referred to above have been deemed to be insufficient. Villages and Small Settlements 5.3.31

To retain flexibility for meeting various local needs e.g. economic or community uses, land will not be zoned for housing in villages and small settlements. Instead, where necessary, land will be identified as Housing Policy Areas (HPAs) in villages to indicate where it is anticipated that most new housing should be located. In order to meet the Spatial Growth Strategy, this may require amendments to the existing settlement limits defining our villages. This will be reviewed at Local Policies Plan stage.

5.3.29 The release of phase 2 housing land may also be considered where it has been demonstrated that there is insufficient uncommitted phase 1 housing land to meet affordable housing needs. Such a need should be supported by NIHE and should be selected taking into account the sequential approach above. Remaining Small towns 5.3.30 In the remaining four smaller towns, land will be zoned for housing but not phased as the extent of undeveloped and uncommitted lands in the urban fringe is significantly less than that in the larger towns. Land will be zoned for housing where at the time of the Local Policies Plan it benefits from a live residential planning permission or has a current application for a residential development proposal that is likely to be approved, depending on how far the application has been processed. Suitable sites of an appropriate size within the urban footprint will also be zoned for housing. In addition, to ensure a settlement meets its

5.4

Spatial Growth Strategy and Countryside Strategy

5.4 Economic Development Strategy

Introduction 5.4.1

5.4.2

5.4.3

The Economic Development Strategy (EDS) is a key component of our Spatial Growth Strategy. The EDS will determine in broad terms how much land is needed for economic development and where it should be located. The top priority of our Corporate Plan is to grow and diversify the economy, particularly in the wake of significant manufacturing job losses in our borough over recent years. Our Community Plan ‘Putting People First’ includes Sustainable Jobs as one of its five key themes and reinforces the imperative to increase the employment base in the borough. Our LDP has a key role to play in achieving a vibrant economy and facilitating employment whether through the zoning of land or the development of planning policy to support business development and job growth. The LDP also has an important role in supporting the vision and aims of the Council’s Integrated Economic Development Strategy ‘Amplify’, by ensuring that sufficient and suitable land is provided in the appropriate places to retain existing businesses and attract new investment to our borough. ‘Amplify’ has a vision for Mid and East Antrim to become Northern Ireland’s leading centre for Advanced Manufacturing and Agri-Food with recognised capabilities in Tourism, Financial and Business Services, and Digital Technologies. Whilst ‘Amplify’ initially targeted 2,200 net jobs between 2017 and 2021, it is now recognised that, given the recent significant job losses in the borough, employment is now not expected to return to 2010 levels until 2030, with ‘Amplify’ now

8,100 jobs lost. In considering the outlook for the Manufacturing sector, none of the Industrial & Manufacturing, Light Industrial and Research & Development categories are anticipated by UUEPC to require additional space over the Plan period. However, the report considers that the outlook is more positive in relation to the need for additional employment space for small business workspace and general office space across the borough by 2030.

anticipating that the continued growth in the borough’s economy will be largely jobless growth over the Plan period. 5.4.4

5.4.5

5.4.6

The RDS (Policy RG1) aims to ensure an adequate supply of land to facilitate sustainable economic growth. The RDS then sets out a broad methodology for LDPs to assist in achieving this aim. Accordingly, the RDS Employment Land Evaluation Framework (ELEF) provides the framework for the LDP Economic Development Strategy. The first stage set out by the ELEF requires the LDP to ‘Take Stock of the Existing Situation’ in regard to the supply of the existing employment land portfolio. The second stage requires an ‘Understanding of Future Requirements’ in regard to the amount of employment land required across the main business sectors over the Plan period. To assist with these assessments, two studies were commissioned by Council and carried out by Ulster University Economic Policy Centre (UUEPC) and CBRE. Both reports are included within Technical Supplement 5 Economic Development. To inform Stage 2 of the ELEF as it applies to Mid and East Antrim, the UUEPC report provided an overview of employment change and also some projections of future employment space requirements based on the current Mid and East Antrim employment growth forecasts to 2030. In 2017, 52,100 people were employed in the Borough, which represented 6% of the total workforce in Northern Ireland. Since 2001 the borough has gained a total of 630 net new jobs, with a total of 8,700 jobs being created and

5.4.7

The UUEPC report presented a number of alternative scenarios, with the most likely outcome, the baseline scenario, based on an assumption of past business trends continuing as normal with no interventions. This baseline predicts further job losses in sectors such as Manufacturing, but an overall net increase in employment in the borough of 800 jobs over the Plan period. However, an upper scenario outcome was also presented which forecasted total employment in the borough to increase by 4,122 jobs by 2030. It is acknowledged that this is a highly aspirational outcome, which assumes that Northern Ireland achieves convergence with UK rates of employment, supported by the successful impact of the Executive’s Programme for Government (PfG), as well as the Council’s Community Plan and Corporate Plan, and the Council-led Manufacturing Task Force. Other initiatives such as Belfast Region City Deal, and the Heathrow Hub bid will also contribute positively to this aspiration. Under this scenario, the employment space demand in the borough ranges from 86,346sqm to 107,933sqm by 2030. It should however be noted that not all future demand for

employment space will require new land or buildings, as many businesses are likely to expand within their current footprint. In addition, it is likely that some vacant property will also be absorbed, if deemed fit for purpose. 5.4.8

To inform Stage 1 of the ELEF, CBRE were commissioned to carry out an audit of existing accommodation for a range of economic development purposes. This included looking at the availability and quality of office space, both in use and still to be developed including location, type, value, quality and ownership. The report also looked at the Enterprise Centres in the borough, focusing on the availability of startup and grow-on space. CBRE also reviewed the current Industrial stock in each of the three main towns taking consideration of the current industrial availability, vacancy levels, demand, location and quality of accommodation, and commented on the suitability of industrial land which remains undeveloped.

5.4.9

In addition, we have also taken stock of the existing situation in our borough through the LDP ‘Industrial and Economic Development Land Monitor’ carried out in November 2017. This calculated the gross supply of zoned economic land not yet developed which has been used as the basis for our allocation of economic land over the Plan period. Evidence relating to the uptake of zoned industry and business land suggests that there is a generous supply remaining which would be sufficient to provide the anticipated amount of employment floorspace and jobs over the Plan period.

5.4

5.4.10

5.4.11

5.4.12

5.4.13

Spatial Growth Strategy and Countryside Strategy

Account has also been taken of the turnover of existing sites due to relocation or closures, so it should be noted that vacant or underutilised lands within settlements that were last used for economic development will also contribute to the supply of economic development land in the borough. A new portfolio of sites for economic development will be identified at Local Policies Plan stage to address Stage 3 of the ELEF, along with the site appraisal criteria used in the selection of such sites. The Council will not only be relying on previously zoned economic development land in their consideration of SGS6: Strategic Allocation of Land for Economic Development. New sites for economic development may be identified at the Local Policies Plan stage of the process to fulfil the required allocations within the main towns. The identification of a range and choice of sites will be required as part of the Local Policies Plan. The evidence base indicates that further land is likely to be required to fulfil that aim in Ballymena over the plan period. Whilst the LDP EDS is influenced by local supply and demand considerations, it must also take due account of the regional direction, particularly in regard to the geographical distribution of employment growth. The RDS seeks to promote a balanced spread of economic opportunities across Northern Ireland. SFG11 seeks to promote economic development opportunities at hubs and states that hubs, or clusters of hubs, should be considered first in decision making concerning new development. SFG13 aims to sustain rural communities living in small settlements and the countryside and facilitate the development of rural industry, business and enterprise in appropriate locations. The RDS guidance is generally reinforced through the regional strategic objectives set out in the SPPS. All this regional guidance in regard

to economic development is reflected in the LDP Spatial Growth Strategy, which in turn has informed the EDS in regard to the strategic allocation of land for economic development. 5.4.14

Strategic spatial proposal SGS6 Strategic Allocation of Land for Economic Development sets out the allocation of land for economic development within Mid and East Antrim over the Plan period. Essentially, this Strategic Proposal provides the spatial framework for the operational strategic subject policies relating to economic development set out in Part 2 and in so doing this makes clear where economic development uses will be permitted and promoted in the borough.

Policy Aims 5.4.15

The LDP strategic approach to the allocation of land for economic development is set out in our policy aims below.

•

To ensure there is a generous supply of suitable land to meet economic development needs within the borough over the Plan period, offering a range and choice in terms of quality;

•

To allocate an appropriate amount of economic development land for each of the three main towns in Mid and East Antrim, in line with the Spatial Growth Strategy; and

•

To provide a spatial framework for the application of economic development operational policies intended to deliver sustainable economic growth across the borough.

SGS6 Strategic Allocation of Land for Economic Development The allocation of economic development land (industry and business) will be distributed between the three main towns as follows: Table 5.5 Strategic Allocation of Land for Economic Development Main Town

Area (hectares)

Ballymena

51 ha

Carrickfergus

73 ha

Larne

43 ha

Borough Total

167 ha

These zonings will be complemented by Policy ECD2 Retention of Economic Development Land which aims to protect land in settlements currently or last used for economic development use.

Justification and Amplification 5.4.16

5.4.17

In recognition of the LDP Spatial Growth Strategy and their position in the top tier of the settlement hierarchy, the principal focus for economic development growth will be within Ballymena, Carrickfergus and Larne. In regard to the RDS, this also reflects the regional status of both Ballymena and Larne as ‘main hubs’ and of Carrickfergus as a key location within the Belfast Metropolitan Urban Area. Larne is also designated as a ‘gateway’. Carrickfergus and Larne have benefitted from recent major road improvements which have significantly improved connectivity to Belfast. This, plus the proximity of Ballymena to the International Airport, further underlines their status as economic hubs and supports the LDP in focussing employment growth in these locations. Our small towns are all located in close proximity to our three main hubs and therefore land will not be zoned in this tier of the settlement hierarchy. The principal focus for economic development growth remains in the three main hubs. However, in

line with the Spatial Growth Strategy, the LDP will facilitate opportunities for appropriate business growth in the small towns. 5.4.18

In line with the SPPS, land will also not be zoned for economic development in our villages and smaller settlements as this could inhibit flexibility. However, the Council will give favourable consideration to small scale proposals that will not compromise the LDP Spatial Growth Strategy and provided the proposal is of a scale, nature and design appropriate to the character of the settlement.

5.4.19

The Council will continue to support and facilitate opportunities for sustainable economic development and diversification in the countryside.

5.4.20 It should be noted that vacant or underutilised lands within settlements that were last used for economic development will also contribute to the supply of economic development land in the borough. 5.4.21

The operational strategic subject policies for economic development are set out in Part 2. 71

5.5

Spatial Growth Strategy and Countryside Strategy

5.5 Retail Strategy

Introduction 5.5.1

5.5.2

All of our settlements have a role in meeting the retail and associated needs of communities in Mid and East Antrim and in their contribution to retail growth across the borough. However, this role is not a uniform one and will vary according to a wide range of factors such as the size of the settlement and its retail catchment, the capacity to support retail development, the accessibility of the settlement by various modes of transport, location relative to the strategic road network, and the presence of complementary services such as financial offices, retail services, and community, cultural and leisure facilities. There is also a regional planning policy imperative set out in the SPPS which seeks to promote established town centres across Northern Ireland as the appropriate first choice location of retailing and other complementary functions, consistent with the RDS. This is referred to in the SPPS, as a town centre first approach for the location of future retailing and other main town centre uses. Through this policy approach, the SPPS seeks to encourage retail development at an appropriate scale in order to enhance the attractiveness of town centres, maximise footfall and discourage out of centre competition. Other sustainable benefits likely to arise through focusing retail growth in the larger centres of population include reduced travel demand and greater potential for the use of public transport or active travel modes.

5.5.3

To ensure that the nature and scale of new retail development is appropriate to the particular settlement, the SPPS requires all LDPs to define a network and hierarchy of centres, including town, district and local centres, while acknowledging the role and function of rural centres.

5.5.4

Strategic Proposal SGS7 Retail Hierarchy sets out the network and hierarchy of centres (termed the retail hierarchy) for Mid and East Antrim. The retail hierarchy conforms with the LDP spatial growth strategy and to a large extent aligns with the settlement hierarchy. Essentially, the retail hierarchy provides the spatial framework for the operational strategic subject policies relating to retailing set out in Part 2 and in so doing this makes clear which retail uses will be permitted in the various tiers of the hierarchy.

Policy Aims 5.5.5

The LDP strategic approach to retail is set out in our aims below.

•

To define the network and hierarchy of centres (a retail hierarchy) appropriate for Mid and East Antrim;

•

To identify the broad type and scale of retail development considered appropriate for each tier of the retail hierarchy; and

•

To provide a spatial framework for the application of retail operational policies intended to deliver sustainable retail growth across the borough.

5.5

Spatial Growth Strategy and Countryside Strategy

Justification and Amplification

SGS7 Retail Hierarchy

5.5.6

In recognition of the LDP Spatial Growth Strategy and their position in the top tier of the settlement hierarchy, the principal focus for retail growth and other town centre uses shall be within Ballymena, Carrickfergus and Larne town centres. In regard to the RDS, this also reflects the regional status of both Ballymena and Larne as ‘main hubs’ and of Carrickfergus as a key location within the Belfast Metropolitan Urban Area. Larne is also designated as a ‘gateway’.

5.5.7

Whilst the second tier towns vary in size and provision of services, they contain centres which perform an important function in meeting both the daily and weekly needs of local communities. Therefore, in keeping with the SPPS and to support and sustain these centres as vibrant town centres, the LDP adopts a town centre first approach for retail and other main town centres uses. Portglenone’s position as a village in the Settlement Hierarchy is based primarily on population but in the Retail Hierarchy, it is elevated to the ‘small town centre’ tier as although the population is low, it far exceeds other villages in terms of retail offer.

5.5.8

The retail hierarchy also recognises that appropriate provision for retail facilities in the villages, small settlements and local centres can complement the main town centres. Thus, opportunities for small scale provision in line with a town centre first approach and of a scale and nature appropriate to the character of a settlement, shall be encouraged where this helps to meet the daily shopping needs of local residents and necessary local services.

5.5.9

The policy approach of the SPPS is to resist the development of inappropriate retail facilities in the countryside as this has potential to undermine the town centre first approach and may impact adversely upon rural character and amenity. The SPPS does set out some exceptions which may

Development within the designated town centres will be permitted provided that it maintains their primary retail function and wider role as a focus for business, leisure, cultural and other appropriate town centre uses. Retail activity elsewhere should be focussed within lower tier centres, which will be expected to retain a core of local shopping facilities and accommodate any new retail development, commensurate to their position in the retail hierarchy. The Retail Hierarchy is set out below: Table 5.6 Retail Hierarchy Tier

Title

Description

Centres

Town Centres

Provides (or has the potential to provide) a range of shops, services, businesses and community facilities to a significant hinterland which includes smaller neighbouring towns or suburbs.

Ballymena

Provides (or has the potential to provide) a range of shops, services, businesses and community facilities to serve a hinterland which includes neighbouring small towns and villages.

Whitehead

Small Town Centres

Carrickfergus Larne

Ahoghill Broughshane Cullybackey Portglenone7

Local Centres

Village Centres8

Provides (or has the potential to provide) a limited range of shops, services, businesses and community facilities to serve the immediate local area.

Greenisland

Provides (or has the potential to provide) a limited range of shops, generally comprising a grocery store, occasionally a petrol filling station, and other small shops of a local nature serving a small village and surrounding rural area.

Kells/Connor

Galgorm

Cargan Carnlough Clough Martinstown Ballygalley Ballystrudder Glenarm Glynn Ballycarry

Note Portglenone is identified as a village in the LDP Settlement Hierarchy

Also includes designated Small Settlements

be considered outside settlement limits. However, as these are exceptions, specific provision for this form of retailing is not incorporated within the retail hierarchy. Operational strategic subject policy is nevertheless set out in Part 2.

5.6

Spatial Growth Strategy and Countryside Strategy

5.6 Tourism Strategy

Introduction 5.6.1

5.6.2

5.6.3

Promoting a sustainable approach to the provision of tourism infrastructure (RG4) is one of five elements of regional guidance set out in the RDS aimed at underpinning sustainable economic growth in Northern Ireland. The RDS emphasises the need to support the growth of tourism in Northern Ireland by achieving balance between tourism development opportunities and conserving natural, built and cultural heritage assets. This approach is reiterated in the draft Marine Plan and also the SPPS, where the aim is to manage the provision of sustainable and high quality tourism developments in appropriate locations within the built and natural environment. The planning system is recognised as having a key role in managing tourism related development through planning policies that provide a framework for identifying appropriate development opportunities and safeguarding tourism assets from harmful development. The SPPS states that there should be a general presumption in favour of tourism development within settlements, subject to meeting normal planning requirements. However, in the countryside tourism development should be carefully managed in the interests of rural amenity, wider sustainability objectives and the long term health of the tourism industry. Councils are required to bring forward a tourism strategy, together with appropriate policies and proposals that must reflect the aim, objectives and policy approach of this SPPS, tailored to the specific circumstances of the plan area.

5.6.4

Creating a compelling tourism proposition is one of the key objectives of Council’s Corporate Plan as it is considered that the potential of our tourism product has not been fully realised, and has the promise of delivering greater economic benefit for our area. Safeguarding our tourism assets, is of vital importance, and this in turn depends to a large extent on preserving or enhancing landscape quality and the historic and natural environment of Mid and East Antrim. Our Community Plan highlights the local challenges in relation to tourism. This includes working to ensure our significant tourism assets are developed, packaged and well marketed to local, national and international visitors. One of the outcomes is for our borough to be a destination of choice with increased visitor numbers and spend on first-class facilities and attractions.

5.6.5

Council’s emerging Tourism Strategy aims to use the significant potential of the Causeway Coastal Route and the area’s natural and historic assets to create a strong tourism brand identity and create a compelling package for attracting visitors. The Causeway Coastal Route is considered to be the main attraction that will draw people to visit Mid and East Antrim, with sites, facilities and businesses across the borough being aligned to the route, to offer stopping off points, places to stay, places to visit and eat and quality experiences. Diversions from the route will encourage visitors to explore other facilities and attractions across the borough.

5.6.6

Strategic proposal SGS8 Tourism Strategy sets out the Tourism Strategy for the LDP. This strategy takes account of the regional and local policy context and is informed by

our evidence base. It sets out the framework for the operational strategic subject policies relating to tourism within Part 2.

Policy Aims 5.6.7

The LDP strategic approach to tourism is set out in our aims below.

•

To safeguard assets that are important in attracting tourists or have potential to do so;

•

To accommodate future tourism demand in a balanced and sustainable manner in appropriate locations;

•

To contribute to the economy of Mid and East Antrim by facilitating tourism growth; and

•

To support a high standard quality and design for all tourism development.

5.6

Spatial Growth Strategy and Countryside Strategy

of appropriate quality tourism and recreation schemes in order to build on the existing tourism base and enhance the tourism product. In some cases this may involve the expansion of existing tourism developments.

SGS8 Tourism Strategy The LDP Tourism Strategy comprises the following elements: •

Protection and safeguarding of key tourism assets: Ensure key tourism assets (mainly significant features of the natural and historic environment that attract or have the potential to attract tourists) are protected, conserved and, where possible, enhanced. Delivered through policy on Safeguarding of Tourism Assets to protect their amenity, setting and tourism value.

•

Promote a sustainable approach to tourism development, including tourist accommodation and tourist amenities to meet future tourism demand: Direct tourism developments to settlements and carefully manage tourism development in the countryside in the interest of rural amenity and sustainability objectives. Delivered through policies on Tourism Development in Settlements, Tourist Amenities in the Countryside, Tourist Accommodation in the Countryside and Major Tourism Development in the Countryside – Exceptional Circumstances.

•

Identification of potential tourism growth areas: In addition to a presumption in favour of appropriate tourism development in all settlements, designate, along the Causeway Coastal Route, two tourism opportunity zones with accompanying policy at Carnfunnock Country Park and the former Magheramorne Quarry.

•

Environmental considerations: Tourism proposals will be required to meet the General Policy criteria as well as other relevant provisions of the LDP.

•

Contribution of tourism to sustainable economic development, conservation and urban regeneration: Delivered largely within settlements through council regeneration and place making initiatives. This will be supported in the Local Policies Plan through policies on design and place making. Justification and Amplification

5.6.8

In order to provide broad direction on the potential opportunities and constraints for tourism development in Mid and East Antrim Table 5.7 sets out three categories as follows:

•

Vulnerable

•

Sensitive

•

Opportunity The potential for tourism development within each category is set out below.

5.6.9

Vulnerable Category: includes many of our already designated areas. In these areas the quality and character of the landscape is considered so special and/ or the conservation interests are of such significance, that little or no development for tourism or recreation should be permitted within the majority of their extent. The reason is to safeguard the integrity of these assets which underpins their attractiveness to tourists.

5.6.10 Sensitive Category: includes the open countryside and a number of our already designated areas. In these areas the character of the landscape, the conservation interest or the existing level of development are such that whilst there may be scope for development, proposals must be sensitive to the particular characteristics of the surrounding environment. Sympathetic development, which by its nature and scale would not be damaging to nature conservation interests or historic environment, and which is sensitive to the landscape could be acceptable at some locations. 5.6.11

Opportunity Category: these areas include the remainder of urban and rural settlements particularly where these are located along the coastline. There are also two proposed Opportunity Zones, namely Carnfunnock Country Park and the former Magheramorne Quarry. Such areas are considered to offer opportunities for the development of a range

5.6.12

European Designated Sites extend along much of our coastline, through the Antrim Hills and Garron Plateau, Maine Valley and

around Lough Beg. There is potential for tourism to have a direct adverse effect on these sites and supporting habitats, or an indirect effect through increasing recreational pressure. Such potential effects will be considered through subject policies TOU3 and NAT1 and will inform any key site requirements for Tourism Opportunity Zones.

Table 5.7 Categories for Tourism Potential in Mid and East Antrim

Vulnerable

Sensitive

Opportunity

Tourism Development should not be approved within majority of their extent

Tourism Development should be strictly controlled to respect local environment and characteristics of the area

Largely urban-based and two new proposed areas where majority of Tourism Development will be expected to be located

Undeveloped Coast

Developed Coast

Urban Remainder

Special Countryside Areas (SCAs)

The Countryside

Rural Settlements

Sites of Archaeological Interest

Antrim Coast and Glens Area of Outstanding Natural Beauty (AONB)

Carnfunnock Country Park

(ASAI, State Care Monuments, Scheduled Monuments)

Nature Conservation Designations

Historic Parks, Gardens and Demesnes

Former Magheramorne Quarry

(Ramsar sites, SPAs/SACs, ASSIs, National Nature Reserves, Local Nature Reserves)

Rural Landscape Wedges

Conservation Areas (Gracehill, Glenarm, Carnlough, Whitehead, Carrickfergus)

Areas of Townscape Character Areas of Constraints on High Structures (Islandmagee - Muldersleigh Hill and White Head, Slemish Mountain, Eastern Garron Plateau and Scarp Slopes, Knockdhu, Sallagh Braes, Scawt Hill to Glenarm Headland, Carrickfergus Escarpment and Lough Beg and the Lower Bann River Corridor)

Local Landscape Policy Areas (LLPAs)

5.7

Spatial Growth Strategy and Countryside Strategy

5.7 Transport Strategy

Introduction 5.7.1

The LDP Transport Strategy is represented by the Local Transport Study for Mid and East Antrim (LTS), prepared by DfI. The purpose of the LTS is to provide clarity on the transport measures that DfI expect to deliver during the LDP period to 2030 in the Mid and East Antrim Council area and to ensure that the transport network and transport needs of the borough are taken into account in planning for its future development.

5.7.2

•

The LTS contains seven Transport Objectives which have been developed in line with the draft PfG, current government policies, and with the direction of our Community Plan, the Preferred Options Paper, and the Plan Strategy. These are as follows: Enhance accessibility and connectivity by road and public transport from our town centres to Belfast and Londonderry as well as gateways and hubs; Ensure viable public transport accessibility to essential services for people living and working in Mid and East Antrim to promote inclusive communities; Promote community health and wellbeing through the delivery of high quality, safe active travel networks (walking and cycling) linking all residential, employment, retail and leisure uses in our urban areas; Ensure legibility and a quality public realm, with reduced vehicle dominance, in our town centres; Enhance accessibility by all modes of transport to the centres of our Hubs to connect people and opportunities and to safeguard town centre viability;

•

Enhance safety for all modes of travel and reduce the number and severity of casualties; and

•

Protect and enhance the built and natural environment by ensuring our transport systems are resilient to Climate Change and are well maintained.

5.7.3

The LTS has considered a range of options in order to meet the seven objectives. Following a qualitative assessment process, the LTS has concluded that the following nine transport measures should assist in the future development of Mid and East Antrim to 2030:

•

Improved Park and Ride and Park and Share on Key Transport Corridors (KTC)s;

•

Consider new orbital capacity around key town centres in conjunction with public realm enhancements or improvements to active travel modes. Capacity schemes to be developer led;

•

Improved ‘limited-stop’ bus services to key hubs;

•

Improved integration between public transport modes to simplify travel for passengers;

•

Provision of a network of attractive walking and cycling routes in towns and greenways between towns;

•

For new developments, walk and cycle infrastructure both within the development and linking to existing or planned networks are provided by the developer;

•

Town Centre Parking Strategies that provide for demand for long and short-stay spaces at locations which reduce town centre

congestion and circulating for parking spaces; •

Traffic management schemes which enhance safety and give priority to pedestrian, cycling and public transport movements to the town centre; and

•

Ensure new transport infrastructure is designed and provided to current ‘best practice’ standards.

5.7.4

5.7.5

The delivery of these transport measures will be staged in nature, in that specific local proposals and schemes will flow from the strategic direction set out in the LTS. At this stage, the location of the transport measures are not described in detail. Rather, the detail and specific schemes will be contained within the Local Transport Plan (LTP), to be prepared by DfI, alongside our LDP Local Policies Plan, when land use zonings are identified.

5.7.6

Our LDP seeks to improve connectivity through promoting the integration of transportation and land-use. In line with the LTS, it will also promote more sustainable forms of transport such as walking, cycling and public transport. This will be achieved through our operational strategic subject policies relating to Transportation which are set out in Part 2 of the Plan Strategy and also by specific proposals that will be brought forward at Local Policies Plan stage. It should be noted that not all of the transport measures in the LTS are relevant to the LDP.

5.7.7

A copy of the Local Transport Study for Mid and East Antrim (DfI, 2019) can be found on DfI’s website.

In the LTS, measures are described in terms of strategic locations. Given that our borough is a predominantly rural area, the focus for many of these transport measures is therefore concentrated on our main towns where there are significant transport issues and interactions and where there is greatest potential for integration between transportation and land use. The LTS supports the aim of the SPPS in regard to transportation which is “to secure improved integration with land-use planning”, consistent with the RDS.

5.8

Spatial Growth Strategy and Countryside Strategy

5.8 Open Space Strategy

Introduction 5.8.1

Adequate and appropriate provision for new and accessible open space and recreation facilities to meet the needs of all the residents of our borough, is fundamental to building stronger, safe and healthy communities, as aimed for in our Community Plan. Open space is essential for amenity, play and recreation purposes and contributes positively to the character, attractiveness and vitality of our built, natural and marine environment. It also supports nature conservation and biodiversity, acts as a buffer between conflicting land uses, assists placemaking, helps reduce flood risk, promotes pedestrian linkages and provides ‘green lungs’ that can help to improve air quality. Ultimately, open space and the use of such space contributes to the health and quality of life for all.

5.8.2

The SPPS recognises that open space, sport and outdoor recreation support many cultural, social, economic, health and environmental benefits and sets out six regional strategic objectives (paragraph 6.201). The SPPS then states that councils should bring forward an Open Space Strategy reflecting the approach of the SPPS, tailored to the plan area.

5.8.3

Policy Aims

Implementation

The LDP strategic approach to open space is set out in our policy aims below and SGS9 Open Space Strategy and strives to reflect the aim, objectives and policy approach of the SPPS.

5.8.4

The policy aims will be delivered primarily through the open space operational strategic subject policies set out in Part 2.

5.8.5

For the purposes of the LDP, open space is taken to mean all open space of public value. This includes not just land, but also inland bodies of water such as rivers, canals, lakes and reservoirs which may offer opportunities for sport and outdoor recreation and are often of significant amenity value. There are a broad range of open space types, such as public parks and gardens, outdoors sports facilities (with natural or artificial surfaces) such as pitches, tennis courts and bowling greens, outdoor play areas, amenity open space (often, but not exclusively in housing developments), greenways/pathways, allotments and community gardens, natural and semi-natural urban green and blue spaces, cemeteries, churchyards and civic spaces including squares and other hard surfaced areas. Open space of public value will not fall within the RDS definition of ‘brownfield/previously-developed sites’.

•

To protect existing open space within the borough;

•

To provide a strategic policy framework for the provision and protection of greenways as part of a broader green and blue infrastructure9 network, in recognition of their multiple benefits for amenity, recreation, health and wellbeing and the environment;

•

To secure appropriate and sufficient new open space to meet a range of community needs;

•

To provide good accessibility to open spaces and connectivity between them; and

•

To ensure that new open space and sporting facilities are of high quality design, in the right location, accessible to all and sympathetic to the historic and natural environment.

Green infrastructure – parks, green spaces and street trees; blue infrastructure – ponds, streams and lakes (RDS 2035, Strategic Guidance RG11 Natural Environment)

5.8

Spatial Growth Strategy and Countryside Strategy

Justification and Amplification

SGS9 Open Space Strategy The Open Space Strategy comprises the following elements: •

Protection of open space: The LDP will support the retention and enhancement of existing open spaces within Mid and East Antrim and new sites identified in the Local Policies Plan.

•

Facilitating the development of regional and local community greenways as part of a green and blue infrastructure network: The LDP will support the delivery and protection of the following regional greenways proposed within the borough: •

Belfast to Larne (Primary Network)

•

Belfast to Carrickfergus (Secondary Network)

•

Mossley to Carrickfergus via Greenisland (Secondary Network)

•

Ballyclare to Ballymena (Secondary Network)

•

Ballymena to Cushendall (Secondary Network)

•

Ballymena to Kilrea (Secondary Network)

Protection of open space 5.8.6

Facilitating the development of regional and local community greenways as part of a green and blue infrastructure network 5.8.7

Typically green and blue infrastructure comprises natural and semi-natural landscape elements that can, in combination with more formal open spaces be connected to form a green infrastructure network. For example, green open spaces, natural grasslands, hedgerows, copses, bushes, orchards and woodlands. The blue elements relate to water features such as lakes, ponds and rivers and there is often potential for these to link in with the green elements to form a comprehensive green and blue infrastructure network.

5.8.8

Regional greenways are designated through the DfI ‘Exercise–Explore-Enjoy: A Strategic Plan for Greenways’ (2016). Details of their broad location are set out on the Proposals Maps, save for the Ballymena to Kilrea route which does not follow a disused transport route. The purpose of this Strategic Plan is to provide a framework to assist Councils and other bodies to develop their own local schemes as part of a Greenway Network for the entire region. It aims to encourage an increase in the number of people walking and cycling as a regular part of everyday life through the building of a connected and accessible regional Greenway Network which significantly increases the length of trafficfree routes. It identifies routes that should be explored to develop a Primary Greenway

Proposals that protect, complement, extend or improve this network will be supported. The LDP will also support the delivery and protection of local community greenways within settlements and potentially connecting to the regional network beyond settlements. These will be identified in the Local Policies Plan.

•

Provision for and facilitating of new public open space: The LDP will support the delivery and protection of new public open space over the Plan period where Council or other public bodies identify such a need and there is a commitment to delivery. The LDP will also support delivery and protection of ancillary open space associated with housing developments.

•

Provision for and facilitating of play space for children: The LDP will support the delivery and protection of new space for children (outside housing developments) where Council or other public bodies identify such a need. The LDP will also support the delivery of new play space for children associated with housing developments.

•

Provision for and facilitating of sport and outdoor recreation facilities: The LDP will support firm proposals for the delivery of new or reconfigured public playing pitches in accessible locations where the Council or other public bodies identify such a need.

•

Provision for and facilitating of community growing spaces and allotments: The LDP will support firm proposals for the delivery of new or extended community growing spaces and allotments in accessible locations, particularly for walking and cycling.

•

Provision for cemetery development: The LDP will support firm and appropriate proposals for the delivery of new cemeteries or extensions to existing cemeteries to meet identified needs.

Network from which a Secondary Greenway Network could progressively extend across the region. Six routes pass through Mid and East Antrim, one of which (Belfast to Larne) is part of the Primary Network. DfI’s Small Grants for Greenways programme is a three stage competition which provides funding for successful Councils to develop feasibility studies and detailed designs for assessment. Further work on a capital grant scheme is being considered by the Department to assist in the delivery of greenway schemes that have completed a detailed design.

There is a need to balance development pressures for competing land uses and to give adequate protection to existing open space. However, it is acknowledged that there may be exceptional circumstances where the loss of a portion of open space may be acceptable, taking account of other benefits that new development might bring. Policy OSL1 Protection of Open Space sets out these exceptions.

5.8.9

Within or close to settlements, linear open spaces (with or without pathways) that link the green and blue elements are often known as community greenways or paths. The Strategic Plan recognises these as forming the third level of the greenway network. Examples of such could include river corridors, disused railways and walking or cycle routes. Community greenways provide multiple benefits including, doorstep opportunities to connect local communities to their local green space and neighbouring communities, alongside environmental and ecological benefits.

5.8.10 Details of designated community greenways will be set out in the Local Policies Plan, informed by other strategies such as Council’s Cycling Routes Masterplan. Where opportunities exist Council will work with neighbouring councils to ensure greenway linkages across council boundaries are facilitated. Proposals for greenways will be assessed against the General Policy and Policy OSL2 Greenways. This specific policy will also protect greenway routes from development that could prejudice their retention.

5.8

Spatial Growth Strategy and Countryside Strategy

Provision for and facilitating of new public open space 5.8.11

5.8.12

the locality. This will normally be identified at Local Policies Plan stage through a Key Site Requirement on large sites zoned for housing. Development proposals for play areas outside of housing developments in appropriate locations will also be supported in accordance with Policy OSL3 New Open Space Provision.

There are a wide variety of award-winning parks and open spaces across Mid and East Antrim. This includes urban parks, like the People’s Park in Ballymena, urban wildlife refuges, like Carrickfergus Mill Ponds and woodlands, such as Diamond Jubilee Wood in Whitehead created by Council and the Woodland Trust in 2012. The LDP seeks to support the provision of new and improved open space at appropriate locations throughout the borough to serve the current and future needs of residents and visitors, whether delivered by Council or other public bodies such as the Woodland Trust or National Trust. In addition, new residential development should also make appropriate provision for open space in accordance with Policy OSL4 Public Open Space in New Residential Development as it contributes to the creation of a sustainable and quality residential environment.

5.8.14

5.8.15

The borough benefits from a range of sport and outdoor recreational facilities including playing pitches, multi-sport facilities, neighbourhood MUGAs, outdoor gyms, tennis courts and cricket and bowling greens, golf courses and three leisure centres.

5.8.16

In regard to open space provision for outdoor sport and recreation, we currently fall somewhat short of the Fields in Trust (FiT) recommended provision of 2.4 hectares per 1000 population insofar as it relates to playing pitches. It is currently recognised that the northern sector of Carrickfergus town has a particular deficit of public playing pitches. Council will bring forward a Playing Pitch Strategy that will aim to increase the amount of synthetic pitches available within the borough, particularly through the upgrade of existing grass pitches. Council will also foster relationships with local schools to allow their existing or planned pitch developments to become available for wider community use, especially in areas where there is a deficit of public playing pitches. Accordingly, land for new playing pitches will only be zoned in the Local Policies Plan in circumstances where Council or education authorities have committed to their development.

Mid and East Antrim currently benefits from 70 equipped children’s play areas spread across the borough, and all but one are maintained by Council. Council is committed to enhancing opportunities for play for all children and young people, regardless of their perceived abilities or their location within the borough. The ‘Out to Play Strategy’ provides a strategic framework for all types of play across the borough. It aims to provide a range of high quality accessible play spaces and facilities and maximise use of fixed and non-fixed play facilities. The LDP will help meet these aims by requiring provision of play spaces and where appropriate new fixed or equipped children’s play areas within new housing developments in accordance with Policy OSL4 Public Open Space in New Residential Development. Alternatively, a developer contribution may be sought for new or upgraded facilities in

5.8.18

Provision for and facilitating of sport and outdoor recreation facilities

Provision for and facilitating of play space for children 5.8.13

Provision for and facilitating of Community Growing Spaces and Allotments

5.8.17

Council’s Community Plan recognises the positive contribution community growing spaces and allotments make to health and wellbeing and the creation of shared space and a Community Growing Strategy is under development. Council currently have three allotment sites, located in Carrickfergus, Larne and Greenisland, whilst NIHE have developed growing spaces within some of their estates in Ballymena. The LDP will support community growing spaces and allotments in appropriate and accessible locations in accordance Policy OSL6 Community Growing Spaces and Allotments and land identified for firm proposals will be protected in the Local Policies Plan within open space zonings. Provision for Cemetery development

5.8.19

Provision and maintenance of cemeteries is a statutory responsibility of the Council. According to the Council’s 2018 Cemetery Audit, there are approximately 8,000 plots remaining at present across the borough, although in Larne and Carrickfergus there is only a two and a ten year supply left respectively.

5.8.20 Given that there is diminishing cemetery capacity with insufficient burial space over the Plan period, new cemeteries or extensions to existing cemeteries will be required. Any firm and appropriate proposals for new cemetery/burial space that emerge in the short term will be zoned and protected in the Local Policies Plan. Otherwise, proposals submitted in the longer term will be assessed against Policy OSL7 Cemeteries and Burial Space.

It is important that any new sport or outdoor recreation facilities are well designed and located appropriately to ensure they are accessible, and respect residential amenity. The historic and natural environment should also be protected particularly in the countryside and in coastal locations. All such proposals should be in accordance with Policy OSL5 Sport and Recreation Facilities.

5.9

Spatial Growth Strategy and Countryside Strategy

5.9 Countryside Strategy

Introduction 5.9.1

5.9.2

5.9.3

The Borough of Mid and East Antrim is predominately a rural area. The open countryside is home to some 22% of the population of the borough and is an important location for a number of economic activities, mainly in the agricultural, tourism, renewable energy and minerals sectors. Our countryside is also an important environmental resource. Landscape and seascape are often of high quality. Approximately 370 square kilometres of the Antrim Coast and Glens Area of Outstanding Natural Beauty falls within the borough. Aside from the rural farmed landscape which predominates around Ballymena, the countryside of Mid and East Antrim is a diverse landscape that is distinguished by remote upland moorlands, glens and river corridors, a stunning coastline in the east, and areas of extensive wetland associated with Lough Beg in the west. All of these landscapes have their own distinctive rural and cultural character and accommodate a diverse range of natural habitats, wildlife species, and heritage assets. Our countryside is also of significant social and community value, offering opportunities for activities such as hill walking, cycling, sailing, angling and many other types of outdoor recreation and leisure activities. The value of the countryside in this regard is recognised in our Community Plan which seeks to promote ‘good health and wellbeing’ through encouraging healthier lifestyles, while ‘Increasing Awareness’ and developing ‘positive attitudes’ towards ‘our environment’.

Sustainable Development in the Countryside

Implementation 5.9.4

5.9.5

Council recognises the value of the countryside and seeks, through the LDP, to protect and where possible enhance the rural environment, whilst promoting sustainable economic development that is appropriate to the rural context. A vibrant and sustainable rural environment can be a driver for economic prosperity and job creation, as exemplified by the recent fast growth in tourism associated with the Gobbins historic cliff path in Islandmagee. However, it is also recognised that meeting both of these aims requires careful management through the planning system. Accordingly, the aim of the LDP Countryside Strategy, in line with the SPPS, is to “manage development in a manner which strikes a sustainable balance between protection of the environment from inappropriate development, while supporting and sustaining rural communities, consistent with the RDS”. This aim is also generally reflected in the LDP Spatial Growth Strategy, as it relates to the open countryside, outside of settlement limits.

5.9.7

5.9.8

The first policy aim will be delivered through Strategic Policy CS1, which sets out the various types of development which will be acceptable in principle in the countryside. It is important that this strategic policy is read in conjunction with the General Policy and also the relevant operational strategic subject policies in Part 2, as together, these will ensure that all development in the countryside is sustainable, appropriate and of high quality. The second policy aim will be delivered primarily through the Strategic Spatial Proposals CS2-CS8, and associated strategic policies set out in the remainder of this section. These proposals set out a range of strategic spatial designations which are all depicted on the Proposals Maps. The rationale underpinning these designations is contained in the Landscape Character Assessment (LCA) within Technical Supplement 10 Countryside Assessment.

5.9.9

There are a range of types of development which in principle are considered to be acceptable in the countryside and that will contribute to the aims of sustainable development. Details of these are set out below. Other types of development will only be permitted where there are overriding reasons why that development is essential and could not be located in a settlement. These policies aim to strike a balance between the need to protect the countryside from unnecessary or inappropriate development, while supporting rural communities.

5.9.10

All proposals for development in the countryside must be sited and designed to integrate sympathetically with their surroundings and to meet other planning and environmental requirements including those for drainage, access and road safety.

Policy Aims 5.9.6

In order to achieve this ‘sustainable balance’, the LDP Countryside Strategy embodies a two-pronged approach, which is captured in the two main policy aims below.

•

To facilitate development which contributes to a sustainable rural economy and community in Mid and East Antrim; and

•

To protect, conserve, and where possible enhance the rural landscape, seascape, natural environment, and historical and cultural heritage assets associated with the countryside of Mid and East Antrim. 89

5.9

Spatial Growth Strategy and Countryside Strategy

CS1 Sustainable Development in the Countryside

CS2 Special Countryside Areas

Opportunities for development in the countryside are permitted through the following policies:

Special Countryside Areas (SCAs) are designated at the following locations (refer to Proposals Maps) in order to protect the exceptional landscape, unique amenity value and the environmental assets associated with the natural and historic environment of these areas:

Housing Development •

an alteration or extension to a dwelling house where this is in accordance with Policy HOU3;

•

travellers accommodation where this is in accordance with Policy HOU8;

•

a replacement dwelling in accordance with Policy HOU9;

•

a dwelling on a farm business in accordance with Policy HOU10;

•

a dwelling to meet the essential needs of a non-agricultural business enterprise in accordance with Policy HOU11;

•

a dwelling sited within an existing cluster of buildings in accordance with Policy HOU12;

•

the development of a small gap site within an otherwise substantial and continuously built up frontage in accordance with Policy HOU13;

Within all these SCAs there will be a presumption against all new development other than in exceptional circumstances. A proposal must fully demonstrate that it constitutes one of the exceptions listed below and that it will not result in an adverse impact on the landscape quality, or landscape character, or unique amenity value, or the environmental assets of the SCA (hereafter collectively referred to in this policy as the impact on the SCA).

•

a dwelling based on special personal or domestic circumstances in accordance with Policy HOU14;

Exceptions

•

a residential caravan or mobile home in accordance with Policy HOU15;

•

the provision of affordable housing in accordance with Policy HOU16;

•

the conversion of a listed building to residential use in accordance with Policy HE3; or

•

the conversion/reuse of an unlisted locally important/vernacular building to a dwelling(s) in accordance with Policy HE8.

Non-Residential Development

•

Larne Coast

•

The Gobbins Coast

•

Slemish Mountain

•

Lough Beg

a) the proposed development is of such national or regional importance as to outweigh any potential adverse impact on the SCA; or b) the proposed development is for the in-situ replacement of an existing dwelling or building (of the same use and similar in size and height as the existing); or c) the proposal relates to the minor10 extension or alteration of an existing dwelling; any proposed extension or alteration should be sympathetic in character and scale to the original dwelling; or d) the proposed development relates to minor operations11 or necessary improvements to existing infrastructure12; or

•

economic development proposals in accordance with Policy ECD4;

•

tourism development in accordance with Policies TOU1 and TOU3 to TOU8;

e) the proposed development relates to the provision of appropriate open space, pathways or recreational facilities for the enjoyment of the public; or

•

minerals development in accordance with Policies MIN1 to MIN8;

•

sport and outdoor recreational proposal in accordance with Policy OSL5;

•

renewable energy proposals in accordance with Policy RE1;

•

the conversion/reuse of an unlisted locally important/vernacular building to a non-residential use in accordance with Policy HE8; or

•

the conversion of a listed building to non-residential use in accordance with Policy HE3.

the proposed development is a council led or supported tourism project at an existing tourist/ visitor site.

All development proposals will also be required to meet the General Policy criteria and accord with other provisions of the LDP. In the case of the two coastal SCAs, development proposals must have regard to the Marine Policy Statement and the Draft Marine Plan for Northern Ireland.

There are a range of other types of non-residential development that may be acceptable in principle in the countryside, e.g. certain utilities, telecommunications or infrastructure development. All proposals must satisfy the requirements of the relevant policy (or policies). In addition, proposals must meet the General Policy and accord with other provisions of the LDP.

For the purposes of this policy a minor extension will be deemed as being an increase in the overall volume of no more than 30% of the size of the original dwelling.

Minor Operations for the purposes of this policy are as defined under Part 3 of The Planning (General Permitted Development) Order (Northern Ireland) 2015.

Infrastructure can include roads, pathways, cycle ways, car parks, telecommunication and energy infrastructure, flood defences and agricultural infrastructure.

5.9

Spatial Growth Strategy and Countryside Strategy

Justification and Amplification 5.9.11

5.9.12

In line with the SPPS, the LDP has designated four Special Countryside Areas (SCAs) on the basis that these key areas of Mid and East Antrim are exceptional landscapes, wherein the quality of the landscape and unique amenity value is such, that development will only be permitted in exceptional circumstances. The Larne Coast SCA and Slemish Mountain SCA are both iconic landscapes within the broader Antrim Coast and Glens AONB. They are also landscapes which give definition to the unique character of Mid and East Antrim. All of the SCAs are also of unique amenity value. The two coastal SCAs form part of the Causeway Coastal Route, and by virtue of features such as the coast road and the Gobbins cliff path, they are of unique amenity value for tourists and visitors. Slemish Mountain because of its historic association with Saint Patrick, and Lough Beg because of its international status as a wetland habitat, also offer unique amenity value. The evidence to support these designations is contained in the Landscape Character Assessment within Technical Supplement 10 Countryside Assessment. Whilst there is a general presumption against all development within these SCAs, the policy allows for a number of exceptions. In all cases, the proposal will be required to minimise the visual and environmental impact and respect the tranquil and often wild character of these areas. To this end, Council may require the submission of additional assessments which fully demonstrate that the landscape value and character and unique amenity value of the area has been fully considered and that any adverse impacts can be effectively mitigated.

why potential alternative sites outside the SCA are unsuitable. Where such a development proposal requires a coastal location, alternative coastal sites outside of the Larne Coast and Gobbins Coast SCAs, and preferably within a coastal settlement, will need to be considered first. Where development is permitted under this exception, adequate mitigation and/or compensatory measures must be agreed with Council in advance of planning permission being granted. The Marine Policy Statement and draft Marine Plan for Northern Ireland will be taken into account in assessing such proposals within coastal SCAs. 5.9.14

The potential impact of a replacement dwelling should be carefully considered, particularly where the proposal by virtue of its scale or design may have visual and amenity implications. The visual impact of the replacement dwelling must not be significantly greater than the original building and should integrate well into the landscape. Accordingly, all replacement proposals will be required to be constructed within the established curtilage13 of the site. Permission will not be granted for offsite replacements. This policy needs to be read in conjunction with other relevant policies in the LDP, in particular Policy HOU9 Replacement Dwelling.

5.9.15

Proposals for the extension or alteration of a dwelling must be minor, sympathetic and subordinate to the existing dwelling and respect the character of the surrounding area. With regard to the size of any new extension, ‘minor’ will be interpreted as being an increase in the overall volume of no more than 30% of the size of the original dwelling. If the original dwelling is considered to be an Unlisted Locally Important or Vernacular Building, consideration must also be given to preserving particular features of architectural or historic interest (refer to Policy HE8 Unlisted Locally Important Building or Vernacular Building for further information).

5.9.13

Whilst the policy makes provision for a proposal of national or regional importance, the applicant will be required to make a compelling case to demonstrate why a location within an SCA is necessary, and

For the purposes of this policy ‘curtilage’ will mean the immediate, usually defined and enclosed area surrounding an existing or former dwelling house.

5.9.16

As these SCAs are of unique amenity value, it is important that they can be enjoyed by the public and tourists in a sustainable manner and in a way that does not diminish the quality of the resource itself. Accordingly, the policy makes provision for development that will enhance the enjoyment and understanding of these unique areas.

5.9

Spatial Growth Strategy and Countryside Strategy

the impact on visual amenity as enjoyed or experienced by receptors – for example from a main transport route, a settlement or a tourist attraction. The definition of all these designated areas is therefore informed not only by inherent landscape quality and character, but also by the views available from main receptor vantage points.

CS3 Areas of Constraint on High Structures Areas of Constraint on High Structures (ACHS) are designated at the following locations (refer to Proposals Maps) in order to protect the distinctive and vulnerable landscapes and the assets associated with the natural and historic environment of these areas: • • • • • •

Islandmagee East and Whitehead Slemish Mountain Eastern Garron Plateau and Scarp Slopes Knockdhu, Sallagh Braes, Scawt Hill to Glenarm Headland Carrickfergus Escarpment Lough Beg and the Lower Bann River Corridor

Structures above 15 metres and up to 25 metres in Height Within all of these areas, in exceptional circumstances structures above 15 metres in height above original ground level and up to 25 metres in height above original ground level will be permitted where it can be demonstrated that: a) the structure does not interrupt key views from public vantage points; b) there is a need for a structure of this height; c) there are no suitable alternative sites located outside of the designated area; and d) appropriate mitigation measures are in place to minimise the impact of the proposed structure on the designated area. Structures above 25 metres in Height Structures that exceed 25 metres in height above original ground level will only be permitted if it can be clearly demonstrated that criteria a) – d) are met and the proposal is of such regional importance, as to outweigh any detrimental impact on landscape character, any distinctive landscape feature and/ or heritage interest in the designated area. All development proposals for new structures within these areas will be required to accord with other provisions of the LDP and meet the General Policy GP1. Within Policy GP1 criterion f) any provisions which refer to buildings will also apply to structures in the context of this policy.

Justification and Amplification 5.9.17

Within the rural area of Mid and East Antrim, some areas can adequately accommodate the development of public utilities and high structures without unduly compromising visual amenity and local character. However, in line with the SPPS it is important to identify those landscapes which are distinctive and vulnerable to this particular form of development, and to apply a cautionary approach in the determination of such proposals.

5.9.18

5.9.19

The areas designated under this policy are supported by the evidence contained in the Landscape Character Assessment within Technical Supplement 10 Countryside Assessment. Landscape impacts are defined as changes in the fabric, character and quality of the landscape as a result of development. Visual impacts relate solely to changes in available views of the landscape, and the effects of those changes on people. This includes

5.9.20 The aim of this policy is to ensure that those unique or distinctive features of the landscape, including key views, which contribute to its character, value, distinctiveness, sense of place and quality are protected from adverse impacts related to the introduction or proliferation of high structures. Distinctive landscape features can include landforms, natural heritage assets and historic environment assets. Safeguarding the distinctive character of these areas is important to maintain the identity of the borough and in providing opportunities for sustainable tourism growth in line with Council’s strategic priorities. 5.9.21

High structures can be difficult to integrate into the landscape, particularly in landscapes that are visually highly sensitive. ACHS are, visually, some of the most sensitive areas within the borough. Therefore, it is likely that most proposals within an ACHS will be required to be accompanied by an objective assessment that will aid Council’s analysis of any potential visual impact, with the level of detail being commensurate with the nature and scale of the proposal. Landscape and Visual Impact Assessments (LVIA) are one example of such an assessment.

5.9.22 Within designated ACHS there will be a presumption against development that exceeds 15 metres in height, for example, wind turbines, electricity pylons or telecommunication masts/equipment. There will also be a presumption against other types of development that will adversely impact on landscape character, key views or any distinctive landscape feature or heritage asset in the designated area. Such development could potentially include overhead electricity cables or other types of energy infrastructure.

5.9.23 Wind turbines and other structures up to 15 metres in height may be accommodated on suitable sites within these designated areas and such turbines could serve local farms and remote rural communities. Development within these parameters may be considered acceptable provided all other relevant policy tests within the LDP are met. Within ACHS, the protection of landscape or heritage assets and their settings and key views of these assets is particularly important. Any development proposals which individually or cumulatively prejudice the overall integrity of an ACHS will be refused. 5.9.24 The height of turbines or other such infrastructure relative to other structures in the landscape is a key consideration in terms of landscape ‘fit’. The 15 metre threshold is considered appropriate because this relates well to the size of existing buildings in the landscape, including typical farm buildings. A single turbine of this height is most likely to be used to contribute to the energy needs of a residential house, farm or other rural based small business. It is relatively easy to accommodate in the landscape, if sited to cluster with existing buildings. Such turbines are also more easily screened or concealed by low ridges and undulating landform and tree cover. 5.9.25 Minimising the sustained visibility of microturbines helps limit detrimental cumulative visual impacts. Therefore, it is preferable to site on the leeward sides of ridges and prominent hill slopes, rather than on summits and high points. In circumstances where the scope for concealing or screening turbines is limited, providing broad consistency of turbine design, height and location can help mitigate against potential visual impacts. 5.9.26 The policy allows for structures above 15 metres and up to 25 metres in height in circumstances where there is a need for a structure of this height and where it is demonstrated that there are no suitable alternative sites outside of the designated area. For example, where the proposal is to serve a recognised telecommunications ‘not spot’ or is for essential electricity transmission or supply. Such cases will 95

5.9

Spatial Growth Strategy and Countryside Strategy

be assessed on their merits. While due account will be taken of technical reasons for exceeding the 15 metre threshold, the infrastructure provider will also need to justify why an alternative site outside of the designated area is not feasible. The lack of land ownership outside of the designated area will not of itself be regarded as sufficient justification in this context. 5.9.27

Structures that exceed 25 metres in height will only be granted permission in exceptional circumstances where it can be demonstrated that they are of such regional

importance as to outweigh any adverse impact within the designated area and if policy tests a) – d) are met. All proposals for structures exceeding 15 metres in height must demonstrate that appropriate mitigation measures can be put in place to mitigate the impact of the development in the designated area. This policy should be read in conjunction with other relevant policies in the LDP, in particular Policy RE1 Renewable Energy Development and Policy TEI1 Telecommunications and Electricity Infrastructure.

CS4 Rural Landscape Wedges Rural Landscape Wedges are designated at the following locations as shown on the Proposals Maps in order to prevent coalescence between settlements and to maintain the open character of these areas: •

Greenisland and Jordanstown

•

Carrickfergus and Greenisland

Development within a designated Rural Landscape Wedge will only be permitted where it can be demonstrated that: a) the proposed use is either conducive to or enhances the open character of the Rural Landscape Wedge; b) the proposal respects the rural setting in terms of layout and design and minimises visual intrusion into the landscape; and c) it does not contribute to the coalescence between settlements.

Justification and Amplification 5.9.28 Rural Landscape Wedges have a strategic function to prevent coalescence between settlements and to protect the open nature of land between settlements and urban areas. The spread of development into these areas is likely to result in the incremental loss of green space, which if left unchecked could promote an undesirable trend towards the coalescence of settlements. This in turn would compromise the individual identity and setting of settlements as well as the quality of the landscape separating them. The policy therefore aims to resist development proposals that would fail to maintain the open character of these Rural Landscape Wedges.

5.9.29 Designated Rural Landscape Wedges will: •

distinguish and maintain the separate identities and settings of the settlements of Greenisland and Metropolitan Newtownabbey at Jordanstown.

•

distinguish and maintain the separate identities and settings of the settlements of Carrickfergus and Greenisland.

5.9

Spatial Growth Strategy and Countryside Strategy

Development proposals within the Antrim Coast and Glens Area of Outstanding Natural Beauty (AONB) will only be permitted if there is no adverse individual or cumulative impact on its exceptional landscape quality, distinctive character, heritage and wildlife, which would prejudice its overall integrity. All new development proposals within the AONB must meet the General Policy, accord with other provisions of the LDP and meet all of the following additional criteria: a) the nature and intensity of the proposed use is compatible with the landscape and distinctive character of the AONB; b) in the case of buildings, the proposed development is sited and designed so as to integrate with the landscape, and where feasible, to enhance landscape quality; c) design, materials and finishes of buildings to be of high quality and to complement the design characteristics of local vernacular buildings and their settings; d) respect traditional boundary details, by retaining features such as hedges, walls, trees and gates; e) public views of key features, ridge lines and coastal headlands within the AONB are protected; and f)

development proposals that are outside of, but have a visual link with, the AONB must have regard to the sensitivity of the setting and the visual relationship with the designated area.

A development proposal which clearly enhances the landscape quality and/or the distinctive character of the AONB will be supported by Council. Development for the purposes of public access and public enjoyment of the AONB will be supported if it can be demonstrated that it will not adversely impact on the exceptional landscape qualities and distinctive character of the AONB or on its heritage assets and wildlife.

Justification and Amplification 5.9.30 The Antrim Coast and Glens Area of Outstanding Natural Beauty (AONB) is a landscape of national importance that is designated by statute14 for the purpose of conserving and enhancing its natural beauty. 5.9.31

That portion of the AONB which falls within the Mid and East Antrim Borough Council area (an area of some 370 square kilometres) is shown on the Proposals Maps for information. Further information about key characteristics of the AONB within Mid and East Antrim is contained in the Technical Supplement 10 Countryside Assessment.

5.9.32 The objectives of AONB designation are to: •

conserve or enhance the natural beauty or amenities of the area;

•

conserve wildlife, historic objects or natural phenomena within it; and

•

promote its enjoyment by the public; and provide or maintain public access to it. These objectives also generally align with the LDP objectives, particularly Environmental Objective b) relating to the AONB.

5.9.33 This policy seeks to protect, conserve and where possible enhance the scenic quality and distinctive character of the AONB, and

Designated as an AONB in 1988 under the Nature Conservation and Amenity Lands (Northern Ireland) Order 1985.

AONB, for example through the provision of pathways or informal recreational facilities, Council may seek to secure the provision of suitable enhancement measures and management plans will be requested, as appropriate. Conservation, enhancement and subsequent management of important features within the AONB may be required in relation to some developments. Such enhancement however cannot be used to justify a development that would otherwise be unacceptable.

its associated environmental and heritage assets, whilst accommodating the necessary development needs of local communities and visitors to the area, in a sustainable manner.

CS5 Antrim Coast and Glens Area of Outstanding Natural Beauty

5.9.34 The varied assets of the AONB provide opportunities for sustainable tourism growth and promoting health and wellbeing, in line with Council’s strategic priorities. Securing such benefits whilst safeguarding the intrinsic qualities of the AONB must not be compromised by inappropriate development. 5.9.35 Accordingly, all new development, both buildings and infrastructure, must respect the natural beauty of the area by relating well to local landscape character. This can be achieved through careful siting and by design that seeks to integrate new development into the landscape. In assessing applications, important considerations will relate to the appropriate scale, form, massing and height of buildings. Design details relating to materials, finishes and boundary treatment will also be important and favourable consideration will be given to proposals which reflect the design characteristics of local vernacular buildings. Respecting the traditional settlement patterns and the setting of settlements within the AONB will also be important considerations in assessing applications in such areas. 5.9.36 Applicants will therefore be required to minimise the visual impact of development and provide any necessary mitigation measures needed to ensure satisfactory integration into the landscape or to avoid harm to heritage assets and their settings. The protection of key views of landscape or heritage assets and how they are understood, experienced and enjoyed within the AONB will be particularly important. Proposals which individually or cumulatively prejudice the overall integrity of the AONB will be refused. Where it is possible for development proposals to enhance the

15 16

5.9.37

This policy should be read in conjunction with other relevant policies in the LDP, in particular those relating to strategic countryside designations, some of which fall within the AONB:

•

CS2 Special Countryside Areas

•

CS3 Areas of Constraint on High Structures

•

Policy MIN4 Areas of Constraint on Mineral Development

5.9.38 In preparing proposals, applicants should also refer to the following documents: •

Technical Supplement 10 Countryside Assessment, particularly to the Landscape Character Assessment as it relates to the AONB and its setting.

•

Building on Tradition15

•

The Antrim Coast and Glens Design Guide

•

The latest AONB Management Plan16

The publication Building on Tradition can be found at https://www.infrastructure-ni.gov.uk/publications The Antrim Coast and Glens AONB Management Plan can be found at https://www.ccght.org/resources/

5.9

Spatial Growth Strategy and Countryside Strategy

5.9.41

CS6 Developed Coast (Belfast Lough Shore) The Developed Coast is designated along the Belfast Lough shoreline between Greenisland and Whitehead as shown on Proposals Map 3. Planning permission will only be granted for development proposals within the Developed Coast (Belfast Lough Shore) which meet the following criteria: a) the development proposal is of overriding regional or sub-regional economic importance so as to outweigh any potential detrimental impact on the coastal setting and /or environment; or b) the proposed development is for the provision of new flood defences or upgrading of existing flood defences to safeguard against coastal flooding17; or c) it can be demonstrated that the proposed development will not have an unacceptable effect, either directly, indirectly, or cumulatively on the coastal setting and / or environment, including any heritage asset associated with the natural or historic environment. Proposals that comply with the above criteria will be positively supported where they assist with the following aims: •

the creation or enhancement of public access to the coast (for example through new or extended walkways, cycleways or green infrastructure);

•

the enhancement of public enjoyment of the coast (for example through the provision or improvement of amenity areas or minor works to provide for water based recreation such as fishing or canoeing); and

•

the delivery of environmental benefit (for example through the protection of wildlife or habitat).

This policy will provide additional protection for the coastal environment, landscape/ seascape and marine historic environment19, as well as the special natural and historic conservation interests of this area. The policy will not restrict appropriate development that avoids adverse impacts on these interests. It will also positively support development that respects the coastal location and setting whilst promoting public access to and enjoyment of the developed coast. Where development has the potential to have a detrimental impact on the coastal setting and/or environment, including any heritage asset associated with the natural or historic environment, adequate mitigation and compensatory measures must be agreed with Council and complied with. Full account must also be taken of any legal obligations associated with natural heritage/ nature conservation designations along the Developed Coast. The Marine Policy Statement and draft Marine Plan for Northern Ireland will also be taken into account in assessing such proposals.

Where permission is granted, and where appropriate, adequate mitigation and compensatory measures must be agreed and fully secured through planning conditions or a planning agreement. All development proposals will also be required to meet the General Policy and accord with other provisions of the LDP and have regard to the Marine Policy Statement and Draft Marine Plan for Northern Ireland.

Justification and Amplification 5.9.39 The RDS (SFG5) requires the setting of the Belfast Metropolitan Area and its environmental assets (which includes the Belfast Lough Shoreline) to be protected and enhanced. The SPPS states that along the developed coast there will be a presumption in favour of development that promotes the enhancement and regeneration of urban waterfronts. 5.9.40 The Developed Coast along Belfast Lough extends from Greenisland to Whitehead. Although this shoreline is developed, it is an area of significant nature conservation

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and biodiversity interest, this being reflected in the range of natural environment designations pertaining to the coastal zone18. It is also of significant recreational and amenity value through facilities such as walkways, play spaces, beaches, quays and Carrickfergus Marina. This shoreline provides a distinctive setting to a number of assets associated with the historic environment of Mid and East Antrim, for example Carrickfergus Castle, Carrickfergus Conservation Area, Shore Road Area of Townscape Character, and Sea Park Historic Park, Garden and Demesne.

Flood protection or management measures involving new or upgrading of flood defences or flood compensation storage works will not be acceptable unless carried out by DfI Rivers or another statutory body.

Refer to Technical Supplement 10 Countryside Assessment for further information.

For further information relating to Marine Heritage refer to https://www.daera-ni.gov.uk/articles/marine-historic-environment

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5.9

Spatial Growth Strategy and Countryside Strategy

CS7 Local Landscape Policy Areas Development within Local Landscape Policy Areas will only be acceptable where it does not have a significant adverse impact on their intrinsic environmental value and character, landscape quality or amenity value. All development proposals in LLPAs will also be required to meet the General Policy and accord with other provisions of the LDP.

Justification and Amplification 5.9.42 Local Landscape Policy Areas (LLPAs) are often designated to protect those areas within or adjoining settlements which are considered to be of greatest amenity value, landscape quality or local significance. Development pressures are often greatest in such areas, with potential for harmful impacts through inappropriate development. 5.9.43 The SPPS requires the LDP, where appropriate, to designate LLPAs and bring forward local policies and guidance to maintain the intrinsic landscape, environmental value and character of such areas. At present, LLPAs are only designated in the Carrickfergus area through the draft BMAP. The Local Policies Plan will review these and consider LLPA designations elsewhere in the borough. 5.9.44 Development proposals within an LLPA should not overly dominate or detract from the locally distinctive landscape and townscape character of settlements and their setting. This policy aims to prevent overintensive or inappropriate development in those areas identified as being of particular importance in reflecting and defining the character of the settlement. The policy also seeks to protect those features and qualities that are of intrinsic environmental value or local significance in regard to amenity or the historic environment. 5.9.45

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However, this list is not exhaustive, and in designating LLPAs through the Local Policies Plan, Council will consider any feature within or adjoining a settlement which is of intrinsic landscape, environmental, heritage or amenity value. 5.9.46 Development proposals which would have a significant adverse impact on a designated LLPA will not be granted planning permission. In assessing development proposals within, or adjacent to, LLPAs, priority will be given to the protection of the key features and qualities identified in the LDP that individually or cumulatively contribute to the overall integrity or character of the area. Proposals that seek to sensitively integrate such features into the overall design concept so as to produce a high quality development, will be positively supported. The onus is with the applicant to fully demonstrate that the proposed development will not have a significant adverse impact on these identified features or qualities of the LLPA. 5.9.47

Where appropriate, conditions will be attached to planning permission to secure the protection of the key features and qualities of the LLPA.

The SPPS advises that LLPAs may include the following features:

•

archaeological sites and monuments and their surroundings;

•

listed and other locally important buildings and their surroundings;

•

riverbanks and shorelines and associated public access;

•

attractive vistas, localised hills and other areas of local amenity importance; and

•

areas of local nature conservation interest including areas of woodland and important tree groups.

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5.9

Spatial Growth Strategy and Countryside Strategy

Access and recreational routes

CS8 Protection of Main River Corridors

5.9.51

Main River Corridors within Mid and East Antrim Borough are indicated on the Proposals Maps and include the following rivers: •

Lower River Bann (east bank)

•

River Maine

•

River Braid

•

River Kellswater

The extent of the Main River Corridors covered by this policy will be designated through the Local Policies Plan. Planning permission will only be granted for a development proposal sited adjacent to a main river corridor when all of the following criteria are met: a) a biodiversity strip of at least 10 metres from the edge of the river is provided and accompanied with an appropriate landscape management proposal; b) facilitate opportunities for public access and recreation provision, where appropriate;

Biodiversity 5.9.52 River corridors provide an important biodiversity resource and new developments should preserve or enhance local biodiversity by including the following measures: •

c) there is no significant adverse impact on the key landscape features, natural environment, amenity value, biodiversity or the historic environment;

provide a biodiversity strip of at least 10 metres from the edge of the river accompanied with an appropriate landscape management proposal;

d) the development would not prejudice an opportunity to provide a riverside walk or to extend an existing one; and

•

e) the proposal must not compromise water quality or prejudice Policy FRD1 insofar as it seeks to manage development in flood plains.

provide appropriate landscaping that utilises native species of trees and shrubs;

•

establish less disturbed, low maintenance, riverside areas;

•

provide habitat for a range of species that is appropriate to the area, including shade and shelter;

•

ensure appropriate lighting is used to avoid a negative impact on species;

•

enhance green networks that link sites;

•

manage and seek to eradicate invasive species such as Japanese Knotweed, Himalayan Balsam and Giant Hogweed; and

•

employ biodiversity measures and procedures to reduce the risk of introducing or spreading invasive non-native species (and other harmful organisms such as diseases) in the wild.

All development proposals will also be required to meet the General Policy and accord with other provisions of the LDP.

Justification and Amplification 5.9.48 This policy seeks to protect, conserve and enhance river corridors as significant environmental assets, in ways which bring benefits to local communities, in line with our Community Plan and LDP objectives. 5.9.49 The four designated river corridors have been identified as being important landscape features that are also significant for their nature conservation interests, biodiversity, recreational and amenity value. They form a vital and integral part of the green / blue infrastructure network by connecting open spaces within settlements and often beyond the urban edge, to potentially link with nearby settlements.

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All new developments adjacent to these areas should seek where possible to enhance public access to and along the river corridors. Where appropriate, this should provide a direct, safe and clear access for pedestrians and cyclists and at intervals along the river corridor provide access points across the river channel. Ecological protection and public access provision need to be carefully balanced. Access may be restricted in places in the interests of biodiversity.

5.9.50 The policy applies to the rivers, adjoining open space and other predominantly open land that together form the strategically important green corridors that run through the heart of our urban areas. This policy also applies to sections of the river corridors that extend beyond the urban areas (as defined by settlement boundaries). Along with the settlement boundaries, the full extent of river corridors to which this policy applies will be defined at Local Policies Plan stage.

Historic and Cultural Environment

the historical and cultural evolution of the borough. Development proposals within or adjoining these river corridors should therefore ensure that archaeological remains, historic buildings and historic landscapes and their settings are protected, conserved and where possible enhanced. Landscape 5.9.54 Development proposals should take into account the landscape character context for each of the river corridors as set out in the Landscape Character Assessment. Landscaping proposals within or adjacent to a main river corridor should only use appropriate native species and should be designed in such a way to be low maintenance. Floodplain 5.9.55 Fringes of land adjacent to watercourses will often perform a primary function of providing for the storage and conveyance of flood-water during times of flood. All development proposals will need to ensure that the capacity of the flood plain to store and carry flood water is not hindered, as this could result in increased flooding problems downstream (refer to Policy FRD1 Development within Floodplains for further information). Water Quality and Pollution Prevention 5.9.56 The ecosystem of the river depends on good water quality. Development proposals therefore need to consider pollution prevention as a priority measure which must be addressed from the beginning of the development process. Any proposed development that may create potential for pollution will not be granted planning permission unless the threat can be addressed effectively through appropriate planning conditions and agreed mitigation measures.

5.9.53 Given that many settlements in Mid and East Antrim originated because of the main river corridors they are of significance to

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5.10

Spatial Growth Strategy and Countryside Strategy

5.10 Land Instability and Coastal Erosion

CS9 Development at Risk from Land Instability or Coastal Erosion There is a general presumption against development in known areas of land instability and/or coastal erosion. A proposal for new built development within a known area of land instability or coastal erosion will not be permitted unless the applicant has demonstrated to the satisfaction of the Council that there are no consequential risks to health and safety.

Introduction 5.10.1

5.10.2

5.10.3

The SPPS states that development will not be permitted in areas of the coast known to be at risk from flooding, coastal erosion, or land instability. Strategic subject policy in relation to flooding is set out in Chapter 9.0. Mid and East Antrim has a coastline that extends approximately 65 miles. Whilst much of this is a ‘hard’ coastline, the extent to which it is prone to coastal change, particularly through coastal erosion, is not currently known. Work being led by DfI and DAERA to gather information for the Northern Ireland coastline as a whole is at a very early stage. Past investigations by the Geological Survey of Northern Ireland (GSNI) have identified areas of ‘known’ and historic land instability

in Mid and East Antrim. These areas are shown on the GSNI GeoIndex map viewer currently accessible on: http://mapapps2. bgs.ac.uk/GSNI_Geoindex/home.html. 5.10.4

5.10.5

It should be noted that not all of these areas are on the coast. Wherever they are defined, there is considerable uncertainty as to whether these areas are currently unstable. Development proposals along the coast should have regard to the Marine Policy Statement and draft Marine Plan for Northern Ireland, as the consideration of coastal processes is a core policy area. Where development is proposed within the designated areas of ‘known’ and historic land instability, applicants should ensure that early contact is made with GSNI.

Where built development is proposed in a known area of land instability or coastal erosion, the applicant will be required to carry out detailed investigations and submit a report along with the planning application to address the following matters: •

determine the extent of land instability and /or the extent of land at risk from coastal change; and

•

identify any remedial measures that would be adequate to permit the development.

Planning Permission will be refused where: •

development constraints arising from land instability or coastal processes cannot be sufficiently addressed so as to eliminate risk to health and safety; or

•

there is insufficient information as to the level of risk and the threat to health and safety; or

•

where the nature of the investigative work and/or the remedial measures to be employed would be likely to trigger land instability or coastal erosion (or change) risk elsewhere; or

•

where the nature of the investigative work and/or the remedial measures to be employed would have significant adverse impact on biodiversity, landscape character or archaeology.

Where planning permission is granted, conditions are likely to be imposed to secure the measures necessary to ensure a safe form of development. All development proposals will also be required to meet the General Policy and accord with other provisions of the LDP and have regard to the Marine Policy Statement and Draft Marine Plan for Northern Ireland. Justification and Amplification 5.10.6

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Given the prevailing level of uncertainty around risk, the policy sets out a presumption against development in areas of ‘known’ risk of land instability. The policy will also apply to areas of ‘known’ risk of coastal erosion in due course, when the information emerges. In order for built development to be approved in these areas, an applicant will need to identify the current extent of instability and demonstrate if any remedial measures, including design and engineering solutions, would be adequate to permit development. In carrying out site investigations, applicants must take account of potential impacts on biodiversity, archaeology and landscape character. Any unresolved threat to health and safety due to instability will preclude development, as will insufficient information about the level of risk.

5.10.7

Even where engineering solutions are sufficient to enable safe development, regard will be had to the implications for land instability in other locations. This may apply particularly along the coastline, where hard engineering solutions could potentially interfere with coastal processes and trigger instability elsewhere.

5.10.8 GSNI will be consulted on all applications within or close to areas that are ‘known’ to be at risk. Applicants are also advised to consult with GSNI at an early stage. 5.10.9 The granting of planning permission does not infer that the land is free from instability. The responsibility for safe development and secure occupancy of any building lies with the developer and/or landowner. 107

Part 2 This Part sets out a General Policy for all Development and a series of operational Strategic Subject Policies which will be used as the basis for making decisions on planning applications. The subject policies are grouped under particular subject areas linked to the following five main themes of the LDP:

Sustainable Economic Growth Building Sustainable Communities Transportation, Infrastructure and Connectivity Stewardship of our Built Environment and Creating Places Safeguarding our Natural Environment

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6.0 General Policy for all Development

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Introduction 6.1.1

The General Policy and associated criteria apply to all forms of development (aside from minor proposals) and are set out here in order to avoid repetition throughout the strategic subject policies in the remainder of Part 2 of the Plan Strategy. The General Policy also provides operational policy for specific forms of development, for example for schools and hospitals, which are not specifically catered for through the strategic subject policies. Where strategic subject policies, or policies associated with the strategic

spatial proposals in Part 1, deal only with protection from development (or certain types of development), the General Policy will not be relevant. The General Policy will therefore apply to all development proposals (excluding minor proposals) including development provided for by way of exceptional circumstances, irrespective of whether this is explicitly stated in the relevant strategic subject policy.

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6.1

General Policy for all Development

Policy GP1 General Policy for all Development Planning permission will be granted for sustainable development where the proposal accords with the LDP and there is no demonstrable harm to interests of acknowledged importance. Where this is not the case there will be a presumption to refuse planning permission. All development proposals requiring planning permission with the exception of minor proposals20, will be assessed against the following general policy criteria a) - e) and will, where relevant, be required to demonstrate compliance with them. In addition, all development proposals outside settlement limits and within the countryside will also be required to demonstrate compliance with general policy criterion f). a) Criteria relating to Design Quality and Respecting Local Character and Distinctiveness i.

The development is compatible with surrounding land uses and neither the use or the built form21 and associated infrastructure (including hard/soft landscaping) will detract from the visual amenity, landscape quality, local distinctiveness and inherent character of the locality;

iii. The existing road network has sufficient capacity or can be adequately upgraded to safely manage any extra vehicular traffic that the proposed development will generate; and iv. Adequate and appropriate provision is made for car parking in accordance with the latest supplementary planning guidance25. d) Criteria relating to Safety and the Safeguarding of Human Health/Wellbeing i.

The development will not prejudice safety nor cause demonstrable harm to human health and wellbeing;

ii. Where appropriate, the development should be designed so as to facilitate opportunities for active and passive recreation for everyone, both within and wherever possible, beyond the site; iii. The development is designed to deter crime and promote personal safety; iv. Any emission or discharge of effluent (including sewage) arising from the development is in accordance with legislative requirements pertaining to air and water quality;

ii. The development, including associated infrastructure and landscaping is of high quality and, where appropriate, complements or enhances local built form;

v. The development site is not at risk from flooding and the development will not cause or exacerbate flooding elsewhere, taking account of present day flood risk and the potential future risk associated with climate change;

iii. Appropriate landscaping and means of enclosure are provided so as to facilitate satisfactory integration of the development into the local townscape or rural landscape; and

vi. The development site is not located in an area known to be at significant risk from coastal erosion or land instability, or will not exacerbate such risks elsewhere; and

iv. The development does not adversely affect features associated with the historic environment/setting, natural heritage or areas recognised for their exceptional landscape quality and should seek to retain or integrate such features wherever possible.

vii. Where a site is known or suspected to be contaminated developers will be required to carry out a detailed site investigation. Suitable mitigation must be identified to remediate any contaminated land and prevent potential adverse impacts.

b) Criteria relating to Safeguarding Residential Amenity i.

Neither the use or the built form shall have an unacceptable adverse impact upon the amenity22 of existing residents living within, adjacent to or in reasonable proximity to the development site;

ii. Appropriate boundary treatment and means of enclosure are provided so as to effectively mitigate against significant adverse impacts on visual amenity and, where relevant, other amenity impacts; and iii. New residential development shall be sited so as to maintain sufficient separation distance from existing or approved infrastructure likely to prejudice residential amenity or safety23. c) Criteria relating to Access/Movement/Car Parking i.

Access arrangements shall be in accordance with the latest guidance published by the Department for Infrastructure24;

ii. A movement pattern is provided that, insofar as possible, supports active travel (walking and cycling), meets the needs of people with disabilities or whose mobility is impaired, respects public rights of way and provides adequate and convenient access to public transport and local community facilities;

e) Criteria relating to Sustainable Development i.

Development proposals, particularly major applications, will be expected to generally align with the LDP Spatial Growth Strategy;

ii. Essential infrastructure to facilitate the development must be available or, if lacking, there must be a firm commitment in regard to its timely provision; iii. The development shall utilise sustainable drainage systems, as the preferred drainage solution, where feasible and practicable to ensure that surface water run-off is managed in a sustainable way; iv. The development does not have an unacceptable adverse impact on the quality and integrity of the environment and particularly upon local biodiversity and the delivery of ecosystem services beneficial to the community; v. The development takes account of the efficient use of energy, water and other resources, where feasible and practicable, integrates micro-generation and passive solar design, in order to mitigate against the adverse impacts of climate change; and vi. All development will be required to have adequate provision for the storage and management of waste.

20 This refers to non-residential extensions (Industrial/Commercial/Leisure etc.) with a footprint less than 150 sq. m, Alterations: development that does not increase the size of buildings, e.g. alterations to external finishes. ‘Householder’ development: e.g. sheds, garages, games rooms etc. within the curtilage of the existing dwelling in addition to extensions to the existing dwelling. This excludes any proposed development that would create a separate dwelling within the curtilage of the existing dwelling e.g. subdivision of a dwelling house into flats.

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In the context of this and other general or subject related policy criteria; built form refers to the siting, layout, density, scale, height, massing, form, levels, materials and detailing of buildings within the development site.

Relevant considerations will include the potential adverse impacts of noise, lighting, air pollution, water pollution, dust, loss of light, overshadowing, loss of privacy, or other disturbance arising from the operational use or traffic generated by the development. This list is not exhaustive and weight will also be given to the impact of the development on future residents of adjacent schemes that benefit from a live planning approval.

Examples include overhead cables, renewable energy structures, electricity sub-stations, waste water treatment works, waste management facilities. The list is not exhaustive.

Currently, Development Control Advice Note 15 (2nd edition), or as updated.

25 Currently, ‘Parking Standards’ published by former DOE in February 2005, or as updated.

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6.1

General Policy for all Development

Safeguarding Residential Amenity f)

Criteria relating to Development in the Countryside

6.1.4

v. respect any traditional pattern of settlement exhibited in the locality;

The safeguarding of residential amenity is about ensuring that a new development does not give rise, either directly or indirectly, to an unacceptable adverse impact upon the amenity of those living in a neighbouring or nearby dwelling. Relevant considerations such as noise and loss of privacy or sunlight/ daylight are listed in the footnote to the policy with a caveat that the list is not exhaustive. In assessing applications, Council will request the developer to look at how likely adverse impacts might be effectively mitigated, before refusing planning permission. In all cases, Council will apply the principles of good neighbourliness and fairness.

vi. not result in a suburban style build-up of development in the area;

Access/Movement/Car Parking

Development proposals in the countryside should not have a significant adverse impact on landscape character, the rural character of the locality or environmental quality. The siting and design of proposals should overall be appropriate for the site, respect rural character, distinctiveness and the pattern of settlement in that area. Accordingly, a proposal for a building(s) and/or ancillary works should: i.

be integrated into the surrounding landscape through the use of established boundaries such as trees and hedges, without the need to primarily rely on new landscaping or significant earthworks;

ii. not result in a prominent or obtrusive feature in the landscape, for example through siting on the top of ridges or slopes, particularly when seen from critical views from roads, shared lanes, public paths, or other public vantage points; iii. be of an appropriate design, scale, height and massing for the site and the locality; iv. respect any locally distinctive traditions in the siting and design of buildings;

vii. not create or add to a ribbon of development; and

6.1.5

viii. not mar the distinction between a settlement and the surrounding countryside or result in urban sprawl.

Justification and Amplification 6.1.2

The LDP General Policy applying to all development above the specified threshold will ensure that key planning principles embodied in such overarching government strategies as the RDS, SPPS and SDS, filter through to development on the ground via the operation of the development management process in the context of the new plan-led system. Design Quality and Respecting Local Character and Distinctiveness

6.1.3

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In line with the LDP Vision to create high quality, sustainable and connected places, Council will encourage the highest standards of design for all development in the borough. There are many aspects to good design. Principles of how good design can contribute to good place making are set out in ‘Living Places – an Urban Stewardship and Design Guide for Northern Ireland’, published by the former Department of the Environment, in September 2014. One of the most important

of these principles is ‘the Contextual’, which seeks to ensure that new development is the ‘right fit’ in regard to reinforcing a sense of place. In assessing planning applications, Council will therefore require that new development should respect its surroundings and be of an appropriate design for the site and its locality. In an urban setting regard should be given to the relationship with nearby buildings and spaces, the density and pattern of development, and the character and special qualities of the local townscape. This will be particularly important in areas valued for their architectural or historic interest, such as in Conservation Areas. Respecting local character and distinctiveness is equally important in the rural context. Here, it will be important for new development to be sited and designed so as to integrate into the landscape and for the external appearance of buildings to respect local building traditions in terms of materials, finishes, details and colours. Further details are provided below in relation to the criteria for development in the countryside.

6.1.6

parking reserved for people with disabilities and whose mobility is impaired, including young children. 6.1.7

In order to demonstrate the measures considered to aid accessibility for everyone, a Design and Access Statement may be required to accompany the planning application.

6.1.8

Council will apply the latest supplementary planning guidance including current Departmental guidance contained within ‘Creating Places – Achieving Quality in Residential Developments’ (DOE/DRD, 2000) and Development Management Practice Note 12 ‘Design and Access Statements’ (DOE, 2015).

6.1.9

A development proposal generating significant travel movements must be accompanied by a Transport Assessment (TA) in order to evaluate the transport implications of the proposal. Where appropriate, a TA may need to be accompanied by a Travel Plan setting out complementary measures to help mitigate any adverse impacts highlighted by the TA. The Council will apply the Department’s published guidance ‘Transport Assessment Guidelines for Development Proposals in Northern Ireland’ (DOE/ DRD, 2006). Where a TA concludes that a development necessitates the provision of additional transport infrastructure or improvements to existing infrastructure, these costs shall be borne by the developer.

The integration of good accessibility must be considered early in the design process and consider both the inside and outside areas of the development. New buildings should be designed to provide ease of access for all, with a level approach from the boundary of the site to the building without the hindrance of steps or other such obstructions where possible. The pedestrian environment around a development should provide for priority over vehicles as far as reasonably possible. Other proposals for the conversion, extension or re-use of an existing building for the above purposes should make provision for improved access to the building and its surroundings, where there is reasonable opportunity to do so. In the design of new development, applicants must demonstrate how they have taken account of the specific needs of people with disabilities and others whose mobility is impaired, including incorporating facilities to aid accessibility e.g. provision of dropped kerbs and tactile paving etc; convenient movement along pathways and an unhindered approach to buildings; pedestrian priority to facilitate pedestrian and wheelchair movement within and between land uses; and ease of access to public transport facilities, taxi ranks, and car

Safety and the Safeguarding of Human Health/Wellbeing 6.1.10

Council will ensure that all new development is safe for those who will be living, working or visiting the building(s) and/or site or the immediate locality. In this regard, Council will mainly exercise control through its role in administering the Building Regulations. However, Council will also use its planning powers to ensure that new development is not located in areas of risk such as flood plains, areas liable to land instability and

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6.1

General Policy for all Development

subsidence, or in the vicinity of COMAH (Control of Major Accident Hazards) sites. Where there is a potential risk from land contamination, developers will be required to provide a detailed site investigation carried out by a suitably qualified professional. Suitable mitigation must be identified to remediate any contaminated land and prevent potential adverse impacts of the development on human and non-human receptors, land or water quality. In assessing applications for residential development, Council will give due consideration to layout and design which takes proper account of deterring crime. 6.1.11

Council will base its decisions on planning grounds alone. Accordingly, it will not use its planning powers to secure objectives achievable under other legislation for the regulation of air and water quality. However, new development will be expected to be in compliance with the relevant legislation, so as to have proper regard for the safety and wellbeing of occupiers. In line with the LDP and Community Plan Vision to improve quality of life for all, development proposals, particularly for housing, will be required to provide adequate private and public amenity space and to connect to green infrastructure/ active travel networks where they exist or are proposed in the locality. These measures will provide opportunities for leisure or more active recreation which will promote public health and wellbeing. Sustainable Development

6.1.12

Sustainable development lies at the heart of the planning system and this LDP. Sustainable development principles are therefore embedded in the full range of the strategic proposals and policies included in the Plan Strategy. The policy criteria included in this category of the General Policy embrace several aspects of sustainable development.

6.1.13

Our Spatial Growth Strategy is designed to secure sustainable patterns in the location of new development over the Plan period, in line with the RDS. The General Policy

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therefore requires new development, particularly major proposals to generally align with the Spatial Growth Strategy. 6.1.14

6.1.15

Another important aspect of sustainable development requires that new development that delivers for society and the economy, does not do so at the expense of the environment. Accordingly, all development should avoid harming the quality and integrity of the environment and to ensure that essential infrastructure to support the development, for example adequate wastewater capacity, is either available or committed. Where possible, it is also desirable that new development should enhance the environment. The promotion of sustainable drainage for all development will assist in improving water quality and may have a positive impact on local biodiversity and the incidence of flooding. A further aspect of sustainable development relates to the conservation of resources such as water and energy. Conserving the use of energy has a positive impact on reducing greenhouse gas emissions that accelerate climate change and is therefore a positive step in taking action to adapt to anticipated climate change. The adoption of sustainable building practices and the integration of renewable energy technology including micro-generation and passive solar design into new development, are examples of how the planning system can assist in delivering on this aspect of sustainable development. In similar fashion, the layout and design of new development can assist in the conservation of water resources. Further details on this are contained in ‘Sustainable Water – a Long Term Water Strategy for Northern Ireland 2015-2040’.

Development in the Countryside 6.1.16

6.1.17

Our countryside in Mid and East Antrim is one of our greatest assets. Council recognises the value of the countryside and through the planning system will seek to manage development in a manner which strikes a sustainable balance between protection of the environment from inappropriate development, while supporting and sustaining rural communities. A major part of this approach to managing development in the countryside requires careful attention to details around the location, siting and design of new development in the rural area. The General Policy therefore sets out a number of criteria to ensure appropriate forms of development in our countryside. Satisfactory integration of new development and ancillary works (including buildings and accesses) into the surrounding landscape will be required. Essentially, this means that the site has the capacity to absorb the development without adverse impact on visual amenity. While new tree planting for integration purposes will be considered together with existing landscape features, new planting alone will not be sufficient. A building on an unacceptable site can not be successfully integrated into the countryside by the use of landscaping.

6.1.18

Ancillary works including accesses and services, such as electricity lines, should use existing field boundaries/hedgerows and the landform to aid integration and be accompanied by additional landscaping if necessary. Wherever possible access to a new building should be taken from an existing lane-way. New accesses and associated walls, pillars and fencing in themselves have the potential to be obtrusive and accordingly it will often be necessary to attach a condition removing permitted development for such boundary treatments in the interest of visual amenity and preserving rural character.

6.1.19

New development in the countryside should respect rural character and distinctiveness. These emerge from an often subtle combination of elements such as landscape characteristics, pattern of settlement, the

siting and size of buildings and local building traditions in regard to the use of materials, finishes, window proportions and colours. The assessment of the impact of a proposal, both on its own and cumulatively with other existing and approved buildings and ancillary works, on rural character, will be judged from critical views from roads, shared lanes, public paths and other public vantage points. 6.1.20 The form and proportions of a new building are key elements in the design and strongly influence its visual impact on the landscape. Successful rural design whether traditional or contemporary is based upon simple shapes, forms and finishes of traditional buildings. 6.1.21

The traditional field pattern should be preserved and roadside and field boundary hedges and stone walls retained or reinstated following any access works. Retention or reinstatement of natural boundaries and walls is an important element in mitigating the impact of new development and where necessary will be controlled by planning condition. Suburban style front gardens should be avoided as they can lead to prominent and unnatural features in the countryside. It may on occasion be necessary to control the size and extent of the curtilage of a new dwelling by applying a planning condition.

6.1.22

Landscapes surrounding a settlement are important in maintaining a clear distinction between the urban entity and the countryside, in providing a setting to the built up area, and in preventing the coalescence of settlements in locations where they are in relatively close proximity. Accordingly, the General Policy in regard to development in the countryside, aims to manage development in these peripheral areas so as to ensure that the landscape setting of settlements is maintained and not marred by development that would prejudice its various roles or otherwise contribute to urban sprawl.

6.1.23

All development proposals in the countryside should take account of the supplementary planning guidance – ‘Building on Tradition: A Sustainable Design Guide for the Northern Ireland Countryside ’, published by the former DOE in 2012. 117

7.0 Sustainable Economic Growth Economic Development Retailing and Town Centres Tourism Minerals Development

Growing a sustainable economy and investing in the future is a key strategic priority of both the Northern Ireland Executive and our Council. Long term economic growth will be achieved by improving competitiveness and building a larger and more export driven sector. This will involve a rebalancing of our local economy to meet the challenges of a highly competitive global environment, so as to create more employment and higher paid jobs thereby enhancing the health and living standards of everyone. We will also seek to grow our local economy by building on existing strengths in other economic sectors such as our agricultural, tourism and mineral resources and through enabling our town centres to fulfil their economic potential. Growing a sustainable and vibrant economy in Mid and East Antrim will require ongoing significant inputs from a wide range of organisations and stakeholders, in order to continue to build a reservoir of expertise in such fields as education, skills training, marketing, finance etc. However, the planning system is also a vital ingredient in this mix. Through the LDP, we will seek to ensure that the locational and land use needs of the various economic sectors

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are met in a sustainable manner for the benefit of all our citizens. Focusing on achieving sustainable economic growth aligns with two key themes within our Community Plan. The themes of ‘Sustainable Jobs and Tourism’ and ‘Our Environment’, highlight our borough as a place where there should be employment opportunities as well as a clean, safe, protected and vibrant environment. The LDP will seek to deliver a sustainable balance that will allow for employment opportunities in our business and retail sectors, as well as facilitating tourism development and minerals development in appropriate locations, whilst also protecting the environment. The strategic subject policies within this chapter will assist with the implementation of the strategic objectives set out in Chapter 4.0, particularly the following: • To provide a generous supply and choice of sites for business and employment uses so as to assist in promoting sustainable economic growth in Mid and East Antrim and in meeting the locational needs of particular sectors, including new and emerging sectors. • To support and sustain vibrant town centres in Ballymena, Larne and Carrickfergus.

• To protect strategically important transportation assets and routes (including disused transport routes) and, where possible, to facilitate enhanced connectivity within Mid and East Antrim and between the Borough and other centres. • To support tourism as a key growth sector in Mid and East Antrim by facilitating opportunities for sustainable tourism development and by safeguarding key tourism assets from inappropriate development. • To facilitate sustainable economic development in the countryside, provided it is suitably located and is of an appropriate nature and scale for the rural context. • To facilitate the provision or upgrading of public utilities infrastructure (including water, wastewater, energy and telecommunications) to meet economic and community needs. In this chapter, the strategic subject policies are informed by our evidence base and the relevant regional and local policy context, alongside our Sustainability Appraisal objectives, particularly the following: • Enable sustainable economic growth; and • Protect physical resources and use sustainably.

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7.1

Sustainable Economic Growth

7.1 Economic Development

Introduction 7.1.1

7.1.2

7.1.3

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Our LDP will seek to deliver sustainable economic development through supportive planning policies, zoning land for development, identifying and protecting development opportunities, and integrating employment generation with essential supporting provision in terms of housing and infrastructure. Given the decline of large scale manufacturing generally, and in particular within our borough, the need to grow small business enterprise in key growth sectors must be an economic priority. Whilst strong business survival rates in our borough is an indication of resilience, there is still a low business birth rate. Small business growth is also necessary to promote a culture of entrepreneurship and is therefore likely to be part of the broader solution of enhancing skills in local people, so as to take advantage of future opportunities. Our borough is under represented in a number of sectors including information and communications; financial and insurance activities; professional, scientific and technical; and business administration and support services. Our Integrated Economic Development Strategy ‘Amplify’ considers these sectors to have strong potential to increase Gross Value Added (GVA) and employment within our borough. We will seek to capitalise on the locational opportunities, presented by the borough’s close proximity to both Belfast and the International Airport, in order to attract more investment in these sectors.

Policy Aims 7.1.4

7.1.5

7.1.6

Recently, there has been pressure to utilise land zoned for economic development for alternative non-industrial/business uses, for example leisure and recreation facilities. This can be difficult to resist because of the low take-up of land by the target uses. Many such uses seek locations in industrial estates because of the availability of large buildings with lower rates tariffs than town centres, and with large areas of car parking. However, this can deplete the reserve of economic development land and may also give rise to incompatibility issues with established industrial enterprises. The RDS and the SPPS both highlight the importance of economic development land as a valuable resource which should be protected from other forms of development to ensure a sufficient ongoing supply of suitable land and buildings which are well located and suited to such purposes. The SPPS outlines six regional strategic objectives for economic development (paragraph 6.82) and highlights that the LDP should positively and proactively encourage economic growth. In line with the regional direction, our LDP will specify the type or range of economic development uses26 that will be acceptable within zoned sites or broader areas of economic activity such as land currently or last used for economic development uses. In accordance with the SPPS, previously developed land within settlements last used for economic development will normally be identified and protected for such use, where it remains suitable.

26 For the purposes of these policies, Economic Development Uses are ‘Part B Industrial and Business Uses’ as defined by The Planning (Use Classes) Order (Northern Ireland) 2015, with the exception of ‘Agricultural and Forestry Development’ in Policy ECD4.

7.1.7

The LDP strategic approach to economic development is set out in our policy aims below. These fully embrace the abovementioned regional strategic objectives and guidelines for LDPs set out in the SPPS. •

To facilitate the economic development needs of the borough in ways consistent with protection of the environment and the principles of sustainable development;

•

To safeguard land required for economic development use;

•

To support the re-use of previously developed industrial/business sites and buildings for economic development use; and

•

To protect established/approved economic development uses from incompatible development.

Implementation 7.1.8

The policy aims will be delivered primarily though the strategic policies set out in the remainder of this section. The Local Policies Plan will also zone land for specific economic development uses, and identify land currently or last used for economic development purposes.

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Sustainable Economic Growth

Policy ECD1 Economic Development in Settlements

Justification and Amplification 7.1.9

The LDP seeks to focus employment and services within the main towns of the borough, as these are highlighted by the RDS and SPPS as the most sustainable locations. The objective is to capitalise on development opportunities provided by the concentration of people and goods combined with available infrastructure and the clustering of a range of business services, including the professional, technical and financial services essential to economic development.

7.1.10

Business uses should be located primarily within town centres, as these are hubs enabling good accessibility by various modes of transport. Business uses can also benefit the town centre through increased footfall and consumer spending, and utilising vacant properties within the town centre. Where there is no town centre boundary defined within a town or small town, new business will be directed to within the urban footprint. For business use proposals outside the town centre, Council will require evidence to be submitted with the application showing how the proposal meets all the criteria. In relation to the requirement for a firm proposal, evidence should include tenancy arrangements. Consideration may be given to permitting part-speculative developments if the majority of the proposal is seen to be a firm proposal as this may encourage other business tenants into the area.

Towns and Small Towns Business Uses A development proposal for a Class B1 Business use will be permitted within a town centre and in other locations specified for such in the LDP. Elsewhere within towns, such proposals will only be permitted where the applicant has demonstrated that all the following criteria are met: a) there is no suitable site within the town centre, or at the edge of a town centre, or in other locations specified for such use in the LDP; b) it is a firm rather than a speculative proposal; and c) the proposal would make a substantial contribution to the economy of the town.

Industrial Uses and Storage or Distribution Uses A development proposal for a Class B2 or B3 Industrial use or B4 Storage or Distribution use will be permitted on land zoned for such purposes in the LDP, or in an existing industrial area, provided it is of a scale, nature and form appropriate to the location. Elsewhere within towns, such proposals will be determined on their individual merits.

Villages and Small Settlements A development proposal for Class B1 Business use, B2 or B3 Industrial use or B4 Storage or Distribution use in lower tier settlements in the settlement hierarchy will be permitted where all the following criteria are met: a) the proposal is commensurate with the LDP Spatial Growth Strategy; b) the nature, scale and form/design of the proposal is appropriate to the character of the settlement; and c) the proposal is compatible with adjacent and nearby land uses. 7.1.11 All new proposals and those seeking to extend an existing Class B1, B2, B3 or B4 use or premises within settlements will also be required to meet the General Policy and accord with other provisions of the LDP.

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It is recognised that some businesses such as IT and communications are closely related to high technology knowledge-driven light industrial uses, and that there are benefits in grouping such uses in industrial areas or business parks. Accordingly, the policy provides for this option.

7.1.12

In towns, industry should be located on land zoned for such purposes. The reuse of land and buildings within existing or former industrial areas for appropriate economic development uses will be favourably considered, subject to meeting the General Policy. The LDP will ensure an ample supply of land is available within main towns for economic development purposes. A range and choice of suitable sites in terms of size and location will be available to promote flexibility and provide for the future demands of industrial, business, storage and distribution enterprises. The LDP may, through key site requirements, restrict or promote specific economic development uses on zoned sites or broader areas of economic development within towns where there are good planning reasons for doing so. Retailing or commercial leisure development will not be permitted on land zoned for economic development uses.

7.1.13

Land will not be zoned for economic development purposes in our small towns, villages or small settlements, both in the interests of flexibility and due to our small towns all being located in close proximity to main towns where we aim to focus economic development growth. In the lower tier settlements, comprising of villages and small settlements, favourable consideration will be given to small scale proposals that will not compromise the LDP Spatial Growth Strategy and provided the proposal is of a scale, nature and design appropriate to the character of the settlement.

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7.1

Sustainable Economic Growth

help reduce the demand for greenfield sites. The Council will therefore seek to promote the re-use of such land and buildings for economic development uses.

Policy ECD2 Retention of Economic Development Land Zoned Land A development proposal that would result in the loss of land zoned for economic development to other uses will not be permitted, unless the land has been substantially developed for alternative uses.

7.1.17

Unless otherwise specified through Key Site Requirements in the adopted Local Policies Plan, an exception will be permitted for the development of a sui generis employment use where the applicant has demonstrated that all the following criteria are met: a) the proposal is compatible with the predominant economic development use; b) it is of a scale, nature and form appropriate to the location; and c) the proposal will not lead to a significant diminution of the economic development land resource in the town or the borough generally. Retailing or commercial leisure development will not be permitted except where justified as acceptable ancillary development.

a sufficient supply of land for economic development use remains in that locality and across the borough generally. 7.1.18

Unless otherwise specified through Key Site Requirements for specific zonings in the adopted Local Policies Plan, planning permission will not be granted for proposals that would result in the loss of land zoned for economic development use to other uses. An exception may be made for a proposal for a sui generis employment use compatible with the existing or proposed economic development use e.g. a builders’ supplies merchant or a waste management facility, provided

In addition, the retention of unzoned sites or premises within settlements currently or last used for economic development purposes will help to support the diversity of the local economy. Therefore, planning permission will not normally be granted for the change of use, or the redevelopment for other uses, except in the circumstances outlined in the policy above. The onus will be on the applicant to submit sufficient information with the application to demonstrate that the proposal meets one or more of the three specified criteria.

Policy ECD3 Development incompatible with Economic Development Uses

Unzoned land in Settlements A development proposal that would result in the loss of land currently or last used for economic development to other uses will only be permitted where the applicant can demonstrate that one or more of the following criteria are met:

A development proposal in the vicinity of an existing/operating or approved economic development use will not be permitted where it would be incompatible with or would prejudice the current or future operations of that economic development use.

a) the proposal is a specific mixed-use regeneration initiative which will bring substantial community, environmental or economic benefits that outweigh the loss of land for economic development use; or b) the proposal is for a compatible sui generis use of a scale, nature and form appropriate to the location; or c) the site is unsuitable for modern economic development purposes and there is no market interest in the site following one year of continuous active marketing.

Justification and Amplification 7.1.14

It is important that economic development land which is in sustainable locations and suited to such purposes is safeguarded from being lost to other forms of development. Therefore, only exceptionally will the Council consider the loss of such land and buildings to other uses.

7.1.15

This policy seeks to protect such land in our main towns so that there is an ample supply of suitable land available to meet economic development needs in the borough over the Plan period and beyond. The retention

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of economic development land in our main towns not only makes a substantial contribution to the renewal and revitalisation of those towns, but can also provide employment opportunities accessible to large sections of the urban population and the rural hinterland. 7.1.16

Justification and Amplification 7.1.19

Some proposed developments may be incompatible with nearby economic development enterprises, either already operating or approved. For example, industrial operations giving rise to emissions of dust or fumes may be incompatible with existing enterprises requiring a particularly clean and contaminant free environment (such as pharmaceuticals and medical products, food processing, or research and development). In such cases, special attention will be paid to the needs of the existing industry for a clean/sterile environment in determining the proposal.

7.1.20

In other cases, new residential development may be incompatible in proximity to an existing economic development use, and may prejudice the continued existence of such use, even when all reasonable remedial measures have been taken to mitigate potentially harmful impacts. Where this is clearly demonstrated, the Council will refuse planning permission for new development in order to avoid jeopardising employment in the existing enterprise.

The existence of redundant business premises and derelict industrial land can be an important resource for the creation of new job opportunities, particularly where it is suitable for small businesses. This can also

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Sustainable Economic Growth

Policy ECD4 Economic, Agricultural and Forestry Development in the Countryside A proposal for economic development in the countryside will be permitted where it meets the General Policy and the specific criteria for each of the circumstances set out below where this policy provides opportunity for rural enterprise: a)

Expansion of an established economic development use in the countryside

Where an economic development proposal is permitted under this policy, any subsequent proposal should preferably be sited to cluster or visually link to this, subject to meeting the General Policy. e)

A proposal for farm or forestry diversification will be permitted where the applicant has demonstrated that both of the following criteria are met: i.

A proposal for the expansion of an established economic development use in the countryside will be permitted where the applicant has demonstrated that all the following criteria are met: i.

there is no major increase in the site area of the enterprise; and

ii. involves the reuse or extension of existing buildings on site, unless the applicant has demonstrated that this is not possible. In that case, new buildings may be approved provided they are in proportion to the existing building(s) and will integrate as part of the overall development. Exceptionally, expansion beyond the existing curtilage may be acceptable where the applicant has demonstrated that relocation of the enterprise is not possible for particular operational or employment reasons and the proposal would make a significant contribution to the local economy. b)

Redevelopment of an established economic development use in the countryside

A proposal for the redevelopment of an established economic development use in the countryside for economic development purposes (or an appropriate sui generis employment use) will be permitted where the applicant has demonstrated that both the following criteria are met: i.

there is only a proportionate increase in the site area; and

ii. relative to the existing development, the proposed redevelopment scheme must demonstrate a planning gain over the site as a whole in regard to environmental and visual impact on the surrounding countryside. c)

Major Industrial Development in the Countryside

A major industrial proposal which makes a significant contribution to the regional economy will be permitted in the countryside where the applicant has demonstrated that the proposal due to its size or site specific requirements needs a countryside location. An edge of settlement location will be favoured over a location elsewhere in the rural area. d)

Small Rural Start-up Projects

A firm proposal to develop a small community enterprise centre or a small rural start-up industrial enterprise on land outside a village or small settlement will be permitted where the applicant has demonstrated that all the following criteria are met: i.

there is a locational need;

ii. there is no suitable site within the settlement; iii. the proposal would benefit the local economy or contribute to community regeneration; and iv. the development is clearly associated with the settlement, but will not dominate it, adversely affect landscape setting or otherwise contribute to urban sprawl. Preference will be given to a site adjacent to the settlement limit, or reusing a building on a degraded/derelict site close to the settlement limit.

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Farm/Forestry Diversification

the farm or forestry business is currently active and has been active and established for the last six years; and

ii. it is to be run in conjunction with the agricultural operations on the farm. Proposals will only be acceptable where they involve the re-use or adaptation of existing farm buildings. Exceptionally, a new building may be permitted where there is no existing building available to accommodate the proposed use, either because they are essential for the maintenance of the existing farm enterprise, are clearly unsuitable for adaptation and re-use or cannot be adapted to meeting the requirements of other statutory agencies. Where a new building is justified, it should be satisfactorily integrated with an existing group of buildings. f)

Agricultural and Forestry Development

A proposal for development on an active and established farm or forestry business will be permitted where the applicant has demonstrated that the following criteria are met: i.

the farm or forestry business is currently active and has been active and established for the last six years; and

ii. it is necessary for the efficient use of the farm or forestry business. In cases where a new building is proposed the applicant must demonstrate: iii. there are no existing buildings on the farm or forestry business that can be used; and iv. the proposal is sited beside established buildings on the farm or forestry business. Exceptionally an alternative siting away from established buildings on the farm or forestry business may be acceptable where the applicant has met criteria i - iii and also demonstrated there are verifiable site specific health and safety reasons. A proposal for intensive farming or animal husbandry will be required to demonstrate that it will not result in any significant adverse environmental impact, including in relation to ammonia emissions. g)

The Conversion and Re-use of an Existing Building

A proposal for the conversion and re-use of an existing building for economic development use will be assessed under Policy HE8 Unlisted Locally Important Building or Vernacular Building. In all of the above circumstances a) – g), proposals for new offices, call centres, or storage or distribution will not be permitted unless ancillary to the main use. In addition, retailing (unless acceptable under Policy RET4 Rural Shops and Roadside Facilities) and commercial leisure uses will not be permitted in the countryside.

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7.1

Sustainable Economic Growth

Justification and Amplification 7.1.21

The Council is committed to facilitating opportunities for economic development and diversification in the countryside while maintaining, and where possible, enhancing the quality of the rural environment for local people and visitors. A pleasant and attractive countryside is central to the borough’s economic prosperity and tourism offering. The circumstances provided for in this policy offer the greatest scope for sustainable economic development in the countryside.

satisfaction. The latter test will require evidence of the exploration of alternative sites in urban areas, and full consideration of all environmental and transport impacts. Existing enterprises in an urban area will not be permitted to relocate to the countryside. Small Rural Start-Up Projects 7.1.25

Expansion of an established economic development use in the countryside 7.1.22

There are many established industrial and business enterprises located throughout the borough’s rural area. Whilst expansion of these enterprises may promote job creation, this also has the potential to radically change the nature of the enterprise and its impact on the local rural area. The policy seeks to strike a reasonable balance by allowing for expansion of enterprises while minimising the potential for harmful impacts. Redevelopment of an established economic development use in the countryside

7.1.23

This policy seeks to offer the opportunity for some redundant or poor quality industrial sites in the rural area to be appropriately redeveloped to modern standards with the aim of promoting job creation and securing environmental improvement/benefits. The overall impact of replacement buildings should not be greater than that of the existing buildings to be replaced. Major Industrial Development in the Countryside

7.1.24

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The Council will seek to encourage major industrial development to locate in the borough’s main towns. This policy allows for an exception to this where a proposal which makes a significant contribution to the regional economy requires a countryside location. The applicant must demonstrate both of these aspects to the Council’s

7.1.27

This policy seeks to facilitate the development of new small scale industrial start-up enterprises in the countryside for the benefit of the rural economy and community. It allows for a flexible approach to ensure adequate provision is made where a firm proposal exists for a small rural enterprise that is associated with a village or smaller rural settlement but cannot be accommodated within that settlement. The applicant will be required to demonstrate the locational need for, and the economic or community regeneration benefits of, the proposal. If permitted, the economic development uses considered appropriate for the site will be conditioned. Farm Diversification

7.1.26

The Council is committed to supporting farm diversification proposals and enterprises where they are compatible with broader planning objectives for the countryside and elsewhere. This policy aims to promote forms of diversification that are sustainable in the countryside, including farm related small business enterprises, agri-food or tourism schemes. It is important that the countryside is not spoilt by the unfettered development of urban uses. Diversification proposals, therefore, should be of a scale and nature appropriate for the location and be capable of satisfactory integration into the rural landscape. Applications for proposals more suitable to the urban area or existing urbanbased enterprises seeking relocation to the countryside will not be acceptable. Where a new building is proposed, the applicant will be required to provide sufficient information to satisfactorily demonstrate why existing buildings cannot be used.

For the purposes of this policy, a farm business is one that demonstrates that it enjoys the decision-making power, benefits and financial risks in relation to the agricultural activity27 on the land. One of the clearest ways of demonstrating that a farm business is currently active is firstly by providing an active DAERA Category 1 Business ID Number, and secondly by demonstrating receipt of Single Farm Payment or payment from the Basic Payment Scheme administered by DAERA. Where applicants do not have a Category 1 Business ID Number and have not received payment through DAERA, then the applicant must provide evidence of an active farm business. Examples of evidence that may be required include:

specific health and safety reasons why this is needed, for example, bio-security risks to flock and feed associated with intensive livestock farming such as poultry breeding or rearing. In addition, an applicant for a proposal for intensive livestock farming or animal husbandry will have to demonstrate that it will not result in any significant adverse environmental impact, including in relation to ammonia emissions. The Conversion and Re-use of an Existing Building 7.1.29

•

Accounts for the farming business prepared by a qualified accountant.

This policy seeks to facilitate the potential reuse of a locally important building in the countryside for appropriate economic development use. Applicants should refer to Policy HE8 Unlisted Locally Important Building or Vernacular Building for criteria to be met.

•

Receipts relating to outputs and inputs.

All circumstances

•

Bank statements showing income/ expenditure relating to receipts.

•

Evidence demonstrating that they are personally and substantially involved in the agricultural activity as opposed to simply renting land in conacre and how this can be reconciled with other documentary evidence in relation to the farm business.

7.1.30

Development proposals relating to offices, call centres, or storage or distribution uses will be more tightly controlled in the countryside than other economic development uses, as they are considered to be more difficult to absorb into the countryside without detrimental impact on rural amenity.

Additional evidence may also be required. In all cases such evidence must cover a minimum of the last six years from the date of the application. Agricultural and Forestry Development 7.1.28

This policy seeks to support the everchanging operational needs of farm or forestry businesses. The applicant will be required to demonstrate that the proposal is necessary for the efficient use of the farm or forestry business. Where a new building is proposed, the applicant will also be required to satisfactorily demonstrate why existing buildings cannot be used. Where the new building is proposed away from the existing farm buildings, the applicant should submit verifiable evidence of site

For the purposes of this policy, agricultural activity is as defined by Article 4 of the European Council Regulations (EC) No. 1307/2013.

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7.2

Sustainable Economic Growth

7.2 Retailing and Town Centres

Introduction 7.2.1

7.2.2

7.2.3

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Our town centres are important hubs for a wide range of land uses and activities that are important to those who live in, work in and visit them. While they are a focus for retailing and related facilities, they also accommodate residential, employment, leisure and cultural uses. Our LDP has a key part to play in supporting the diversity and vitality of our town centres and contributing to their success. Ballymena is identified in the RDS as a ‘main hub’ and recognised as having a wellestablished sub-regional role, particularly as a significant retail centre. Larne is identified in the RDS as a ‘main hub’ and a ‘gateway’ due to its strategic coastal location and its status as the second largest port in Northern Ireland. The location of the town on the Causeway Coastal Route has the potential to grow tourism and increase the vitality and prosperity of the town centre. Carrickfergus is a key coastal location within the Belfast Metropolitan Urban Area (BMUA). With a vibrant marina, waterfront development and historic castle it has significant tourism potential, assisted by good transport links with Belfast and Scotland via Larne and also its location on the Causeway Coastal Route. Carrickfergus has a complementary role to play within the BMUA and therefore it is important for the town to widen its economic base. The potential for tourism growth provides some opportunity to strengthen the town centre economy. The retail sector in Mid and East Antrim, as elsewhere, has been faced with a range of challenges. These include changing

consumer and lifestyle trends that require the retail sector to adapt, the rise in electronic commerce and internet shopping, competition from out of town shopping centres/retail parks, and the change in fortunes of the general economy which can have a dampening effect on retail spending. 7.2.4

7.2.5

Accordingly, it is vital to keep our town centres economically competitive and vibrant and able to offer an experience over and above an average functional shopping trip, which might otherwise be carried out online or at out of town retail parks. The emphasis in the LDP on promoting diversification of uses within our town centres and making them more attractive, viable and sustainable, supports the delivery of the economic and social aspects of our Community Plan. The SPPS aims to support and sustain vibrant town centres through the promotion of established town centres, as the appropriate first choice location of retailing and other complementary functions, identifying six regional strategic objectives (paragraph 6.271) intended to secure this aim.

•

To promote established town centres as the appropriate first choice location of retailing and other main town centre uses;

•

To adopt a sequential approach to the identification of sites for retailing and main town centre uses;

•

To minimise the impacts of out of centre retailing on town centres;

•

To protect and enhance diversity in the range of town centre uses;

•

To meet local day-to-day needs in villages and small settlements appropriate to their role and function; and

•

To prevent inappropriate retail development in the countryside.

The LDP strategic approach to retailing and town centres is set out in our policy aims opposite. These policy aims fully embrace the above-mentioned regional strategic objectives and guidelines for LDPs set out in the SPPS.

as defined in the Order. Other town centre uses include pubs, restaurants and cafes, cultural and community facilities, and town centre housing. 7.2.9

In addition to the retail and town centre policies, the LDP will promote diversity in the range of town centre uses through housing policy to protect established town centre housing (Policy HOU4 Protected Town Centre Housing Areas); encourage town centre living (Policy HOU2 The Conversion or Change of Use of Existing Buildings to Flats or Apartments) and economic development policy to facilitate Class B1 business uses in town centres (Policy ECD1 Economic Development in Settlements).

7.2.10

Town centre health checks will be regularly reviewed (at least once every five years) to maintain an up-to-date and robust evidence base.

7.2.11

A ‘Call for Sites’ consultation exercise will be undertaken at Local Policies Plan stage to identify suitable mixed use development opportunity sites to meet identified needs. The spatial extent of the town centres will also be reviewed at Local Policies Plan stage.

7.2.12

In order to ensure high quality and otherwise satisfactory forms of development, all applications for retail development or main town centre uses will be assessed in accordance with the LDP General Policy criteria.

Implementation 7.2.7

Policy Aims 7.2.6

To protect and sustain the vitality and viability of our established town centres so they can perform at their maximum potential in meeting the needs of citizens and visitors and contributing to the economy of Mid and East Antrim;

7.2.8

The policy aims will be delivered primarily through the strategic policies set out in the remainder of this section. For the purposes of these policies references to ‘retail’ uses include those which fall within Use Class A1 – Shops, as defined in The Planning (Use Classes) Order (Northern Ireland) 2015. Office uses appropriate to town centres include financial and professional services (Use Class A2), and Class B1 Business uses,

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Policy RET1 Retail in Town Centres

7.2.17

Where it is established that an alternative sequentially preferable site or sites exist within the catchment area of the proposed development, an application which proposes development on a less sequentially preferred site will normally be refused. Where it is argued that no other sequentially preferable sites are appropriate, the applicant must demonstrate why such sites are not practical alternatives in terms of their “availability, suitability and viability”.

•

Availability - The applicant will be required to submit evidence of any insurmountable legal or ownership problems such as unresolved multiple ownerships, ransom strips, tenancies or operational requirements of landowners that render the site unavailable.

•

Suitability - The appropriateness and likely market attractiveness for the type, scale and form of development proposed. There will be a requirement to consider flexibility in the format and scale of the development proposed for the town centre and other centres.

•

Viability - A viability assessment should include the land/site value as a key consideration as to whether development is economically viable. In order to determine applications a realistic understanding of the costs and the value of the development in the local area, as well as the prevailing market conditions, should be submitted. The timing of the assessment will be dependent on the nature and scale of the development proposed.

Proposals for retail development will be permitted within town centre28 and small town centre boundaries where defined. For other locations, a sequential approach to site selection will be applied in the following order of preference: a) Edge of Town Centre boundary (i.e. adjoining it or normally within 300 metres); and b) Out of centre locations (i.e. outside the town centre boundary but within settlement limits) where sites are accessible by walking, cycling and public transport. Proposals for other town centre uses (cultural and community facilities, leisure, entertainment and businesses) shall also follow the same sequential approach. There will be a presumption to refuse a retail application outside town centre and small town centre boundaries unless the applicant can demonstrate that: a) alternative sites within these locations are either not suitable, not viable or not available (or any combination thereof); and b) there is a qualitative and/or quantitative need for the proposal; and c) there will be no significant adverse impact on any centre within the whole catchment. All proposals must meet the General Policy and accord with other provisions of the LDP. Justification and Amplification 7.2.13

7.2.14

Proposals for retail and other town centre uses29 will therefore only be considered outside the town centre or small town centre boundaries when the sequential test has been undertaken. Preference will be given to edge of centre land before considering an out of centre site provided it has been demonstrated that there is a need for the retail provision and that there will be no significant adverse impact on the existing centre.

7.2.15

The assessment of need should incorporate a quantitative and/or qualitative assessment taking account of the needs of the local

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town, committed development proposals, and allocated sites. A qualitative assessment considers the quality of goods, services or retail environment on offer and whether the proposed development, if warranted could transform it. A quantitative assessment is a numerical exercise to analyse whether there is a floorspace need for particular types of retail goods or services within a specific town.

Protecting and sustaining the viability and vitality of the established town centres and their promotion as the appropriate first choice location of retailing and other complementary town centre functions is a key tenet of regional planning policy. Council also expects to see town centres performing to their maximum potential in meeting the needs of citizens and visitors and contributing to the local economy. 7.2.16

For clarity, edge of centre means a location that is well connected to and within easy walking distance of the town centre. In determining whether a site falls within the definition of edge of centre, account should be taken of local circumstances such as barriers, for example crossing major roads, carparks, attractiveness and safety and size of the town centre. A site would not be well connected where it is physically separated by barriers such as a railway line, busy road or lack of pedestrian access.

Until such times as the town centre boundaries may be amended through the adopted Local Policies Plan, the town centre boundaries and the commercial core designations as defined in the existing plans will be the town centre boundaries.

Includes cultural and community facilities, retail, leisure, entertainment and businesses.

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b) The impact of the proposal on existing committed and planned public and private sector investment and investor confidence in the town centre(s);

Policy RET2 Retail Impact Assessment All applications, including extensions for retail development and town centre uses, above the thresholds identified below, must be accompanied by a Retail Impact Assessment (RIA) where the proposal is located outside town centre or small town centre boundaries. •

Above 750sq. m gross external area outside Ballymena and Larne town centre boundaries.

•

Above 500sq. m gross external area outside Carrickfergus town centre and small town centre boundaries.

c) The impact of the proposal on the delivery of the planned/allocated sites and the LDP strategy; d) The impact on the vitality and viability of existing centres including consideration of the local context. This should take into account existing retail mix and the

Outside town centre and small town centre boundaries, but within the town’s settlement limit, permission may be granted for a small scale convenience shop which does not exceed 100sq. m gross external area, where it can be demonstrated that: a) it meets a defined local need which cannot be met within an existing centre; and

diversity of other facilities and activities; e) Cumulative impact taking account of committed and planned development, including plan commitments within the town centre and wider area; and f) A review of local economic impacts. Where town centre is referred to this means town centres, small town centres or any centre defined by footnote 28.

Policy RET3 Retail in Villages, Small Settlements and Local Centres

b) it will not adversely affect the vitality and viability of existing centres within its catchment. The Retail Impact Assessment should provide a proportionate response to the proposal being sought and should incorporate an assessment of need, impact and the sequential approach.

A proposal for retail development within a village, small settlement or local centre will be permitted provided:

Where proposals are considered to cause significant adverse impacts on any of the relevant criteria, or where in balancing overall impacts on each of the relevant criteria, the proposal is judged to be harmful, then it should be refused.

Justification and Amplification 7.2.18

7.2.19

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A Retail Impact Assessment is a report that is prepared to support a planning application for the provision of a significant retail development. A Retail Impact Assessment analyses the location of the proposed development within its physical and planning policy context. This document identifies the catchment area/population, expenditure available and assesses the performance of retail centres within the catchment. It will also analyse the proposed location and demonstrate whether it complies with the requirements of the sequential test. As the average unit size in Ballymena and Larne town centres in 2018 was 263sq. m and 202sq. m respectively, the proposed RIA threshold of 750sq. m gross external area is deemed to be appropriate and in keeping with the existing scale of retail development in these towns. The average unit size in Carrickfergus in 2018 was 187sq. m so the proposed RIA threshold of 500sq. m gross external area is deemed appropriate. A

Retail Impact Assessment is required where a proposed extension would result in the overall development exceeding the relevant thresholds above. Where an applicant is required to undertake a Retail Impact Assessment for a proposal which is outside a small town centre boundary, then the assessment must consider the retail impact on any centre within its catchment. 7.2.20 Local shops can deliver an important service for the community by providing locally accessible, every day shopping needs. By their very nature, local shops are small scale convenience shops, often providing a secondary ‘top-up’ shopping function. 7.2.21

Factors to be addressed in a retail impact and assessment of need include: a) The impact of the proposal on trade and turnover for both convenience and comparison goods traders, and the impact on town centre turnover overall for all centres within the catchment of the proposal;

a) it is to meet a local need and which helps to sustain local communities; and b) it is in keeping with the scale, nature and design appropriate to the character of the settlement or centre. Proposals for retail extensions to a local centre, will have to meet a) and b) above and will only be permitted where the applicant has demonstrated the proposal is consistent with the local centres complimentary role and function to the town centres (or small town centres) in the catchment and that no adverse impact will result on those centres. All proposals must meet the General Policy and accord with other provisions of the LDP.

Justification and Amplification 7.2.22

Village and local centres perform an important role in serving the local day-today needs of people living in rural areas as well as providing a sense of community. Limited additional convenience shops may be acceptable where they serve a local community need. In small settlements, the presence of a small convenience shop, for example, can be a life line for local people who have limited or no access to transport. Our villages and small settlements act to support and sustain rural communities and indigenous industries, such as the agri-business base. In all cases, the scale, form and design of any proposed retail development shall be appropriate to the character and size of the settlement.

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in size and ancillary to the selling of fuel. The increase of stand-alone retail units such as fast food units, florists and off-licences are often associated with larger petrol filling station development and has the potential to have a negative impact on the viability of existing retail provision offered within our town centres. Therefore, the Council considers that proposals for extensions to such retail floorspace must be of such a scale and nature so as not to cause a significant impact on other centres. Office uses will not be permitted, other than those considered ancillary to the retail unit or the selling of fuel, such as a manager’s office. Proposals including a petrol brand totem pole sign must comply with Policy AD1 The Control of Advertisements.

Policy RET4 Rural Shops and Roadside Service Facilities Rural Shops There will be a general presumption against the development of retail facilities in the countryside. However, a proposal for a new or extended shop in the countryside (outside settlement limits) may be considered on its merits where: a) it is of modest floorspace and is largely incorporated within the existing building; and b) it falls into one of the following retail types: •

farm shops;

•

craft shops; or

•

shops serving tourist or recreational facilities.

Roadside Service Facilities Development of roadside service facilities in the open countryside will only be accepted if: a) there is a clear indication of need; and b) a new proposal is located along a motorway or a high standard dual carriageway at least 12 miles from an existing or approved roadside service facility located on the strategic road network; and c) there is no prejudice to road safety; and d) new retail floorspace or extension to existing retail floorspace will be modest and ancillary to the selling of fuel. Office uses will not be permitted. All proposals must demonstrate there is no unacceptable adverse impact upon the vitality and viability of an existing centre within the retail catchment.

7.2.25

Development proposals likely to prejudice road safety or the free flow of traffic on a strategic route will not be permitted.

7.2.26

The General Policy criteria relating to rural development will be important in the assessment of proposals for rural shops and roadside service facilities and associated car parking, in order to ensure satisfactory integration into the landscape.

All proposals must meet the General Policy and accord with other provisions of the LDP.

Justification and Amplification 7.2.23

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In keeping with the ‘Town Centre first approach’, retailing will be directed to the town centres and the development of inappropriate retail facilities in the countryside will be resisted. However, some retail facilities may be considered appropriate outside of settlement limits such as farm or craft shops, shops serving tourist or recreational facilities or shops ancillary to petrol filling stations. Such retail facilities should mostly be contained within existing buildings and there must be no unacceptable adverse impact on the viability and vitality of an existing centre within the catchment.

7.2.24

Proposals for roadside service facilities are usually linked to the selling of petrol. It is considered reasonable to expect a driver to travel at least 12 miles along a motorway or high standard dual carriageway before reaching a petrol filling station or service centre. Proposals for the development of new service facilities within 12 miles of an existing petrol station or service centre will therefore not be permitted, as the route is considered to be already adequately served. However, a proposal for the extension of facilities at an existing or approved filling station may be considered where it is modest

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7.3 Tourism

7.3.6

Introduction 7.3.1

The Tourism Strategy in Part 1 sets out the policy aims and framework for the following operational subject policies relating to tourism.

Policy TOU1 Safeguarding of Tourism Assets Planning permission will not be granted for development that would in itself or in combination with existing and approved development in the locality have an adverse impact on a tourism asset such as to significantly compromise its amenity, setting and tourism value.

However, this policy is not intended to prevent all development. Development that will not significantly compromise the overall tourism value of the asset may be facilitated. Where the tourism asset is large scale, for example the AONB, key locations of tourism value at a local level should be the focus of the policy. Development of a tourist amenity intended to provide sustainable access to or interpretation of a tourism asset, as provided for through Policy TOU4 Tourist Amenities in the Countryside, will be required to be

sensitive to the inherent qualities and setting that underpin the tourism value of the asset. 7.3.7

Some tourism assets will be afforded protection from inappropriate or excessive development through statutory designation or other policies in the LDP. This policy is intended to complement such measures in the specific interests of tourism while affording protection to other undesignated environmental assets on the basis of their tourism value alone.

This policy provides for the safeguarding of all tourism assets, including those which are subject to protection for other reasons under various legislative or policy instruments and those which are not subject to such protection.

Justification and Amplification 7.3.2

Within the context of this policy, a tourism asset is defined as any feature associated with the built or natural environment which is of intrinsic interest to tourists.

7.3.3

The safeguarding of tourism assets from unnecessary, inappropriate or excessive development is a vital element in securing a viable and sustainable tourism industry. To allow such development could damage the intrinsic character and quality of the asset and diminish its effectiveness in attracting tourists.

7.3.4

There are many diverse features or combinations of features associated with the natural and historic environment in Mid and East Antrim which are of intrinsic interest to tourists. Some examples include the Coast Road defining the Causeway Coastal Route,

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the Gobbins, the Antrim Coast and Glens AONB, Slemish, our Conservation Areas and historical and archaeological sites such as Carrickfergus Castle. 7.3.5

The policy is applicable to all forms of development which may impact adversely upon a tourism asset. Adverse impact will include visual impact, for example within an area of high landscape quality or in a Conservation Area, either of which could be important for attracting tourists. Adverse impact upon a tourism asset could also arise through other sources, for example odour, noise, dust or pollution of air or watercourses. What constitutes ‘adverse impact’ and the determination of the extent of its influence are matters of planning judgement and each case will be assessed on its merits.

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A proposal for tourism development (including a tourist amenity or tourist accommodation) will be permitted within a settlement; where it is of high quality design, meets the General Policy, accords with other provisions of the LDP and provided it is of a nature appropriate to the settlement. This policy will also apply within the designated Tourism Opportunity Zones at Carnfunnock Country Park and at the former Magheramorne Quarry, subject to meeting Policy NAT1 and any key site requirements that may be introduced at Local Policies Plan stage.

Policy TOU3 All Tourism Development in the Countryside

Justification and Amplification 7.3.8

7.3.9

7.3.10

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In accordance with the LDP’s Spatial Growth Strategy the majority of tourism development should be directed to settlements as tourism benefits from the synergy arising through the concentration of existing services and facilities such as, accommodation, retail, catering, entertainment, leisure, culture and transport. In addition to promoting a sense of vitality in settlements and helping to deliver development that is sustainable, this approach will help avoid adverse impact on our tourism assets located in the countryside whilst ensuring ready connectivity to them. For example, tourism development associated with the Gobbins, should where possible be directed to the surrounding settlements of Ballystrudder, Whitehead and Ballycarry, in order to secure the sort of mutual benefits referred to. In specific locations tourism can provide a stimulus for regeneration schemes or may be a key component of mixed use development. For example as part of the Carrickfergus Regeneration Investment Programme, Council is using heritage tourism as a central element of its approach for regenerating the town. While the policy will provide for tourism development within settlements, account will be taken of the nature, size, scale and design of the development and its impact on the appearance and character of the surrounding area and neighbouring residential amenity.

Sites. Therefore, any tourism development that could impact directly or indirectly on a European Designated Site must demonstrate compliance with the requirements of Regulation 43 (1) of the Conservation (Natural Habitats, etc.) Regulations (Northern Ireland) 1995 (as amended), commonly referred to as HRA.

Park is adjacent to East Coast (Northern Ireland) Marine proposed SPA and the former Magheramorne Quarry is adjacent to Larne Lough SPA and Ramsar site. There is potential for tourism development to have a direct adverse effect on these sites and supporting habitats, or an indirect effect through increasing recreational pressure on these sites or other marine European Designated

Policy TOU2 Tourism Development in Settlements and Tourism Opportunity Zones

Whilst the policy requires high quality design, this aspect, will be afforded substantial weight within Conservation Areas and Areas of Townscape Character. In addition, tourism development may be precluded from particular areas within settlements, for example through alternative land use zonings or designations safeguarding the integrity of specific sites such as those of nature conservation or historic environment importance. 7.3.11

Tourism Opportunity Zones have been designated along the regionally important Causeway Coastal Route at Carnfunnock Country Park and at the former Magheramorne Quarry (see Proposals Maps). Aside from their strategic location along a key tourism route, these Tourism Opportunity Zones have much to offer, including existing outdoor activities and facilities and their capacity to accommodate a range of tourist related development. Within these Tourism Opportunity Zones, tourism development should be sustainable, environmentally sensitive and of high quality design. Proposals within Carnfunnock Country Park should be sensitive to its coastal location and historic and natural features and also comply with Policy HE2 Historic Parks, Gardens and Demesnes. Development at the former Magheramorne Quarry should protect the rich biodiversity and habitats within and adjacent to the site. Carnfunnock Country

Within Special Countryside Areas and other ‘Vulnerable Areas’30 in the countryside, a proposal for tourism development will only be permitted where it meets the exceptions or circumstances specified in the LDP policy for the particular designation. Outside of Special Countryside Areas and other ‘Vulnerable Areas’ in the countryside, a proposal for a tourism development will be permitted where it meets the requirements of the relevant tourism policy. All proposals for tourism development in the countryside must also: a) meet the General Policy; and b) accord with other provisions of the LDP including Policy NAT1.

Justification and Amplification 7.3.12

7.3.13

This policy applies to all tourism development in the countryside and aligns with the LDP Tourism Strategy set out in Part 1 of the Plan Strategy. Accordingly, all the succeeding policies relating to specific forms of tourism development in the countryside must comply with this overarching policy, in addition to meeting the bespoke policy requirements.

the development and its success in reflecting local character and distinctiveness. It is also of particular importance in the rural context that tourism development proposals take full account of the General Policy criteria relating to the countryside. 7.3.14

The General Policy criteria are intended to achieve satisfactory and sustainable forms of development and a high standard of design. The General Policy criteria will therefore be used to assess all proposals for tourism development in the countryside. Good design is particularly important for tourism development in any location because the ability to attract tourists will often be influenced by the visual quality of

Refer to Part 1 Tourism and Table 5.7 Categories for Tourism Potential in Mid and East Antrim

European Designated Sites extend along much of our coastline, through the Antrim Hills and Garron Plateau, Maine Valley and around Lough Beg. There is potential for tourism to have a direct adverse effect on these sites and supporting habitats or an indirect effect through increasing recreational pressure. Therefore, any tourism development that could impact directly or indirectly on a European Designated Site must demonstrate compliance with the requirements of Regulation 43 (1) of the Conservation (Natural Habitats, etc.) Regulations (Northern Ireland) 1995 (as amended), commonly referred to as HRA.

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Policy TOU4 Tourist Amenities in the Countryside

7.3.18

In order to facilitate assessment of large scale proposals or those that are significant for the Council area or Northern Ireland, applications must be accompanied by a tourism benefit statement to demonstrate the value of the proposal in terms of tourism revenue and employment opportunity and also how it will further the aims of any regional or Council’s tourism strategy31. Council will usually refer such proposals to Tourism NI for comment in regard to tourism benefit. Such proposals are also required to deliver sustainable benefit to the rural locality and applications must also be accompanied by a sustainable benefit statement to demonstrate such merits. Relevant considerations are set out in Appendix B Tourist Amenities in the Countryside Sustainability Assessment.

Prior to the publication of the regional or Council tourism strategy a tourism benefit statement is still required and should demonstrate the value of the proposal in terms of tourism revenue and employment opportunity.

New Proposals The development of a new tourist amenity in the countryside will be permitted where it meets Policy TOU3 All Tourism Development in the Countryside and it is demonstrated that: a) it is in association with and requires a site at or close to a particular tourism attraction located in the countryside; or b) the type of tourist activity in itself requires a countryside location. All proposals that include buildings must make provision in existing or replacement buildings, where possible. Where a proposed tourist amenity is of regional or borough wide importance or is otherwise significant in terms of the extent of new build or the scale of engineering operations it must demonstrate substantial benefit to the regional and/or the borough’s tourism offer as well as sustainable benefits to the locality. Such applications must be supported by a tourism benefit statement and a sustainable benefit statement. Extension/Expansion of an Existing Tourist Amenity A proposal for the extension or expansion of an existing tourist amenity will be permitted where it meets Policy TOU3 All Tourism Development in the Countryside. Where possible, such proposals including buildings will be expected to be accommodated through the conversion, reuse or extension of existing buildings on site, unless it can be demonstrated that this is not a feasible option. In circumstances where Council accepts a new or replacement building it should be sited and designed so as to integrate with the overall development. Any conversion, extension or new building should be of high quality design and respect the scale, materials and finishes of the original building(s) on the site and any historic or architectural interest they may have.

Justification and Amplification 7.3.15

7.3.16

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A tourist amenity is defined by the Tourism (Northern Ireland) Order 1992 as an amenity, facility or service provided primarily for tourists but does not include tourist accommodation. Tourist amenities are diverse in terms of their nature, scale and function and not all proposals can be facilitated within a settlement. For example, a visitor centre may have a specific functional need to be located in close proximity to the particular countryside attraction it is intended to serve. The policy therefore provides for tourist amenities in the countryside where

the tourism activity and associated facilities require a rural location in terms of their functional or site/area specific requirements. 7.3.17

The impact of proposals on rural character, landscape and areas of natural/ historic environment importance is a key consideration in their assessment, particularly within areas designated for such qualities. Proposals associated with particular tourism assets in the countryside will also be assessed against Policy TOU1 Safeguarding of Tourism Assets.

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Policy TOU5 Hotels, Guest Houses and Tourist Hostels in the Countryside The development of a hotel/guest house/tourist hostel in the countryside will be permitted where it complies with Policy TOU3 All Tourism Development in the Countryside and only in any of the following circumstances:

Where the principle of a new building on the periphery of a settlement is established through meeting the above criteria, Council will apply a sequential locational test, with preference being attributed to sites in the following order:

a) Conversion and re-use of an existing rural building. b) Replacement of an existing rural building. c) New build proposal on the periphery of a settlement.

•

Land adjacent to the existing settlement limit, subject to amenity and environmental considerations.

•

A site on the periphery of the settlement limit which currently contains buildings or where the site is already in a degraded or derelict state and there is an opportunity to improve the environment.

•

An undeveloped site on the periphery of the settlement where the development could be visually integrated into the landscape.

In addition the following specific criteria relating to the relevant circumstances must be met: a) Conversion and re-use of an Existing Rural Building

Any proposed change of use or replacement of a hotel, guest house or tourist hostel approved under this policy to a non tourism use will be resisted, unless it is demonstrated that:

A proposal for the conversion and re-use of suitable rural buildings for tourism uses, including as a hotel, guest house or tourist hostel will be assessed under Policy HE8 Unlisted Locally Important Building or Vernacular Building.

a) the facility is not viable in the long term, and b) there is sufficient alternative provision in the locality to offset the loss of tourism benefit.

b) Replacement of an Existing Rural Building i.

the building is of permanent construction;

ii. the existing building and its replacement are both of sufficient size to facilitate the proposed use in accordance with the accommodation requirements set out in Tourism (Northern Ireland) Order 1992;

Expansion of Existing Hotels, Guest Houses and Tourist Hostels A proposal for the expansion of an existing hotel, guest house or tourist hostel will be permitted where it meets Policy TOU3 All Tourism Development in the Countryside and the following criteria: a) new or replacement building(s) are subsidiary in terms of scale to the existing building(s) and will integrate as part of the overall development; and

iii. the existing building is not a listed building;

b) any extension or new building should respect the scale, design and materials of the original building(s) on the site and any historic or architectural interest the original property may have.

iv. where the existing building is a vernacular building and/or is considered to make an important contribution to local heritage or character, replacement will only be approved where it is demonstrated that the building is not reasonably capable of being made structurally sound or otherwise improved;

Justification and Amplification

v. the redevelopment proposed will result in significant environmental benefit; and vi. the overall size and scale of the new development, including car parking and ancillary facilities, will allow it to integrate into the surrounding landscape and will not have a visual impact significantly greater than the existing building.

Conversion and re-use of an Existing Rural Building 7.3.19

c) New Build Hotel, Guest House or Tourist Hostel on the periphery of a Settlement i.

the proposal is firm rather than speculative;

ii. there is no suitable site within the settlement or other nearby settlement; iii. there are no suitable opportunities in the locality to provide a hotel, guest house or tourist hostel either through; •

the conversion and re-use of a suitable building(s) or

•

the replacement of a suitable building(s); and

Replacement of an Existing Rural Building 7.3.20

iv. the development is on the periphery of the settlement, but will not dominate it, adversely affect landscape setting, or otherwise contribute to urban sprawl.

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The potential for the conversion and reuse of suitable rural buildings for tourism accommodation, (including use as a hotel, guest house or tourist hostel), will be assessed under Policy HE8 Unlisted Locally Important Building or Vernacular Building.

Replacement of an appropriate building(s) for tourism accommodation, (including use as a hotel, guest house or tourist hostel), will be favourably considered in circumstances where the environmental benefit32 of full or partial replacement will outweigh the retention and conversion of the building. The condition of the building and the feasibility of repairing and maintaining it will also be taken

into account in assessing such proposals. Where the existing building is a vernacular building, structural issues will not be given substantive weight when making a case for replacement where these have arisen due to neglect of a building through lack of maintenance or failure to secure it by the current or previous owners. Evidence will be required to indicate alternative options for stabilisation of the existing structure have been considered in efforts to retain the building. If however, evidence is submitted that clearly demonstrates that the vernacular building is found to be structurally unsound and not capable of sympathetic conversion or repair, a replacement building will be permitted for tourism accommodation. Good design is of paramount importance and redevelopment proposals must be sensitive to the rural setting and local distinctiveness.

See Appendix B: Environmental Sustainability section for examples of environmental benefit. The scale of the development will reflect the amount of benefit that will be expected to be provided.

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New Build Hotel/Guest House/Tourist Hostel on the periphery of a settlement 7.3.21

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New buildings for these forms of tourist accommodation should usually be located within settlements in order to take advantage of existing services and facilities, provide ready access for visitors and employees and to minimise the impact on rural amenity and character. However, it is important that firm proposals for such projects are not impeded due to a lack of suitable land within settlements, particularly in popular tourist areas. Where the case for a location outside a settlement can be clearly demonstrated; the selected site should be as close to the settlement as possible, subject to amenity and environmental considerations, as this is usually more sustainable than a more remote site. A proposal must also respect the character of the settlement and its setting in the surrounding landscape. This in turn will require careful site selection, layout, design and landscaping. Proposals which are deemed to be acceptable in principle will be required to include sufficient mitigation measures, including landscaping and design, to ameliorate any negative impacts and secure higher quality development.

7.3.22

•

To allow informed consideration all applications made under this policy will be expected to be accompanied with the following information: Sufficient evidence to indicate how firm or realistic the particular proposal is and what sources of finance are available (including any grant aid) to sustain the project. Detailed information of an exhaustive search to illustrate that there is no reasonable prospect of securing a suitable site within the limits of the particular settlement or other nearby settlement.

•

Justification for the particular site chosen and illustrative details of the proposed design and site layout.

7.3.23

The grant of planning permission will not in itself allow for inappropriate alternative uses if an approved scheme for some reason does not go ahead. While Council cannot require business enterprises which become uneconomic to continue, alternative land uses will only be approved if there is sufficient alternative accommodation in the locality to provide for tourism benefit in line with any regional or Council’s tourism strategy.

Policy TOU6 Self Catering Accommodation in the Countryside A proposal for self catering units in the countryside will be permitted where it complies with Policy TOU3 All Tourism Development in the Countryside and only in either of the following circumstances: a) one or more new units all located within the grounds of an existing or approved hotel, self catering complex, guest house or holiday park; or b) a cluster of three or more new units are to be provided at or close to an existing or approved tourist amenity that is/will be a significant visitor attraction in its own right. In addition the following specific criteria must be met: In either circumstance a) or b) above, self catering development is required to be subsidiary in scale and ancillary to the primary tourism use of the site. Where a cluster of self catering units is proposed in conjunction with and ancillary to a proposed or approved tourist accommodation scheme/or tourist amenity, a condition will be attached to the permission preventing occupation of the units before the primary tourism use is provided and fully operational. All permissions for self catering accommodation will include a condition requiring the units to be used for holiday letting accommodation only and not for permanent residential accommodation. The overall design of the self catering scheme, including layout, the provision of amenity open space and the size and detailed design of individual units, must deter permanent residential use. To this end, permitted development rights in respect of plot boundaries will also be removed.

Justification and Amplification 7.3.24

This policy provides sustainable opportunities for self catering tourist accommodation in the countryside particularly in areas where tourist amenities and accommodation have become established. The policy will provide for sustainable economic benefits because new self catering accommodation linked with an existing tourism enterprise can create synergy by enhancing its usage, economic viability and attractiveness to tourists. In turn this will support wider tourism initiatives. The policy will also provide sustainable environmental benefit through focusing self catering development in existing nodes of tourism activity, thereby avoiding random development throughout the countryside and safeguarding the value of tourism assets.

7.3.25

Where units are proposed in association with a tourist amenity, the policy requires that the tourist amenity must be a significant visitor attraction in its own right. In assessing this, Council will consider the nature and scale of the tourist amenity. Relevant considerations in this regard are likely to include visitor numbers and the provision of facilities linked to and enabling usage of the amenity, for example berth for boats, buildings for use as changing areas or the storage of recreational equipment, and car parking. To assist in this assessment, Council may consult with Tourism NI.

7.3.26

Where self catering units are permitted on the basis of an associated tourist accommodation or a tourist amenity, it is imperative that the primary tourism use which provides the justification is in place and functioning, before the units become operational.

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7.3.27

The requirement for approved self catering units to be retained in tourism use and not used for permanent residential accommodation will seek to ensure that tourist accommodation is available to benefit local communities in rural areas and that the unauthorised use of approved tourist accommodation as a private dwelling(s) does not occur. Permanent residential use of self catering units will also be deterred through design. Such units will be required to demonstrate an informal site and road layout with communal car parking and open space only. Individual units must be of appropriate design for holiday use, for example rural cottage style, with possible restrictions on

floorspace and building height. Plot divisions between units by means of fences or walls will be prevented through the removal of permitted development rights. 7.3.28

Policy HE8 Unlisted Locally Important Building or Vernacular Building and Policy ECD4 Economic, Agricultural and Forestry Development in the Countryside – Farm/ Forestry Diversification may provide other opportunities for small scale, including single unit, self catering accommodation in the countryside.

Justification and Amplification 7.3.29

Holiday parks contribute to the diversity of the tourist accommodation offer available within the borough. Such parks offer potential for provision of a range of products within this particular sector, including static caravan holiday homes, holiday chalets and pitches for touring caravans, motor-homes and camping.

7.3.30

The scope for integrating a new holiday park, particularly a static park, or a large scale extension to an existing facility is often limited by the extent and layout of such development and by specific locational preferences such as proximity to the coastline outside of settlements. Appropriate site selection is therefore crucial in order to ensure visual integration into the landscape and to avoid detrimental impact upon environmentally sensitive sites.

7.3.31

The policy provisions also reflect the importance of layout and landscaping in order to achieve high quality development that integrates into the landscape and respects the surrounding rural context as well as providing a pleasant environment for users of the holiday park. These requirements help reinforce recent trends in the holiday park industry which are to a large extent driven by customer demand for improved space standards, greater privacy, generous provision for amenity open space and a pleasant landscaped environment. It is acknowledged that new holiday parks incorporating these elements may typically require somewhat larger sites than traditional high density parks. This factor makes good site selection all the more important. In this context, a high quality proposal in terms of layout and landscaping will still be refused planning permission if the site is fundamentally unsuitable.

7.3.32

Further guidance on site layout and landscape design is set out in Appendix C Landscape Design Consideration for Holiday Parks.

Policy TOU7 New and Extended Holiday Parks in the Countryside A proposal for a new holiday park or an extension to an existing facility in the countryside will be permitted where it complies with Policy TOU3 All Tourism Development in the Countryside and will create a high quality and sustainable form of tourism development. A holiday park proposal must be based on an overall design concept that respects the surrounding landscape, rural character and site context and the application must be accompanied by a layout and landscaping plan (see guidance at Appendix C) to demonstrate that these matters have been adequately addressed. In addition all the following specific criteria must be met: a) the site is located in an area that has the capacity to absorb the holiday park development, without adverse impact on visual amenity and rural character; b) effective integration into the landscape must be secured primarily through the utilisation of existing natural or built features. Where appropriate, planted areas or discrete groups of trees will be required along site boundaries in order to soften the visual impact of the development and assist its integration with the surrounding area; c) adequate provision (normally around 15% of the site area) is made for communal open space (including play and recreation areas and landscaped areas), as an integral part of the development; d) the layout of caravan pitches/motor homes is informal and characterised by discrete groupings or clusters of units separated through the use of appropriate soft landscaping; and e) the design of the development, including the design and scale of ancillary buildings and the design of other elements including internal roads, paths, car parking areas, walls and fences, is appropriate for the site and the locality, respecting the best local traditions of form, materials and detailing.

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Policy TOU8 Major Tourism Development in the Countryside – Exceptional Circumstances A proposal for a major tourism development in the countryside will only be permitted if it fully complies with Policy TOU3 All Tourism Development in the Countryside and meets all of the following exceptional circumstances: a) demonstration of exceptional benefit to the regional tourism industry; b) demonstration that the proposal requires a countryside location by reason of its size or site specific or functional requirements; and c) demonstration of sustainable benefit to the locality. All proposals brought forward under exceptional circumstances must be accompanied by a statement demonstrating how the proposal meets all the above criteria.

Justification and Amplification 7.3.33

7.3.34

7.3.35

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This policy makes provision for major tourism development projects in the countryside in exceptional circumstances for proposals that offer exceptional benefit to the tourism industry in Northern Ireland. The ability of the proposed development in itself to attract tourists to Northern Ireland will be significant in assessing whether it will offer exceptional benefit to the tourism industry. A further consideration will be the extent to which the proposed development meets a regional or sub-regional market need that is identified in any regional tourism strategy. This policy will not facilitate approval of relatively minor proposals for tourism development, for example a single hotel or guest house or small scale self catering development, as such proposals are unlikely in themselves to offer exceptional benefit to the tourism industry or be of a scale that requires a countryside location. However, a proposal that offers a tourist amenity likely to attract significant numbers of visitors along with a commensurate level and quality of visitor accommodation will fall to be considered under this policy.

•

A tourism benefit statement that will demonstrate the value of the proposal in terms of tourism revenue, increased visitor numbers to Northern Ireland and the locality, and also how it will further the aims of any regional tourism strategy.

•

Sufficient evidence to demonstrate how realistic the particular proposal is and what sources of finance are available (including any grant aid) to sustain the project.

•

Justification for the particular site chosen and illustrative details of the proposed design and site layout.

•

A sustainable benefit statement taking account of the considerations set out in Appendix B Tourist Amenities in the Countryside - Sustainability Assessment.

7.3.36

All such proposals in the countryside to be considered under exceptional circumstances will be subject to consultation with Tourism NI. The impact of proposals on rural character, landscape and natural/historic heritage assets is an important consideration in their assessment, particularly within areas designated for such qualities.

To allow informed consideration all applications made under this policy will be expected to be accompanied with the following information:

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7.4 Minerals Development

Introduction 7.4.1

Minerals are important natural resources which are principally needed for the construction, manufacturing and energy industries. An adequate and available supply of minerals is therefore needed to support sustainable economic growth of the Northern Ireland economy and within local council areas. The minerals industry is recognised in the Executive’s draft Industrial Strategy as a key economic sector of the Northern Ireland economy, accounting for an estimated 10% of GVA and employing some 84,000 people in total, of which some 40% are in geo-science jobs.

7.4.2

The minerals sector is also important for the local economy of Mid and East Antrim. The salt mine at Kilroot near Carrickfergus (refer to Proposals Map 3) is the only salt mine in Ireland and valued at £6 million in 201733. There are nine active quarries in Mid and East Antrim. In 2017 the raw value from mineral production, before minerals have been worked in Mid and East Antrim, was valued at approximately £15.1m, although after processing The Mineral Products Association Northern Ireland (MPANI) estimate that this was worth around £65m to the district economy.

7.4.3

152

Accordingly, the sustainable exploitation of mineral resources in Mid and East Antrim is vital to maintaining a diverse range of jobs, a supply of construction materials for building projects in the borough and beyond, and meeting the local and regional need for salt which is primarily used for spreading on roads in winter. Through facilitating the ongoing exploitation of these mineral resources in a sustainable manner, the LDP aims to support

Annual mineral statement 2017 published by the Department for the Economy

the delivery of the economic aspects of our Community Plan. 7.4.4

Minerals are natural resources that can only be exploited where they occur. This can present a number of challenges, for example, where the resources are located in areas valued for their landscape and /or environmental significance. The operational activities associated with extraction, the transportation of materials and the legacy of abandoned workings can all have detrimental impacts on local communities. The SPPS states that the planning system has a key role to play in facilitating a sustainable approach to minerals development and sets out three regional strategic objectives (paragraph 6.152) intended to secure such an approach. The SPPS then goes on to set out three guidelines for policy development though the LDP system (paragraph 6.155), which are intended to secure the regional strategic objectives.

The LDP strategic approach to minerals development is set out in our policy aims below. These policy aims fully embrace the above-mentioned regional strategic objectives and guidelines for LDPs set out in the SPPS. They also build on the key considerations informing the two preferred options set out in our POP in relation to minerals development (Key Issues 12 and 13 refer). •

To secure a balanced and sustainable approach to minerals development that takes account of the need for minerals to support development and provide employment, and the need to protect landscape quality and other environmental assets;

•

To minimise the impacts of minerals development on landscape quality and the

•

To minimise the impacts of minerals development on local communities;

•

To prevent development that could prejudice the exploitation of important mineral reserves, particularly those which are scarce or of particular value to the Northern Ireland economy; and

•

To secure appropriate restoration, re-use and management of redundant minerals sites.

7.4.8

However, this approach needs to be informed by a robust evidence base which is currently lacking. The Department for the Economy (DfE) has indicated that there needs to be a clearer understanding of both the supply and demand for mineral products across Northern Ireland and beyond to properly inform the designation of both MRAs and ACMDs. To this end, a regional Minerals Forum has recently been established, involving representatives from local councils, DfE, DfI, and the minerals industry. This group has been tasked to gather the necessary evidence base to assess supply and demand and to inform LDPs. Pending the outcome of this work, Council regards it as premature to proceed with the designation of MRAs or ACMDs, much beyond that currently defined in existing Area Plans.

7.4.9

Accordingly, the Plan Strategy seeks to ensure that a fit for purpose planning policy framework is in place for the assessment of proposals on a case by case basis. This is helped to some degree by our understanding from the sector that there is no immediate demand for new quarries in the Council area and that there are unlikely to be demands for the exploitation of valuable minerals over the Plan period. The potential for introducing MRAs and the designation of additional ACMDs will be reassessed at Plan Review stage, when it is anticipated that a sufficient evidence base to inform this will be in place.

Implementation 7.4.6

The policy aims will be delivered primarily through the strategic policies set out in the remainder of this section. Section 76 Planning Agreements may be needed to ensure that redundant sites are restored in accordance with measures agreed between the developer and Council.

7.4.7

Ultimately, and in line with the POP, the LDP will seek to adopt a more comprehensive plan-led approach that will aim to balance the need for minerals against the need to protect and conserve the environment. It is envisaged that this will eventually result in the designation of Mineral Reserve Areas (MRAs) in order to safeguard important resources from development likely to prejudice their exploitation. At present, the LDP only proposes to define such an area around the regionally important salt mine at Kilroot. On the other hand, it is envisaged that there may be a need to review the existing Area of Constraint on Minerals Development (ACMD) and to consider the designation of additional ACMDs in order to prioritise the protection of

Policy Aims 7.4.5

those areas identified as being of particular landscape and/or environmental importance. The existing ACMD, designated through the Larne Area Plan 2010, falls within the Antrim Coast and Glens Area of Outstanding Natural Beauty (AONB).

natural environment, water environment and historic environment – particularly in areas designated for their importance in regard to one or more of these qualities;

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Policy MIN1 Mineral Development – Extraction & Processing of Hard Rock and Aggregates

7.4.13

Planning permission will be granted for the extraction and/or processing of hard rock and aggregates, where Council is satisfied that the proposal will not have an unacceptable adverse impact upon any of the following interests: a) The natural environment, including the conservation of flora and fauna, natural habitats, biodiversity and earth science features. b) The water environment, including water quality and natural flow regimes. c) Landscape quality and visual amenity. d) The historic environment. e) Traffic movement and road safety. f)

The safety and amenity of people living in proximity to operational sites.

There will be a presumption against this form of minerals development in Special Countryside Areas and Areas of Constraint on Mineral Development, unless the proposal constitutes an ‘exception’ as specified in the policy for the particular designation. In such circumstances, protection of interests a) to f), as outlined above, will apply.

7.4.14

All proposals must include details relating to the restoration and management of the quarry site in accordance with Policy MIN8. All proposals must meet the General Policy and accord with other provisions of the LDP including Policy NAT1.

Justification and Amplification 7.4.10

7.4.11

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The four main stages in quarrying are preparation by removal of overburden, extraction, processing and finally restoration or reuse. The methods and equipment used depend primarily on the type of deposit and the source rock being worked. The key factor is whether the material requires crushing before further processing or just washing and separation. Following removal of overburden by dragline or hydraulic excavator, the extraction of hard rock aggregates often requires careful blasting to break the rock into smaller fragments. Processing includes the conveyance of the extracted material to crushing machinery, followed by the washing and sorting of the materials. Given the importance of hard rock and aggregate extraction and processing to the local economy and in providing materials for construction regionally, Council will support

those proposals that comply with all aspects of the policy. The onus will rest with the developer in demonstrating that the proposal will not have an unacceptable adverse impact on the interests listed in the policy. 7.4.12

The integrity and conservation features of a site of International, National or Local Nature Conservation Importance, including SACs, SPAs, Ramsar sites, ASSIs and national nature reserves, or other natural heritage assets, must not be degraded through mineral development. This also includes loss to protected species or harm to biodiversity or the natural processes underpinning ecosystem services. It is acknowledged that in the longer term, sensitively restored quarry sites can enhance nature conservation and biodiversity, hence the requirement in the policy for such measures.

7.4.15

The water environment is made up of the sea, lakes, rivers, ground water, surface water and watercourses. The quality of the water environment is important for human health and wellbeing. It is also an integral part of natural ecosystems, and its capacity to support wildlife and biodiversity depends much on safeguarding water quality. It is therefore important that minerals development avoids sensitive water environments wherever possible, as mineral residues, chemicals and waste deposits can lead to water pollution and silting up of watercourses. Where necessary, conditions will be attached to planning permission to ensure adequate mitigation measures, but this will only apply where the fundamental policy test has been met. Any mineral development that could impact on a European designated site must demonstrate compliance with the requirements of Regulation 43 (1) of the Conservation (Natural Habitats, etc.) Regulations (Northern Ireland) 1995 (as amended), commonly referred to as HRA. Further, mineral developments that may be within or impact hydrologically on National designated sites such as ASSI’s will require consultation with NIEA, Natural Environment Division. This may require the applicant to also apply directly to NIEA for consent under the Environment Order 2002. Whilst potentially difficult to reconcile with this form of development, the protection of landscape quality and visual amenity will be afforded due weight in decision making. Particular regard will be paid to the preservation of skylines and to the proposed location of plant, stockpiles and overburden/ waste within a development. Landform and natural landscape features should be utilised, wherever possible, to aid integration. The Council will use the Landscape Character Assessment (within Technical Supplement 10 Countryside Assessment) to assess the impact of a proposal on local landscape character.

7.4.16

Whilst there is not a general presumption against mineral development in the AONB, Council will exercise a cautious approach within this area. All proposals will therefore be carefully examined and the LDP Landscape Character Assessment will be used to inform decisions. The historic landscape and associated features will also be given due consideration in assessing proposals.

7.4.17

The policy seeks to ensure that there are no unacceptable adverse impacts on the safety and amenity of local communities. The main potential impacts are related to actual operations and to the transportation of materials on the local road network. In either case this may be manifested by excessive levels of noise, dust or vibration. Road safety may also be an issue where the local road network is insufficient to deal with the volume of heavy traffic that may be generated. Where such impacts are considered unacceptable, planning permission will be refused, unless the developer can demonstrate adequate means of mitigation.

7.4.18

Special Countryside Areas in Mid and East Antrim, both existing and proposed, are relatively limited in extent, and in line with the SPPS, are designated in recognition that they are the most exceptional areas in the borough, wherein the quality of the landscape and unique amenity value is such, that development should only be permitted in exceptional circumstances. Accordingly, extraction and/or processing of hard rock and aggregates will inevitably have a significant impact and should only be allowed in circumstances where it is of such national or regional importance as to outweigh any potential adverse impact on the Special Countryside Area.

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Policy MIN2 Valuable Minerals

Policy MIN3 Hydrocarbons

Proposals for the exploitation of valuable minerals will be permitted where the Council is satisfied that the proposal will not have an unacceptable adverse impact upon any of the interests listed in a) to f) of Policy MIN1. Within Special Countryside Areas, permission will only be granted where the valuable mineral is of such national or regional importance, so as to outweigh any potential adverse impact on the designation. All proposals must include details relating to the restoration and management of the site in accordance with Policy MIN8.

Proposals for exploitation of hydrocarbons through conventional or unconventional methods of extraction must comply with Policies MIN1 and MIN2.

All proposals must meet the General Policy and accord with other provisions of the LDP, including Policy NAT1.

Where metalliferous or non-metalliferous minerals licensed by DfE or Crown Estates are found and considered economically viable to extract, there will not be a presumption against their exploitation in any area of the borough, except for Special Countryside Areas.

7.4.20

Special Countryside Areas in Mid and East Antrim, both existing and proposed, are relatively limited in extent, and in line with the SPPS, are designated in recognition that they are the most exceptional areas in the borough, wherein the quality of the landscape and unique amenity value is such, that development should only be permitted in exceptional circumstances. Accordingly, any form of minerals development will inevitably have a significant impact and should only be allowed in circumstances where it is of such national or regional importance as to outweigh any potential adverse impact on the Special Countryside Area.

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All proposals must meet the General Policy and accord with other provisions of the LDP.

Justification and Amplification

Justification and Amplification 7.4.19

Council will apply a presumption against unconventional extraction of hydrocarbons by methods such as hydraulic fracturing (‘fracking’), until there is sufficient and robust evidence on all environmental impacts.

7.4.24 7.4.21

In other designated areas such as the AONB or areas designated for their nature conservation, scientific or historic significance; Council will give due weight to the impact of the proposal on the integrity of the designation. The rationale for the designation must not be undermined by the minerals development proposal.

7.4.22

Exploration for such high value metalliferous minerals can normally be carried out under permitted development legislation. However, where planning permission is required, full consideration will be given to the potential environmental, amenity and health and safety impacts and risks.

7.4.23

This policy does not negate the directions restricting permitted development under Class A.1 (B) of Part 16 (Minerals Exploration) of the Planning (General Permitted Development) Order (Northern Ireland) 2015 which does not permit any operation within an Area of Special Scientific Interest or site of archaeological interest.

As with valuable minerals, exploitation of hydrocarbons is undertaken under licence from DfE. There are no such licences operational on the ground in Mid and East Antrim at present, although desktop research and analysis continues to be undertaken. As a result of the recent DfI consultation on permitted development, it is possible that different legislative arrangements may emerge in the future in regard to exploration drilling for valuable minerals and hydrocarbons.

7.4.25

In line with the SPPS, Council will apply a presumption against unconventional hydrocarbon extraction, also known as hydraulic fracturing or fracking, in the absence of sufficient and robust evidence on all environmental impacts. Such evidence must relate to the principle of hydraulic fracturing or ‘fracking’ as a legitimate method of extraction backed by a determination by government in Northern Ireland on this issue.

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Policy MIN4 Areas of Constraint on Mineral Development

Policy MIN5 Area of Salt Reserve, Carrickfergus

Areas of Constraint on Mineral Development are identified on the Proposals Maps.

An Area of Salt Reserve is designated east of Carrickfergus and to the north of Kilroot as identified on the Proposals Map 3.

In Areas of Constraint on Mineral Development there will be a general presumption against the extraction and processing of minerals, other than those considered to be ‘valuable’. Subject to meeting Policy MIN1, a proposal for mineral development within a designated Area of Constraint on Mineral Development may be granted planning permission when one or more of the following exceptional circumstances apply:

Within this designated area, planning permission will not be granted for surface development that would prejudice the exploitation of the proven Salt Reserves with the exception of:

a) For minor expansion of an existing mineral working. b) Where the environmental/amenity impacts are not significant.

•

structures related to and necessary for established businesses including agricultural buildings where these require planning permission; or

•

the improvement, extension or replacement of dwellings which comply with Policy HOU9 Replacement Dwelling and Policy HOU3 Residential Extensions and Alterations.

c) Where the mineral is of limited occurrence in Northern Ireland and there is no reasonable alternative source outside the Area of Constraint on Mineral Development. In all such cases on-site processing of excavated material is unlikely to be permitted.

Justification and Amplification 7.4.30

The salt reserves at Carrickfergus are considered as a valuable mineral resource of regional importance and also rare in that it is the only active salt mine in Ireland. This policy will ensure that surface development does not prejudice the exploitation of the proven salt reserves.

7.4.31

Where planning permission is granted for surface development in this area, and where Council perceives a risk of subsidence

Justification and Amplification 7.4.26

Areas of Constraint on Mineral Development (ACMDs) have been defined in line with the SPPS to protect areas of intrinsic landscape, amenity, scientific or heritage value.

7.4.27

In line with the policy approach set out in the Introduction, the Plan Strategy has carried forward, with relatively minor modifications, the existing ACMD designated through the Larne Area Plan 2010. This area falls within the AONB. Aside from its exceptional landscape quality, it is designated for its nature conservation importance, particularly for birds such as hen harrier and merlin. The ACMD also includes the borough’s only Area of Significant Archaeological Interest at Knockdhu. It should be noted that there are also other LDP policies to protect this area from development in general (refer to Natural Heritage, Historic Environment and AONB landscape policies).

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7.4.28

7.4.29

The limestone quarry at Munie Road, Glenarm is the only working quarry within this area of constraint. The original ACMD boundary is amended here so as to allow for the extension of the working that currently benefits from planning permission. In line with Policies MIN2 and MIN3, there will not be a presumption against the exploitation of valuable minerals within an ACMD. However, permission, where it is necessary, will be dependent upon compliance with the protection of interests a) to f) in Policy MIN1 and Policy MIN8. Where a potential site for valuable mineral or hydrocarbon exploitation falls within a Special Countryside Area and an ACMD, the Special Countryside Area Policy takes precedence.

from either shafts or mining, an informative will be attached to the consent indicating the potential risk of subsidence. This will inform the applicant that the responsibility and subsequent liability for safe development and secure occupancy of the site lies with the developer and/or landowner. The Geological Survey of Northern Ireland (GSNI) will be consulted for any proposed development on land above the Area of Salt Reserve.

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7.4

Policy MIN6 Development at Risk of Subsidence due to past or present underground mineral extraction

Policy MIN7 Peat Extraction

Other known abandoned mines, shafts and adits are identified on the GSNI GeoIndex map viewer, currently accessible at: http://mapapps2.bgs.ac.uk/GSNI_Geoindex/home.html

There will be a presumption against commercial peat extraction. Exceptions may be allowed where the peatland is already degraded and not reasonably capable of restoration or where it can be demonstrated that peat extraction is linked to a management and restoration plan which will deliver improved peatlands over the longer term.

Planning permission will only be granted for new built development in proximity to other known abandoned mines, shafts and adits, where a Mine Risk Assessment is submitted with the application which confirms to the satisfaction of the council the suitability of the site for the development and addresses any health and safety issues.

Where the proposal meets the above exceptions it must also meet the General Policy and accord with other provisions of the LDP.

Areas of Potential Subsidence associated with salt mining to the east and northwest of Carrickfergus are designated as identified on Map 4 (separate map booklet). Planning permission will not be granted for any new built development within Areas of Potential Subsidence associated with the Carrickfergus disused salt mines in the interests of public safety.

Justification and Amplification 7.4.32

Areas of potential subsidence associated with disused salt mines in the Carrickfergus Area are carried forward from draft BMAP. These areas should not be developed in the interests of public safety.

7.4.33

Elsewhere, this policy will be applied where there are abandoned or disused mines, shafts and adits. These areas are largely related to historical iron ore and bauxite exploitation, particularly in the Cargan area, in the north of the borough. Land instability, mine gas migration and water emissions can all present risks in these areas.

160

Justification and Amplification Accordingly, in the interests of public health and safety it is necessary that applicants can demonstrate there is no risk to the proposed development. A Mine Risk Assessment must be prepared by a competent professional and submitted along with the planning application to ascertain and mitigate, if possible, any risk to the public, the structure(s) and during development. GSNI will be consulted for any proposed development that entails major ground works within 100 metres of an abandoned mine working or area of undermining. GSNI would welcome pre-application discussions on any proposed development in such areas.

7.4.34

Peat deposits are formed from decaying organic matter which accumulates in water saturated environments such as a bog land. Peatland is important in terms of the stability and general wellbeing of the environment. It provides distinctive upland and lowland landscapes, adds to biodiversity and manages river catchment hydrology in a way which reduces flood risk, thus performing a valuable ecosystem service. Globally, peat acts as a carbon store therefore helping to mitigate against the adverse impacts of ‘greenhouse’ gas emissions.

7.4.35

There are extensive areas of active peatland within Mid and East Antrim Borough. Garron Plateau is the most extensive area of intact upland blanket bog in Northern Ireland and is recognised as being of international importance. Part of the Maine Valley Bogs also fall within the borough. They are one of the most important concentrations of lowland raised bog in Northern Ireland. The main areas of commercial peat extraction in the borough are located to the northwest and south-west of Ballymena. They comprise three peat bogs on sites at Craig’s Road, Loughbeg and Ballyscullion.

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7.4

7.4.36

7.4.37

Sustainable Economic Growth

Whilst this policy does not seek to curtail the long established rights of turbary, there is a need to carefully manage commercial peat extraction because of the public value and benefits referred to above. Commercial peat extraction methods remove peat at a rate that substantially exceeds the original rate of deposition and accumulation and therefore diminishes the resource or leads to its total loss. They can also cause significant damage to the peatland and invariably offer less potential for restoration than traditional hand cutting methods. Accordingly, there will be a presumption against commercial peat extraction for new sites, extensions to existing sites and renewal of extant permissions. Exceptions are limited to sites where the peatland is already degraded and not reasonably capable of restoration and where there is little conservation value. In making this assessment, the Council will consult with NIEA. It is noted that the Interpretation Manual of European Habitats defines degraded raised bogs as those which are “capable of natural regeneration” i.e. “where

the hydrology can be repaired and where, with appropriate rehabilitation management, there is a reasonable expectation of reestablishing vegetation with peat forming capability within 30 years”. Peatland damaged by fire would not be considered as a permanent obstacle to regeneration and therefore would not be treated as an exception to the policy. 7.4.38

7.4.39

Commercial peat extraction may also be permitted by way of exception, where it is part of a management plan for the conservation or restoration of peatlands over a longer term. In such cases the developer will be required to demonstrate the longer term benefits and that the proposed management structures and finance are in place. In such circumstances, Council will normally require the developer to enter into a planning agreement. Council will consult with NIEA on the status of individual bogs when making a determination on a planning application for commercial peat extraction.

Policy MIN8 Restoration and Management of Mineral Sites Subject to meeting Policy MIN1, all applications for mineral development must be accompanied by restoration proposals and a management plan to ensure the appropriate and sustainable ongoing use of the site subsequent to the cessation of minerals extractions and/or processing operations. Restoration proposals must take account of the specific characteristics of the site and its local context and restore or, where possible, enhance the landscape character of the area. In addition, restoration proposals should secure one or more of the following benefits: •

Enhanced biodiversity.

•

Provision for community open space or outdoor recreation.

•

A tourism asset linked to the locality or the former mining activity.

•

Other community, economic or environmental benefits.

This Management Plan must include and adequately address the following elements: a) a programme of works linked to a timeframe for completion of restoration (or setting out a phased approach for progressive restoration where possible); b) site management arrangements during the process of restoration; and c) aftercare management arrangements once the restoration is complete. The restoration process shall be implemented in accordance with the approved plans and agreed timeframes. Restoration proposals shall utilise materials from within the site and avoid the importation of materials, wherever practicable. Where restoration proposals involve development they must meet the General Policy and accord with other provisions of the LDP. The restoration proposals and management plan must be agreed with Council prior to the granting of planning permission and will be secured through conditions or if necessary, a Section 76 Planning Agreement. Council may require a financial guarantee in the form of a bond where there are legitimate concerns over an operator’s financial security, or where the progressive restoration of the site is not being implemented in line with previous planning conditions and/or a planning agreement.

Justification and Amplification 7.4.40

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Mineral development can have a detrimental visual impact on the landscape. For this reason the restoration of mineral extraction sites to an appropriate state is a vital part of the mineral development process. Restoration of minerals development sites presents the opportunity to improve the landscape, enhance biodiversity, provide recreational and tourist opportunities or other community, economic or environmental benefits such as renewable energy. Therefore planning applications must include high quality and, if appropriate, innovative restoration proposals and management plans. Where the operator considers that it is not possible to carry out phased restoration, they should set out the justification for this.

7.4.41

The preferred types of reclamation and aftercare use depend on a number of factors, including, the characteristics of the deposits, nature of the excavation, availability of fill materials, the surrounding landscape, the needs of the local community and the suitability of the site for nature conservation purposes.

7.4.42

Council will normally secure restoration proposals through the requirement for a management plan, underpinned by conditions and/or a Section 76 Planning Agreement. A financial guarantee may also be sought in exceptional circumstances, assessed on a case by case basis where there are legitimate concerns as set out in the policy. 163

8.0 Building Sustainable Communities Housing Open Space, Sport and Leisure Education, Health, Community and Cultural facilities

Creating sustainable communities is central to both the RDS and the SPPS. The RDS states that, “sustainable communities are places where people want to live, work and play now and in the future. They meet the diverse needs of existing and future residents, are sensitive to the environment and contribute to a high quality of life. They are safe and inclusive, well planned, built and run, and offer equality of opportunity and good services for all.” Building sustainable communities is also dependent upon securing the long term health and wellbeing of our citizens. Whilst the health and welfare agencies have a primary role in this, there is growing awareness of the social and economic benefits to preventing ill health, rather than reacting to it. It is in this context

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that there is a clear role for the planning system in shaping a physical environment that is safe and that offers opportunities to everyone for the activities such as walking and cycling that are likely to assist in improving health and wellbeing. Within our settlements, open spaces play an important role in creating this type of environment. Through the LDP, existing open space will be protected and appropriate green areas or routes supported. The LDP will also help build balanced and healthy communities within Mid and East Antrim through an appropriate housing mix alongside meeting local needs for affordable and specialised housing. Strategic planning places emphasis on the importance of the relationship between the

location of housing, jobs, services and infrastructure and generally seeks to ensure that housing is accessible to employment and core services. The regional direction for housing is also to avoid adverse impacts on the natural or historic environment and to ensure that it does not take place in areas posing significant risk to people and property. This will be particularly important in the countryside where, through the LDP, a balanced approach will be taken between the protection of the environment from inappropriate development and sustaining rural communities. Building sustainable communities is an important thread running through our Community Plan. By facilitating the provision of quality housing, open space and essential services to meet the needs of everyone in a sustainable manner, the LDP aims to support the delivery of two key themes within our Community Plan; ‘Good Health and Wellbeing’ and ‘Community Safety and Cohesion’. The strategic subject policies within this chapter will assist with the implementation of the strategic objectives set out in

Chapter 4.0, particularly the following:

protecting existing active travel routes and networks.

• To support rural communities by providing appropriate opportunities for sustainable development in the countryside.

• To facilitate regeneration initiatives, particularly where they will provide for quality public places and ‘shared spaces’ that are accessible to and valued by everyone, or where they improve the quality of life for disadvantaged local communities.

• To provide a sufficient supply of land for new mixed tenure housing in convenient locations to meet the anticipated housing need of around 7,500 dwellings for the period 2012 to 2030, including any identified special housing needs. • To deliver quality residential environments (including associated public open space and linkages to green infrastructure networks). • To facilitate confirmed needs for the development of new health, educational, recreational and community services at locations accessible to local communities through various modes of transportation. • To support, and where possible enhance, the recreation and leisure offer within Mid and East Antrim, including safeguarding and promoting access to the coast and to heritage assets. • To promote active travel and increased opportunities for walking and cycling while

In this chapter, the strategic subject policies are informed by our evidence base and the relevant regional and local policy context, alongside our Sustainability Appraisal objectives, particularly the following: • Improve health and wellbeing; • Strengthen society; • Provide good quality, sustainable housing; • Enable access to high quality education; • Encourage active and sustainable travel; • Improve air quality and reduce causes of and adapt to climate change; • Protect natural resources and enhance biodiversity; and • Maintain and enhance landscape character.

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8.1 Housing

Introduction 8.1.1

8.1.2

Creating sustainable communities is at the heart of both regional planning policy and Council’s strategic plans. The provision of a range of well-designed house types and sizes and achieving a balance between affordable houses to rent, other types of tenure and market housing for sale are all considered as important factors in building sustainable communities. The LDP has an important role to perform by supporting the delivery of this mix of homes to meet the full range of housing needs and creating places that are safe, inclusive, well planned and where people want to live, work and play. This should be in locations that benefit from ease of access to public transport, active travel routes, employment and core services and in a manner that is sensitive to the environment and contributes to a high quality of life. The SPPS sets out four broad outputs that the LDP Housing Strategy and accompanying policies and proposals should deliver within settlements, tailored to the specific circumstances of the plan area. These are sustainable forms of development, good design, increased housing density without town cramming and balanced communities.

Policy Aims 8.1.3

•

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Alongside the General Policy, the operational strategic subject policies that will help to deliver each output are listed under the policy aims below. To promote sustainable forms of development (Refer to Part 1: Strategic Housing Allocation and Management of Housing Supply)

•

Policy SGS3 Strategic Allocation of Housing to Settlements

•

Policy SGS4 Protection of Zoned Housing Land

•

Policy SGS5 Management of Housing Supply

8.1.4

To secure good design and increased housing density without town cramming Operational Policies

•

Policy HOU1 Quality in New Residential Development in Settlements

•

Policy HOU2 The Conversion or Change of Use of Existing Buildings to Flats or Apartments

•

Policy HOU3 Residential Extensions and Alterations (also applies to proposals in the countryside)

•

Policy HOU4 Protected Town Centre Housing Areas

8.1.5

To nurture the development of balanced communities Operational Policies •

Policy HOU5 Affordable Housing in Settlements

•

Policy HOU6 Housing Mix (Unit Types and Sizes)

•

Policy HOU7 Adaptable and Accessible Homes (also applies to proposals in the countryside)

•

Policy HOU8 Travellers Accommodation (also partly applies to proposals in the countryside)

•

The overall aim of the SPPS in regard to the countryside is to manage development in a manner which strikes a balance between protection of the environment from inappropriate development, while supporting and sustaining rural communities consistent with the RDS. It requires the LDP to bring forward a strategy for sustainable development in the countryside underpinned by appropriate policies for housing and other forms of development. Broadly, the policy approach expressed by the SPPS is to cluster, consolidate, and group new development with existing established buildings and promote the re-use of previously used buildings.

•

Policy HOU12 New Dwelling in Existing Clusters

•

Policy HOU13 Ribbon/Infill Development

•

Policy HOU14 Personal and Domestic Circumstances

•

Policy HOU15 Residential Caravans and Mobile Homes

•

Policy HOU16 Affordable Housing in the Countryside

•

For proposals involving the conversion and reuse of existing buildings in the countryside see Policy HE8 Unlisted Locally Important Building or Vernacular Building.

Policy Aim

Housing in Settlements

Alongside the General Policy, the operational strategic subject policies that will help to deliver sustainable residential development in the countryside in accordance with the SPPS are listed under the policy aim below.

Sustainable forms of development

To manage residential development in the countryside in order to secure a sustainable balance between protecting the environment from inappropriate development while supporting and sustaining rural communities. Operational Policies •

Policy HOU9 Replacement Dwelling

•

Policy HOU10 Dwelling on a Farm Business

•

Policy HOU11 Dwelling for Non- Agricultural Business Enterprise

8.1.6

The Strategic Housing Allocation is the primary means by which the LDP seeks to manage housing growth to achieve sustainable patterns of residential development across the borough. The Strategic Housing Allocation is set out in Part 1 of the Plan Strategy. This is accompanied by SGS4 Protection of Zoned Housing Land which seeks to ensure that land allocated for housing through the Local Policies Plan remains protected for that purpose. A further consideration in managing housing growth in a sustainable way includes the adoption of a sequential approach, as advocated by the SPPS, for the release of housing land within a settlement. Again, this is addressed in Part 1 of the Plan Strategy, through SGS5 Management of Housing Supply.

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developments. Both documents advocate increased housing density in towns to achieve a more sustainable pattern of development. Sustainable benefits likely to accrue from this approach include compact urban form, reduced consumption of greenfield sites, better integration of housing with transport and making best use of existing services and sources of employment.

Other aspects of promoting sustainable development through housing are related more to the form of housing development, rather than its geographical allocation. These aspects are addressed through the various operational policies set out in this section, particularly those relevant to good design and increased housing density without town cramming. 8.1.8 Good design and increased housing density without town cramming 8.1.7

Good design ensures attractive, usable, durable and adaptable places and is a key element in achieving sustainable development. The RDS promotes imaginative and innovative design which respects the character of an area, local tradition and human scale in order to create attractive surroundings and safe places to live. The SPPS requires the LDP to bring forward policy or guidance for achieving quality in residential

8.1.9

However, increased housing density in established residential areas, must ensure that local character, environmental quality and amenity are not significantly eroded and that the proposed density, together with the form, scale, massing and layout of the new development is appropriate to the local context. The following policies reflect the regional policy approach and seek to deliver quality, sustainable and safe new residential developments and appropriate conversions and residential extensions.

In established residential areas (see Appendix E), with the exception of such areas in main towns that are located adjacent to main public transport nodes or within or closely associated with the town centre, planning permission will only be granted for the redevelopment of existing buildings, or the infilling of vacant sites (including extended garden areas) to accommodate new housing where the proposed density is not significantly higher than that found in the established residential areas and the pattern of development is in keeping with the overall character and environmental quality of the established residential area. All dwelling units and apartments in established residential areas should be built to a size not less than those set out in Appendix F and should not result in unacceptable damage to the residential amenity of these areas. All proposals for residential development will be expected to meet the General Policy and accord with other provisions of the LDP. In addition, the guidance set out in Appendix D and in the ‘Creating Places’ design guide, alongside the principles outlined in ‘Living Places – An Urban Stewardship and Design Guide’ will be taken into account when assessing proposals. Any proposal for residential development which fails to produce an appropriate quality of design will not be permitted, even on land identified for residential use in the Local Development Plan.

Justification and Amplification 8.1.10

This policy applies to all proposals for new residential development in settlements.

8.1.11

Council wishes to secure a high quality of design, layout and landscaping in all new residential development across the borough to deliver attractive, safe and sustainable residential environments. These matters are considered as important as the suitability of the site in deciding whether to grant planning permission.

8.1.12

Quality design comes from achieving a balanced response to all the factors influencing a scheme. It will require housing layouts with individuality and which draw on the positive elements of the local context by making the most of a site’s characteristics and its landscape or townscape setting. Quality design also entails variety and contrast within developments, in layout, in boundaries and planting, and in adapting the buildings and spaces around them, to enhance local distinctiveness. It requires attention to detail and consideration of all matters which contribute to a sense of place, such as the protection and integration of natural and historic environment features and

Policy HOU1 Quality in New Residential Development in Settlements Planning permission will only be granted for new residential development where it is demonstrated that the proposal will create a high quality, sustainable and safe residential environment. The design and layout of residential development should be based on an overall design concept that draws upon the positive aspects of the character and appearance of the surrounding area, provides adequate public and private open space and ensures good connectivity with existing local facilities and amenities. Where a need is identified adequate provision should be made for necessary local neighbourhood facilities to be provided by the developer as an integral part of the development. All proposals for residential development are required to submit a Design Concept Statement or a Concept Master Plan. A Concept Master Plan will be required for developments of 200 dwellings or more or for the development, in part or full, of sites of 10 hectares or more zoned for housing in the Local Development Plan or residential development on any other site of 10 hectares or more. In the case of proposals for the partial development of a site zoned for housing the Concept Master Plan will be expected to demonstrate how the comprehensive planning of the entire zoned area is to be undertaken. Any proposal for residential development that would result in unsatisfactory piecemeal development will not be permitted, even on land identified for residential use in the Local Development Plan.

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local landmarks. Quality design must also address the needs of residents, in particular those of children and the elderly (see Policy HOU7 Adaptable and Accessible Homes and Policy HOU6 Housing Mix (Unit Types and Sizes). It encourages pedestrian and cycle movements, makes provision for increased use of public transport, promotes biodiversity and encourages wildlife, integrates open space and, where necessary connects to or accommodates local neighbourhood facilities. Policy OSL4 Public Open Space in New Residential Development sets out the amount of public open space required within residential developments including the provision of children’s play spaces. Where possible, developments should include open space linkages to designated regional or community greenways in accordance with Policy OSL2 Greenways. 8.1.13

The quality of a development relies not only on the design of its functional parts, but also the totality of what is sought in terms of its vision or overall character. It is therefore important that new residential development is based on a clear design concept that seeks to deliver on this vision. Ideally design

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concepts should be based on a network of spaces rather than a hierarchy of roads. This will help ensure the creation of surroundings with an attractive human scale and a distinctive overall sense of place. 8.1.14

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A Design Concept Statement is necessary to demonstrate how the proposed scheme has taken account of the main features of the site and its context and how it will meet the criteria set out in the General Policy, thereby contributing to the promotion of a quality and sustainable residential environment. The statement should outline in writing the overall design concept and objectives for the site and include an indicative concept plan, based on the appraisal of the site and its context. The amount of information and level of detail required will depend on the nature, scale and location of the proposed development. It should be noted that design and access statements (D&AS) are a current requirement under planning legislation that should accompany certain applications. In relation to residential development this includes an application which is a major development (i.e. comprises 50 units or more; or the area of the site is or exceeds 2 hectares) or where one or more dwelling houses are located within a designated area. Where an applicant is required to submit a design and access statement and a design concept statement, it will be acceptable for all the relevant information to be contained in one document. Where Council grants outline planning permission for residential development based on indicative plans, a condition will be imposed requiring that any reserved matters application be based broadly on these plans. Where a Concept Master Plan is required, this will need to indicate in graphic form a scheme for the comprehensive development of the whole area, and include a written statement, detailed appraisals, sketches, plans and other illustrative materials. The Concept Master Plan should also clearly demonstrate how it is intended to implement the scheme.

8.1.15

8.1.16

8.1.17

8.1.18

The comprehensive planning of new or extended housing areas is important to avoid piecemeal development that may result in the undesirable fragmentation of a new neighbourhood and/or fail to secure the proper phasing of development in line with Strategic Proposal SGS5 or with the delivery of necessary infrastructure or facilities. In this context it should be noted that a proposal which fails to comply with SGS5 will not be granted planning permission, irrespective of its merits under Policy HOU1. Council would encourage land pooling by owners and developers to facilitate the comprehensive development of residential sites. Where this cannot be achieved, and comprehensive development of the site would be prejudiced, the application will be refused. Council will not permit proposals for new housing development in established residential areas where these would result in unacceptable damage to the local character, environmental quality or residential amenity of these areas. However, in recognition of the desirability of promoting increased density housing in appropriate locations, suitably designed higher density proposals in established residential areas in the following locations within main towns may be acceptable: i) adjacent to main public transportation nodes and ii) in designated town centres or areas closely associated with them.

Policy HOU2 The Conversion or Change of Use of Existing Buildings to Flats or Apartments The conversion or change of use of existing buildings to flats or apartments (including those for multiple occupancy34) will be permitted where Policy HOU1 Quality in New Residential Development in Settlements, and all the additional criteria set out below are met: a) the proposal maintains or enhances the form, character and architectural features, design and setting of the existing building; b) the original property is greater than 150 square metres gross internal floorspace in the case of sub-division of an existing dwelling; c) all flats or apartments are self contained (i.e. having separate bathroom, w.c. and kitchen available for use only by the occupiers); d) the development does not contain any flat or apartment which is wholly in the rear of the property and without access to the public street; e) adequate refuse storage space (large enough to allow for the separation of recyclable waste) is provided; and f)

proposals above shops and other business premises do not prejudice the operations of any commercial business below.

Justification and Amplification 8.1.19

In Conservation Areas and Areas of Townscape Character housing proposals will be required to maintain or enhance the distinctive character and appearance of such areas in accordance with Policy HE6 Conservation Areas and Policy HE7 Areas of Townscape Character. The acceptability of proposals will depend on the particular circumstances of the site and its surroundings and decisions will be informed by the guidance provided in Appendix D and in the ‘Creating Places’ design guide (DOE/DRD 2000), alongside the principles outlined in ‘Living Places - Urban Stewardship and Design Guide’ (DOE 2014).

The conversion and reuse of existing buildings for residential use is often a more sustainable form of development than new build or redevelopment, as it makes use of existing materials and services. Additional benefit is likely to be gained where the original building is established in a sustainable location, such as a town centre. This policy therefore supports initiatives such as ‘Living Over the Shop’ which can provide a useful source of affordable rented housing, contribute to the vitality and viability of town centres and reduce dependency upon the private car. However, it is important to ensure that where properties are converted, there is no adverse effect on the local character, environmental quality or residential amenity of the surrounding area. For example, as a result of increased density, overlooking, increased traffic congestion, and the loss of family sized housing. Adequate amenity for any future occupiers should also be provided.

8.1.20 To ensure that individual dwellings are appropriate for conversion, a minimum size limit is placed on dwellings which will be permitted for conversion to flats or apartments. At some locations within designated town centres and sites adjacent to main public transportation nodes, the conversion of existing buildings to flats or apartments may be appropriate where an existing property is less than 150m² gross internal floorspace. In such cases a more flexible approach to the floorspace requirement in the policy may be applied. 8.1.21

The usual residential design requirements such as layout, scale, massing and amenity should be carefully considered to ensure a quality residential environment is achieved when converting and/or sub dividing an existing building. Adequate amenity space should be provided in accordance with the ‘Creating Places’ design guide (DOE/DRD 2000). Appropriate refuse and recycling

A House in Multiple Occupation (HMO) is defined by the Houses in Multiple Occupation Act (Northern Ireland) 2016.

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compatible in terms of providing a suitable living environment for the residents above. Equally, the residential use should not disrupt the functions of the ground floor business to protect the economic vibrancy of the area. For such proposals above commercial businesses in town centres, a flexible approach will be applied to car parking provision having regard to the circumstances of each case.

storage areas should be designed as an integral element of the development accessible to all residents and screened from amenity space and the public realm to safeguard amenity. Proposals involving extensions and alterations are required to be consistent with Policy HOU3 Residential Extensions and Alterations. 8.1.22

Where a proposal involves the conversion or subdivision over an existing commercial business the ground floor use should be

Policy HOU3 Residential Extensions and Alterations Planning permission will be granted for a proposal to extend or alter a residential property where all of the following criteria are met: a) the scale, massing, design and external materials of the proposal are sympathetic with the built form and appearance of the existing property and will not detract from the appearance and character of the surrounding area; b) the proposal does not unduly affect the privacy or amenity of neighbouring residents; c) the proposal will not cause the unacceptable loss of, or damage to, trees or other landscape features which contribute significantly to local environmental quality; and d) sufficient space remains within the curtilage of the property for recreational and domestic purposes including the parking and manoeuvring of vehicles. The guidance set out in Appendix G will be taken into account when assessing proposals against the above criteria.

dominate the host building. It is important that an extension fits in with its surroundings by not only complementing the dwelling but also the street scene that it sits within. The overall aim is to encourage high quality design solutions irrespective of whether the approach followed seeks to mirror the style of the existing property or adopts a contemporary modern design approach. 8.1.26 It is important that the amenity of all residents is protected from ‘unneighbourly’ extensions as these can cause problems through overshadowing/loss of light, dominance and loss of privacy. The extent to which potential problems may arise is usually dependent upon the separation distance, height, depth, mass and location of an extension and window positions. 8.1.27

Care should be taken to ensure that proposals to extend do not decrease the amount of private open space to a level that cannot accommodate the normal domestic activities such as bin storage, clothes drying, sitting out and playspace. In considering the

effect of an extension on private amenity space, Council will take into account the guidelines in Creating Places and the prevailing standard of private amenity space in the local area. Proposals which involve the loss of incurtilage car parking will require alternative parking elsewhere within the curtilage of the site or on street. 8.1.28 In assessing planning applications for residential extensions and/or alterations in Conservation Areas, Areas of Townscape Character and those affecting Listed Buildings, Council will also consider the relevant Historic Environment policies (HE6, HE7, HE3) together with any policy or advice contained in the relevant local design guide. 8.1.29 Applications for residential extensions and alterations raise detailed, site specific issues and each case will be assessed on its individual merits. The acceptability of proposals will depend on the particular circumstances on the site and its surroundings and decisions will be informed by the guidance provided in Appendix G.

Policy HOU4 Protected Town Centre Housing Areas Within designated Protected Town Centre Housing Areas, planning permission will not be granted for any development that results in a change of use from housing.

Justification and Amplification 8.1.23

This policy applies to all dwellinghouses, flats or apartments throughout the borough, including a dwelling located in the countryside.

8.1.24 In line with the SPPS, the LDP seeks to support good design and it is an important material consideration in the assessment of all applications, including proposals for residential extensions and alterations. Good design will help promote sustainable development and improve the quality of the existing environment.

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8.1.25

A proposal to extend or alter a residential property can have a significant impact on the character and appearance of the local environment. Even small-scale changes can, by virtue of their cumulative impact over a period of time, significantly erode the character of a street, village or rural setting. An extension or alteration should be in scale with existing and adjoining buildings. The height, width and general size of an extension should generally be smaller than the existing dwelling and subordinate or integrated so as not to

Justification and Amplification 8.1.30 The LDP will support the protection of existing town centre housing stock and resist the spread of commercial uses into areas of town centres which have a useful longerterm residential life. Such areas provide valuable housing stock and are homes for established communities which help retain the town centre’s vitality, reduce vandalism and generally make it a more attractive place to live.

8.1.31

This policy is justified on the basis of the responses to our Preferred Options Paper on this issue (Key Issue 10 refers).

8.1.32

Protected Town Centre Housing areas will be designated in the Local Policies Plan. Those areas in the extant plans currently designated for such protection will be assessed and amended as necessary.

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Balanced communities 8.1.33

Achieving balanced communities throughout Northern Ireland is a key aim of broader Government policy as reflected in the draft PfG. The important role of housing is a vital part of the delivery mechanism as highlighted in both the RDS and SPPS. Diversity and social inclusion are distinguishing marks of well-balanced communities which embrace a mix of social groups and are able to accommodate people of different backgrounds who wish to live together. The provision of good quality housing offering a variety of house types, sizes and tenures to meet different needs, and development that provides opportunities for the community to share in local employment, shopping, leisure and social facilities, is highlighted in the SPPS as fundamental to building balanced communities.

facilitating identified need by zoning land for affordable housing and indicating where a proportion of a site may be required for affordable housing. In seeking a proportion of affordable housing alongside general market housing in larger developments, the LDP will ensure the delivery of an appropriate range of house sizes, types and tenures to meet local needs, whilst minimising future disadvantage often associated with large areas of social housing. The SPPS also requires the LDP to make provision to meet the full range of housing needs. This includes provision for those who are elderly, disabled or with mobility issues. 8.1.35

8.1.34 The SPPS acknowledges the role of the development plan as the primary vehicle for

To help create balanced communities in Mid and East Antrim the following policies require residential developments to provide adaptable and accessible homes in a variety of house types, sizes and tenures.

Policy HOU5 Affordable Housing in Settlements Where a need for Affordable Housing is established by the Northern Ireland Housing Executive (NIHE) or other relevant housing authority through a Housing Needs Assessment; proposals for housing developments of 10 dwellings or more, or on a site of 0.2 hectare or more, will only be permitted subject to meeting the following quota: •

Main and Small Towns: 20% Affordable Housing

•

Villages and Small Settlements: 10% Affordable Housing

management process. In either case, account will be taken of the viability of securing an enhanced level of provision in these areas where a high level of affordable housing need is confirmed through the HNA.

the need, a lower number of units will be acceptable. 8.1.38 The provision of both social rented and intermediate housing is currently delivered by registered housing associations with the help of public sector grant and loan funding. Prior to submitting a planning application, an applicant/developer is therefore advised to liaise closely with a registered Housing Association and the NIHE to discuss the exact mix and standard of affordable housing required in each case. This should ensure that affordable housing provided under this policy takes account of the specific needs of those in housing stress in a locality according to the common housing selection scheme as well as the broader housing need for the borough as identified through the up to date HNA. 8.1.39 The policy requires a minimum provision of 20% of units as affordable housing in main and small towns and a minimum of 10% in villages and small settlements, above the threshold stated. Where Council considers it necessary to provide a higher proportion of affordable housing, the Local Policies Plan may seek to deliver this through key site requirements attached to specific housing zonings. Alternatively, enhanced provision may be sought directly with applicants on a case by case basis via the development

8.1.40 It will not be acceptable to artificially divide lands for the purposes of circumventing the policy requirements or to propose applications to develop a larger site in phases of less than 10 units or 0.2 hectares, to avoid delivery of affordable housing. It is, however, acknowledged that in some cases a developer may have a reason for adopting a phased approach to the development of a site. Where this is the case, the concept masterplan should demonstrate the comprehensive planning of such a site and how the full affordable housing obligations will be met. Partial development may be permitted if the affordable housing element can be secured by way of Section 76 planning agreement. 8.1.41

The delivery of affordable housing will be secured by way of a planning condition or a formal planning legal agreement between Council and the developer.

8.1.42

Given the complexities around the delivery of affordable housing, supplementary planning guidance may be prepared in the future to provide greater clarity.

Where it is demonstrated that a development is not viable a reduced or alternative provision of affordable housing may be acceptable. All proposals for residential development will also be required to meet the General Policy and accord with other provisions of the LDP.

Justification and Amplification 8.1.36 Affordable housing includes social rented housing and intermediate housing (see Glossary). 8.1.37

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In applying this policy, the up to date Housing Needs Assessment (HNA) for Mid and East Antrim, currently carried out annually by the NIHE, will be a material

consideration. Where it is shown that there is an unmet need for affordable housing in a settlement, there will be a requirement for all housing schemes above the specified threshold to provide affordable housing in line with this policy. In those circumstances where the number of affordable housing units required by this policy would exceed 175

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Policy HOU6 Housing Mix (Unit Types and Sizes)

Policy HOU7 Adaptable and Accessible Homes

Planning permission will be granted for new residential development of 25 or more units, or on sites of one hectare or more, where a mix of house types and sizes are provided. There should be sufficient provision for smaller homes to meet future household requirements in Mid and East Antrim. In smaller schemes the need to provide greater variety in type and size will be considered on its individual merits.

To assist with the delivery of adaptable and accessible homes, planning permission will be granted for a new dwelling, flat or apartment where the following criteria are met: a) where a dwelling has car parking within its individual plot boundary, at least one parking space should be capable of enlargement to achieve a minimum width of 3300mm. Where communal parking is proposed at least two out of every 20 spaces should have a width of 3300mm;

The required mix of house types and sizes will be negotiated with developers, taking account of the specific characteristics of the development, the site and its context and the nature of the local housing need. In locations where apartment development of 25 or more units is considered acceptable, variety in the size of units will be required.

b) dining areas and living rooms should allow space for turning a wheelchair; c) a living room/living space will normally be expected to be provided on the entrance level of every dwelling;

All proposals for residential development will also be required to meet the General Policy and accord with other provisions of the LDP.

e) an accessible bathroom, which allows space for turning a wheelchair, should be provided on the same floor as the main bedroom.

Justification and Amplification 8.1.43

8.1.44

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The mixture of different types and sizes of houses and apartments required through this policy will help to provide choice within residential developments, particularly on larger sites, to assist with the creation of high quality, sustainable places and balanced communities. Whilst it is also desirable to promote diversification of tenure within residential developments, this aspect will be addressed primarily through Policy HOU5 Affordable Housing in Settlements. The general information on the broad housing mix considered appropriate across the borough is provided through the up to date Housing Market Analysis (HMA), updated periodically by NIHE and published on their website (www.nihe.gov.uk). Currently, analysis of the local housing market in Mid

d) the principal window in the principal living space should be sited to enable outlook when seated; and

and East Antrim shows an ageing population, reducing household size and a decline in the number of households with children. This emphasises the need for ‘smaller size, new build houses’ within the borough (Mid and East Antrim Housing Market Analysis Update, NIHE, June 2018). However, it is accepted that the appropriate mix of house types and sizes in each case will be influenced by the location, site characteristics and local housing need patterns. The preferred housing mix will also vary by tenure. Accordingly, the proposed housing mix will need to be determined on a case by case basis in response to up to date evidence of housing need. The policy therefore facilitates the flexibility needed to deliver appropriate house types and sizes in response to local circumstances.

All proposals for residential development will also be required to meet the General Policy and accord with other provisions of the LDP.

Justification and Amplification 8.1.45

While the existing Building Regulations (2012) focus on ensuring that dwellings are accessible for visitors; the intention of this policy is that homes are accessible for those who live in them. Lifetime Homes standards35 are a nationally recognised set of criteria to make new dwellings adaptable enough to accommodate a household’s changing lifetime needs and enable them to be lived in and visited by people with varying degrees of mobility. Whilst some of the Lifetime Homes standards are included in technical booklet Part R of the Building Regulations (Northern Ireland) 2012, many are not. This policy seeks to address those elements of the standards that can be adequately addressed through the planning system. The policy will apply more to new dwellings provided through the private sector as the requirement for Housing Associations to build to the Lifetime Home standards has applied in Northern Ireland since 1998 and is set out in the DfC Housing Association Guide (HAG).

8.1.46

This policy applies to all proposals for new dwellings, flats and apartments, including a dwelling located in the countryside. On submitting a planning application, floor plans should indicate an unobstructed turning circle of 1500mm diameter or a turning ellipse of 1700mm x 1400mm within dining areas, living rooms and also in accessible bathrooms on the same floor as the main bedroom to allow space for turning a wheelchair. To allow a reasonable view from the principal living space, the principal window in this living space, or glazed doors should include glazing that starts no higher than 800mm above floor level.

8.1.47

It is recognised that there may be some exceptional circumstances where not all of these policy criteria can be accommodated whilst still meeting other planning policy requirements. Such cases will be considered on their merits whilst carefully balancing all policy and other material considerations.

Lifetime Homes Standards have now been superseded in England and Wales by the Building Regulations (Category 2)

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Policy HOU8 Travellers Accommodation Where a demonstrable need for Travellers specific accommodation is identified in the Housing Needs Assessment, planning permission will be granted for a suitable facility which meets this need. This may be provided through either a grouped housing scheme, a serviced site or a transit site in a settlement where the General Policy and the following criteria are met: a) there is suitable provision of utilities, including running water, toilet facilities and waste disposal; and b) the proposal will provide convenient access to local services, including health services, education facilities, public transport, employment opportunities and open space. Where a need is identified for a transit site or a serviced site, which cannot readily be met within an existing settlement in the locality, a proposal will be required to meet the requirements of criteria a) to c) of Policy HOU16 Affordable Housing in the Countryside. Exceptionally, where a need is demonstrated through the Housing Needs Assessment produced by NIHE, a single family Traveller transit site or serviced site may be permitted in the countryside. Such proposals will be assessed on their merits.

Justification and Amplification protect the environment and rural character while sustaining a strong and vibrant rural community. Accordingly, in order to deliver the Spatial Growth Strategy and the broader regional objectives of the SPPS, housing growth in the countryside must be carefully managed in order to avoid excessive or unnecessary development and to ensure that development permitted is appropriate to the rural context.

8.1.48 Travellers have distinctive needs which will be assessed as part of the annual Housing Needs Assessment for Mid and East Antrim produced by NIHE and which may be met in a number of ways including; grouped housing schemes, services sites or transit sites (See Glossary). As with other housing proposals the priority will be for Travellers’ accommodation to be located within settlements. 8.1.49

In addition to ensuring any proposal complies with the General Policy and is compatible with neighbouring uses and is appropriately integrated, policy criteria a) and b) seek to address broader issues including provision of utilities and access to local services.

Housing in the Countryside 8.1.50 The LDP Spatial Growth Strategy aims to facilitate sustainable development in the open countryside, balancing the need to

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8.1.51

The following operational strategic subject policies for housing in the countryside (outside designated settlement limits) are therefore targeted to the delivery of housing to meet the essential needs of rural communities while protecting the environment and rural character. To a large extent this is reflected in the policy focus on the clustering, consolidating and grouping of new development with existing established buildings or the reuse of previously used buildings or sites which benefit from service provision.

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Policy HOU9 Replacement Dwelling

Justification and Amplification 8.1.52

The replacement of existing dwellings particularly those that may be unfit, is important to the renewal and up-grading of the rural housing stock and can secure environmental benefits. All permissions for a replacement dwelling granted under this policy will be subject to a condition requiring demolition of the existing dwelling or restricting its future use if it is to be retained as part of the overall development scheme, and in cases where the original building is retained, it will not be eligible for replacement again.

8.1.53

This policy does not allow for the replacement of buildings which are essentially ruinous or where the building is only partially remaining. The terms ‘essential characteristics’ and ‘substantially intact’ raise detailed and site specific issues relating to the characteristics and condition of buildings and each case will be assessed on its individual merits. The onus is on the applicant to demonstrate that the building to be replaced meets both of these criteria through the submission of detailed plans, photos or other verifiable evidence.

Planning permission will be granted for a replacement dwelling in the countryside where: a) the building to be replaced exhibits the essential characteristics of a dwelling; and b) as a minimum all external structural walls are substantially intact. For the purposes of this policy all references to ‘dwellings’ will include buildings previously used as dwellings. Buildings designed and used for agricultural purposes, such as sheds or stores, and buildings of a temporary construction will not be eligible for replacement under this policy. This policy will not apply to buildings where planning permission has previously been granted for a replacement dwelling and a condition has been imposed restricting the future use of the original building, or where the building is immune from enforcement action as a result of non-compliance with a condition to demolish. Unlisted Vernacular Dwelling All proposals for the replacement of an unlisted vernacular dwelling will be assessed against this policy and the policy provisions of Policy HE8 Unlisted Locally Important Building or Vernacular Building. Non-Residential Building Favourable consideration will be given to the replacement of a permanent redundant non-residential building with a single dwelling, where the redevelopment proposed would bring significant environmental benefits and provided the building is not listed or otherwise makes an important contribution to the heritage, appearance or character of the locality. All Replacement Cases In addition to the above, a proposal for a replacement dwelling will only be permitted where it meets the General Policy, accords with other provisions of the LDP and where: a) The proposed replacement dwelling is sited within the established curtilage of the existing building, unless either: i.

the curtilage is so restricted that it could not reasonably accommodate a modest sized dwelling; or

ii. it can be shown that an alternative position nearby would result in demonstrable landscape, heritage, access or amenity benefits; and b) The overall size of the new dwelling should allow it to integrate into the surrounding landscape and would not have a visual impact significantly greater than the existing building. For the purposes of this policy ‘curtilage’ will mean the immediate, usually defined and enclosed area surrounding an existing or former dwelling house.

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8.1.54 Proposals to replace existing semi-detached or terraced dwellings will generally only be acceptable if replaced in situ with the proposed new dwelling remaining attached to the other elements of the existing development unless there are practical mitigating circumstances to be considered. All proposals for a replacement dwelling located within a Special Countryside Area will be assessed against this policy and CS2 Special Countryside Areas.

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Planning permission will be granted for a dwelling on land included on a farm business where the applicant can demonstrate all of the following:

In all cases such evidence must cover a minimum of the last six years from the date of the application.

a) the farm business is currently active and has been active and established for the last six years; b) no dwellings or development opportunities out-with settlement limits have been sold-off from the farm business within 10 years from the date of the application; and c) the new building is visually linked or sited to cluster with an established group of buildings on the farm and where practicable, access to the dwelling should be obtained from an existing lane. Exceptionally, consideration may be given to an alternative site elsewhere on the farm, provided there are no other sites available at another group of buildings on the farm or out-farm, and where there are either: •

demonstrable health and safety reasons for not clustering with existing farm buildings; or

•

verifiable plans to expand the farm business at the existing building group(s).

Planning permission granted under this policy will only be forthcoming once every 10 years. Planning permission will not be granted for a dwelling under this policy where a farm business is artificially divided solely for the purpose of obtaining planning permission. A proposal for a dwelling by those involved in the keeping and breeding of horses for commercial purposes will also be assessed under the criteria set out in this policy. All proposals will also be required to meet the General Policy and accord with other provisions of the LDP.

Justification and Amplification 8.1.55

It is considered that there is a continuing need for new dwellings on farms to accommodate those engaged in farm business. A dwelling under this policy will not be acceptable unless the existing farm business is both active and established.

8.1.56 For the purposes of this policy, a farm business is one that demonstrates that it enjoys the decision-making power, benefits and financial risks in relation to the agricultural activity36 on the land. One of the clearest ways of demonstrating that a farm business is currently active is firstly by providing an active DAERA Category 1 Business ID Number, and secondly by demonstrating receipt of Single Farm Payment or payment from the Basic Payment Scheme administered by DAERA. Where applicants do not have a Category 1 Business

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ID Number and have not received payment through DAERA, then the applicant must provide evidence of an active farm business. Examples of evidence that may be required include: •

Accounts for the farming business prepared by a qualified accountant.

•

Receipts relating to outputs and inputs.

•

Bank statements showing income/ expenditure relating to receipts.

•

For the purposes of this policy, agricultural activity is as defined by Article 4 of the European Council Regulations (EC) No. 1307/2013

Health and Safety Executive or Council’s Environmental Health Department to justify the case. Evidence relating to plans for the future expansion of the farm business may include extant planning permissions, building control approvals or contractual obligations to supply farm produce.

Additional evidence may also be required. Hobby farming is not considered to constitute a farm business and will not satisfy the requirements of this policy.

Policy HOU10 Dwelling on a Farm Business

8.1.57

Planning permission will not be granted for a dwelling under this policy where a farm business has recently sold-off a development opportunity from the farm such as a replacement dwelling or other building capable of conversion. For the purposes of this policy, ‘sold-off’ will mean any development opportunity disposed of from the farm business to any other person including a member of the family.

8.1.58 To help minimise impact on the character and appearance of the landscape a dwelling should be positioned sensitively with an established group of buildings on the farm, either to form an integral part of that particular building group, or when viewed from surrounding vantage points, to read as being visually interlinked with those buildings, with little perception of any physical separation that may exist between them. The need for visual linkage may be set aside if there is existing mature vegetation that effectively screens an adjacent site from public view. Those farm businesses which do not have an established group of buildings will not satisfy this policy and it will not be acceptable to position a new dwelling so as to group with buildings on a neighbouring farm business.

8.1.60 A proposal for a dwelling associated with an equine business is to be afforded the same policy considerations as an established and active farm business. Such businesses will include horse breeding and training and the operating of livery yards, trekking centres and riding schools. Applicants will have to provide sufficient information to demonstrate a level of involvement commensurate with commercial activity over the requisite period of six years prior to the submission of the application. Such information should include: •

A statement of commercial rateable history for the business.

•

Copies of appropriate Insurances.

•

Copies of ‘Horse Passports’ (if applicable).

•

Any other information considered relevant to the particular case. Those keeping horses and/or ponies for hobby purposes will not satisfy the requirements of this policy.

8.1.61

The Department of Agriculture, Environment and Rural Affairs (DAERA) will confirm the Business ID number and will be further consulted as necessary in regard to the information supplied in support of applications.

8.1.59 Where an alternative site is proposed under criterion c) for health and safety reasons, the applicant will be required to submit robust evidence from a competent and independent authority such as the

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Policy HOU11 Dwelling for NonAgricultural Business Enterprise

Planning permission will be granted for a dwelling in connection with an established nonagricultural business enterprise located beside or within the boundaries of the business enterprise and integrated with the buildings on the site, and where it meets the General Policy, accords with other provisions of the LDP and it is clearly demonstrated that: a) a site specific need exists that makes it essential for an employee of the business to live at the site of their work; b) there are no alternative development opportunities available under any other policy; and c) there are no reasonable alternative solutions to meet the particular circumstances of the case. Planning permission granted under this policy will be subject to a condition restricting occupation of the dwelling for the use of the business.

Justification and Amplification

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8.1.62

Established non-agricultural business enterprises, located in the countryside, may require residential accommodation. The presence of such a business is not, of itself, sufficient justification to grant permission for someone to live on the site. Applicants must provide sufficient information to show that there is a site specific need which makes it essential for one of the firm’s employees to live at the site of their work, as against a general desire for a dwelling in association with the business.

8.1.63

A business which has been operating satisfactorily without residential accommodation will be expected to demonstrate why accommodation is now considered necessary in order to enable the enterprise to function properly. The need to provide improved security from theft and/or vandalism by having someone living on the site is unlikely on its own to warrant the grant of planning permission.

Policy HOU12 New Dwelling in Existing Clusters Planning permission will be granted for a dwelling at an existing cluster of development in the countryside provided it meets with the General Policy, accords with other provisions of the LDP and all the following criteria are met: a) the existing group of buildings (or cluster) displays a cohesive built form and constitutes a distinct visual entity in the rural landscape and is associated with a focal point; b) the cluster of development lies outside of a farm and consists of four or more buildings (excluding ancillary buildings such as garages, outbuildings and open sided structures) of which at least three are dwellings; c) the identified site provides a suitable degree of enclosure and is bounded on at least two sides with other development in the cluster; d) the proposed development can be absorbed into the existing cluster through rounding off and consolidation and will not significantly alter its existing character, or visually intrude into the open countryside; e) the proposed dwelling does not result in the coalescence of two visually distinct groups of buildings; and f)

the proposal will not create or add to a ribbon of development.

Justification and Amplification 8.1.64 A cluster is a close grouping of buildings, and whether it constitutes a visual entity will be determined by both visual linkages and physical proximity. For the purposes of this policy, examples of what constitutes a focal point includes a social/community building/ facility, or cross-roads. A social/community building/facility is an identifiable entity used by the community for gatherings or activities with social interactions including a church, community hall or school building.

8.1.65

As this policy solely relates to proposals within the countryside, buildings and/or focal points within settlements cannot be relied upon.

8.1.66 Further information on what may constitute a cluster and best practice guidance is set out in the supplementary planning guidance ‘Building on Tradition’ (DOE 2012).

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Policy HOU13 Ribbon/Infill Development

Policy HOU14 Personal and Domestic Circumstances

Planning permission will be refused for a building which creates or adds to a ribbon of development in the countryside.

Planning permission will be granted for a dwelling in the countryside to provide for the long term needs of an individual or family, where there are compelling and site specific reasons for this related to the applicant’s personal or domestic circumstances and provided it meets the General Policy, accords with other provisions of the LDP and both the following criteria are met:

An exception will be permitted for the development of a small gap site sufficient to accommodate only one dwelling within an otherwise substantial and continuously built up frontage and provided this respects the existing development pattern along the frontage in terms of size, scale, siting and plot size, meets the General Policy and accords with other provisions of the LDP.

a) the applicant can provide satisfactory evidence that a new dwelling is a necessary response to the particular circumstances of the case and that genuine hardship would be caused if planning permission were refused; and

For the purpose of this policy the definition of a substantial and built up frontage includes a line of three or more substantial buildings with a common frontage to a road, footpath or private lane served by individual accesses and visually linked when viewed from that road, footpath or private lane.

All permissions granted under this policy will be subject to a condition restricting the occupation of the dwelling to a named individual and their dependents.

Justification and Amplification 8.1.67

Ribbon development is detrimental to the character, appearance and amenity of the countryside. It creates and reinforces a built-up appearance to roads, footpaths and private laneways and can sterilise back-land, often hampering the planned expansion of settlements. It can also make access to farmland difficult and cause road safety problems. Development that exacerbates or extends ribboning will therefore be unacceptable.

8.1.68 For the purposes of this policy: •

•

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A ‘ribbon’ does not necessarily have a continuous or uniform building line. Buildings sited back, staggered or at angles and with gaps between them can still represent ribbon development, if they have a common frontage and they are visually linked when viewed from the road. A building has a frontage to a road, footpath or private lane if the plot on which it stands abuts or shares a boundary with that road, footpath or private lane; an access does not constitute a road frontage.

b) there are no alternative solutions to meet the particular circumstances of the case, such as: an extension or annex attached to the existing dwelling; the conversion or reuse of another building within the curtilage of the property; or the use of a temporary mobile home for a limited period to deal with immediate short term circumstances.

•

The ‘substantial buildings’ that are being relied upon to create a substantial and built up frontage, should not be located within a designated settlement limit, each should have their own defined curtilage and cannot include ancillary domestic sheds, outbuildings or garages or small agricultural buildings.

Justification and Amplification 8.1.70

‘Visually linked’ refers to a perception of a continuous line of development.

8.1.69 Many frontages in the countryside have gaps between houses or other buildings that provide relief and visual breaks in the developed appearance of the locality that help maintain rural character. The infilling of these gaps will therefore not be permitted except where it comprises the development of a small gap within an otherwise substantial and continuously built up frontage. It will not be sufficient for an applicant to simply show how one dwelling could be accommodated. Applicants must take full account of the existing pattern of development and produce a design solution to integrate the new buildings.

8.1.71

•

This policy makes provision for a new dwelling in the countryside where this is justified through the particular personal or domestic circumstances pertaining to the applicant or a family member. Often, such cases will be health related. Whatever the circumstances each case needs to be carefully considered on its own merits. Applicants will be expected to provide sufficient information to allow a proper assessment of each specific case. Such information should include: A statement detailing the special personal or domestic circumstances supported if appropriate by medical evidence from a medical or health professional.

•

Details of the level of care required in relation to any medical condition again supported by the appropriate health professional, the identity of the main carer, their current address and occupation.

•

An explanation of why care can only be provided at the specific location and how genuine hardship would be caused if planning permission were refused.

•

Details of what alternatives to a new dwelling have been considered e.g. extension/ annex to an existing dwelling and why such alternatives are not considered practical to meet the site specific need.

•

Any other information considered relevant to the particular case.

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Policy HOU15 Residential Caravans and Mobile Homes

Planning permission may be granted for a residential caravan or mobile home in the countryside, for a temporary period only, in exceptional circumstances. These exceptional circumstances include: a) the provision of temporary residential accommodation pending the development of a permanent dwelling; or b) where there are compelling and sitespecific reasons related to personal or domestic circumstances (see Policy HOU14 Personal and Domestic Circumstances). All permissions will be subject to a three-year time limit. However, this may be extended having regard to the particular circumstances of the case. The siting of a residential caravan or mobile home will be subject to the same planning and environmental considerations as a permanent dwelling. Permission will depend on the ability to integrate the unit within an existing building group and screen the unit from public view. Residential caravans or mobile homes on farms will be required to be visually linked or sited to cluster with an established group of buildings on the farm.

Justification and Amplification 8.1.72

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Policy HOU16 Affordable Housing in the Countryside Planning permission may be granted for a group of no more than 14 dwellings adjacent to a village or no more than eight dwellings adjacent to a small settlement to meet an identified affordable housing need of a rural community. Planning permission will only be granted where the application is made by a registered housing association or Northern Ireland Housing Executive (NIHE) and where a demonstrable need has been identified by NIHE which cannot readily be met within an existing settlement in the locality. In assessing the acceptability of sites outside a village or small settlement, the following sequential test in terms of location will be applied: a) Land adjacent to the existing settlement limit, subject to amenity and environmental considerations. b) A site close to the settlement limits which currently contains buildings or where the site is already in a degraded or derelict state and there is an opportunity to improve the environment. c) An undeveloped site in close proximity to the settlement where the development could be visually integrated into the landscape. All proposals will need to be sited and designed to integrate sympathetically with their surroundings, meet the General Policy and accord with other provisions of the LDP. Only one such group will be permitted in close proximity to any particular rural settlement.

Justification and Amplification 8.1.73

Affordable housing includes social rented housing and intermediate housing (see Glossary).

8.1.74

Council will expect the affordable housing needs of rural communities to be met largely within villages and small settlements. However, an exception may be made where a specific need for affordable housing has been established through an up to date Housing Needs Assessment for the borough, currently carried out annually by NIHE, and where the need has not been foreseen and provided for through the LDP process.

8.1.75

Applications for affordable housing groups will be restricted to registered housing associations and NIHE. Such proposals will need to be accompanied by information demonstrating that the potential to locate the necessary housing within settlement limits has been explored, and that no suitable sites are available.

The design and finishes of a residential caravan or mobile home limits its potential for integration into the landscape. For this reason, planning permission will not be granted for a permanently sited residential caravan or mobile home in the countryside. It is accepted however, that in exceptional circumstances, a caravan or mobile home can be a sensible temporary solution to meeting the need for residential accommodation in the countryside.

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8.2 Open Space, Sport and Leisure

Introduction 8.2.1

The Open Space Strategy in Part 1 sets out the policy aims and framework for the following operational subject policies relating

to open space. It also sets out for the purposes of the LDP, a definition of the term ‘open space’.

ensure that this is capable of being maintained adequately through appropriate management agreements. Exception b) ii. will be applied only once to guard against the piecemeal erosion of playing fields and sports pitches by a succession of small developments. In addition, the grant of planning permission will normally be reliant on the applicant entering into a Section 76 Planning Agreement tying the financial gain arising from redevelopment to the retention and enhancement of the open space facility.

Policy OSL1 Protection of Open Space Development that would result in the loss of existing open space or land zoned for the provision of open space will not be permitted, irrespective of its physical condition and appearance. Exceptions: a) An exception may be permitted where it is clearly shown that redevelopment will bring substantial community benefits that decisively outweigh the loss of the open space. b) An exception may also be permitted where it is demonstrated that the loss of open space will have no significant detrimental impact on the amenity, character or biodiversity of an area and where either of the following circumstances occur: i.

in the case of an area of open space of two hectares or less, alternative provision is made by the developer which is at least as accessible to current users and at least equivalent in terms of size, usefulness, attractiveness, safety and quality; or

ii. in the case of playing fields and sports pitches within settlement limits, it is demonstrated by the developer that the retention and enhancement of the facility can only be achieved by the development of a small part of the existing space - limited to a maximum of 10% of the overall area - and this will have no adverse effect on the primary use of the facility for sport and recreation. This exception will be exercised only once.

8.2.4

All proposals for the alternative use of open space will be assessed with regard to their effect on the amenity, character and biodiversity of the area and the wider locality and taking into account anticipated future need for open space. Any deterioration in the appearance or condition of open space due to inadequate management or maintenance, however, will not be sufficient justification in itself for the loss of the open space to alternative uses.

Justification and Amplification 8.2.2

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A general presumption against the loss of open space to competing land uses will be operated as once built on it is almost certainly lost to the community forever. The retention and, whenever possible, enhancement of existing open space will be supported throughout the borough, whether specifically identified in the LDP or not, unless the lands are identified in the LDP for an alternative use.

8.2.3

For exception a), applicants will be expected to demonstrate that their proposals are supported by the local community. For exception b) i, where an exchange is acceptable in principle it will be secured through use of planning conditions or, where appropriate, a Planning Agreement under Section 76 of the Planning Act (Northern Ireland) 2011. This will tie redevelopment to the provision of the new facility and

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Policy OSL2 Greenways Development proposals that create, protect, extend, complement and/or improve regional or community greenways, including those designated in the LDP, will be granted planning permission where they meet the General Policy and accord with other provisions of the LDP. Where appropriate, development proposals shall include open space linkages to designated regional or community greenways. Planning permission will not be granted for development either within or adjacent to a designated regional or community greenway which could prejudice the retention, enhancement or further development of an identified route.

Justification and Amplification 8.2.5

Linear open spaces and green corridors such as pedestrian and cycle routes, community greenways, former railway lines and river and canal corridors are valuable in linking the places where people live to the places they work, the services they wish to access, or to larger areas of open space. This offers opportunities for commuting, recreation, exercise, social interaction, active travel and increasingly greenways are becoming an important tourism asset. They also provide important wildlife corridors/ecological networks, assist in flood risk management as well as promoting and protecting public access to and along the coast.

8.2.6

This policy provides for the creation and protection of greenways across the borough which will form part of a multifunctional green and blue infrastructure network. Development proposals involving amendments to an identified route may be acceptable, provided that the alternative arrangements maintain the overall integrity of the route.

8.2.7

Details of the broad location of designated regional greenways are set out on the Proposals Maps. Details of designated community greenways will be set out in the Local Policies Plan alongside more detailed proposals for regional greenways where finalised.

Policy OSL3 New Open Space Provision The provision of public open space will be permitted where it meets the General Policy and accords with other provisions of the LDP.

Justification and Amplification 8.2.8

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This policy seeks to ensure that new public open space is of a good design, is well located in regard to accessibility, and meets normal planning requirements. This policy will apply to the development and extension

of open space not specifically covered by other open space policies in this document. For example parks, public gardens, civic spaces, kickabout areas and children’s play parks outside residential developments.

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Policy OSL4 Public Open Space in New Residential Development

Justification and Amplification 8.2.9

Council will only permit proposals for new residential development of 25 or more units, or on sites of one hectare or more, where public open space is provided as an integral part of the development. In smaller residential schemes the need to provide public open space will be considered on its individual merits. An exception to the requirement of providing public open space will be permitted in the case of apartment developments or specialised housing where a reasonable level of private communal open space is being provided. An exception will also be considered in cases where residential development is designed to integrate with and make use of adjoining public open space. Where the provision of public open space is required under this policy, the precise amount, location, type and design of such provision will be negotiated with applicants taking account of the specific characteristics of the development, the site and its context and having regard to the following: a) A normal expectation will be at least 10% of the total site area or 15% where the site is 10 hectares or more. b) Provision at a rate less than the above requirements may be acceptable where the residential development: •

is located within a town centre; or

•

is close to and would benefit from direct and unobstructed access to areas of existing public open space; or

•

provides accommodation for special groups, such as the elderly or people with disabilities.

For residential developments of 100 units of more, or for development sites of five hectares or more, an equipped children’s play area will be required as an integral part of the development, unless otherwise specified through key site requirements on sites zoned in the Local Policies Plan. Until the adoption of the Local Policies Plan, an exception to this requirement will be considered where an equipped children’s play area exists within reasonable walking distance (generally around 400 metres) of the majority of the units within the development scheme. Public open space required by this policy will be expected to meet the General Policy criteria, accord with other provisions of the LDP and to meet all the following criteria: i)

it is designed in a comprehensive and linked way as an integral part of the development;

ii) it is of demonstrable recreational or amenity value; iii) it is designed, wherever possible, to be multi-functional and take account of the needs of people with disabilities or whose mobility is impaired; and iv) it provides easy and safe access for the residents of the dwellings that it is designed to serve. Management and Maintenance Planning permission will not be granted until the developer has satisfied Council that suitable arrangements will be put in place for the future management and maintenance in perpetuity of areas of public open space required under this policy.

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Providing public open space as an integral part of a housing scheme contributes to the creation of a sustainable and quality residential environment. It has both recreational and social value, and helps to establish a sense of identity. The ‘greening’ of an area can also contribute to people’s health, wellbeing and quality of life, particularly that of children. It can also assist biodiversity and facilitate sustainable drainage.

8.2.10 Public open space can be provided in a variety of forms ranging from village greens, kickabout areas and small parks through to equipped play areas and sport pitches. In addition, the creation or retention of woodland areas or other natural or seminatural areas of open space can provide valuable habitats for wildlife and promote biodiversity. Through careful design, multifunctional areas combining activities and uses, linked to a wider green network can often be successfully created. To provide for maximum surveillance areas of open space are best located where they are overlooked by the fronts of nearby dwellings. 8.2.11

It is important, that children’s play areas and facilities are located within a reasonable walking distance of where they live. However, they should not be located so close to dwellings as to cause noise or nuisance problems for residents. The LDP will help meet these aims by requiring provision of play spaces and where appropriate new fixed or equipped children’s play areas within new housing developments in accordance with this policy. Alternatively, a developer contribution may be sought for new or upgraded facilities in the locality.

8.2.12

In large developments, there may be a need to provide more formal outdoor recreation facilities, such as playing pitches, to meet the needs generated by the development. This will be assessed on a case by case basis by Council, taking account of any wider strategy for outdoor recreation facilities.

8.2.13

In assessing the amount of public open space provision needed in a particular development proposal, only space of demonstrable recreational or amenity value i.e. ‘useable’ open space, will generally be counted. Accordingly, verges and visibility splays, which form part of the adopted highway, will not be taken into account.

8.2.14 In cases where private communal gardens are proposed as an integral part of apartment or specialised housing developments, separate provision of public open space will not be required. 8.2.15

Appropriate planning conditions will also be attached to address the following matters:

•

the laying out and landscaping of the open space;

•

the timing of its implementation; and

•

the permanent retention of the open space. In all cases developers will be responsible for the laying out and landscaping of public open space required under this policy.

8.2.16 It should be noted that there may be occasions where the provision of open space in association with residential development can only be facilitated by the applicant entering into a Planning Agreement under Section 76 of the Planning Act (Northern Ireland) 2011. Where this is the case, the Planning Agreement will need to be completed before planning permission is granted. A guidance framework on planning agreements and developer contributions will be developed by Council in the future.

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Management and Maintenance in Perpetuity 8.2.17

It is important that adequate management and maintenance arrangements are in place for open space and recreation facilities associated with new development. Arrangements acceptable to the Council include:

a) a legal agreement transferring ownership of and responsibility for the open space to Mid and East Antrim Borough Council; or b) a legal agreement transferring ownership of and responsibility for the open space to a charitable trust registered by the Charity Commission or a management company supported by such a trust; or c) a legal agreement transferring ownership of and responsibility for the open space to a properly constituted residents’ association with associated management arrangements. 8.2.18 Where developers are considering transferring ownership of and responsibility for the open space to Council, they should consult with Council at an early stage in the design process and take into consideration Council’s ‘Out to Play Strategy’. To be considered for adoption, the minimum size of useable play/recreation space should be of 1,400sqm (e.g. 70m x 20m) or more and for structured play spaces an area of not less than 600sqm will be needed.

what alternative measures will take effect in the event that the residents’ management arrangements were to break down. 8.2.20 If an applicant/developer wishes to follow an alternative approach to those outlined in the policy, it will have to be demonstrated how such an approach can meet Council’s policy requirement for the open space to be managed and maintained in perpetuity. 8.2.21

Full information on which of the above approaches an applicant intends to follow must be provided and then agreed with Council before full planning permission (or approval of reserved matters) is granted. Any necessary legal agreements between the developer and Council or other third parties needs to be in place before the development commences. A condition will be attached to planning permission tying the management and maintenance of the open space to the approach agreed with the Council.

8.2.19 Where the proposal is for a properly constituted residents’ association to take responsibility for the open space management, the ownership of the open space is divided equally among incoming residents who then employ a management company on their behalf to maintain the open space. The developer will be responsible for setting up a residents’ association, putting in place the initial management regime and ensuring this matter is clearly set out in the sale agreement. Any developer intending to follow this approach will also be required to demonstrate to Council’s satisfaction

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Policy OSL5 Sport and Outdoor Recreation Facilities Sport and Outdoor Recreation in Settlements The development of sport and outdoor recreation facilities inside settlement limits will be permitted where they meet the General Policy and accord with other provisions of the LDP, including Policy NAT1 and the policy text below relating to noise, floodlighting and water sports. Sport and Outdoor Recreation in the Countryside The development of appropriate sport and outdoor recreational facilities in the countryside will be permitted where they meet the General Policy and accord with other provisions of the LDP, including Policy NAT1 and the policy text below relating to noise, floodlighting and water sports. In addition, such proposals must have no unacceptable impact on nearby agricultural activities or other established rural enterprises. Intensive Sports Facilities Proposals for new intensive sports facilities or large extensions to existing facilities will only be permitted where these are located at appropriate and accessible locations within settlements. An exception may be permitted in the case of the development of sports stadium where all the following criteria are met: a) there is no alternative site within the settlement which can accommodate the development; b) the proposed development is sited at an accessible location close to the edge of the settlement and can be clearly identified as being visually associated with the settlement; c) there is no adverse impact on the setting of the settlement; and d) the scale of the development is in keeping with the size of the settlement. In all cases the development of intensive sports facilities will be required to meet the General Policy and accord with other provisions of the LDP, including Policy NAT1. Noise Generating Sports and Outdoor Recreational Activities Development of sport or outdoor recreational activities that generate high levels of noise will only be permitted where they meet the General Policy, accord with other provisions of the LDP, including Policy NAT1, and where all the following additional criteria are met: a) there is no unacceptable level of disturbance to people living nearby or conflict with other noise sensitive receptors; b) there is no unacceptable level of disturbance to farm livestock and wildlife; and c) there is no conflict with the enjoyment of environmentally sensitive features and locations or areas valued for their silence and solitude. Development of Facilities ancillary to Inland Water Sports The development of facilities ancillary to water sports associated with inland lakes, reservoirs and waterways will be permitted where they meet the General Policy, accord with other provisions of the LDP, including Policy NAT1, and where all the following criteria are met: a) it is compatible with any authorised existing use of the water body, including, for recreation and nonrecreational purposes;

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b) it will not result in water pollution or compromise the aims or objectives of any river basin management plan published under the Water Framework Directive; and c) there is no conflict with the provisions of any local management plan which has been formulated or endorsed by a competent authority. The Floodlighting of Sports and Outdoor Recreational Facilities Floodlighting associated with all sports and outdoor recreational facilities will only be permitted where it meets the General Policy and accords with other provisions of the LDP, including Policy NAT1.

Justification and Amplification 8.2.22 European Designated Sites extend along much of our coastline, through the Antrim Hills and Garron Plateau, Maine Valley and around Lough Beg. There is potential for sport and outdoor recreation to have a direct adverse effect on these sites and supporting habitats or an indirect effect through increasing recreational pressure. Therefore, any sport and outdoor recreation development that could impact directly or indirectly on a European Designated Site must demonstrate compliance with the requirements of Regulation 43 (1) of the Conservation (Natural Habitats, etc.) Regulations (Northern Ireland) 1995 (as amended), commonly referred to as HRA. Sport and Outdoor Recreation in Settlements 8.2.23 This policy seeks to support sport and recreation facilities that are of high quality sustainable design, and respect the visual and residential amenity of the local area, local character and distinctiveness, and respect the historic environment and natural heritage. Proposals should also provide satisfactory arrangements for access for all, car parking, drainage and waste disposal. 8.2.24 This policy will apply to the development and extension of sport and recreation facilities not specifically covered by other open space policies in this document.

Sport and Outdoor Recreation in the Countryside 8.2.25 Our countryside provides for a wide range of recreation activity opportunities for both the local population and for an increasing number of tourists. Hill walking, rambling, cycling and angling are among the most popular countryside recreational pursuits. There is also a growing number of people now taking part in activities such as horse riding, golf, orienteering, mountain biking, rowing, sailing and canoeing. Such activities often generate a demand for ancillary facilities. 8.2.26 In line with the SPPS, the LDP seeks to encourage farm diversification to strengthen the rural economy. While this can offer opportunities for outdoor recreation purposes, it this must be balanced against the environmental impact of certain countryside pursuits and their related developments. Council will therefore seek to ensure that new recreational development in the countryside is sustainable and does not conflict with the need to preserve, and wherever possible, enhance our rural environment for future generations. 8.2.27 In locations designated for their landscape, nature conservation or historic importance, it may be possible to meet the demand for outdoor recreation use so far as this is consistent with the conservation or enhancement of the interest for which the

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site or area is designated (also see policies in Chapter 5.0 Countryside Strategy, Chapter 10.0 Stewardship of our Built Environment and Creating Places and Chapter 11.0 Safeguarding our Natural Environment). 8.2.28 In assessing proposals, Council will take account of the nature of the sporting or outdoor recreational activity and the ability of the land, natural heritage, ecosystem or the landscape to sustain that activity in the long term, including the cumulative impact of proposals. The inherent character of certain areas, perhaps relating to their silence, solitude or remoteness, also needs to be considered. One location may be suitable for some pursuits but not others, while others may be suitable for a cluster of activities. 8.2.29 The impact of development can usually be reduced by careful attention to scale, siting, layout, design and landscaping details. Any proposed activity or development should not, however, become a dominant feature in the landscape. In some cases, therefore, the provision of ancillary facilities may need to be restricted and the re-use of existing buildings encouraged as the preferable solution. 8.2.30 Certain sports or outdoor recreation activities may on occasion create a demand for additional development, such as holiday chalets or a hotel. While it is acknowledged that such facilities can boost local tourism they must be considered on their own planning merits. The existence of an outdoor recreational use, such as a golf course, will not therefore in itself provide the justification for approving an associated development if this would not be acceptable in its own right under other policies in the LDP. Intensive Sports Facilities 8.2.31

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An ‘intensive sport facility’, for the purpose of the policy, is defined as a purpose built indoor or outdoor resource which facilitates one or more activity fundamental to maintaining individual health and fitness. This may include stadia, sports halls, leisure centres, swimming pools and other indoor (and outdoor) sports facilities. They often

serve as a focus for the community and can attract large numbers of users and/or spectators, particularly when competitive events are being hosted. It is therefore important that they are located where access is convenient by a range of modes of transport, including walking, cycling and public transport. In this regard, accessible sites within settlements are normally the most appropriate locations. Exceptionally, development of a sports stadium may be accepted at the edge of a settlement, outside the development limits. The policy sets out criteria for assessing such exceptional cases. 8.2.32 The potential impact of any intensive sports use will be carefully considered in relation to local amenity, particularly the scale, frequency or timing of the sporting activities proposed, traffic, noise and light disturbance. Developments should also be of high quality sustainable design sympathetic to the local area and respect the historic environment and natural heritage. Proposals should also provide satisfactory arrangements for access for all, car parking, drainage and waste disposal. Noise Generating Sports and Outdoor Recreational Activities 8.2.33 Some outdoor recreational activities such as motorsports, shooting, water-skiing and paintball adventure games have the potential to generate high levels of noise and it is therefore necessary to carefully consider the siting and location of such activities. When assessing such proposals important factors will include the type of activity, the tone, level, frequency and duration of the noise generated, the design of facilities, the nature of the local topography and the nature of proposed screening. Suitable sites for noisy sports may include former mineral workings or locations where the ambient noise level is already high and the noise generated by the proposal will not appear dominant. Planning conditions may be used to limit the hours/ or the frequency of the use (also see policies in Chapter 11.0 Safeguarding our Natural Environment).

Development of Facilities ancillary to Inland Water Sports 8.2.34 Water sports range from tranquil uses such as angling, sailing, canoeing, rowing and sail-boarding, to powered activities such as water-skiing, jet-skiing and other power boat uses. Management plans drawn up for particular water areas seek to address the compatibility of such varying demands. The development of ancillary facilities to support water sport uses, such as slipways, jetties, boat houses, toilet and changing facilities, parking areas and access, generally require planning permission. Ancillary space requirements for launching, mooring and car parking can vary from modest dimensions to large compounds. 8.2.35 The impact on visual amenity and the character of the area will be important considerations in the assessment of proposals. Particular account will be taken of over-intensive use especially in or adjacent to sites of nature conservation importance, or areas designated for their landscape quality or historic significance (also see policies in Chapter 5.0 Countryside Strategy, Chapter 10.0 Stewardship of our Built Environment and Creating Places and Chapter 11.0 Safeguarding our Natural Environment). The need for access across land to inland bodies of water and the impact of this will be addressed when considering proposals for water sports. Proposals must also demonstrate that they will not damage the wider environment. Noise, erosion of shorelines or river banks and the potential loss of amenity for other users will be considered.

The Floodlighting of Sports and Outdoor Recreational Facilities 8.2.37 The provision of floodlighting at sports and outdoor recreational facilities can extend the hours of operation of such facilities, thereby creating greater flexibility and potential for enhanced use by more people, both as participants or spectators. Where floodlighting is proposed as part of a new sports or recreational development or in association with an existing facility, a number of issues need to be considered. These include the potential for increased use of the facility, light pollution and increased traffic and noise generation. These impacts are particularly relevant where the proposed floodlighting is close to residential properties. The impact of floodlighting on visual amenity and on the character of the wider area are also important considerations. Particular care needs to be exercised in the countryside and those areas identified for their landscape, townscape or heritage value. Bats are particularly sensitive to floodlighting (please refer to NI Biodiversity Checklist (Version 2 DAERA 2017) for other susceptible species) and proposals should ensure no significant impact on them (see Policy NAT2 Species Protected by Law). Floodlighting must be positioned and designed to avoid prejudice to public safety, for example by way of glare likely to affect drivers of vehicles. Applicants are advised to take account of The Institute of Lighting Profession thresholds. Planning conditions may be used to limit the hours/ or the frequency of their use, restrict the luminance or brightness of the lights or requiring the installation of appropriate shielding.

8.2.36 Proposals for recreational development affecting the coastline of the borough will be determined in line with the policies contained in Chapter 5.0 Countryside Strategy.

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Policy OSL6 Community Growing Spaces and Allotments

Policy OSL7 Cemeteries and Burial Space

The development of community growing spaces/allotments will be permitted where they meet the General Policy, accord with other provisions of the LDP and where all the following criteria are met:

All existing cemeteries and burial spaces will be protected from inappropriate development. The re-use of burial space will be supported. A proposal for the provision of new cemetery/ burial space will be permitted where it meets the General Policy and accords with other provisions of the LDP. In addition, the applicant should demonstrate that the proposal will not have an adverse impact on the local water environment and in particular, the groundwater underlying the site.

a) it is demonstrated that the site is suitable for growing food in terms of aspect, light, access to water, and where applicable any risks from contaminated land are appropriately managed; b) satisfactory arrangements are provided for an appropriate landscape scheme and it is demonstrated that the proposal will support wildlife; and c) details of the long term management/maintenance of the scheme shall be provided to the satisfaction of Council before planning permission is granted.

Justification and Amplification 8.2.38 As well as encouraging physical exercise, the provision of spaces in urban areas for growing of food (e.g. community orchards, allotments and school grounds) can reduce food miles, provide people directly with fresh healthy food, increase education and awareness about good food and healthy eating. These spaces can also foster community pride, improve social cohesion and provide a focus for the community. Allotments are also an increasingly important resource for wildlife. 8.2.39 This policy supports the delivery of community growing spaces and allotments in locations that encourage and support active travel as part of our commitment to

sustainable development. It applies to both new standalone community growing spaces/ allotments and where proposals form part of a wider development scheme. Proposals should be accompanied by a landscape plan and full details of any ancillary structures such as storage sheds, greenhouses or poly tunnels. As the on-going management of community growing spaces/allotments is important the submission of a long term maintenance plan will help to ensure the growing space does not become unsightly and unattractive. 8.2.40 Existing allotments are protected under Policy OSL1 Protection of Open Space.

Justification and Amplification 8.2.41

This policy seeks to ensure that any new proposal for cemetery/burial space meets the normal planning requirements and is in an appropriate location. This policy will apply to new cemetery/burial space and extensions of existing cemeteries not covered by other open space policies in this document.

8.2.42 Proposals for cemetery development should be considered in liaison with NIEA Water Management Unit. In considering such proposals, consideration should be given to the latest best practice guidance on Cemeteries, Burials and the Water Environment, available on the DAERA website. 8.2.43 Applicants should also consider any potential impact on the historic environment, in particular in the re-use of, or extension to, historic church sites and graveyards. 8.2.44 This policy will also provide direction for the assessment of other cemetery proposals not identified in the LDP.

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8.3 Education, Health, Community and Cultural Facilities

Policy Aim

Introduction 8.3.1

8.3.2

8.3.3

8.3.4

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Improving the health and wellbeing of communities in Mid and East Antrim is a key aim of Council’s Community Plan. Accordingly Council, in association with other statutory partners has a role in ensuring that all our residents have good access to these public services and facilities.

8.3.5

•

The SPPS states that the LDP should allocate sufficient land to meet the anticipated needs of the community, in terms of health, education and other public services. It is therefore important for the LDP to protect land for new education, health, community and cultural facilities, and where a firm proposal is in place on the part of a service provider land will be identified for such purposes in the Local Policies Plan. The LDP also seeks to safeguard against unnecessary loss of valued neighbourhood services and support viable and necessary community infrastructure which play and important role in social interaction and community cohesion. Details regarding existing education, health, community and cultural facilities in Mid and East Antrim and proposals for future development are contained in Technical Supplement 11 Health, Education, Community and Cultural Facilities.

The LDP strategic approach to meeting these community needs is set out in our policy aim below. To meet the anticipated needs of the community, in terms of health, education and other public services by: •

allocating sufficient land for such uses where there is a firm proposal in place on the part of a service provider;

•

supporting viable and necessary proposals for new or enhanced facilities;

•

safeguarding against the loss of these valued facilities and land zoned for such uses; and

•

ensuring access to these services and facilities is convenient to new and existing residential areas.

Policy COM1 Education, Health, Community and Cultural Facilities Where necessary land will be reserved for education, health, community and cultural uses either through a zoning or key site requirement on a land use zoning as designated in the Local Policies Plan. A proposal for development of new or enhanced education, health, community or cultural facilities will be permitted where it meets the General Policy and accords with other provisions of the LDP. New facilities must also be located in appropriate and accessible locations within settlements where there is good connectivity with public transport and active travel infrastructure. A proposal for alternative use of an existing education, health, community or cultural facility or on lands identified in the LDP for such uses will not be granted, unless in exceptional circumstances where it can be demonstrated that the existing facility/designated site has become surplus to requirements and is not viable for an alternative community use.

Justification and Amplification 8.3.7

This policy also applies to residential care homes and nursing homes.

8.3.8

As unforeseen demand for new education, health, community or cultural facilities may arise over the lifetime of the LDP, this policy facilitates a flexible approach to respond to the need and also to make the most effective use of existing facilities and infrastructure within settlements.

8.3.9

The protection of existing facilities or committed sites for new facilities is

Implementation 8.3.6

The policy aim will be delivered through the operational strategic subject policy set out opposite.

particularly important where these are in highly accessible locations for all members of the community. Where a proposal involves change of use or redevelopment of an existing education, health, community or cultural facility for an alternative use, evidence must be provided to confirm that it is no longer required and that it cannot be used for an alternative community infrastructure use.

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9.0 Transportation, Infrastructure and Connectivity Transportation Flood Risk and Drainage Renewable Energy Telecommunications and Electricity Infrastructure Water and Wastewater Infrastructure Waste Management

Good transportation, infrastructure and connectivity are all essential for supporting our local economy and vital in attracting inward investment. This can be delivered in a variety of ways, for example, through promoting more sustainable modes of transport in order to reduce congestion, managing flood risk, developing a more sustainable and secure energy network and high speed telecommunications network, or managing waste and water more sustainably. This LDP theme aligns with our Community Plan priorities in relation to ‘Sustainable Jobs and Tourism’ as it aims to support the enhancement and delivery of transportation, infrastructure and connectivity within our borough. Facilitating enhanced connectivity both through increasing opportunities for active travel and communications infrastructure along with encouraging sustainable development and environmentally responsible behaviour also aligns with the Community Plan themes ‘Good Health and Wellbeing’ and ‘Our Environment’. The strategic subject policies within this chapter will assist with the implementation of the strategic objectives set out in

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account of environmental impacts and on sensitive or vulnerable landscapes.

Chapter 4.0, particularly the following: •

•

To facilitate the provision or upgrading of public utilities infrastructure (including water, wastewater, energy and telecommunications) to meet economic and community needs.

•

To avoid new development in areas known to be at significant risk from flooding, coastal change or land instability, taking account of increased vulnerability associated with climate change.

•

To support the generation of energy, particularly from renewable sources, in a balanced way that takes due

•

To promote active travel and increased opportunities for walking and cycling while protecting existing active travel routes and networks.

•

To contribute towards climate change mitigation and adaption measures, where practicable through the planning system.

•

To promote and facilitate the use of energy, water and drainage, and mineral resources in an efficient and sustainable manner and to support initiatives for the reduction and recycling of waste. In this chapter, the strategic subject policies are informed by our evidence base and the relevant regional and local policy context, alongside our Sustainability Appraisal objectives, particularly the following:

•

Manage material assets sustainably;

•

Encourage active and sustainable travel;

•

Improve air quality;

•

Reduce causes of and adapt to climate change; and

•

Protect, manage and use water resources sustainably.

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9.1

Transportation, Infrastructure and Connectivity

9.1 Transportation

Introduction 9.1.1

The movement of people and the efficient distribution of goods and services is essential to the proper functioning of our borough. Transportation connects people socially and provides access to essential services such as employment, leisure, recreational and educational opportunities which are all key to people’s wellbeing.

9.1.2

Mid and East Antrim occupies a key strategic location in relation to Northern Ireland’s regional transport network. Our main towns are all served by major roads and rail links providing easy access to Belfast and Derry/ Londonderry. Connectivity beyond Northern Ireland is provided through the Port of Larne within our borough and through close proximity to the International Airport.

9.1.3

The RDS identifies Larne as a Gateway on the Eastern Seaboard Corridor (one of the five Key Transport Corridors (KTCs) identified in the RDS), linking it to Belfast

and the Motorway network. The A8, a major transport link between the Port of Larne and the M2, was upgraded in 2015 providing further opportunities to take advantage of this Key Gateway location. Ballymena’s location on another of these five KTCs - the Northern Corridor, links it with Belfast and Antrim as well as Ballymoney, Coleraine, Limavady and Derry/Londonderry. The dualling of the A26, north of Ballymena, was completed in 2017, further improving the connectivity and attractiveness of Ballymena’s central location. Carrickfergus is located on one of the Key Link Corridors within the Belfast Metropolitan Area. The A2 at Greenisland was dualled in 2015, further improving accessibility between Belfast and Carrickfergus, and ensuring that our borough is a key link on the Causeway Coastal Route. Figure 9.1 below shows the context of our borough in relation to these Key Transport Corridors identified in the RDS.

9.1.4

There are also currently eight Protected Routes designated within Mid and East Antrim, some of which extend into other Council areas. These help to ensure the relatively free flow of traffic across the borough and beyond.

9.1.5

Our borough is served by the NI Railways network, with both Ballymena and Cullybackey having train stations along the Belfast – Derry/Londonderry line which also facilitates links to Coleraine and Portrush. There are also several train stations throughout Carrickfergus and Larne districts which provide a key link to Belfast City Centre and beyond. There are also bus stations in both Larne and Ballymena.

Many of these public transport stations also benefit from the provision of free park and ride car parking. There are also a number of disused railway lines which have the potential to be re-used as transport routes, including active travel routes such as greenways. 9.1.6

Given the dispersed nature of our borough, there is a continued reliance on motorised transport - in particular the private car. Just under 5% of residents in employment within Mid and East Antrim travel to work using public transport (Census 2011). To address this situation, the LDP promotes the use of more sustainable modes of transport.

Map 9.1 Key transportation infrastructure and connectivity within Mid and East Antrim

Figure 9.1 Key Transport Corridors in the RDS in relation to Mid and East Antrim

Eastern Seaboard Corridor

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Northern Corridor

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Transportation, Infrastructure and Connectivity

9.1.7

The RDS and ‘Ensuring a Sustainable Transport Future: A New Approach to Regional Transportation’ (DRD, 2011) consider better integration between transport and land use as fundamental to achieving the transportation vision “to have a modern, sustainable, safe transportation system which benefits society, the economy and the environment and which actively contributes to social inclusion and everyone’s quality of life”. The SPPS outlines seven regional strategic objectives for transportation and land-use planning (paragraph 6.297) and highlights that the LDP provides the opportunity to assess the transport needs, problems and opportunities within the borough and to ensure that appropriate consideration is given to transportation issues in the allocation of land for future development.

9.1.8

In line with the regional direction, our LDP seeks to improve connectivity through promoting the integration of transportation and land-use, whilst promoting more sustainable forms of transport such as walking, cycling and public transport. It also seeks to facilitate safe and efficient access, movement and parking.

Policy Aims 9.1.9

The LDP strategic approach to transportation is set out in our policy aims below. These fully embrace the above-mentioned regional strategic objectives and guidelines for LDPs set out in the SPPS.

•

To deliver sustainable patterns of development which reduce the need for the private car and promote the use of public transport and active travel modes;

•

To facilitate safe and efficient access, movement and parking; and

•

the contribution of the proposal to the creation of a quality environment, including the potential for urban/village regeneration and environmental improvement;

•

the location and number of existing accesses; and

•

the standard of the existing road network together with the speed and volume of traffic using the adjacent public road and any expected increase.

Justification and Amplification New development will most often require vehicular access38 onto the public road, either in the form of a new access or the use of an existing one. A properly located and well-designed access is important for the safety and convenience of all road users. The Council will ensure that access arrangements for development proposals are safe and will not unduly hinder the movement of traffic.

9.1.12

It is recognised that it may not always be practicable to comply fully with the appropriate visibility standards. Such standards, like all material considerations, need to be assessed in light of the particular circumstances of the individual case. Exceptionally a relaxation in standards may be acceptable in order to secure other important planning objectives. Visibility standards, however, will not be reduced to such a level that danger is likely to be caused.

9.1.14

Whatever the type of access, good visibility is also essential for the safety and convenience of all road users. Applicants will therefore be required to have control over the land needed to provide visibility splays and ensure that they are retained free of any obstruction. A condition will normally be imposed requiring that no development shall take place until the works required to provide access, including visibility splays, have been carried out.

9.1.13

Where an existing access is available to facilitate development proposals, the Council will generally expect this to be used unless there is an opportunity to provide more acceptable access arrangements, having regard to both road safety and local amenity considerations. Where an existing access is

9.1.15

Council will apply the current Departmental guidance contained within ‘Creating Places – Achieving Quality in Residential Developments’ (DOE/DRD, 2000) and Development Control Advice Note (DCAN) 15 ‘Vehicular Access Standards’ (2nd Edition, DOE, 1999) or as updated.

To protect land required for new transport schemes and the re-use of disused transport routes.

Implementation 9.1.10

The policy aims will be delivered primarily though the operational strategic subject policies set out in the remainder of this section. The Local Policies Plan will also identify and protect specific transport schemes and disused transport routes. Through the Local Policies Plan, land will be zoned for development taking due account of its accessibility so as to facilitate integration between transportation and land use.

Policy TR1 Access to Public Roads

to be used, but is sub-standard, a condition requiring its improvement prior to the commencement of the development will normally be imposed on a grant of planning permission. In cases where a new access is considered acceptable in preference to the intensified use of an existing access a condition requiring the existing access to be closed may be imposed.

9.1.11

A development proposal involving direct access, or the intensification of the use of an existing access, onto a public road will only be permitted where both of the following criteria are met: a) such access will not prejudice road safety or significantly inconvenience the flow of road users; and b) the proposal does not conflict with Policy TR2 Access to Protected Routes. The acceptability of access arrangements, including the number of access points onto the public road, will be assessed against current DfI published guidance37. Consideration will also be given to the following factors:

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•

the nature and scale of the development;

•

the character of existing development;

Development Control Advice Note (DCAN) 15 (2nd Edition) – Vehicular Access Standards (DOE 1999)

For the purposes of these policies, a field gate is not an access

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Transportation, Infrastructure and Connectivity

Policy TR2 Access to Protected Routes The Council will operate a general presumption against new development involving direct access, or the intensification of the use of an existing access, onto a protected route. Exceptions relating to the various types of Protected Route are specified below:

Other Protected Routes – Within Settlement Limits Planning permission will only be granted for a development proposal involving direct access, or the intensification of the use of an existing access in the following circumstances: a) Where access cannot reasonably be taken from an adjacent minor road; or b) The proposal is for a facility that would reduce traffic congestion (e.g. Park & Ride or Park & Share sites); or

Motorways and High Standard Dual Carriageways39 – All locations

c) For a major economic development zoning where there is no reasonable alternative access; or

Planning permission will not be granted for a development proposal involving direct access. An exception may be considered in the case of roadside services where there is a demonstrable need as required by retail Policy RET4 Rural Shops and Roadside Service Facilities.

Other Dual Carriageways, Ring Roads, Through-Passes and By Passes – All locations

d) In the case of proposals involving residential development, the applicant has satisfactorily demonstrated that the nature and level of access onto the protected route will significantly assist in the creation of a quality environment without compromising standards of road safety. The distinction between the various categories of Protected Routes is illustrated on the Protected Routes map in Appendix H (check DfI website for updates).

Planning permission will only be granted for a development proposal involving direct access or the intensification of the use of an existing access where the proposal is of regional significance.

Other Protected Routes – Outside Settlement Limits Planning permission will only be granted for a development proposal involving direct access, or the intensification of the use of an existing access in the following circumstances:

Justification and Amplification 9.1.16

a) A Replacement Dwelling – where the proposal would meet the criteria set out in Policy HOU9 and there is an existing vehicular access onto the Protected Route. b) A Dwelling on a Farm Business – where the proposal would meet the criteria set out in Policy HOU10, and access cannot reasonably be obtained from an adjacent minor road. Where this is not achievable, proposals will be required to make use of an existing vehicular access.

9.1.17

c) A Dwelling serving an established Non-Agricultural Business Enterprise – where the proposal would meet the criteria set out in Policy HOU11, and access cannot reasonably be obtained from an adjacent minor road. Where this is not achievable, proposals will be required to make use of an existing vehicular access. d) Other Categories of Development – approval may be justified in particular cases for other development proposals which would meet the relevant policy criteria for development in the countryside, and access cannot reasonably be obtained from an adjacent minor road. Where this is not achievable, proposals will be required to make use of an existing vehicular access. e) The proposal is for a facility that would reduce traffic congestion (e.g. Park & Ride or Park & Share sites).

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A High Standard Dual Carriageway is a dual carriageway with all junctions either ‘Grade Separated’ or ‘at-grade left-turn only’. There are no cross-overs on the central median

9.1.18

The primary aim of this policy is to restrict access onto our strategic road network in order to facilitate the efficient movement of traffic between urban areas within Mid and East Antrim and beyond, thereby promoting good connectivity between these centres. These strategic roads are referred to as ‘protected routes’ which are identified by DfI, and include primary routes, routes between the principal towns across the borough and beyond, routes to ports and airports and other selected routes with high traffic flows. It is recognised that safeguarding these routes by restricting unnecessary access, contributes to economic prosperity, road safety, reduced journey times and alleviation of traffic congestion.

9.1.19

For clarification, the criteria relating to a facility that would reduce traffic congestion does not include private car parking proposals.

9.1.20 Proposals for roadside service areas will only be permitted where the applicant has demonstrated a need and there are no existing roadside services along the strategic road network within 12 miles of the proposal (see retail Policy RET4 Rural Shops and Roadside Service Facilities). 9.1.21

In all cases, where access to a Protected Route is acceptable in principle, it will also be required to be in accordance with Policy TR1 Access to Public Roads.

Any development proposal allowed under this policy must not compromise the function of those protected routes which form part of the regional strategic road network in facilitating the free and safe movement of traffic. On other classes of protected routes outside and inside settlements, a new access or the intensification of use of an existing access will only be permitted in the circumstances outlined above.

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Transportation, Infrastructure and Connectivity

Policy TR3 New Transport Schemes

Policy TR4 Disused Transport Routes

Protection of Transport Schemes

A development proposal impacting on a disused transport route will not be permitted where it would prejudice its future re-use for transport purposes, or for alternative appropriate recreational, nature conservation or tourism related uses.

The Council will safeguard land required for the implementation of a transport scheme identified in the LDP. A development proposal that would prejudice such a scheme will not be permitted.

Delivery of Transport Schemes A developer will be required to deliver or to contribute to the cost of a transport scheme in any of the following circumstances relating to the development: a) where the development relies on a planned transport scheme identified in the LDP/Local Transport Plan; or

Justification and Amplification 9.1.27

In Mid and East Antrim, disused transport routes may include roads and railway lines that are currently not operational. A number of disused railways offer potential opportunities through the reinstatement of their former transportation mode, while others may present opportunities for alternative transport modes such as new active travel routes.

9.1.28

This policy aims to protect those disused transport routes identified in the Plan where there is a reasonable prospect of re-use for future transport purposes. Where this is not the case, the Council will support proposals for other alternative appropriate recreational, nature conservation or tourism related uses which will deliver environmental, social or economic benefits for communities, for example by extending the blue/green infrastructure network in the borough. Until such time as the Local Policies Plan is adopted, all disused transport routes will be protected under this policy.

b) where future residents or users of the development will benefit from proximity to a planned transport scheme identified in the LDP/Local Transport Plan; or c) where the development itself generates a need for a new transport scheme or for connectivity to an existing transportation facility in the locality. The developer contribution in each instance will be commensurate with the scale of the development proposal and on the extent to which the development itself relies on the transport scheme.

Justification and Amplification 9.1.22

This policy aims to ensure that land needed to facilitate new transport schemes (including major proposals for road, rail and public transport provision, park and ride proposals and cycle/pedestrian networks or planned improvements to the transport network), are protected from development likely to jeopardise its implementation.

9.1.23

This policy will apply to all road lines designated in the extant Area Plans for this reason. The Local Policies Plan, in conjunction with the DfI Local Transport Plan and the Eastern Transport Plan (ETP) 2035, will determine which road lines will be afforded ongoing protection under this policy, along with any potential new routes.

9.1.24

In assessing whether the implementation of a particular transport scheme would be prejudiced by a development proposal, matters such as the nature of the proposal, the programming of the transport scheme, and the extent to which implementation of

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the scheme would be compromised by the carrying out of the proposed development, will all be taken into account. 9.1.25

Where a new development relies on a developer-led transport scheme, for example for access, the applicant will be required to include delivery of that scheme (or part of) in order to facilitate the development. In other instances, the onus on the developer to contribute, either wholly or partially, to the delivery of a new transport scheme may arise because of a need brought about by the development itself, for example for a cycleway or walkway to link the development to a broader active travel network in the locality, whether existing or planned.

9.1.26

A guidance framework on planning agreements and developer contributions will be developed by the Council in the future. Until that time the matter of what will be required to be delivered in each instance will be agreed between the Council and the applicant on a case by case basis.

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Policy TR5 Active Travel

Policy TR6 Parking and Servicing

A new development proposal within an urban area should ensure the needs of pedestrians and cyclists are taken into account. Where appropriate, the following will be required:

A development proposal will be required to provide adequate provision for parking and appropriate servicing arrangements. The precise amount of car parking will be determined according to the specific characteristics of the proposed development and its location having regard to DfI published standards42. Proposals should not prejudice road safety or significantly inconvenience the flow of people or goods.

a) Safe and convenient pedestrian and cycle access; b) Safe, convenient and secure cycle parking having regard to DfI published standards40; and c) Safe and convenient pedestrian and cycle links to existing or programmed active travel networks and public transport services in reasonable proximity41 to the development site.

A reduced level of car parking provision may be acceptable in the following circumstances: a) Where, through a Transport Assessment, it forms part of a package of measures to promote alternative transport modes; or

Major employment generating development will be required to make appropriate provision for shower and changing facilities.

b) Where the development is in a highly accessible location well served by public transport; or c) Where the development would benefit from spare capacity available in nearby public car parks or adjacent on-street car parking; or d) Where shared car parking is a viable option; or

Justification and Amplification 9.1.29

This policy aims to promote active travel, such as walking and cycling, as everyday modes of transport which can help to reduce reliance on the private car, and improve health and wellbeing. Active travel provision should also integrate with public transport use to enable convenient, safe and attractive sustainable modes. In particular, opportunities to improve connections between a major development and the town centres, public transport hubs, as well as areas of employment and services will be promoted through this policy.

9.1.31

9.1.32

Therefore, new proposals for residential (more than two units), economic or employment, shopping, leisure and services, including educational and community uses should demonstrate how active travel considerations have been incorporated within the design concept of the scheme. The measures required will be proportionate to the nature of the development in terms of scale, location and use.

Justification and Amplification 9.1.33

The delivery of such infrastructure is addressed through Policy TR3 New Transport Schemes.

9.1.30 In Mid and East Antrim, there is insufficient provision of safe and good quality infrastructure for walking or cycling which discourages active travel patterns. It is important that safe and convenient walking and cycling access, associated facilities, and any required links to existing or programmed active travel networks and public transport services are incorporated into the scheme design at an early stage.

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e) Where the exercise of flexibility would assist Council in securing broader planning gain and public benefit that would outweigh the reduced level of parking.

Currently ‘Parking Standards’ (DOE 2005), or as updated.

For the purposes of this policy, a reasonable proximity is considered to be approximately 400 metres or ¼ mile.

9.1.34

The role of car parking in influencing the mode of transport people choose for their journeys is recognised. Car parking should not incentivise the use of the private car over more sustainable modes of transport. However, it is acknowledged that in the absence of an adequate public transport network to serve the whole of the borough, a balance needs to be struck between car parking provision and promoting other transport modes. This policy therefore seeks to ensure that car parking is considered alongside the aim of achieving more sustainable travel patterns. In some circumstances, it may not always be appropriate or desirable to require applicants to fully meet demand for car parking generated by their developments. This is especially the case in town centres and other areas where alternative modes of transport exist, or where there is spare capacity within nearby public car parks or adjacent onstreet car parking. In these highly accessible locations, any reduced level of parking will need to be negotiated with the Council, in

Currently ‘Parking Standards’ (DOE 2005), or as updated.

conjunction with DfI Roads, unless there are specific provisions for reduction of standards included in the Local Policies Plan. 9.1.35

Outside of these areas, there may also be situations where a reduction in car parking provision in a new development will be considered. Flexibility around this may be justified where a reduced level of car parking forms part of a package of measures included in the Travel Plan that seeks to promote alternative modes of transport. In other circumstances, flexibility may be afforded where a reduced level of car parking would secure a broader planning gain – for example a better quality development or an appropriate design within a Conservation Area. This should not be at the expense of road safety, for example, in rural locations where suitable alternative parking is not normally available.

9.1.36

In all cases where a reduced level of parking is considered acceptable, the applicant will still be required to reserve an appropriate proportion of reserved parking spaces for those with disabilities or impaired mobility.

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Justification and Amplification 9.1.37

Parking provision in excess of the published standards will only be permitted in exceptional circumstances.

9.1.38

Parking provision should include an appropriate amount of electric charging points. In addition, for shopping, leisure and services (including educational and community uses), parking spaces should be provided for those with disabilities or impaired mobility, as well as consideration given to the provision of ‘parent and child’ parking spaces.

9.1.39

Servicing arrangements are also important and can exert a major influence on the quality of the urban environment and its attractiveness to shoppers and other visitors. In town centre locations, applicants will

normally be expected to include proposals for the provision of rear servicing facilities where practicable. 9.1.40

9.1.41

Council will apply the latest supplementary planning guidance including current Departmental guidance contained within ‘Creating Places – Achieving Quality in Residential Developments’ (DOE/DRD, 2000) and Development Control Advice Note (DCAN) 8 ‘Housing in Existing Urban Areas’ (DOE, 2002).

9.1.42

Policy TR7 Provision of Car Parks A development proposal for a new, or an extension of an existing public or private car park, including Park & Ride or Park & Share, will be permitted where it meets the General Policy and accords with other provisions in the LDP and where the applicant has demonstrated that all the following criteria are met: a) the proposal meets a need identified by DfI in the Local Transport Plan, or accepted by Council, in consultation with DfI, following a robust analysis provided by the applicant; b) it does not significantly contribute to an increase in traffic congestion; c) it includes a high standard of design, layout and landscaping; d) provision has been made for security, and the direct and safe access and movement of pedestrians and cyclists within the site; e) provision has been made for accessible parking bays which facilitate safe, convenient access for people with a disability or impaired mobility; and f)

surface level parking utilises sustainable drainage (SuDS).

A development proposal for a temporary car park will be permitted where the proposal complies with all the above criteria. In addition, it must be submitted in conjunction with a programmed proposal to develop or redevelop the site. Planning permission, if granted, will be subject to a time-limited condition of a maximum of two years which will not be renewed.

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9.1.43

The supply of adequate public parking facilities within our towns, in particular, is vital to maintaining economic vitality and viability and to allow them to compete with out-of-centre developments and the other challenges facing the high street. This, however, needs to be balanced against the sustainable transport aims of reducing reliance on the private car and encouraging shoppers and commuters to walk or cycle, to use public transport or park and ride/park and share facilities. Proposals will therefore be required to meet a need identified in the Local Transport Plan, which will incorporate a Car Parking Strategy or accepted by the Council, in consultation with DfI, following a robust analysis provided by the applicant. New town centre parking provision should focus on the demand generated by the economic benefits of short-stay spaces for shoppers and visitors rather than increasing the supply of spaces for long-stay commuter spaces which can act as an impediment to economic growth by contributing to congestion. In locations where a proposal is considered acceptable, the Council may require the applicant to enter into a Section 76 agreement to control the use of the parking spaces approved, including restrictions on the leasing of contract spaces. The Council will expect a high standard of design, layout and landscaping for all car parking proposals as the scale and layout of car parking can have a significant impact on local townscape quality and character. Car parks should be well designed and respect local character. They should also provide safe and convenient access/egress for vehicles as well as for cyclists and pedestrians, including those with disabilities or impaired mobility. All parking provision should include an appropriate amount of electric charging points and ‘parent and child’ parking spaces.

9.1.44

Proposals for surface level parking should avoid the creation of a vast amount of dead space and include a well-designed landscaping scheme including appropriate boundary and surface treatments. Sustainable drainage (SuDS), should be incorporated into proposals to help reduce surface water run-off that inevitably results from large expanses of concrete or tarmac surfaces. For any multi-level or basement parking, the building at street level must have an active frontage, where practicable. Park and Ride/Park and Share

9.1.45

The Council will also support development proposals for Park & Ride or Park & Share facilities in appropriate locations where it helps to reduce congestion around urban areas by either increasing the occupancy of cars on roads, or encouraging the use of public transport. Such facilities should normally be sited at key junctions on main transport routes, on the edge of settlements, or close to transport hubs. Temporary Car Parks

9.1.46

Development proposals for temporary car parks will be assessed against the same criteria as permanent car parks. In addition to this, the applicant must demonstrate how the proposed temporary car park is linked to a firm longer-term proposal for the redevelopment of the site. Any planning approval will be time-limited to a maximum of two years to give the applicant sufficient lead-in time to proceed with the redevelopment of the site for its longer term use. Any subsequent planning applications to renew or extend this temporary period will be refused as the longer term existence of such car parks is likely to hinder economic growth potential, particularly in town centres, and may also contribute to prolonged traffic congestion and adverse impacts on local townscape quality and character.

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9.2

Transportation, Infrastructure and Connectivity

9.2 Flood Risk and Drainage

Introduction 9.2.1

9.2.2

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Flooding is a natural process that cannot be entirely prevented. There are four main sources of flooding. Flooding from rivers (or fluvial flooding) occurs when the channel capacity is exceeded and flood waters overtop the river banks. Coastal flooding occurs when inundation of land takes place due to a combination of high tides, wave action and storm surge. Surface water (or pluvial flooding) occurs as a result of high intensity rainfall which can overwhelm drainage systems or cause water to collect in low lying areas. Finally, flooding from impounded water bodies such as reservoirs and dams can arise as a result of overtopping or failure of the impounding structure which in turn may result in a sudden uncontrolled release of flood water into downstream areas. In addition, climate change is generally expected to increase flood risk, albeit there remains much uncertainty as to the degree of climate change that will occur and the implications for particular areas of Northern Ireland. The effects of flooding on human activity are wide ranging. Floods have the potential to cause fatalities and injury, displacement of people, pollution and health risk, damage to buildings, adverse environmental impacts and to severely compromise economic and social activities.

Policy Aims 9.2.3

9.2.4

9.2.5

Within the Mid and East Antrim Council area, Ballymena, Carrickfergus, Larne and Greenisland are all considered to be at significant risk of flooding. Numerous other settlements have varying degrees of fluvial and pluvial flooding. Ballymena, Galgorm, Cullybackey, Glarryford and Kells and Connor have all been the recipients of flood defence schemes. The aim of the LDP in relation to flood risk is to prevent inappropriate new development in areas known to be at risk from flooding, or that may increase flood risk elsewhere. Whilst the onus rests with the applicant to identify and consider the potential flood risk to any proposed development by making use of the Flood Maps NI, the LDP is a key tool in the prevention or avoidance of flood risk. Through the LDP’s influence on the form of new development, it can assist in the protection of people and property against the impact and incidence of flooding.

9.2.6

•

The LDP strategic approach to flood risk is set out in our policy aims below. These policy aims fully embrace the abovementioned regional strategic objectives and guidelines for LDPs set out in the SPPS. Our operational policies for flood risk are a vital element of a joined up approach involving a number of organisations that together seek to effectively manage flood risk in Mid and East Antrim.

•

To protect flood defence and drainage infrastructure; and

•

To promote sustainable drainage solutions to improve water quality.

Implementation 9.2.7

The policy aims will be delivered primarily through the strategic policies set out in the remainder of this section.

To manage development that may be at risk from flooding or that may increase the risk of flooding elsewhere;

The SPPS outlines nine regional strategic objectives (paragraph 6.104) for the management of flood risk. The SPPS then sets out strategic policies which must be taken into account in the preparation of LDPs and in the determination of planning applications.

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Policy FRD1 Development within Floodplains

A proposal for development within a floodplain of a river or the sea will not be permitted unless the applicant can demonstrate that the proposal constitutes an exception to the policy. Where the principle of development is accepted by the Council through being an exception to policy (as set out below), applicants are required to submit a Flood Risk Assessment (FRA) which demonstrates that: a) all sources of flood risk to and from the proposed development have been identified; and b) there are adequate measures to manage and mitigate any increase in flood risk arising from the development throughout its operational life.

g) The extraction of mineral deposits and necessary ancillary development.

Development Proposals of Overriding Regional or Sub-Regional Economic Importance A proposal within the floodplain that does not constitute an exception to the policy may be permitted where it is deemed to be of overriding regional or sub regional economic importance and meets both of the following criteria: a) demonstration of exceptional benefit to the regional or sub-regional economy; and b) demonstration that the proposal requires a location within the floodplain and justification of why possible alternative sites outside the floodplain are unsuitable.

Exceptions Defended Areas: a) A proposal on previously developed land protected by flood defences (confirmed by DfI Rivers as being structurally adequate), provided it does not fall into any of the following categories: i.

essential infrastructure, such as power supply and emergency services;

ii. development for the storage of hazardous substances; iii. bespoke accommodation for vulnerable groups, such as schools, residential/nursing homes, sheltered housing; or iv. any development located close to flood defences. A proposal involving significant intensification of use will be considered on its individual merits and will be informed by the FRA.

The applicant is required to submit a FRA for all proposals. Where the principle of development is established through meeting the above criteria, the Council will steer the development to those sites at lowest flood risk.

Minor Development43 Minor development will be acceptable within defended and undefended floodplains subject to a satisfactory FRA.

Flood Protection / Management Measures The following flood protection and management measures proposed as part of the planning application, in order to facilitate development within floodplains, will not be acceptable: i.

Undefended Areas:

iii. land raising (infilling) to elevate a site above the flood level within the undefended fluvial floodplain, where displacement of flood water would be likely to cause flooding elsewhere.

the proposal is not dependent on the provision of new coastal flood defences or likely to require such protection as a result of anticipated climate change;

ii. the site is not in an area likely to be at risk from coastal erosion or land instability and the proposed development will not significantly increase such risks in the locality; and

Justification and Amplification As floodplains44 store and convey water during periods of flood, they are of vital importance in the wider flood management system. Any built development will cause piecemeal reduction of the floodplain and potentially remove valuable flood storage area, which may cause or exacerbate flooding elsewhere. Development also has the potential to impair the conveyance

9.2.8

iii. the elevation of development above the floodplain will not unduly disrupt the provision and ongoing delivery of essential services, including access, power, water and wastewater. c) Replacement of an existing building, provided it does not include essential infrastructure or bespoke accommodation for vulnerable groups, or involves significant intensification of use. d) Development for agricultural use, transport and utilities infrastructure, which for operational reasons has to be located within the floodplain. e) Water compatible development such as for boating purposes mooring, navigation and water based recreational use, which for operational reasons has to be located within the floodplain.

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new hard engineered or earthen bank flood defences;

ii. flood compensation storage works;

b) New development within settlements in the coastal floodplain where the land is raised (through infilling), to an acceptable level above the floodplain and subject to meeting all of the following criteria: i.

The use of land for sport and outdoor recreation, amenity open space or for nature conservation purposes, including ancillary buildings. This exception does not include playgrounds for children.

function of the floodplain and its ecological integrity. For these reasons, and also the need to limit exposure of people and property to flood risk, built development and infrastructure works, particularly on green field sites, will normally not be permitted.

Non-residential extensions with a footprint less than 150 sq. metres. Alterations - development that does not increase the size of buildings, e.g. alterations to external finishes. Householder development - e.g. sheds, garages, games rooms etc. within the curtilage of the existing dwelling in addition to extensions to the existing dwelling. This excludes any proposed development that would create a separate dwelling within the curtilage of the existing dwelling e.g. subdivision of a dwelling house into flats.

The generally flat areas adjacent to a watercourse or the sea where water flows in a flood, or would flow, but for the presence of flood defences. The limits of the floodplain are defined by the peak water level of an appropriate return period event (currently defined as 1 in 100 year or AEP (Annual Exceedance Probability) of 1% for the river or fluvial floodplain and 1 in 200 year or AEP of 0.5% for the coastal floodplain, incorporating climate change prediction). Floodplains as so defined are depicted on the Strategic Flood map on the DfI Rivers website.

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9.2.9

Transportation, Infrastructure and Connectivity

This policy seeks to ensure that development within the floodplains of rivers or the sea is permitted only in exceptional circumstances. The Council will adopt a precautionary approach in assessing proposals in areas that may be subject to flood risk presently or in the future as a result of climate change predictions.

9.2.10 DfI Rivers advise Council on the extent of river and coastal floodplains in Mid and East Antrim. Current information on flooded areas, including the spatial definition of present day river and coastal floodplains and those which take account of future climate change predictions, is available on the DfI Flood Maps NI website. These maps are regularly updated as more detailed information becomes available, so the extent of floodplains will therefore change over time. 9.2.11

9.2.13

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9.2.15

A ‘Defended Area’ is that part of the floodplain where flooding would normally occur except for the presence of flood defences. Previously developed land protected by existing flood defences, confirmed by DfI Rivers, as being structurally adequate and providing a minimum standard of 1 in 100 year Fluvial, or 1 in 200 year Coastal flood protection, will generally be considered acceptable for development. The flood risk within a defended area cannot be entirely eliminated as the possibility of a flood event exceeding the design limit of the defence and overtopping them (the residual flood risk) will always remain. Another risk arises through the potential for structural collapse and breeching of the defences which could result in sudden and rapid inundation of flood water. Because of these flood risks the policy places restrictions on the location and type of development permissible in defended areas.

Development close to flood defences will be resisted as such land will often be low lying and therefore the most susceptible to flooding. Also, it may need to be available for temporary flood storage in a flood event. Before progressing proposals in proximity to flood defences, developers are advised to seek guidance from DfI Rivers on acceptable separation distances. Due to the residual flood risk, the policy operates a presumption against permission being granted for development associated with vulnerable groups. This includes facilities such as children’s nurseries, schools, residential care/nursing homes, sheltered housing and hospitals. This list is not exhaustive.

9.2.16

Development proposals for essential infrastructure, such as for emergency services/emergency depots, power supply and telecommunications will be resisted because access and uninterrupted operation cannot be guaranteed in locations where there is a residual flood risk.

9.2.17

Development likely to give rise to significant levels of environmental pollution in the event of damage caused by flooding will also be resisted. Therefore proposals for development associated with the storage of hazardous substances, fuel storage depots, sewage treatment works or other development likely to give rise to environmental pollution in the event of flooding will only be granted planning permission where it is demonstrated that an alternative lower risk location is not available and that adequate provision is made for pollution containment so as to prevent a pollution incident in the event of flooding.

The policy for development in floodplains distinguishes between defended areas and undefended areas. Defended Areas

9.2.12

9.2.14

9.2.18 Development involving a significant intensification of use, such as the conversion of a single dwelling unit to a number of apartments, would be liable to expose more people to the residual flood risk in defended areas. However, this risk must be balanced against other material considerations, for example relating to existing density in the

locality or that considered appropriate from a broader planning perspective. Accordingly, Council will determine each application on its individual merits taking account of the scope for mitigation of the residual flood risk. 9.2.19

There will be a presumption against development of green field sites in defended areas. As well as exposing more people and property to the residual flood risk, this form of development could remove valuable flood storage should the defences overtop or breach. Undefended Areas

9.2.20 An ‘Undefended Area’ is an area within the floodplain that is not protected by flood defences. This applies to the vast majority of fluvial and coastal floodplains. Undefended areas are at much higher flood risk than defended areas, although the flooded areas are usually more predictable and flood water usually recedes more quickly. There is also the added potential impact of coastal flooding on coastal change. 9.2.21

Whilst there is a general presumption against development, it is recognised that in certain cases, particular development or infrastructure has to be in such locations, as alternative lower flood risk sites may be neither feasible nor available. Exceptions to the policy are therefore set out for a range of development types, including for example, agricultural development, minerals development and transport or utilities infrastructure. In regard to agricultural and minerals development, this exception will only apply where the existing unit is located wholly in the floodplain or where the use of other land outside the floodplain would not be feasible and available.

9.2.22 The policy provides opportunity for new development in the undefended coastal floodplain on the basis that infilling and land raising to an appropriate level above the floodplain will have a negligible effect on its extent and therefore will not result in additional flood risk elsewhere in the coastal

floodplain. Importantly, such development should not generate a present or future need for flood defences nor should it cause or escalate coastal erosion in susceptible areas. As part of the precautionary approach, this exception will be restricted to settlements. 9.2.23 Replacement of an existing building may be considered on the basis that this should not normally result in any material increase in the flood risk to the development or elsewhere. The adoption of suitable flood proofing measures through resistance and resilience construction will normally be expected. However the replacement of a building to provide bespoke accommodation allowing for the introduction of vulnerable groups to the flood risk area is unacceptable. Similarly, replacement of a building to accommodate essential infrastructure will be unacceptable as continual access and egress for operational activities will no longer be possible when the area has been cut off during a flood event. Finally, a replacement proposal which involves significant intensification of use, for example through increasing the existing footprint or change of use, will be resisted if this would have the effect of introducing more people to a high flood risk area. 9.2.24 The policy allows for the provision of areas for amenity open space, sports, outdoor recreation and nature conservation purposes on the basis that such areas are not generally occupied and are unlikely to incur major damage as a result of flood inundation. Children’s playgrounds are not included in this exception to the policy as such proposals would have the effect of exposing a vulnerable group to flood risk. Ancillary development such as changing facilities, clubhouses, social facilities, synthetic pitches, as well as job-related accommodation for caretakers and staff may be acceptable where justified by the flood risk assessment. Even though these areas are intermittently occupied, proposals will be required to demonstrate mitigation in regard to minimising flood impacts as well as providing

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9.2

Transportation, Infrastructure and Connectivity

for adequate flood warning procedures and safe means of evacuation from the site. Development Proposals of Overriding Regional or Sub-Regional Economic Importance 9.2.25 While most economic development is best located outside of floodplains, it is accepted that certain projects because of their nature, size or site specific requirements, may require a site that happens to fall within a floodplain. In such circumstances the policy allows for development that is demonstrated to be of significant regional or sub-regional economic importance. Normally, such a proposal will be expected to demonstrate its particular contribution to the regional economy. However, a proposal may also be considered acceptable if it provides employment for a substantial number of people living in Mid and East Antrim and potentially adjoining council areas. 9.2.26 In regard to such proposals, the applicant must justify the need for a location within the floodplain and also demonstrate why other potential sites outside of the floodplain are not suitable. Subject to the principle of development in the floodplain being

accepted by the Council, the applicant will be expected to identify a suitable site in the least vulnerable parts of the floodplain in consultation with DfI Rivers and other statutory consultees as required. The development of greenfield sites in the undefended fluvial floodplain will rarely be acceptable as these areas pose the greatest flood risk. Flood Management and Mitigation Measures 9.2.27 Where Council determines that development is acceptable in principle in the floodplain, then the onus is on the applicant to submit a Flood Risk Assessment (FRA). This must demonstrate measures to be taken to manage and mitigate the identified risks to the proposed development and elsewhere as a result of the development. These measures will be proportionate to the flood risk and generally will be more rigorous in undefended areas than in defended areas where the flood risk (residual) is lesser. Technical details and methodology relating to flood risk assessments and drainage assessments can be found in Appendix I.

by DfI Rivers, other statutory undertaker or the riparian landowners. Normally the working strip should have a minimum width of five metres, but up to 10 metres may be necessary to allow for sufficient access

Policy FRD3 Management of Development in regard to Surface Water Flood Risk A proposal for development (except minor development) outside of floodplains will be permitted where the applicant has demonstrated that the risk of surface water flooding (pluvial) to the development, or elsewhere as a result of the proposed development, can be effectively managed through adequate drainage arrangements. In order to demonstrate this, a Drainage Assessment (DA) will be required for any of the following types of development:

Policy FRD2 Protection of Flood Defence and Drainage Infrastructure A development proposal that would impede the operational effectiveness of flood defence and drainage infrastructure, or hinder access for maintenance or emergency purposes, will not be permitted. This includes the erection of buildings or other structures over the line of a culverted watercourse.

Justification and Amplification

9.2.29 This policy seeks to ensure that such infrastructure is protected from development that would impact on its operational integrity. This includes a presumption against the erection of buildings or other structures over the line of a culverted watercourse in order 226

•

A residential development comprising of 10 or more dwelling units.

•

A development site in excess of one hectare.

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A change of use involving new buildings and/or hardsurfacing exceeding 1000 square metres in area.

•

Where a proposed development is located in an area where there is evidence of a history of surface water flooding.

•

Where surface water run-off from the development may adversely impact upon other development or features of importance to nature conservation or the historic environment.

Justification and Amplification 9.2.31

9.2.28 Flood defence and drainage infrastructure is critical in providing a level of flood protection to people and property and adequate land drainage.

and egress for plant and machinery, and for emergency access. The extent of the reserve will be determined on a case by case basis by the Council, in consultation with DfI Rivers.

to avoid damage and facilitate replacement, maintenance or other necessary operations. 9.2.30 This policy also seeks to ensure unobstructed access to infrastructure and watercourses for improvement or maintenance purposes. Where a new development proposal is located close to a flood defence, control structure or watercourse, it is essential that an adjacent working strip is retained and protected to facilitate future maintenance

Surface water or pluvial flooding occurs as a result of high intensity rainfall which overwhelms natural or man-made drainage systems resulting in water flowing overland and ponding in depressions in the ground. It has increased steadily with the expansion of urban areas dominated by non-permeable surfaces, the infilling of green spaces and the cumulative effects of minor development such as house extensions and the paving of gardens to provide for patios and car parking. All of these factors have combined to intensify surface water run-off and place additional pressures on the drainage network, particularly during prolonged periods of high intensity rainfall. It is not uncommon for drainage systems to be overwhelmed during such rainfall events, particularly where blockages occur.

9.2.32 This policy seeks to ensure that development proposals likely to be at risk from surface

water flooding or to exacerbate the risk elsewhere, are only permitted subject to a satisfactory drainage assessment. This must demonstrate that the flood risk can be effectively controlled and mitigated and that the development will not create greater potential for surface water flooding elsewhere. In addition, applicants must use sustainable drainage systems (SuDS) as the preferred drainage solution where appropriate/feasible (see Policy FRD4 Sustainable Drainage). 9.2.33 Technical details and methodology relating to drainage assessments can be found in Appendix I Part A. 9.2.34 To assist applicants, areas where surface water flooding could be a potential problem are identified on the DfI Flood Maps NI website, or alternatively by contacting DfI Rivers.

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Policy FRD4 Sustainable Drainage (SuDS) A sustainable drainage solution (hard or soft SuDS) for the management of surface water run-off will be required for any development proposal that triggers the requirement for a Drainage Assessment (DA) under Policy FRD3 Management of Development in regard to Surface Water Flood Risk. An exception will be applied where it is clearly demonstrated through the DA that the site is fundamentally unsuitable for a SuDS solution. A ‘soft SuDS’ solution may also be required for particular zonings for housing and economic development to be identified through the Local Policies Plan.

Management and Maintenance Planning permission will not be granted until the applicant has satisfied the Council that suitable arrangements will be put in place for the future management and maintenance, in perpetuity, of SuDS required under this policy. A Section 76 planning agreement may also be sought.

Justification and Amplification 9.2.35 This policy seeks to further the Executive’s long term goal of delivering a sustainable water sector in Northern Ireland. The RDS, ‘Sustainable Water - A Long Term Water Strategy for Northern Ireland (2015-2040)’, and the SPPS all promote SuDS as an important part of the delivery mechanism in contributing to attaining this goal. 9.2.36 Council will not only promote SuDS through this policy, but also through key site requirements on specific zonings at Local Policies Plan stage where appropriate. In this way, the LDP will influence developers to use SuDS as the preferred drainage solution, particularly in areas susceptible to surface water flooding and also for relatively large developments where the benefits are likely to be greater and SuDS easier to facilitate. Lands susceptible to surface water flooding are identified on the DfI Flood Maps NI website. 9.2.37 SuDS are defined as management practices and control systems designed to drain surface water in a more sustainable way than conventional piped systems. Reducing the amount of surface water run-off to watercourses, or slowing down the rate of discharge, helps to reduce flood risk. There

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can also be significant amenity benefits for local communities when SuDS schemes are integrated into the wider green/blue infrastructure network. 9.2.38 SuDS can vary in size and composition. The appropriateness of a SuDS solution will be determined by the local characteristics of each site including its size, topography, geology, hydrogeology, flood risk and the available discharge points (rivers, drains or sewers). They can vary in size and composition and are often classified as ‘hard’ or ‘soft’ SuDS. 9.2.39 The integration of a variety of different techniques usually provides the best solution, however it is acknowledged that in most cases ‘hard SuDS’ will be the preferred drainage solution for developers. Examples of ‘hard’ SuDS are solutions such as attenuation tanks, permeable paving, and oversized pipes for storm water that are separated from the wastewater system. Subject to all conditions being agreed and met within an Article 161 agreement, NI Water will adopt a sewer or drain which is intended to communicate with a public sewer, e.g. oversized pipes, cellular storage/attenuation tanks and storm tanks. 9.2.40 ‘Soft’ SuDS are usually in the form of swales, ponds, wetlands and infiltration beds carved

into the landscape to collect water and let it soak naturally down into the ground where it replenishes the water table. These types of SuDS have a role in improving the quality of the run-off from a development and in enhancing nature conservation and biodiversity. Other SuDS include rainwater harvesting and green roofs (see Appendix I Part B for more detail on SuDS).

by NI Water are identified in Article 161 guidance on the NI Water website.

9.2.41 SuDS measures to reduce surface water runoff alone may not be enough – stormwater separation also needs to take place so that rainwater is prevented from entering combined sewers. Applicants should therefore include drainage systems to reduce the amount of rainwater in the combined wastewater system by providing separate drains and by reducing sewer infiltration which will also help improve water quality. New storm connections to the combined sewer system should be avoided as NI Water will not permit a new combined sewer to enter its system without the inclusion of a SuDS system. 9.2.42 An appropriate maintenance and management plan for SuDS will be required to be submitted with the planning application to ensure continuity in the future operation of SuDS by, for example, a property management company or for adoption by Council or another public authority. This plan will be required to be agreed with the Council and may involve a Section 76 planning agreement where necessary to ensure effective ongoing maintenance. 9.2.43 Where an applicant considers a site to be fundamentally unsuitable for SuDS, the reasons for this must be set out in the Drainage Assessment and supported by a suitable qualified engineer. 9.2.44 The Water and Sewerage Services Act (Northern Ireland) 2016 includes proposals to ensure that SuDS systems are constructed to the appropriate standard. NI Water also now have the power to refuse a surface water connection on the grounds that suitable alternatives to connection to the public sewer exist, or could reasonably be provided (this includes SuDS). The range of SuDS solutions currently considered for adoption 229

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discharges will reduce the need for flood alleviation/culverting works downstream and any associated maintenance. Applicants are therefore required to demonstrate that

Policy FRD5 Artificial Modification of Watercourses A proposal for the artificial modification of a watercourse, including culverting or canalisation operations, will only be permitted in either of the following exceptional circumstances: •

Where the culverting of a short length of a watercourse (usually less than 10 metres) is necessary to provide access to a development site (or part thereof).

Policy FRD6 Development in Proximity to Controlled Reservoirs

•

Where the applicant can demonstrate to the satisfaction of the Council that a specific length of watercourse needs to be culverted for engineering reasons and that there are no reasonable or practicable alternative courses of action.

A proposal for new development within the potential flood inundation area of a controlled reservoir45, as shown on the DfI Flood Maps NI, will only be permitted where: a) It is demonstrated the condition, management and maintenance regime of the controlled reservoir is appropriate to provide assurance regarding reservoir safety, so as to enable the development to proceed; or

Applicants are also required to demonstrate that sustainable drainage systems (SuDS) have been considered as an alternative to culverting or canalisation (see Policy FRD4 Sustainable Drainage).

b) Where sufficient assurance on the condition, management and maintenance regime of the relevant reservoir/s is not demonstrated, the application is accompanied by a Flood Risk Assessment, or other analysis, which assesses the downstream flood risk in the event of an uncontrolled release of water due to reservoir failure as being acceptable to enable the development to proceed.

Justification and Amplification 9.2.45 The SPPS recognises the artificial modification of a watercourse, including culverting or canalisation of watercourses, as environmentally unsustainable, with potential to increase flood risk. Such operations can adversely impact upon visual amenity and can damage or impair the landscape quality, ecological integrity and biodiversity of watercourses. Some watercourses can themselves be heritage assets as they may have been utilised, diverted and reshaped in the past to become mill races. Culverting creates barriers to the passage of fish, while the higher flow velocities generated cause the unnatural movement of sediment, increased erosion downstream and hinder the future recovery of the watercourse. Whilst culverting may in some instances alleviate local flood risk, it can increase flood risk downstream by the accumulation of higher flows. 9.2.46 Applicants will have to demonstrate to the satisfaction of Council, through consultation with DfI Rivers, that there are no reasonable or practicable alternative courses of action. The policy, however, acknowledges that in exceptional circumstances, culverting of a section of a watercourse may be unavoidable. When culverting a short length of a watercourse for access reasons, the length and number of culverts should be kept to a minimum. If part of a

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SuDS have been considered rather than culverting or canalisation of watercourses, where feasible/appropriate (see Policy FRD4 Sustainable Drainage).

watercourse is already culverted prior to the commencement of any development, this does not necessarily mean that it can automatically be lengthened or upgraded to meet the site discharge requirements. 9.2.47

Good layout and design should promote the retention of open watercourses as a central amenity feature, although re-alignment or diversion to enhance the quality of the site layout will normally be acceptable where there are no overriding environmental concerns. Incorporating watercourses into the open space requirements for new residential development will be preferred to locating them to the rear of properties where they are difficult to maintain or can become dumping grounds contributing to flood risk. Where possible the removal of culverts and the re-introduction of the natural watercourse should be encouraged.

9.2.48 The adoption of sustainable drainage solutions for the disposal of stormwater is a much more sustainable alternative than culverting or other options involving the artificial modification of watercourses. The use of SuDS source control solutions, particularly ‘soft SuDS’ elements such as ponds and swales and their integration into new development schemes as amenity features will therefore be promoted. Such solutions, by negating increased site

Where the proposal is for the replacement of an existing building and the assurance on the condition, management and maintenance regime of the relevant reservoir/s is not demonstrated, permission will only be granted where the applicant has demonstrated that there is no material increase in the flood risk to the development or elsewhere. There will be a presumption against development within the potential flood inundation area of a controlled reservoir for proposals that include either: a) essential infrastructure (such as emergency services, transport or utilities); b) storage of hazardous substances; or c) bespoke accommodation for vulnerable groups.

Justification and Amplification 9.2.49 Details of controlled reservoirs in the borough are available on the Reservoir flood maps produced by DfI Rivers and are available to view on the DfI website. 9.2.50 Water impounding structures such as reservoirs or dams are a recognised source of flood risk because of the potential for downstream flooding which may ensue if the structure fails, is overtopped, or in the event of an uncontrolled release of water from the reservoir. The potential for rapid inundation associated with such events is likely to have serious consequences for people and property in proximity, particularly for vulnerable groups. 9.2.51

New development within the flood inundation area of a controlled reservoir

can only be justified where the condition, management and maintenance regime of the reservoir are appropriate to provide assurance regarding reservoir safety. Such assurance must be provided by a ‘suitably qualified engineer’ and supported by DfI Rivers. A ‘suitably qualified engineer’ is a Civil Engineer who at the time of the inspection of the reservoir was a member of a Panel constituted under the Reservoirs Act 1975. 9.2.52 The replacement of a building within a flood inundation area will generally be acceptable as in most cases this ought not to increase the likelihood or the impact of flooding to the building or elsewhere as a result of its replacement.

A Controlled Reservoir is defined by section 1 and 2 of the Reservoirs (Northern Ireland) Act 2015. Generally it is a structure or area that is capable of holding 10,000 cubic metres or more of water above the natural level of any part of the surrounding land.

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9.3 Renewable Energy

Introduction 9.3.1

9.3.2

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Renewable energy contributes to sustainable development, mitigates against climate change, and improves air quality by reducing greenhouse gas emissions and our dependence on fossil fuels. All this contributes to improving the overall health and well-bring of our society. It also brings about a diverse range of energy generation to help ensure a more secure and sustainable energy system. The Climate Change Act (Northern Ireland) 2022 states that the Department for the Economy (DfE) must ensure that at least 80% of electricity consumption is from renewable sources by 2030. The latest figures for electricity consumption and renewable generation are available on the energy section of the DfE website. Mid and East Antrim is a key strategic location in relation to Northern Ireland’s energy network given the location of Kilroot and Ballylumford power stations in the borough. The policy context for strategic energy delivery at Kilroot and Ballylumford power stations are set out in policies RE1, TEI1 and GP1. The importance of promotion of a more diverse energy mix in the drive to provide adequate security of supply should be noted. In addition, Mid and East Antrim’s wind resource and topography has attracted numerous renewable energy projects, including wind farms and large-scale solar farms across the borough.

Policy Aim 9.3.3

With the growth anticipated in our borough over the Plan period, the provision of renewables is vital to meet the greater energy demands of the future. Renewable energy developments must therefore be accommodated in order to meet this demand and regional targets, whilst also protecting our environment and our sensitive landscapes.

9.3.4

The RDS emphasises the need to increase the contribution that renewable energy can make to the overall energy mix. The aim of the SPPS in relation to renewable energy is to facilitate the siting of renewable energy generating facilities in appropriate locations within the built and natural environment in order to achieve Northern Ireland’s renewable energy targets and to realise the benefits of renewable energy without compromising other environmental assets of acknowledged importance. The SPPS also includes three regional strategic objectives in relation to renewable energy (paragraph 6.219) and states that LDPs should set out policies and proposals that support a diverse range of renewable energy development.

9.3.5

The LDP strategic approach to renewable energy development is set out in our policy aim below. This policy aim, along with our General Policy in relation to micro generation and passive solar design, fully embrace the above-mentioned regional strategic objectives and guidelines for LDPs set out in the SPPS.

•

To facilitate renewable energy development in appropriate locations within our borough, whilst balancing the recognised benefits against any potential environmental or social impacts.

Implementation 9.3.6

This policy aim will be delivered primarily through the strategic policy set out in this section.

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Policy RE1 Renewable Energy Development

Wind Energy Development

A proposal for a renewable energy development together with any associated buildings and infrastructure, will be permitted where it meets the General Policy and accords with other provisions in the LDP. In addition, the proposal must meet all the following criteria:

In addition to the above, a wind energy development proposal must also meet all the following criteria:

a) it will not have an unacceptable adverse impact on visual amenity or landscape character including the cumulative effect of development on the landscape; b) it will not cause significant harm to the safety or amenity of any sensitive receptors (including future occupants of committed developments) arising from noise; shadow flicker; ice throw; and reflected light;

d) no part of it will have an unacceptable impact on roads, rail or aviation safety;

The development proposal has taken into consideration the cumulative impact of existing wind turbines, including extant permissions and undetermined applications;

The development will not create a significant risk of landslide or bog burst; and

k) No part of the development will give rise to unacceptable electromagnetic interference to communications installations; radar or air traffic control systems; emergency services communications; or other telecommunication systems.

c) it will not unacceptably restrict public access to the countryside or coast, or recreational/tourist use of the area;

For wind farm development47 a separation distance of 10 times rotor diameter to residential properties (including extant permissions), with a minimum separation distance of not less than 500 metres, will generally apply. The separation distance required for single turbines will be assessed on a case by case basis.

e) it will not have an unacceptable adverse impact on built heritage or on biodiversity or nature conservation (including cumulative effects); f)

it avoids active peatland, unless it is demonstrated there are imperative reasons of overriding public interest as defined under The Conservation (Natural Habitats, etc.) Regulations (Northern Ireland) 1995 as amended;

Justification and Amplification 9.3.7

This policy applies to all renewable energy developments including wind, solar, hydro, geothermal and biomass. It aims to facilitate renewable energy development in appropriate locations within our borough, whilst balancing recognised benefits against any potential environmental or social impacts.

9.3.8

All renewables proposals should demonstrate the environmental, economic and social benefits (including the amount of energy to be produced and the contribution to meeting Northern Ireland’s renewable energy targets) as well as how any environmental or social impacts have been minimised or mitigated against through the siting, scale, design and layout of the development. These benefits are material considerations which will be given appropriate weight in determining whether planning permission should be granted.

g) it will not have an unacceptable adverse impact on local natural resources such as air quality, water quality and quantity; and h) it will not prejudice the operational effectiveness of existing or approved energy infrastructure. A cautious approach for renewable energy development proposals will apply within areas of the countryside that are valued for their distinctive landscape and environmental qualities and their wider settings. Certain types of renewable energy development proposals will also be restricted within the Areas of Constraint on High Structures (see Countryside Strategy strategic spatial proposals and policies and Safeguarding our Natural Environment policies). The wider environmental, economic and social benefits of all proposals for renewable energy projects are material considerations that will be given appropriate weight in determining whether planning permission should be granted. Where any proposal is likely to result in unavoidable damage during its installation, operation or decommissioning, then the applicant must indicate how such damage will be minimised and mitigated, including details of any compensatory measures, such as a habitat management plan or the creation of a new habitat. Applicants will also be required to ensure that upon decommissioning, all aboveground redundant structures, plant, buildings and associated infrastructure shall be removed and the site restored to an agreed standard appropriate to its location. These matters will need to be agreed with Council before planning permission is granted and appropriate conditions applied to any approval.

9.3.9

Renewable energy developments can impact on residential amenity at nearby properties, therefore a sufficient separation distance should be applied to ensure there are no unacceptable adverse impacts in terms of visual, noise or shadow flicker. Applicants will be required to take into account the surrounding topography and vegetation, as

A proposal for the re-use, refurbishment or repowering of an existing renewable energy development, including in order to extend its lifespan, will be considered favourably subject to meeting the criteria within this policy.

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For the purposes of this policy sensitive receptors are defined as habitable residential accommodation (although not necessarily occupied), hospitals, schools and churches.

Defined as development comprising more than two turbines.

well as the orientation of nearby dwellings, and demonstrate that visual dominance will not occur. Noise impact assessments may also be required to assist Council to properly assess the level of potential noise disturbance from the proposed development. Shadow flicker assessments will be required for properties within 500 metres and that lie 130 degrees either side of north of a turbine. 9.3.10 Particular care should also be taken when considering the potential impact of renewable proposals on the landscape. The landscape and visual effects of renewable developments, in particular wind energy and large scale solar farms, will vary on a case by case basis according to the type of development, its location and the landscape setting of the proposed development. Proposals should not be considered in isolation, but cumulatively with other renewable energy developments in the locality. As with other types of new development, there will be a presumption against new renewable energy development proposals in an SCA, other than in the exceptional circumstances outlined in Policy CS2. Renewable energy development proposals will also be restricted within Areas of Constraint on High Structures

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(as outlined in Policy CS3) where there will be a presumption against development of wind turbines that exceed 15 metres in height, or any other forms of energy infrastructure development that will adversely impact on the landscape character by virtue of their visual prominence and/or the environmental integrity of the designated area. Council will apply a cautious approach for renewable energy development within other designated landscapes and their wider settings. In such areas it may be difficult to accommodate larger scale renewable energy proposals without detriment to the borough’s distinctive landscape, cultural and heritage assets. 9.3.11

9.3.12

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The significance of environmental impacts on habitat and species, geological, heritage and cultural features will depend on the type and scale of the renewable energy development and the sensitivity of the location. Where a renewable energy development is likely to have such adverse impacts, applicants will be required to bring forward mitigation measures, and where appropriate, compensatory measures for consideration. It is acknowledged that certain renewable energy resources, such as hydro or wind, can usually only be developed where they occur and some degree of impact may be unavoidable. In relation to wind energy, this can only be exploited where wind speeds are sufficiently fast. By its very nature the wind resource is likely to be greatest in upland areas, which may be particularly sensitive in terms of their landscape, cultural heritage and nature conservation value. It is also recognised that larger-scale wind energy developments are likely to be visible over distances. To assist the Council, proposals should be accompanied by an objective assessment, for example, in the form of a Landscape and Visual Impact Assessment (LVIA). In some cases, this may form part of the Environmental Impact Assessment (EIA) process, where required. Nevertheless, the Council will still expect an assessment of the

environmental effects of the development to be submitted with any application. The level of detail required should reflect the scale of the technology employed and take account of its location. 9.3.13

9.3.14

9.3.15

The ‘Wind Energy Development in Northern Ireland’s Landscapes’ supplementary planning guidance document published by the Northern Ireland Environment Agency, identifies landscape characteristics that may be sensitive to wind turbine development. This document provides guidance on the landscape and visual analysis process, and the indicative type of development that may be appropriate. In addition, applicants should also refer to the Mid and East Antrim Landscape Character Assessment which identifies sensitive landscapes within the borough (see Technical Supplement 10 Countryside Assessment).

proposal will not adversely impact on, or ‘wrap-around’ existing or approved energy infrastructure, as proposals which prejudice the operational effectiveness of such infrastructure will not be permitted. 9.3.16

In relation to hydroelectric power generation schemes, applicants should be aware of siting within catchments with a flow gauging station as this can completely alter the flow regime of a river. DfI Rivers will advise against siting in such areas, as this would result in the loss of decades of national river flow archive data used to estimate flood risk across the UK.

9.3.17

Active peatland48 is of particular importance for its biodiversity, water and carbon storage qualities. Development should avoid these areas as the cutting and drainage associated with the development of, in particular, wind turbines and their associated infrastructure, has the potential to severely impact on the hydrology of a large area of active bog. In addition, development in peatland involves a risk of a mass of peat or bog movement, resulting in land slide or bog burst. Where development is proposed on peatland, the onus is on the developer to provide robust information identifying existing, potential and construction induced peat landslide hazards. Where complete avoidance of risk is not possible the proposed design should be modified to incorporate engineering options for mitigation of risk. Permission will not be granted where the level of hazard identified or where engineering solutions have the potential to significantly increase the level of disturbance, or drying out of the peat and release of carbon. Where the hydrology of other peatland sites has been negatively impacted upon through previous interventions, measures may be taken to restore such areas to active peatland. In promoting mitigation/ compensatory measures for renewable energy developments the Council may require developers to restore areas to active peatland that are within or adjacent to the development site.

Other types of renewable energy development such as solar farms have the potential to negatively impact on the rural environment, particularly when located in open landscapes. The use of previously developed land will be encouraged for large scale solar farms. However, if a solar proposal does involve greenfield land, it should allow for the continued agricultural use and/or encourage biodiversity improvements around installations. Proposals for large scale solar should use native hedging as screening to mitigate landscape and visual impacts, and be located on lower lying undulating landscapes. Depending on their scale, design and prominence, a solar farm within the setting of a heritage asset may cause substantial harm to the significance of the asset. Therefore, in order to fully assess the visual impact of such proposals, they will be required to be accompanied by a LVIA. Applicants should also ensure that any associated buildings or infrastructure such as cabling, fencing, lighting, CCTV, substations or energy storage facilities are all appropriately located. Applicants should also ensure the design and location of their

9.3.18

In relation to renewable energy developments which become redundant, applicants will be required to provide details on future decommissioning and restoring of the site to as close as possible to its original state. These details must be submitted with the proposal, and will be conditioned on any approval (or a legal agreement where appropriate) to ensure the works necessary to restore the site to an agreed standard are undertaken. For wind farm and solar development, it is likely that the duration of the planning permission will be linked to the expected operational life of the turbines or solar panels. However during this period, proposals may be forthcoming to extend the life of the project by either re-powering or re-equipping the original scheme with newer technology. Given there are obvious advantages in utilising established sites, such cases are likely to be given favourable consideration subject to meeting this policy and any other relevant considerations.

9.3.19

Other forms of energy generation and energy storage are now being considered on or adjacent to wind farms. The impacts of this additional infrastructure should be assessed, and considered in the design process, as should the benefits of colocating these with the wind farm. In most cases, the impacts of co-located energy generation and storage systems are likely to be limited compared to the overall landscape and visual impacts caused by the wind farm. However, in all cases additional infrastructure should be designed and located to minimise impacts, especially if they include significant structures or are likely to add to the ‘clutter’ of the landscape.

9.3.20 The publications, Best Practice Guidance to PPS18 ‘Renewable Energy’ (DOE, 2009), and draft Supplementary Planning Guidance to PPS18 ‘Renewable Energy’ Anaerobic Digestion (DOE, 2013) (or as updated), will continue to be taken into account in assessing proposals.

Comprising blanket and raised bog on which peat is currently forming and accumulating - identified as a priority habitat in Annex 1 of the EC Council Directive 92/43/EEC on the Conservation of Natural Habitats and Wild Fauna and Flora (the ‘Habitats Directive’).

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9.4 Telecommunications and Electricity Infrastructure

Introduction 9.4.1

9.4.2

9.4.3

238

Modern telecommunications and other utilities such as electricity infrastructure, are essential and beneficial elements of everyday living for everyone who lives, works or visits our borough. It is important to continue to support investment in high quality infrastructure which plays a vital role in the social and economic wellbeing of Mid and East Antrim. Power lines and overhead cables are important in ensuring our homes, businesses and services throughout the borough are well connected to a safe, secure and reliable energy infrastructure network. Being home to Kilroot and Ballylumford Power Stations, Mid and East Antrim occupies a key strategic location in relation to the Northern Ireland energy network. Access to reliable high speed digital infrastructure is also key to ensuring our businesses remain competitive and helps to grow a sustainable local economy. Mid and East Antrim is serviced by the four main mobile network providers who all offer 4G coverage. Some rural parts of our borough continue to suffer from poor indoor mobile coverage and 4G access, in particular areas east of Ballymena, west of Larne, and to the north of Carrickfergus. In relation to superfast broadband services (>30Mbps), availability ranges from 82% to 97% across our main towns, however, in some rural areas, particularly south of Ballymena, north

Policy Aims

9.4.4

and east of Broughshane, and south of Larne, there remains a deficit in terms of availability of broadband speeds. The ‘Connected Nations Report – Northern Ireland’ (Ofcom 2018) estimates that 5% of premises in Mid and East Antrim are still unable to get 10Mbps.

9.4.5

The LDP strategic approach to telecommunications and utilities infrastructure is set out in our policy aims below. These policy aims fully embrace the above-mentioned regional strategic objectives and guidelines for LDPs set out in the SPPS.

The RDS and SPPS both recognise Northern Ireland’s core telecommunications network as world class, but highlight that continued investment in infrastructure is vital to maintain a competitive advantage to enable strong economic growth. The aim of the SPPS in relation to telecommunications and other utilities is to facilitate the development of such infrastructure in an efficient and effective manner whilst keeping the environmental impact to a minimum. Ensuring that visual and environmental impact of such development is kept to a minimum; that mast and site sharing is accommodated; that interference to radio spectrum users is minimised; and that telecommunications systems are designed into other forms of development, are all regional strategic objectives of the SPPS.

•

To facilitate the development of telecommunications and utilities infrastructure in appropriate locations to support sustainable economic growth; and

•

To minimise the environmental impact of telecommunications and utilities infrastructure.

Implementation 9.4.6

The policy aims will be delivered through the strategic policy set out in the remainder of this section.

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9.4.9 A proposal for telecommunications development or electricity infrastructure including overhead cables together with any necessary enabling works, will be permitted where it meets the General Policy and accords with other provisions of the LDP. Given the height of some telecommunications and electricity infrastructure, Policy CS3 Areas of Constraint on High Structures may also be applicable. In addition, the applicant must demonstrate that all the following criteria are met: a) There is a need for the proposed development at that location; b) The proposal minimises visual intrusion; c) The proposal avoids sensitive locations or features, unless it is clearly demonstrated to the satisfaction of the Council as to why this cannot be achieved; and

Applicants must also demonstrate the need for the development and what alternatives have been considered where the proposal is located within or in proximity to sensitive landscapes or sites of archaeological, historical or natural environment value. Where there are no reasonable alternatives, and such locations cannot be avoided, extra care will be required to ensure that the visual and environmental impact of the telecommunications apparatus and any ancillary works are minimised. Individual circumstances will determine how this can best be achieved.

9.4.11

In some cases, more detailed information on visual impact may also be required to assess the application such as photomontages, or a landscape or visual impact assessment.

d) The proposal meets the ICNIRP guidelines for public exposure to electromagnetic fields. In addition, a proposal for a new mast or base station must also demonstrate that the sharing of an existing mast or other structure has been fully explored and is not feasible, or the proposal represents a better environmental solution. In the case of overhead lines, wirescape should be kept to a minimum. In urban areas, applicants will also be required to demonstrate that it cannot be provided underground. A proposal by a statutory undertaker for the upgrading or refurbishment of existing energy infrastructure in order to maintain energy security will be considered favourably subject to meeting the criteria within this policy.

9.4.12 Justification and Amplification Telecommunications 9.4.7

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This policy seeks to facilitate the expansion of telecommunications operations to meet modern technical connectivity needs in a timely, co-ordinated and appropriate manner whilst minimising the visual and environmental impact of such development. The aim is that telecommunications equipment should become an accepted and unobtrusive feature of urban and rural areas.

9.4.8

ICNIRP –The 1998 International Commission on Non-Ionizing Radiation Protection.

The Council recognises that telecommunications code system operators are obliged to provide their services to the public and have to work within the constraints of the technology to meet their licence requirements. For example, masts and antennas often require a particular operating height to allow signals to clear trees and buildings. Telecommunications development may therefore need particular locations in order to work effectively. There is also however a corresponding need for the Council to adequately control telecommunications development and their

Applicants will be expected to provide information about the purpose and need for the particular apparatus or equipment including a statement indicating its location, the height of antenna, the frequency and modulation characteristics, and details of power output. A declaration that the apparatus when operational will meet ICNIRP public exposure guidelines will also be required.

9.4.10

Applicants will also be required to ensure that upon decommissioning, all above-ground redundant structures, plant, buildings and associated infrastructure shall be removed and the site restored to an agreed standard appropriate to its location. These matters will need to be agreed with Council before planning permission is granted and appropriate conditions applied to any approval.

or structure, only when other options are not possible or it represents a better environmental solution than other options.

visual impact in order to protect landscapes, skylines and townscape character.

Policy TEI1 Telecommunications and Electricity Infrastructure

Telecommunications operators are encouraged to site share wherever possible. New masts will therefore only be considered where the applicant has demonstrated that site sharing is not feasible, or that the proposal offers an improved environmental solution. Applicants will be required to submit sufficient information which demonstrates that such considerations have been thoroughly assessed. In addition, operators should also consider:

•

Installing smaller antennas.

•

Integrating antennas and equipment as part of a building or street furniture; or so that they appear to be an integral part of a building, structure, or landscape

•

Installing a new mast, or using a new building

9.4.13

In granting permission, the Council will condition both the removal of any equipment that is no longer required for telecommunications purposes, and restoration of the site to the condition before the development took place.

9.4.14

Applicants of new residential or commercial proposals should ensure such developments are future-proofed for connection or upgrade to future telecommunications including broadband and media services. Council consider this is essential to facilitate business, home-working and improving quality of life for all our citizens, as well as to avoid any unnecessary excavation or repeated disturbance of roads and footpaths. Council will apply the latest supplementary planning guidance including current Departmental guidance contained within Section 12 of ‘Creating Places – Achieving Quality in Residential Developments’ (DOE/ DRD, 2000). Electricity Infrastructure

9.4.15

New and upgraded electricity infrastructure including poles, pylons, transformers, substations and cables are vital in contributing towards our wider sustainable energy objectives but need to be balanced carefully against the potential impacts on the environment and amenity. Investing in our electricity infrastructure is critical for maintaining energy security and ensuring we can meet these objectives and contribute towards a diverse energy mix. Proposals for strategic energy infrastructure and development will be assessed against Policy TEI1, Policy GP1 and other relevant operational policies of this plan as appropriate.

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Overhead Lines 9.4.16

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9.4.17

Overhead lines should be routed to minimise disturbance to current land use and farming practices and to minimise the number of crossings of other power lines, railway lines and roads. Sharp changes in direction should also be avoided to curtail the number of towers and pylons in the landscape. Overhead power lines and pylons should, wherever possible, avoid areas of landscape sensitivity such as the Antrim Coast and Glens AONB and designated areas of constraint. Historic sites and areas of nature conservation or archaeological interest should also be avoided. In some cases, more detailed information on visual impact may be required to assess the application such as photomontages, or a landscape or visual impact assessment.

9.4.18

Any proposals for the development of new power lines or alterations to existing power lines must be accompanied by a statement declaring that the development will meet the ICNIRP guidelines for public exposure to electromagnetic fields.

9.4.19

In granting permission, the Council will condition the removal of any lines or equipment that are no longer required.

Overhead lines, especially those mounted on pylons, can be visually obtrusive in the landscape and every effort should be made to minimise their impact through integration within the landscape. Applicants should demonstrate how the visual intrusion of the proposal has been minimised. This may be assisted by designing proposals to follow the natural landscape features such as vegetation and tree cover. In open and exposed landscapes, structures should be set back from public roads, prominent ridgelines and vantage points where possible. In all cases, wirescape should be kept to a minimum, with preference being given to undergrounding services in sensitive locations such as historic landscapes, conservation areas etc.

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9.5

Transportation, Infrastructure and Connectivity

9.5 Water and Wastewater (Sewerage) Infrastructure

Introduction 9.5.1

9.5.2

9.5.3

Policy Aim

Adequate water and wastewater infrastructure is needed to support sustainable development. Mid and East Antrim is supplied with water from 10 Impounding Reservoirs/Loughs. There are also four Water Treatment Works, and 53 Waste Water Treatment Works (WwTWs) within our borough.

9.5.4

As stated within the LDP Strategic Housing Allocation Strategy, the HGI estimates that 6,230 dwellings are required in our borough over the Plan period (2015-2030). The Plan Strategy aims to make provision for 4,256 dwellings within our settlements for the remaining period from 2018-2030. The development and enhancement of the water and wastewater infrastructure within our borough is essential for accommodating this growth. A healthy water environment will also deliver multiple benefits by helping build stronger, safer and healthier communities through improving the health and wellbeing of our people, and protecting and enhancing an attractive, safe and sustainable environment.

9.5.5

The provision of water supply (including abstraction and treatment), as well as wastewater treatment facilities in Northern Ireland is the responsibility of NI Water. NI Water have been working closely with the Council to determine locations where new/ upgraded WwTWs may be needed to ensure that housing and economic growth is not unduly restricted.

9.5.6

Whilst there is a sufficient water supply within our borough, it is recognised there are both WwTW capacity and pipe capacity constraints in some of our settlements. We will continue to work closely with NI Water to ensure our LDP housing and economic development zonings at Local Policies Plan stage are appropriate. The RDS promotes a more sustainable approach to the provision of water and wastewater services and anticipates there will be increased demands on water resources and wastewater disposal due to changes in population distribution, household formation, urban development, our lifestyles, and climate change. It also states that LDPs should be informed by current water and wastewater infrastructure and future investment programmes. ‘Sustainable Water – a Long Term Water Strategy for Northern Ireland (2015-2040)’ (DfI, 2016), states that LDPs should make provision for wastewater treatment facilities. There is therefore a need to ensure when planning for future development, that there is sufficient capacity in the existing water supply and wastewater treatment infrastructure or that this can be provided ahead of development without harming the environment. In furthering sustainable development, the SPPS requires the planning system to play its part in supporting the Northern Ireland Executive and wider government policy and strategies in efforts to address any existing or potential barriers to sustainable development, including water and wastewater infrastructure.

9.5.7

•

The LDP strategic approach to water and wastewater infrastructure is set out in our policy aim below.

9.5.8

To ensure new development is adequately served by water and wastewater infrastructure, so as to avoid creating or adding to a pollution problem or to threaten environmental quality.

This policy aim will be delivered primarily through the strategic policy set out in the remainder of this section and in some cases may require a Section 76 Planning Agreement to be agreed between the applicant and the Council. The Local Policies Plan may also identify specific sites where there is an identified WwTW capacity or pipe capacity issue, or a known pollution risk.

Policy WWI1 Development Relying on Non-Mains Wastewater Infrastructure A proposal for new development relying on non-mains wastewater infrastructure will only be permitted where the applicant has demonstrated, through the submission of sufficient information on the means of wastewater treatment and disposal that it will not create or add to a pollution problem. In those areas identified as having a pollution risk, in exceptional circumstances non-mains wastewater infrastructure will only be permitted where appropriate mitigation measures have been identified.

Justification and Amplification 9.5.9

This policy seeks to ensure that proposals for new development relying on non-mains wastewater infrastructure, either individually or cumulatively, do not increase the risk of pollution. The applicant will therefore be required to provide information to demonstrate to the Council’s satisfaction that the proposed development will not add to or create a pollution problem. Applicants should consider the installation of a package Wastewater Treatment Plant which is considered to be an effective system in treating sewage and thus reducing the risk of pollution.

9.5.10 Where there are WwTW capacity or network capacity constraints, or where the

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Implementation

development is within an area identified as having a pollution risk, the applicant must also submit detailed information on proposed mitigation measures. In some cases, the applicant may be requested to provide a private WwTW or contribute to infrastructure upgrade costs to facilitate their development. This will be required to be agreed with the Council. 9.5.11

The Council will consult with NIEA Water Management Unit and NI Water where appropriate. Applicants will also have to obtain a relevant waste management authorisation from NIEA i.e. discharge consent etc.

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9.6

Transportation, Infrastructure and Connectivity

9.6 Waste Management

Introduction 9.6.1

Waste has the potential to have an adverse impact on our environment, so the sustainable management of it is essential for the health and wellbeing of society, and our quality of life. Government policy now recognises the strategic importance of managing our waste sustainability. It is now widely accepted that waste should be treated as a resource with a value, with a move away from landfill in favour of more sustainable methods in line with the five

step Waste Hierarchy. This is promoted by the EU Waste Framework Directive (WFD), the Regional Development Strategy, and is a core principle of The Northern Ireland Waste Management Strategy. The Waste Hierarchy ranks waste management options according to best environmental outcome taking into consideration the lifecycle of the material. Waste should be managed as far up the five step hierarchy as possible, with waste disposal only being used when no option further up the hierarchy is possible.

•

Polluter Pays Principles – means that waste generators should pay the costs of providing services to manage their wastes.

•

Proximity Principle – emphasises the need to treat or dispose of waste as close as practicable to the point of generation, then minimise the environmental impact of waste transportation.

•

Integration of Waste Streams – encouraging the development of waste management solutions that encompass all waste.

9.6.3

Local authorities in Northern Ireland have combined into three sub-regional waste management groups who work together to take forward the delivery and development of Waste Management Plans (WMPs) and infrastructure, undertake benchmarking exercises and share best practice. Mid and East Antrim Borough Council is currently part of the arc21 Waste Management Group. The arc21 joint WMP currently serves as the Council’s WMP.

Figure 9.2 The Waste Hierarchy Most favoured Option

Least favoured Option

Prevent

Re-use

Recycle

Recover other value

Dispose

Reduce amount of waste created

Use materials again

Turn waste into new products

e.g. Energy recovery

Landfill or incineration without energy recovery

9.6.2

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The Northern Ireland Waste Management Strategy ‘Delivering Resource Efficiency’ (WMS) sets out the policy framework for waste management within Northern Ireland. It aims to set a direction towards using waste more efficiently, to make it a key element in developing and promoting a low carbon, circular economy50. The key principles of the WMS are:

•

Waste Hierarchy – indicates the relative priority of the different methods of managing waste and aims to decrease the volume of waste produced.

•

Life Cycle Approach – to take into account the overall impacts that an approach or service will have throughout its whole life, that is, from cradle to grave.

A circular economy is an alternative to a traditional linear economy (make, use, dispose) in which we keep resources in use for as long as possible, extract the maximum value from them whilst in use, then recover and regenerate products and materials at the end of each service life.

9.6.4

Mid and East Antrim Borough Council will seek to support sustainable waste management that is aligned to the principles of the Waste Management Strategy and Waste Management Plan. This will permit the Council to promote facilities which increase the amount of recycling and energy recovered from waste, and reduce the amount of waste going to landfill. There are currently no landfill sites within the borough, and it is anticipated there will not be a need for further landfill sites for household waste in our borough within the Plan period. There are currently five household recycling centres within our borough, as

EU Circular Economy Package 2018

well as a privately owned Waste Transfer Station and Depot operated under a long term lease. Planning can contribute to the timely provision of an integrated network of waste facilities which are essential to support the development of new homes, economic growth and the creation of sustainable communities. It will also help Council meet the Northern Ireland Executive’s PfG target of recycling 50% by 2020 and the updated EU target51 of recycling 65% by 2030. The latest recycling figure of 57.05% in 2018 shows our Council is performing well in this regard, with an increase of 1.5% from the previous year. 9.6.5

The SPPS highlights that furthering sustainable development means ensuring the planning system plays its part in supporting the Northern Ireland Executive and wider government policy and strategies in efforts to address any existing or potential barriers to sustainable development. The SPPS states sustainable waste management is essential for the health and wellbeing of society, and our quality of life. It also contributes to reducing greenhouse gas emissions, both by reducing the amount of waste sent to landfill and by providing a source of heat and power through thermal treatment of residual waste. The promoting of development of waste management and recycling facilities in appropriate locations; ensuring any detrimental effects are avoided or minimised; and securing appropriate restoration and after-use of waste management sites are all regional strategic objectives of the SPPS.

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Transportation, Infrastructure and Connectivity

Policy Aims 9.6.6

The LDP strategic approach to waste management is set out in our policy aims below. These policy aims fully embrace the above-mentioned regional strategic objectives and guidelines for LDPs set out in the SPPS.

•

To facilitate the development of new waste management facilities in appropriate locations;

•

To minimise the environmental impact of waste management facilities;

• •

Implementation 9.6.7

The policy aims will be delivered primarily through the strategic policies set out in the remainder of this section. The Local Policies Plan may also identify specific industrial areas or sites which could accommodate a waste management facility.

Justification and Amplification 9.6.8

The key aim of the Northern Ireland Waste Management Strategy (WMS) and this policy is to achieve sustainable waste management. Through the strong focus on minimising harmful environmental impacts, this policy will encourage all waste management facilities to be developed to the highest standards and in appropriate locations. The development of modern facilities should secure environmental benefits by allowing for more sustainable waste management practices, having regard to the proximity principle, and enabling a shift towards a circular economy where no waste or pollution is produced, and fewer resources and energy are used (a circular economy keeps waste materials at their highest use and value within the waste hierarchy).

Control development in proximity to existing waste management or WwTW facilities; and To facilitate proposals intended to improve land quality.

9.6.9

A proposal for a new or expanded waste management facility will be permitted where there is no unacceptable adverse impact on the environment. Where there is adverse impact(s), a proposal can only be approved if it can be demonstrated, to the satisfaction of the Council, that the impact can be effectively mitigated through appropriate measures.

a) the visual impact of the proposal, including the final landform of landfilling or land raising operations, is acceptable in the landscape and will not have an unacceptable visual impact on seascape or any area designated for its landscape quality; b) wherever practicable, the waste management facility is located in reasonable proximity to where the waste arises; c) wherever practicable, the use of alternative transport modes for the movement of waste materials, in particular, rail and water, has been considered; d) the types of waste to be deposited or treated and the proposed method of disposal or treatment will not pose a serious environmental pollution risk to air, water or soil resources that cannot be prevented or appropriately controlled by mitigating measures; and

Environmental information 9.6.10 Sufficient information should be submitted with planning applications for a waste management facility to enable the Council and relevant expert consultees to make an informed assessment of the potential environmental impact, taking account of the nature, scale and location of the proposal. Where appropriate the Council will use its powers contained in the Planning (General Development Procedure) Order (Northern Ireland) 2015 to request applicants to supply such additional information as is considered necessary to allow proper determination of planning applications. 9.6.11

e) in the case of waste disposal operations, the proposal includes suitable, detailed and practical restoration and aftercare proposals for the site.

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Visual intrusion and impact on the landscape or seascape;

•

Transport, traffic and access;

•

Nature conservation and Historic Environment;

•

Environmental pollution (includes noise; dust and airborne pollution; litter; vermin and birds; land instability; hours of operation; and duration of operations);

•

Protection of surface and groundwater, and any environmental pollution risk to water;

•

Land Contamination;

•

Flooding from rivers; and

•

Reinstatement of the site. Applicants will be required to demonstrate that they have taken account of the above issues and bring forward proposals to mitigate potential adverse effects conceivably through the use of Section 76 planning agreements.

In considering proposals for new, or extensions to existing, waste management facilities the Council will ensure adequate protection and conservation of the environment, whilst providing for the waste needs of the borough.

Policy WMT1 Environmental Impact of a Waste Management Facility

Planning permission will be granted where it can be demonstrated that the proposal meets the General Policy and accords with other provisions of the LDP. In addition, applicants will be required to demonstrate that all of the following criteria relating specifically to waste management development are met:

•

In assessing the potential impact of proposals for new, or extensions to existing, waste management facilities the following must be considered:

•

Health considerations;

•

Compatibility with adjacent development;

Department of the Environment Planning Policy Division, September 2012

Environmental Impact Assessment 9.6.12

Certain waste management projects fall within the scope of the Planning (Environmental Impact Assessment) Regulations (Northern Ireland) 2015. Under these Regulations planning permission cannot be granted for EIA development unless environmental information, adequate for the particular scheme, has been provided and considered. In such cases a formal environmental statement will be required. EIA is a method of ensuring that the likely effects of new development on the environment are taken into account as part of the consideration of planning applications. Waste disposal installations for the incineration, chemical treatment, or landfill of hazardous waste require an EIA in every case. Certain other waste management projects, which fall within the scope of the EIA regulations, may require an assessment where the Council considers that the development will have a significant environmental effect (see DCAN 10 (Revised) Environmental Impact Assessment52).

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Transportation, Infrastructure and Connectivity

Precautionary principle 9.6.13

The development of waste management facilities, particularly waste disposal at the lowest level of the waste hierarchy, carries with it the potential for significant risk of harm to the environment. This may also extend in some instances to potentially serious impacts on the health and wellbeing of people. Because of these risks and the

iv. proposals for the incineration of waste and other thermal processes, shall incorporate measures to maximise energy recovery both in the form of heat and electricity, taking account of prevailing technology, economics and characteristics of the waste stream involved; and

uncertainty that may arise in regard to such impacts, the Council will be guided by the precautionary principle that, where there are significant risks of damage to the environment, its protection will generally be paramount, unless there are imperative reasons of overriding public interest.

v. it will not result in an unacceptable adverse environmental impact that cannot be prevented or appropriately controlled by mitigating measures (see Policy WMT1 Environmental Impact of a Waste Management Facility).

Justification and Amplification

Policy WMT2 Waste Collection and Treatment Facilities

9.6.14

This policy seeks to support proposals for the development of a waste collection and treatment facility, subject to the need for such being identified in the Waste Management Strategy (WMS) and the Council’s Waste Management Plan (currently arc21 WMP until 2020). In the case of a Waste Water Treatment Works (WwTW) the need must be demonstrated to the satisfaction of the Council in consultation with NI Water.

9.6.15

Proposals will also be required to meet one or more of the locational criteria as well as other criteria covering access and transport modes, suitability of buildings and facilities, energy recovery, and environmental impact.

A proposal for the development of a waste collection or treatment facility will be permitted where it meets the General Policy and accords with other provisions of the LDP. In addition, the applicant will be required to demonstrate that there is an identified need53 for the facility and that one or more of the following locational criteria are met: a) is located within an industrial or port area of a character appropriate to the development; b) is suitably located within an active or worked out hard rock quarry; c) is on, or adjacent to, the site of an existing or former waste management facility including a landfill site; d) brings previously developed, derelict or contaminated land back into productive use or makes use of existing or redundant buildings; e) in the case of a civic amenity facility, is conveniently located in terms of access to service a neighbourhood or settlement whilst avoiding unacceptable adverse impact on the character, environmental quality and amenities of the local area; or f)

is suitably located in a rural area and involves the reuse of existing buildings or is on land within or adjacent to existing non-residential building groups. Alternatively where it is demonstrated that new buildings/plant are needed these must have an acceptable visual and environmental impact.

In addition, the following operational criteria must also be met: i.

in the case of a regional scale waste facility, its location relates closely to and benefits from easy access to key transport corridors and, where practicable makes use of the alternative transport modes of rail and water;

ii. proposals involving the sorting and processing of waste, are carried out within a purpose built or appropriately modified existing building, unless it can be demonstrated that part or all of the proposed operation can only be carried out in the open; iii. the built development associated with the proposed methods of handling, storage, treatment and processing of waste is appropriate to the nature and hazards of the waste(s) concerned;

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There is a need for the facility as established through the Waste Management Strategy (WMS) and the relevant Waste Management Plan (WMP). In the case of Waste Water Treatment Works (WwTWs), the need must be demonstrated to the satisfaction of the Council in consultation with NI Water.

9.6.16

For the purpose of this policy, waste treatment projects include waste separation, recycling, transfer, composting, the treatment and transfer of special waste, the thermal treatment of waste including incineration and relatively new techniques such as pyrolysis, gasification, and fluidised bed combustion and other energy recovery facilities such as anaerobic digestion. Proposals for the development of waste water treatment works (including extensions to existing facilities) and proposals for the recycling of construction and demolition waste are also to be considered under this policy.

9.6.17

As a consequence this policy provides criteria for the determination of planning applications for civic amenity sites, waste transfer stations, the various types of recycling facilities, scrap-yards, multi-stream separation and material recovery facilities, composting facilities, waste water treatment works, incineration and other thermal treatment and energy recovery facilities. All planning applications for waste collection and treatment facilities will also be assessed against Policy WMT1 Environmental Impact of a Waste Management Facility, and the principles of sustainable waste management.

9.6.18

Meeting the WMS targets will require a significant shift away from landfill to enable a move towards a circular economy and a realisation of the value of waste as a resource. Waste treatment facilities reuse, recycle and recover waste materials and can significantly reduce the amount of waste going to landfill. They can also have benefits in relation to the co-location or provision of integrated facilities close to waste arisings, close to where waste is re-used, or close to other waste treatment facilities. Applicants must therefore demonstrate that the proposal is consistent with the WMS and the Council’s WMP. Applicants will also have to obtain a relevant waste management authorisation from NIEA i.e. a waste management licence, waste exemption, discharge consent, waste permit etc.

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9.6

Transportation, Infrastructure and Connectivity

9.6.21

Policy WMT3 Waste Disposal Sites A proposal for the development of landfill or land raising facilities for the disposal of waste will be permitted where it meets the General Policy and accords with other provisions of the LDP. In addition, applicants will be required to demonstrate that all the following criteria are met: a) There is a need for the facility as established through the Waste Management Strategy and the Council’s Waste Management Plan; b) No feasible option for the management of waste at a higher level in the waste hierarchy is possible; and c) The proposed facility complies with all of the following criteria: i.

it will not result in an unacceptable adverse environmental impact that cannot be prevented or appropriately controlled by mitigating measures (see Policy WMT1 Environmental Impact of a Waste Management Facility);

ii. significant mineral reserves are not sterilised; iii. it is suitably located within an active or worked out hard rock quarry, in a void left by mineral extraction, or it returns land that is despoiled, derelict or contaminated back into productive use; iv. in the case of a regional scale landfill or land raising site, its location closely relates to and allows for easy access to key transport corridors and, where practicable make use of the alternative transport modes of rail and water; and v. detailed measures are included for the appropriate restoration and aftercare of sites that will help to enhance biodiversity.

Justification and Amplification 9.6.19

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This policy applies to all proposals for the disposal of household, industrial and commercial waste. It seeks to ensure that the need for any landfill or land raising facilities for the disposal of waste is established through the Waste Management Strategy (WMS) and the Council’s Waste Management Plan (WMP) and that such facilities will not have an unacceptable environmental impact, have appropriate restoration measures, are well located, and meet normal planning requirements. Importantly, applicants must also clearly demonstrate that no alternative option exists for the more sustainable management of waste at a higher level in the waste hierarchy. Applicants will also have to obtain appropriate waste management authorisation from NIEA.

9.6.20 Landfilling involves the disposal of waste into void spaces often left as a result of mineral extraction. Land raising is the disposal of waste by depositing on land thereby raising its level. The disposal of municipal waste through either method is positioned at the bottom of the waste hierarchy and is invariably the least sustainable waste management option. Particular issues associated with these methods include the risk of the release of methane gas into the air and adjoining ground or leachate into the soil, groundwater and surface water. Compliance with the siting, engineering and operational requirements of the EU Landfill Directive is an essential pre-requisite and strict controls will be applied under waste management licensing and IPPC permitting54.

Integrated Pollution Prevention and Control (IPPC) - designed to protect the environment through the prevention of or reduction in pollution of air, water and land caused by emissions from industrial installations. Under the EU Directive, specified waste management activities will require permits.

Waste disposal proposals will be expected to include a statement identifying the waste implications of the development, measures taken to minimise and manage the waste generated, a critical analysis of the alternative methods of treatment for the particular waste material and its potential for recycling, composting or energy recovery. To comply with the Landfill Directive, the absolute quantities of waste going to landfill must reduce. The WMS therefore envisages a progressive reduction and consolidation of landfill capacity and overall number of landfill sites. Environmental Impact

9.6.22 Planning permission will be refused where any proposal would have an unacceptable impact on the environment. All planning applications for waste disposal will also be assessed against Policy WMT1 Environmental Impact of a Waste Management Facility and the principles of sustainable waste management. Where appropriate, planning conditions may be required to mitigate or compensate for potential environmental impacts. 9.6.23 It is essential that all waste disposal facilities that contain putrescible waste are well designed and operated. Applications for municipal waste landfill and land raising operations must be accompanied by details of leachate and landfill gas treatment. The Landfill Directive bans the co-disposal of inert, hazardous and non-hazardous waste and all waste going to landfill must be pre-treated. In addition, certain wastes are banned from land filling as a disposal method altogether.

Landfilling 9.6.24 Waste disposal, through landfilling can sometimes be suitably located within a hard rock quarry or where the impact of the operations will not have a detrimental effect on residential amenity or the environment. It is important that such proposals do not sterilise mineral reserves considered to be of particular value to the economy. Other sites may be considered where it can be demonstrated that the waste disposal proposal accompanied by a subsequent restoration plan can deliver environmental benefit, for example, that arising through the productive reuse of despoiled, derelict or contaminated land. Land Raising 9.6.25 Land raising, in that it creates a new landform, has the potential to significantly impact on the landscape, natural environment and heritage assets. As a result, careful consideration will be given to the proposed landform and scale of land raising activities to ensure that these can satisfactorily be assimilated into the surrounding landscape. Restoration 9.6.26 Careful restoration and aftercare is essential to prepare landfill or land raising sites for a use which is compatible with the surrounding area. Proposals should be detailed, comprehensive, practical and achievable and they should help promote or enhance local biodiversity. All applications for landfill and land raising operations must be accompanied by drawings illustrating typical cross-sections through the site and indicating depth of fill, capping details, final restoration contours, planting and other relevant details.

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Transportation, Infrastructure and Connectivity

Policy WMT4 Development in the vicinity of a Waste Management Facility

Policy WMT5 Land Improvement

A proposal involving the development of land in the vicinity of an existing or approved waste management facility or waste water treatment works (WwTWs), will be permitted where both the following criteria are met:

A proposal for the disposal of inert waste by its deposition on land will be permitted where it meets the General Policy and accords with other provisions of the LDP. In addition, the applicant will be required to demonstrate that it will result in land improvement and all the following criteria are met:

a) it will not prejudice or unduly restrict activities permitted to be carried out within such facilities; and

a) it will not result in an unacceptable adverse environmental impact that cannot be prevented or appropriately controlled by mitigating measures (see Policy WMT1 Environmental Impact of a Waste Management Facility);

b) the proximity to waste management facilities or WwTWs will not give rise to unacceptable adverse impacts in terms of people, transportation, or the environment.

b) there is a local need for the development; c) only the minimum quantity of fill necessary to achieve the proposed improvement shall be deposited; and d) detailed measures are included and secured for the appropriate restoration and aftercare of sites that will help to enhance biodiversity.

Justification and Amplification 9.6.27 Waste management facilities carry out an important function in the treatment and disposal of waste and will be approved in appropriate locations. However, such facilities often undertake complex operations that can impact adversely on residential amenity and the environment. While the standards of facilities are continually improving there may still be potential for some undesirable impacts at individual sites, for example, in relation to odour, windblown litter or birds. 9.6.28 This policy seeks to ensure that such potential adverse impacts will be a material consideration in the determination of planning applications for development in proximity to existing or approved waste management or WwTW facilities. Consideration will therefore need to be given to the sensitivity of development proposed in the vicinity of these facilities. Particularly sensitive receptors in this context are residential development or areas of public use such as for recreation or amenity space. 9.6.29 These considerations are particularly important in relation to landfill sites as the EU Landfill Directive requires some landfill sites or areas within landfill sites to be dedicated specifically to the deposit of special or hazardous waste. The Hazardous Waste Directive will extend the list of hazardous substances that should not be landfilled. As a result new waste treatment facilities will be needed to treat hazardous waste. 254

9.6.30 In relation to development proposed in the vicinity of WwTWs the potential loss of amenity arising from odour will be a particularly important factor in the determination of planning applications. Applications will be assessed through taking account of the circumstances prevailing at particular locations. Relevant considerations will include: the nature and capacity of the treatment works; local topography; prevailing wind direction; screening and disposition of existing development; the nature of the proposed development; the precise position of actual odour sources within the boundaries of the works and advice on relevant environmental health matters. Applicants should familiarise themselves with the NI Water guidance ‘Development Encroachment - Odour Assessment’, available on the NI Water website.

Justification and Amplification 9.6.31

For the purposes of this policy, inert waste is defined as waste material that does not undergo any significant physical, chemical or biological transformations when deposited. This policy seeks to ensure that proposals for the disposal of inert waste by deposition on farmland and elsewhere results in land improvement and in doing so minimises environmental impact, meets a demonstrated need, and leads to appropriate restoration. Such proposals are often inappropriate in terms of sustainable development in that the waste involved is capable of being moved up the waste hierarchy and recycled or reused. However the usual motive for such development is to dispose of waste in the cheapest way possible and avoid payment of landfill tax, rather than to improve agricultural land quality or facilitate other necessary development.

9.6.32 Nevertheless, the deposition of inert waste on agricultural or other land can result in an improvement in land quality in certain circumstances, for example where steep gradients are reduced and the land re-graded with an adequate surface layer of topsoil. Deposition of inert waste can also facilitate land reclamation for necessary development. It is recognised, however, that care needs

to be taken to ensure that such schemes do not adversely affect landscape quality, nature conservation or heritage interests. Vacant land or land of low agricultural value often provides important habitats for flora and fauna. 9.6.33 Where it is demonstrated that there is a local need for the deposition of inert waste, it will also be necessary to consider the full range of potential environmental impacts. Therefore, all planning applications for land improvement will also be assessed against Policy WMT1 Environmental Impact of a Waste Management Facility, and the principles of sustainable waste management. 9.6.34 Planning permission will be refused where a proposal would have an unacceptable impact on the environment. Where appropriate, conditions will be attached to planning permissions to minimise or compensate for their impact on wildlife or physical features. In some cases it will be necessary to add informatives to an approval informing the applicant of their obligations under the Wildlife (Northern Ireland) Order 1985 (as amended). Applicants will also have to obtain a relevant waste management authorisation from NIEA i.e. a waste management licence or waste exemption.

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Transportation, Infrastructure and Connectivity

9.6.35 The main purpose of this policy is to facilitate proposals intended to improve land quality rather than the disposal of waste. In this regard the quantity of waste to be deposited should be the minimum required to achieve the proposed improvement, and generally up to 2 metres maximum, unless in exceptional circumstances. Where this is not the case the Council will consider the proposal under Policy WMT3 Waste Disposal Sites. Applicants should also familiarise themselves with the circumstances when agricultural improvement does not require express planning permission.

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10.0 Stewardship of our Built Environment and Creating Places Historic Environment Advertisements Place-Making

The planning system has a key role in the stewardship of our built environment and helping to shape successful places. Through the LDP our built environment will be protected from inappropriate proposals that would have a detrimental impact on the character and appearance of an area alongside promoting the principles of successful place-making and good design. The protection of our historic environment is an important element of this stewardship and in our borough this includes historic buildings, parks and gardens, standing, buried and submerged remains, and areas and sites of special architectural or historic interest. Once lost, these heritage assets cannot be replaced and their loss is likely to have adverse cultural, environmental, economic and social impacts.

Promoting stewardship of our built environment and creating places, supports our Community Plan in relation to its themes of ‘Sustainable Jobs and Tourism’ and ‘Our Environment’ for example through the conservation and protection of our heritage assets. It is also recognised that these actions will also have wider benefits that will contribute to meeting other strategic priorities in relation to ‘Good Health and Wellbeing’ and ‘Progress in Education’ within our Community Plan. The strategic subject policies within this chapter will assist with the implementation of the strategic objectives set out in Chapter 4.0, particularly the following: • To protect, conserve and where possible enhance our historic environment, including the full suite of heritage assets which are associated with the historical evolution of Mid and East Antrim.

Many of the LDP strategic objectives are to some degree inter-related and mutually beneficial. Meeting objectives under this theme will also assist us in delivering on other social and economic objectives, for example those aimed at promoting economic growth through tourism and those seeking to deliver quality public places and ‘shared spaces’. In this chapter, the strategic subject policies are informed by our evidence base and the relevant regional and local policy context, alongside our Sustainability Appraisal objectives, particularly the following: • Conserve and enhance our built and cultural heritage, and • Strengthen society.

• To promote high quality design standards in all development so as to reflect local distinctiveness and further positive placemaking.

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10.1

Stewardship of our Built Environment and Creating Places

10.1 Historic Environment

Introduction 10.1.1

10.1.2

10.1.3

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The historic environment of Mid and East Antrim is a finite, fragile and non-renewable asset which showcases our unique identity and promotes our pride of place. Mid and East Antrim has many heritage assets contained within a compact geographic area which span across a broad range of styles, functions and periods. Together, they offer considerable potential to deliver tangible benefits to society and the economy.

10.1.4

Our historic environment includes buildings of architectural significance, historic monuments, archaeological and industrial sites. There are 162 scheduled monuments, eight State Care Monuments, 18 Historic Parks, 600 Listed Buildings and one Area of Special Archaeological Interest at Knockdhu. In addition, there are five Conservation Areas and five Areas of Townscape Character which enhance the distinct character and quality of the host settlements. The protection, conservation and enhancement of our heritage assets is important for many reasons. They make significant contributions to the distinctiveness of places by reinforcing their character and identity. This, in turn has a positive influence on the quality of life enjoyed by communities and enhances the appeal of these places for tourists and visitors. A vibrant local historic environment attracts visitors and businesses to places, provides jobs and opportunities to acquire skills, and (as in Carrickfergus historic core) can be a catalyst for regeneration. In summary, positive efforts to maintain or enhance the quality of our historic environment will benefit everyone who lives, works or visits Mid and East Antrim.

Implementation

Policy Aims

10.1.5

Where the historic environment provides the spatial context for new development, it is imperative for successful development and place making, that the new respects and responds positively to the old. However, in some conservation areas, it has become apparent that the cumulative effects of small-scale change, including unsympathetic signage, are having a noticeable and detrimental impact on their special architectural and historic character. This applies particularly to shopfronts, signage and unsympathetic alterations to unlisted buildings. In the case of unlisted buildings within conservation areas, prevailing legislation allows a range of works to be carried out without the need to apply for planning permission. Many of these small scale ‘permitted development’ works such as the replacement of traditional timber or metal windows with plastic windows in modern styles, can over time, significantly harm the character and appearance of historic buildings and areas. This is a significant challenge in several historic areas within Mid and East Antrim. In regard to the historic environment, the SPPS sets out three regional strategic objectives (paragraph 6.4) and also indicates that the development management system is the primary mechanism for the implementation of the regional strategic policy. The SPPS also sets out a number of guidelines for policy development through the LDP system (paragraph 6.29), which are intended to secure the regional strategic objectives.

10.1.6

The strategic approach adopted within the LDP with regard to the historic environment is set out in our policy aims below. These policy aims fully embrace the abovementioned regional strategic objectives and guidelines for LDPs as set out in the SPPS and build on the key considerations informing the preferred options as detailed in our POP in relation to Archaeology and Built Heritage.

•

To protect, conserve, and where possible enhance the historic character of the borough;

•

To manage change in such a way that preserves, maintains and where possible enhances the heritage assets for the enjoyment of current and future generations;

•

To promote new high quality and innovative architecture and built forms which are sympathetic to the historic character and responds to and reinforces locally distinctive patterns of development, townscape and landscape;

•

To safeguard and protect archaeological sites, monuments, objects and their settings and any additional newly discovered archaeological remains; and

•

To exploit the tourism and educational value of Mid and East Antrim’s unique heritage and historic environment, in a sensitive and sustainable manner.

10.1.7

The policy aims will be delivered primarily through the strategic policies set out in the remainder of this section.

10.1.8

Given the challenges previously referred to, particularly in some Conservation Areas, Council may consider the imposition of Article 4 Directions55 at the Local Policies Plan stage to restrict the range of permitted development rights within a particular area. Essentially, this means that, if someone wishes to carry out works that would normally be considered permitted development, they would need to obtain planning permission first.

10.1.9

Introducing an Article 4 Direction gives Council more control over what works take place and provides additional protection of the area’s character, appearance, and built heritage. This does not mean that such works cannot be carried out or would be refused, but it does mean that careful thought must be given to make sure any changes are appropriate and sympathetic for both the property and the wider area.

55 Article 4 Directions are made under Article 4(1) of Planning Act (Northern Ireland) 2011 Article 104 & The Planning (General Permitted Development) Order (Northern Ireland) 2015.

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The Preservation of Archaeological Remains of Regional Importance and their Settings

Policy HE1 Archaeological Remains and their Settings The Preservation of Archaeological Remains of Regional Importance and their Settings There is a presumption in favour of the physical preservation in situ of archaeological remains of regional importance and their settings. These comprise Areas of Significant Archaeological Interest, monuments in State Care, scheduled monuments and other sites and monuments that would merit scheduling. Development which would adversely affect such sites of regional importance or the integrity of their settings will not be permitted unless there are exceptional circumstances. A development proposal which would adversely affect the integrity of these assets and their settings will only be permitted in exceptional circumstances where it is determined to be of overriding regional importance and there are no alternative solutions.

The Protection of Archaeological Remains of Local Importance and their Settings Development proposals which would adversely affect locally important archaeological sites or monuments or their settings will only be permitted where it is clearly demonstrated that the need for the proposed development outweighs the value of the remains and/or their settings.

Archaeological Assessment and Evaluation Council shall seek all necessary information from applicants particularly in cases where the impact of a development proposal on archaeological remains is unclear, or the relative significance of such remains is uncertain. Should an applicant fail to provide a suitable assessment or evaluation on request, Council shall adopt a precautionary approach and refuse planning permission.

10.1.12 State Care and Scheduled Monuments and Areas of Significant Archaeological Interest (ASAIs) together represent those archaeological assets which are of the greatest importance. Development that would adversely impact upon archaeological remains of regional importance, or the integrity of their settings will only be permitted in exceptional circumstances, where there is no practical alternative site and where there is a regionally significant overriding need for development. Not all important archaeological remains meriting preservation are yet scheduled. Accordingly, in assessing development proposals affecting sites which would merit scheduling Council will proceed as for State Care and scheduled monuments and only permit development in exceptional circumstances. 10.1.13 Monuments in State Care are protected by legislation57 and managed as a public asset. In assessing proposals for development in the vicinity of these monuments particular attention will be given to the impact of the proposal on: •

the critical views of, and from the site or monument;

•

the access and public approaches to the site or monument; and

•

the understanding and enjoyment of the site or monument by visitors.

Archaeological Mitigation In exceptional circumstances where planning permission is granted for development which will affect sites known or likely to contain archaeological remains. Conditions will be attached to ensure that appropriate measures are in place for the identification and mitigation of the archaeological impacts of the development, including where appropriate the completion of a licensed excavation56, recording examination and archiving of remains before development commences.

Justification and Amplification 10.1.10 Mid and East Antrim has a rich archaeological heritage which comprises of both above and below ground remains, and standing structures. Archaeological remains are a limited, finite and non-renewable resource, often highly fragile and vulnerable to damage or destruction through insensitive development. Protecting sites and monuments and their settings is therefore the means of maximising survival of information about our past.

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10.1.11 Development proposals impacting on archaeological remains and their settings will be assessed on the individual merits of each case, taking into account the intrinsic importance of the archaeological remains in question, their potential use for amenity, tourism and education purposes and weighing these against other factors, including the need for and the benefits of the proposed development.

Archaeological excavations may only be carried out under the provision of a licence granted by the Department under the provisions of the Historic Monuments and Archaeological Objects (Northern Ireland) Order 1995.

(refer to Proposals Maps). This unique historic upland landscape contains a wide array of prehistoric and historic archaeological sites and monuments (refer to Sites and Monuments Record, Department for Communities (communities-ni.gov.uk)). The landscape of the ASAI is highly vulnerable to insensitive change (see Technical Supplement 10, Appendix A- Landscape Character Assessment, Appendix E – Candidate Sensitive Landscape Report and Technical Supplement 13 - Appendix C- Knockdhu Area of Significant Archaeological Interest (ASAI)). Published guidance on setting can also be found in DfC HED Guidance on the setting and the Historic Environment at the following website guidance-on-setting-and-the-historicenvironment.pdf (communities-ni.gov.uk). In particular, the erection of masts, pylons, wind turbines and associated infrastructure, or other large-scale development including large agricultural buildings may adversely impact on the distinctive landscape character and the historic landscape assets, including the archaeological sites and monuments. Accordingly, this regionally significant archaeological site is protected under this policy and through other LDP strategic designations and associated policies.58

10.1.14 Where a planning application is submitted which involves works affecting a scheduled monument the applicant is advised to submit an application for Scheduled Monument Consent to the Department for Communities (DfC) – Historic Environment Division (HED). As part of any related planning application written evidence must be provided to confirm that it has been formally submitted. Confirmation that Scheduled Monument Consent has been granted may also be required prior to Council’s final determination of the related planning application. 10.1.15 The only ASAI in Mid and East Antrim is designated at Knockdhu, an upland area within the Antrim Coast and Glens AONB

The Protection of Archaeological Remains of Local Importance and their Settings 10.1.16 While the vast majority of archaeological sites and monuments in Northern Ireland are not scheduled, they are all capable of providing evidence about our past. Many are archaeologically important in the local context or valued by the community and therefore require safeguarding through the planning process. In assessing the local significance of archaeological sites and monuments, account will be taken of the following indicators: •

Appearance: distinctive features in the landscape/townscape or local landmarks.

•

Quality: well-preserved or extensive buried remains.

•

Folklore/historical interest: association with a person or event in local tradition or legend.

•

Group value: one of a number of locally

State Care and Scheduled Monuments are protected under the Historic Monuments and Archaeological Objects (Northern Ireland) Order 1995

Other LDP Strategic Designations – Area of Constraint on Mineral Development and Area of Constraint on High Structures

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important sites. •

Rarity: a locally rare example. This will enable a balanced judgment to be reached on a case by case basis.

10.1.17 In cases where development proposals affect archaeological sites and monuments or their settings which are not of regional or local importance regard will be given to the desirability of preserving such remains and their settings. Archaeological Assessment and Evaluation 10.1.18 Prospective developers need to take into account archaeological considerations from the outset. The needs of archaeology and development can often be reconciled, and potential conflict avoided or much reduced, if developers discuss their proposals with Council at an early stage. Flexibility is much more difficult and expensive to achieve once detailed designs have been drawn up and finance arranged. 10.1.19 It is therefore in the developer’s own interests to establish whether a site is known or likely to contain archaeological remains as part of their assessment of its development potential prior to submitting a planning application. The first step will be to consult the Northern Ireland Sites and Monuments Record which contains database information on all known archaeological sites and monuments. Informal discussions with HED at this time will help raise awareness of the archaeological sensitivity of a site. In certain cases, following submission of a planning application the Council may request further information in the form of an archaeological assessment or an archaeological evaluation. 10.1.20 Archaeological Evaluations help to define the importance, character and extent of the archaeological remains that may exist in the area of a proposed development, and thus indicate the weight which should be attached to their preservation. They may also provide information useful for identifying potential options for minimising or avoiding damage. 10.1.21 Areas of Archaeological Potential (AAP) will be highlighted, for the benefit of prospective developers in the Local Policies Plan. These are areas within certain settlements, where on 264

the basis of current knowledge, it is likely that archaeological remains will be encountered in the course of continuing development and change. 10.1.22 There may be occasions when the presence of archaeological remains only become apparent once an approved development has already commenced. In such circumstances it is a statutory requirement that these are reported to HED. On rare occasions the importance of such remains may merit scheduling, in which case the developer would need to seek separate scheduled monument consent before they continue work. In most cases it should prove possible for differences to be resolved through voluntary discussion toward agreement of a mitigation strategy for a satisfactory compromise to be reached. The Historic Monuments and Archaeological Objects (Northern Ireland) Order 1995 requires the reporting of the discovery of any archaeological object. Archaeological Mitigation 10.1.23 In some circumstances it will be possible to permit development proposals which affect archaeological remains to proceed, provided appropriate archaeological mitigation measures are in place which preserve the remains in the final development or ensure excavation and recording prior to destruction. A mitigation measure may for example require design alterations to a development scheme to avoid disturbing the remains or to minimise the potential damage. Excavation and recording of remains is regarded as a second best option to physical preservation. There will however be occasions, particularly where archaeological remains of lesser importance are involved, when the Council may decide that the significance of the remains is not sufficient when weighed against all other material considerations, to justify their physical preservation in situ, and that the development should proceed. In such cases developers will be required to prepare and carry out a programme of archaeological works using professional archaeologists and working to a brief prepared by HED.

Policy HE2 Historic Parks, Gardens and Demesnes Planning permission will only be granted for development proposals within historic parks, gardens or demesnes, or which may impact upon their settings, where it can be demonstrated that all of the following criteria are met: a) the development would not lead to the loss of, or cause harm to, the overall character, principal components or setting of the Historic Park, Garden or Demesne, including landscaping and distinct boundary features; b) the development would not adversely impact on the overall quality, understanding, experience and enjoyment of the Historic Park, Garden or Demesne; and c) the development would not impair the archaeological, historical or botanical interest of the site. In addition, proposals must meet the General Policy and accord with other provisions of the LDP. If permission is granted for a development proposal which would result in the loss of any distinctive features, a planning condition will be applied which will require developers to record these features prior to the commencement of development, working to a brief agreed by the Council in liaison with the other appropriate agencies.

Justification and Amplification 10.1.24 Our historic parks, gardens and demesnes are designed landscapes. They provide for enjoyment, relaxation and learning and contribute to the wellbeing of our communities as well as having a significant role to play in tourism. They also make an important contribution to the quality and character of our local landscapes. However, they are also a fragile and finite resource which can become vulnerable to the pressures of development if not adequately protected. 10.1.25 The Register of Parks, Gardens and Demesnes of Special Historic Interest was established by Northern Ireland Heritage Gardens Committee on behalf of NIEA (now DfC HED) to identify those planned landscapes considered to be of exceptional regional importance. In Mid and East Antrim 11 sites have been included on the ‘Main Register59’ with a further seven sites having been identified as having a high level of interest and designated as ‘Supplementary’ sites. Further details are contained in Technical Supplement 13 Built Environment and Creating Places. 59

10.1.26 This planning policy seeks to secure the protection, conservation and, where possible, the enhancement of the heritage features associated with these historic parks, gardens and demesnes and where considered appropriate this policy will also be applied to the ‘Supplementary’ sites. In assessing proposals for development in or adjacent to a designated historic park, garden or demesne particular attention will be paid to the impact of the proposal on: •

the archaeological, historical or botanical interest of the site;

•

the site’s original design concept, overall quality and setting;

•

trees and woodland and the site’s contribution to local landscape character;

•

any buildings or features of character within the site including boundary walls, pathways, garden terraces or water features; and

•

planned historic views of or from the site or buildings within it.

The current list of Registered and Supplementary Historic Parks, Gardens and Demesnes can be accessed here: https://www.communities-ni.gov.uk/articles/historic-parks-gardens-and-demesnes

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Policy HE3 Listed Buildings - Change of Use or Extension/Alteration or Conversion of a Listed Building All works to a listed building must ensure that the essential character and special architectural and/or historic interest is protected, conserved, and where possible, enhanced. Change of Use of a Listed Building Subject to the above, planning permission will be granted for the change of use of a listed building where this secures its upkeep and survival. The new use must be compatible with the fabric, setting and character of the building. Extension/Alteration or Conversion of a Listed Building Planning permission will only be granted for proposals for the extension/alteration or conversion of a listed building where all the following criteria are met: a) the essential character and special architectural and/or historic interest of the building(s), and its features of special interest remain intact and unimpaired; b) the works proposed make use of traditional and/or sympathetic building materials and details which match or are in keeping with those found on the existing building(s); c) in the case of extensions, they shall be subservient to the existing building(s) with regard to height, scale, form, proportion and massing; and d) architectural details (e.g. doors, gutters, windows, internal joinery) match or are in keeping with the existing building. In addition, proposals must meet the General Policy and accord with other provisions of the LDP.

Justification and Amplification 10.1.27 Listed buildings are identified and protected by DfC as buildings or structures of special architectural or historic interest. There are approximately 600 listed buildings in Mid and East Antrim. This policy allows for the sympathetic change of use or alteration of such buildings with the aim of securing their upkeep and retention. 10.1.28 The unnecessary replacement of historic fabric, no matter how carefully the work is carried out, will have an adverse effect on the character, seriously diminish its authenticity and will significantly reduce its value as a source of historical information. Replacing original or earlier elements of a building with modern replicas only serves to falsify the historical evidence of the building. Listed buildings vary greatly in the extent to which they can accommodate change without loss

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of special interest or character. Some may be sensitive even to slight alterations, whereas others are more resilient to change. 10.1.29 Successful work to listed buildings results from a full understanding of the heritage asset, its special interest, context and character. All proposals for change of use, alterations or extensions to listed buildings must ensure that the heritage value of the building is not lost or its character or setting undermined by unsympathetic or insensitive changes. Any changes should be complementary to the heritage asset, and be of a high quality, both in design and use of material. In principle the aim should be to identify the best viable use that is compatible with the fabric, setting and character of the building and it should be noted that this may not necessarily be the most profitable use.

10.1.30 Suitable alternative uses will be considered for listed buildings where this is necessary to secure their future. Any necessary adaptation of the fabric must be undertaken carefully and sensitively and have minimum impact on the architectural and historic interest, character and setting of the building. A detailed justification statement must be submitted to support an application proposing an alternative use. 10.1.31 The extension, alteration or conversion of a listed building will only be acceptable where a proposal ensures the protection, conservation or enhancement of the building or its setting or any features of special architectural or historic interest which it possesses. Works will not be permitted where this would diminish the architectural integrity of the building or its historic interest. A high-quality standard of design will be expected for all proposals, and all applications for alterations to a listed building must be accompanied by a detailed justification statement.

interest of the listed building and its setting. This may comprise not only the obvious visual features such as decorative facades, staircases or decorative plaster ceilings, but also the spatial layout of the building, the archaeological or technological interest of the surviving structure and the use of materials. 10.1.33 Change of use or alterations to a listed building will also require the submission of a listed building consent application. All applications should be supported by sufficient information to allow the impact of the proposal and its potential to secure the ongoing retention and upkeep of the listed building to be assessed. The amount and detail of information required will depend on the nature and significance of the building and the level of intervention proposed.

10.1.32 Proposed extensions should be subservient to the listed building and respect the character and appearance of the listed building and its setting in terms of scale, height, massing, proportion and alignment and must use appropriate and high quality materials. An extension should be sensitive to the age and style of the host building, the original design intent of the architect and the historical functional use of the building. In assessing the effect of any proposed alteration or extension Council, in consultation with HED, will take account of all the elements that make up the special

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Policy HE4 Listed Buildings - Demolition of a Listed Building There will be a presumption in favour of retaining Listed Buildings. Permission will not be granted for the total or partial demolition of a listed building unless there are exceptional reasons why the building cannot be retained in its original or a reasonably modified form. A listed building may only be demolished where comprehensive evidence is provided to demonstrate that every effort has been made to retain it. Where, exceptionally, listed building consent is granted for total or partial demolition this will be conditional on prior agreement for the redevelopment of the site and appropriate arrangements for recording the building before its demolition.

10.1.39 Where consent is granted for the demolition of a listed building the following conditions will be imposed:

Justification and Amplification 10.1.34 In the context of this policy, demolition refers to the loss of a listed building or a partial loss of some of its elements. Even if part of the building will be retained (such as in façade retention schemes), a proposal may still be considered as demolition if it would result in the loss of the majority of the listed building or of key features that contribute to its special interest. 10.1.35 There is a presumption in favour of retaining listed buildings. While it is acknowledged that on very rare occasions the demolition of a listed building will be unavoidable, consent will not be given simply because redevelopment is economically more attractive to the developer than the repair and re-use of the building. In cases where it is clear that a building has been deliberately neglected in the hope of obtaining consent for demolition, less weight will be given to the costs of repair. 10.1.36 Structural issues will not be given substantive weight when making a case of demolition where these have arisen due to neglect of a listed building through lack of maintenance or failure to secure by current or previous owners. Evidence will be required to indicate alternative options for stabilisation of the existing structure have been considered in efforts to retain the listed building. Reports submitted for consideration on the integrity

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10.1.38 The council will request applicants to submit detailed drawings illustrating the proposed redevelopment of the site to accompany a listed building consent application for demolition. Where consent for the demolition of a listed building is granted by way of this policy it will be unacceptable to leave a vacant plot. Applicants are strongly advised to consider engaging the services of an appropriately qualified conservation accredited and competent person(s) to prepare such reports and consider the submission of a PAD at an early stage.

of the building, including structural integrity, must be submitted by suitably experienced engineers, architects or building surveyors. Where proposed works would result in the total demolition of a listed building, or of any significant part of it, the applicant must submit details relating to the following: •

the condition of the building, the cost of repairing and maintaining it in relation to its importance and to the value derived from its continued use;

•

actions taken to retain the building in use. Council will require to be satisfied that genuine efforts have been made without success to continue the present use or to find compatible alternative uses for the building; and

•

the merits of alternative proposals for the site.

•

prohibiting demolition of the building until planning permission has been granted and contracts have been signed for the approved redevelopment of the site; and

•

requiring, where appropriate, the recording of the building prior to its demolition.

10.1.37 There may exceptionally be cases where demolition would bring substantial benefits for the community, which have to be weighed against the arguments in favour of preservation. Even in these circumstances it will often be feasible to incorporate listed buildings within new development. Demolition of a listed building will not be considered in isolation from proposals for subsequent redevelopment.

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Policy HE5 Development affecting the Setting of a Listed Building

Policy HE6 Conservation Areas

Planning permission will not be granted for development which would adversely affect the setting of a listed building. Development proposals will only be considered appropriate where they meet the General Policy, accord with other provisions of the LDP and all the following criteria are met:

There is a presumption in favour of the conservation of individual historic buildings and the character of development within the wider historic environment of conservation areas. Development proposals in a conservation area will be assessed with the aim of enhancing its character and only where an opportunity to enhance does not exist should the lesser test of preserving be applied.

a) the proposed development is sympathetic to the special characteristics of the listed building and its setting in regard to height, scale, form, massing, alignment, materials and finishes; b) the proposed development does not result in the significant loss of key public views of the listed building; and c) the nature of the proposed use respects the character and setting of the listed building.

•

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Planning permission will only be granted for a new or a replacement building in a conservation area or which impact on its setting where it meets the General Policy, accords with other provisions of the LDP and all the following criteria are met: a) the overall character and appearance of the conservation area is enhanced or preserved where an opportunity to enhance does not exist;

Justification and Amplification 10.1.40 The term ‘setting’ applies to the physical space that is part of and contributes to the significance and distinctive character of a heritage asset, and through which the asset may be seen, experienced, understood and enjoyed60. The setting of a listed building is often integral to its significant character. The design and siting of new building(s) and how they relate to the listed building is particularly critical. The setting is more than the immediate surroundings of a site or building and may be related to the function or use of a place, or how it was intended to fit into the landscape or townscape, the quality of the setting and the extent to which the proposed development and the listed building will be experienced in juxtaposition. The extent to which proposals will be required to comply with the criteria will be influenced by the following factors:

New Build or Replacement Buildings

10.1.41 Although the setting of a listed building is not solely defined by its views, it remains important that new development should not interrupt key views of, from or to a listed building. New development should not dominate the listed building or detract from it in a way that diminishes the understanding and appreciation of the listed building. It should also be noted that development can potentially affect the setting of a listed building when it is located within the setting but out of sight of the listed building(s).

the character and quality of the listed building;

b) the height, scale, form, massing, alignment, materials and finishes respect the characteristics of adjoining buildings, the distinct character and setting displayed within the conservation area, and the integrity of the wider setting of the conservation area; c) the plot layout and site density reflect and respond positively to existing buildings and the distinct characteristics of the conservation area; d) key public views within, into and out of the conservation area are protected; e) it does not result in environmental problems such as noise, nuisance or disturbance; f)

trees and other landscape features contributing to the character or appearance of the conservation area are protected and/or integrated in an appropriate way into the design and layout of the development; and

g) the development has regard to published supplementary planning guidance such as a Conservation Area Design Guide.

Alteration, Extensions and Change of Use Planning permission will only be granted for alterations and extensions and/or change of use applications within conservation areas where criterion a) above is met. The following additional criteria shall also be required to be met unless the applicant can demonstrate why they are inappropriate with regard to the character and appearance of the Conservation Area: a) extensions shall be subservient to the existing building with regard to height, scale and massing and be respectful of its form and alignment;

•

the proximity of the proposal to it;

•

the character and quality of the setting;

b) the design should incorporate wherever possible visual characteristics or features reflective of the existing building and surrounding area;

•

the extent to which the proposed development and the listed building will be experienced in juxtaposition; and

c) the proposal makes use of materials and appropriate detailing sympathetic with the existing building and/or setting; and

•

how the setting of the heritage asset is understood, seen, experienced and enjoyed and the impact of the proposal on it.

https://www.communities-ni.gov.uk/sites/default/files/publications/communities/guidance-on-setting-and-the-historic-environment.pdf

d) the proposal will not result in the detrimental loss of visual gaps between the existing building and the site boundary.

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Demolition within a Conservation Area There will be a presumption in favour of retaining unlisted buildings in conservation areas. A development proposal involving the demolition of an unlisted building in a conservation area will only be permitted in exceptional circumstances where it is demonstrated that the existing building makes no material contribution to the character and appearance of the area and it is demonstrated that the new building enhances the character or appearance of the area. Where conservation area consent for demolition is granted this will be conditional on prior agreement for the redevelopment of the site and appropriate arrangements for recording the building before its demolition.

10.1.47 Special care is also needed in the location and design of development proposals which are visually linked to a conservation area. Inappropriate development outside a conservation area can have a detrimental effect on the character and historical setting of the area. In such cases new or replacement buildings will be required to respect the character and appearance of the adjacent conservation area and not compromise important views in to and out of the area.

10.1.50 Applicants are strongly advised to consider the submission of a PAD application at an early stage. 10.1.51 In cases where permission is granted for demolition, conditions will be imposed: •

requiring the redevelopment of the site to be based on previously agreed detailed proposals; and

•

prohibiting the demolition of the building until contracts have been signed for the approved redevelopment of the site.

Alteration, Extensions and Change of Use Justification and Amplification 10.1.42 There are five designated Conservation Areas within Mid and East Antrim as shown in Appendix J: •

Carnlough

•

Carrickfergus

•

Gracehill

•

Glenarm

•

Whitehead

10.1.43 Conservation Areas are legally defined as areas of ‘special architectural or historic interest’, and in managing development within these areas the guiding principle is to afford special regard to the desirability of enhancing its character or appearance where an opportunity to do so exists, or to preserve its character or appearance where an opportunity to enhance does not arise. The special character of our conservation areas relates to the quality and interest of an area as a whole, rather than just individual buildings. 10.1.44 All development proposals in conservation areas will be required to be of a high quality and sensitive design and be based on a careful consideration of issues such as height, scale, form, massing, alignment, materials and finishes. Proposals will also

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be expected to adhere to guidance set out in any relevant Conservation Area Design Guide. 10.1.45 Where outline applications are submitted for development proposals within a conservation area, information on matters such as scale, massing, materials/finishes, access and parking will also be required to ensure that a full assessment of the impact of development proposals can be undertaken. New or Replacement Buildings 10.1.46 A high quality standard of design will be expected for all proposals for new or replacement buildings within or adjoining conservation areas. Such buildings should be appropriate and sympathetic to the historical character and/or the setting of the conservation area and must therefore fully adhere to all of the policy criteria. Where appropriate, good quality contemporary design will be acceptable, provided it draws upon the heritage values associated with the particular conservation area. If a traditional approach is considered more appropriate, the architectural detail, proportions and materials should more closely reflect local distinctiveness.

10.1.48 Proposals for the alteration, extension and change of use of buildings in a conservation area will be supported where they are sensitive to the existing building and are in keeping with the character and appearance of the particular conservation area. Extensions should be subsidiary to the existing building, use appropriate materials and not result in the detrimental loss of visual gaps between the existing building and the site boundary. Demolition within a Conservation Area 10.1.49 The Council will operate a presumption in favour of retaining any building which makes a positive contribution to the character or appearance of a conservation area. Where demolition is proposed the onus rests with the applicant to provide evidence that the building makes no material contribution to the character or appearance of the area. In determining proposals for demolition of unlisted buildings Council will take account of their contribution to the architectural or historic interest of the area, and also to wider impacts on the surroundings and on the conservation area as a whole. In cases where it is determined by Council that the existing building does make a positive contribution to the character or appearance of a conservation area Council will have regard to the same broad criteria used when considering applications for the demolition of listed buildings as prescribed in Policy HE4 Demolition of a Listed Building.

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Policy HE7 Areas of Townscape Character New or replacement buildings Planning permission will only be granted for new or replacement buildings within an Area of Townscape Character (ATC) where it meets the General Policy, accords with other provisions of the LDP and all the following criteria are met: a) the overall distinct character displayed within the ATC is maintained or where possible enhanced; b) the existing built form in the ATC is respected by way of the height, scale, form, massing, alignment, materials and finishes; c) the plot layout and site density reflect and respond positively to existing development patterns and the distinct characteristics of the ATC; d) there is no detrimental impact on the setting of the ATC including no significant loss of key views within, into and out of the ATC; and e) trees and landscape features which contribute to the distinctive character of the ATC are protected and integrated in a suitable manner into the design and layout of the development.

Alterations and extensions Planning permission will be granted for alterations and extensions within an ATC where the above criteria are met, and regard is given to the following additional criteria: f)

extensions shall be subservient to the existing and adjacent buildings with regard to height, scale, form, massing and alignment; and

g) alterations and extensions utilise materials and finishes that are characteristic of the ATC.

Demolition There will be a presumption in favour of retaining any unlisted building which makes a positive contribution to the distinct character of an ATC. Planning permission for total or substantial demolition of an unlisted building within an ATC will only be granted where it is determined that the building makes no material contribution to the distinctive character of the ATC or where the quality of the design of the replacement building is determined to enhance the overall character of the ATC. Where permission for demolition is granted this will be conditional on prior agreement for the redevelopment of the site.

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Justification and Amplification 10.1.52 Many areas within our towns exhibit a distinct character, based on their historic built form or layout. This character is normally derived from the common characteristics of the area’s buildings, their setting, landscape and other locally important features. It is therefore important to protect the distinctive character and intrinsic qualities found within our ATCs. At present there are five ATCs in Mid and East Antrim with the potential for additional areas to be designated through the Local Policies Plan. New or replacement buildings 10.1.53 New or replacement buildings should seek to reinforce local identity, promote high quality development and protect key views and assets. This should ensure that both the individual and cumulative impacts of any proposed development does not detract from the character, appearance and quality of the ATC. Proposals for new or replacement buildings will only be permitted where it is clearly demonstrated that the development will maintain or enhance the overall character of the area by meeting the policy criteria. Alterations and extensions 10.1.54 Proposals for the alteration or extension of buildings within an ATC will only be considered acceptable where it is determined that they are sensitive to the existing building and are in keeping with the character and appearance of the particular area. Extensions should normally be located on the rear elevations of a property, be subsidiary to the parent building, be of an appropriate scale and use a palette of materials and finishes which complement the existing building. Careful consideration will be required for alterations and extensions affecting the roof of a property as these may be particularly detrimental to the character and appearance of the area.

Demolition 10.1.55 The demolition of a building or buildings within an ATC can significantly erode the character, appearance and integrity of the area and is particularly damaging where there are no proposals for the full redevelopment of the site. Council will therefore operate a presumption in favour of retaining any building which makes a positive contribution to the character of the area with the onus resting with the applicant to provide evidence that the building makes no material contribution to the character or appearance of the area. Where the demolition of an unlisted building is proposed the key considerations that will be taken into account are the contribution of the building to the character and appearance of the ATC, the effect of its demolition on the distinctive character of the area, and whether the proposal for the redevelopment of the site is sufficient to maintain or enhance the distinctive character of the area. 10.1.56 The demolition of an unlisted building in an ATC will only be permitted where Council is fully satisfied that the building makes no material contribution to the distinctive character of the area or where the quality of the design of the replacement building will enhance the overall character of the ATC. In cases where permission is granted for demolition, conditions will normally be imposed: •

requiring the redevelopment of the site to be based on previously agreed detailed proposals; and

•

prohibiting the demolition of the building until contracts have been signed for the approved redevelopment of the site.

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Policy HE8 Unlisted Locally Important Building or Vernacular Building All development proposals impacting on unlisted locally important buildings and/or vernacular buildings should involve the minimum intervention and should maintain or enhance the existing character of the building and its setting. Conversion/Re-use There will be a presumption in favour of the sympathetic conversion and/or re-use of an unlisted locally important building or vernacular building to other appropriate uses where it would secure its upkeep and retention and maintain or enhance the form, character and architectural features, design and setting of the existing building. Proposals will be required to meet all of the following criteria: a) the proposal will maintain or enhance the form, character, architectural features and setting of the existing building and not have an adverse effect on the character or appearance of the locality; b) any extension(s) shall be subservient to the existing and adjacent buildings with regard to height, scale, form and massing; and c) any new extensions, alterations or adaptations should not significantly alter the integrity of the existing building or its setting and must be of high quality. Replacement of a Vernacular Dwelling in the Countryside Proposals involving the replacement of such dwellings will be assessed against Policy HOU9 Replacement Dwelling and in addition, the existing dwelling must be retained in perpetuity and incorporated in the layout of the overall development scheme to form an integrated building group. In addition, proposals must meet the General Policy and accord with other provisions of the LDP.

Justification and Amplification 10.1.57 There are a significant number of buildings within Mid and East Antrim which by reason of their built attributes or their social and historical connections are important in defining the character and identity of their locality. While these buildings are not currently considered to be of sufficient interest to merit statutory listing, they undoubtedly enrich local distinctiveness and assist our understanding of the evolution of the historic environment in Mid and East Antrim. These buildings should therefore be retained, and where possible, appropriate uses sought to secure their ongoing viability.

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10.1.58 Unlisted locally important buildings, structures or features which have a degree of architectural or historical significance but are not formally designated and can include buildings such as former school houses, churches, mills or former banks. 10.1.59 The term vernacular architecture is applied to building design that was not formalised, but its form, plan and method of construction expresses local or regional traditions. Vernacular dwellings can largely be identified by their simplicity of form, built without formal plans or drawings, based around a linear plan layout and constructed of locally sourced materials.

10.1.60 The impact of a development on the significance of an unlisted heritage asset will be taken into account in determining the application. In weighing a proposal that directly or indirectly affects such assets, a balanced judgement will be made having regard to the scale of any harm or loss relative to the significance of the heritage asset. 10.1.61 The retention and reuse of these types of buildings exemplifies sustainable development and Council will support appropriate re-use and sensitive conversion if necessary, rather than their replacement. This may include proposals for residential, tourism or recreation use, small-scale employment uses or new rural enterprises (see Policy ECD4 Economic, Agricultural and Forestry Development in the Countryside). All proposals for the conversion of unlisted locally important or vernacular buildings should involve a minimum level of intervention and should maintain or enhance the character of the existing building and its setting. 10.1.62 Approval will not be given to a proposed extension which significantly alters the integrity or character of the original building. Buildings should be of permanent and substantial construction and should not be so derelict that they could only be brought back into use by substantial rebuilding, tantamount to the erection of a new building. Good design is particularly important and where extensions or external alterations are proposed, these must reflect the form, scale, massing, materials and respect the character and architectural features of the existing property. All proposals will therefore be critically assessed as to their contribution to the conservation of the building to be converted.

10.1.63 Structural issues will not be given substantive weight when making a case for replacement where these have arisen due to neglect of a building through lack of maintenance or failure to secure it by the current or previous owners. Evidence will be required to indicate alternative options for stabilisation of the existing structure have been considered in efforts to retain the building. If however, evidence is submitted that clearly demonstrates that the vernacular dwelling is found to be structurally unsound and not capable of sympathetic conversion or repair to allow residential use, a replacement dwelling will be permitted provided that the existing dwelling is retained in perpetuity, through a sympathetic conversion to a functional use that is ancillary to the proposed dwelling house to form an integrated building group. The original building should not be left derelict. 10.1.64 Where a proposal for the conversion or replacement of an unlisted locally important or vernacular building is considered acceptable any curtilage created, as part of the proposal should not have a harmful effect on the character of the countryside, particularly in the Area of Outstanding Natural Beauty and other areas of high landscape quality.

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Stewardship of our Built Environment and Creating Places

Policy HE9 Enabling Development for the Conservation of Heritage Assets Council will only permit Enabling Development relating to the conservation, refurbishment and re-use of a Heritage Asset61 in exceptional circumstances where it will not materially harm its heritage value or setting. It must be demonstrated through a Statement of Justification that all the following criteria will be met: a) the heritage asset to be subsidised by the proposed enabling development will bring significant long-term benefits according to its scale and location; b) the conservation of the heritage asset would otherwise be either operationally or financially unviable; c) the impact of the enabling development is precisely defined at the outset; d) the scale of the proposed enabling development does not exceed what is necessary to support the conservation of the heritage asset; e) sufficient subsidy is not available from any other source; f)

the public benefit decisively outweighs the disbenefits of departing from other planning policies;

g) it will not materially harm the heritage values of the heritage asset or its setting; h) it avoids detrimental fragmentation of the management of the space; i)

it will secure the long-term future of the heritage asset and, where applicable, its continued use for a sympathetic purpose; and

it is necessary to resolve problems arising from the inherent needs of the heritage asset, rather than circumstances of the present owner, or the purchase price paid.

10.1.67 Applications incorporating enabling development should be accompanied by a detailed Statement of Justification setting out the need for the proposal and the public benefit and the significance of the heritage asset. This statement should include a conservation statement or plans and sufficient, detailed financial information as is necessary to allow Council to make an informed decision upon the application. In particular, the information provided on the enabling development component should be sufficiently detailed to allow Council to validate the need for, and assess the scale of the enabling development and consider the impact on private concerns where this coincides with the public interest. The information supplied by the developer should cover all the financial aspects of the proposed enabling development, in a sufficient degree of detail to enable a proper assessment.

10.1.68 The scale and intensity of enabling development must be proportionate to the funds needed for the restoration. It should be the minimum necessary to generate the income for the restoration and reuse of the target heritage asset. As the profit generated by the enabling development will be used for the restoration work, the costs of both elements must be set out in a business plan and financial projection accompanying the application, in order to allow the viability assessment of the scheme to be assessed. 10.1.69 Applicants should expect to have restrictive planning conditions, and/or a planning agreement attached to any permission and should therefore be prepared to have access to their own legal services to facilitate this.

Justification and Amplification 10.1.65 Enabling Development is development which conflicts with other policies in the LDP and which, in its own right, would normally be considered unacceptable, but which may be supported if Council is satisfied that the proposal will facilitate and secure the long-term future of a heritage asset by using the profit generated by the proposed development. It is intended that this policy will only be used as a last resort where the long-term public benefit of securing a heritage asset decisively outweighs the disadvantages of departing from other LDP policy provisions. It allows for assessment of

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such proposals as a preliminary requirement and will not be implemented if Council is uncertain that the public benefit will be gained. The conflict with other planning policies places a responsibility on both the developer and the Council to carefully assess whether the public benefit arising from the restoration of the heritage asset outweighs the disbenefit from setting aside other policies. 10.1.66 The design of the new enabling development is required to be of high quality. Aside from the specific areas of conflict, the proposed development must accord with the General Policy and other provisions of the LDP.

For the purposes of this policy, ‘Heritage Asset’ means a building, monument, site, place, area or landscape identified as having a degree of significance meriting consideration in planning decisions, because of its heritage interest. Heritage asset includes any part of the historic environment that has heritage value including scheduled monuments, archaeological remains, historic buildings (both statutorily listed or of more local significance) together with any historically related contents, industrial, marine and defence heritage, conservation areas, Area of Townscape Character or a Historic Park, Garden or Demesne.

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10.2

Stewardship of our Built Environment and Creating Places

10.2 Advertisements

Introduction 10.2.1

Council recognises the potential benefits of outdoor advertising and the contribution they make to a vibrant and competitive economy. They can also enliven a street scene and add vibrancy to an area. However, if not managed appropriately, they can also have a significant detrimental impact on the character and appearance of an area. Consequently, an unrestricted approach to advertisements and business frontages could all too easily result in a cluttered, confusing and unattractive environment that has a negative effect on the perception of the locality. This in turn may deter tourists, visitors and investors and compromise the local economy.

10.2.2 Shop fronts are becoming increasingly standardised and utilitarian in appearance, with many outlets opting for ‘house styles’ and ‘corporate logos’ and showing little appreciation for the proportions of the host buildings or the existing character of the area. Cumulatively, and in isolation, such unsympathetic advertisements can have a significant impact upon the visual appearance and functional appeal of our shopping streets.

Policy Aims Antrim the character of our heritage assets has already been compromised through inappropriate signage in some locations. It is therefore important to protect our towns, villages, countryside and heritage assets from the potential adverse effects of inappropriate advertising. 10.2.4

The SPPS sets out two regional strategic objectives (paragraph 6.56) for the control of advertisements and indicates that policies should be tailored to local circumstances, in particular to control advertisements which affect listed buildings, conservation areas and areas of townscape or village character. It further states that advertisements should respect the local area, not prejudice public safety including road safety and not detract from the unique qualities and amenity of the countryside.

10.2.5

The LDP strategic approach to the display of advertisements is set out in our policy aims. These policy aims fully embrace the abovementioned regional strategic objectives and guidelines for LDPs set out in the SPPS. They also build on the key considerations informing the preferred options as set out in our POP.

•

To ensure that advertisements do not detract from the place where it is to be displayed or its surroundings;

•

To ensure that all outdoor advertisements respect amenity and do not prejudice public safety, including road safety;

•

To prevent clutter, and adequately control signs involving illumination and digital advertising screens;

•

To protect our historic environment and heritage assets from the potential adverse effects of advertising; and

•

To ensure that advertisements do not detract from the character and amenity of our countryside.

10.2.3 The increasing change to digital outdoor advertising is a relatively recent phenomenon. As the cost of digital technology continues to decline, there is likely to be increased demand for digital advertising including converting existing sites to digital. The introduction of this form of advertising has the potential to have a negative impact on our townscapes, particularly within our conservation areas and the historic environment. In Mid and East

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Policy AD1 The Control of Advertisements For the purposes of this policy advertisements are defined as any word, letter, model, sign, placard, board, notice, awning, blind, device or representation, whether illuminated or not, and employed wholly or partly for the purpose of advertisement, announcement or direction.

Digital Advertising Screens When assessing applications for consent for the display of a digital advertising screen criteria a) to f) above shall apply and consent for the display of a digital advertising screen will not normally be granted in any of the following circumstances: l)

All Advertisements

m) when they are located within or adjacent to a conservation area, Area of Townscape Character, or on a listed building or within the setting of a listed building;

When assessing applications for consent for the display of an advertisement, Council will refuse consent where:

n) when they are located within primary residential areas; o) when they are located within the open countryside, or within parks and public open spaces; or

a) the cumulative effect of a number of advertisements on a property or within a locality result in advertising clutter; b) the effect of any illumination used on the advertisement, particularly on the locality or a neighbouring property, is detrimental to amenity;

p) when the display contains moving images. However, in-curtilage petrol brand totem pole signs which may include an element of digital advertising will be permitted where the proposal meets criteria a) - k) opposite.

c) the advertisement does not respect the overall design of the property, particularly in circumstances where the property retains its original design or architectural features; d) the advertisement may cause driver distraction or obstruct vision; e) the advertisement may obstruct or impede pedestrian access or pedestrian flow; or f)

the advertisement would unacceptably detract from the quality and character of our countryside.

Advertisements and Heritage Assets When assessing applications for consent for the display of an advertisement which affects a heritage asset or its setting, Council will have regard to criteria a) to f) above and the following considerations: g) advertisements on a listed building will only be acceptable if they are carefully designed and positioned to respect and retain the buildings existing architectural detail62. h) advertisements within or close to a conservation area will only acceptable where they would not adversely affect the overall character, appearance or setting of the area. i)

advertisements within an Area of Townscape Character will only be acceptable where the overall character and appearance of the area is maintained.

where it is physically affixed to a heritage asset, it does not cause irreparable damage and is reversible.

k) consent will not be granted for internally illuminated advertisements within the historic environment and associated heritage assets.

Justification and Amplification 10.2.6 Advertisements and signs should be designed to be complementary to and preserve the character of the host building and amenity of the local area. It is also important that they do not prejudice public safety. Poorly sited or badly designed advertisements and signs, including projecting signs, and illumination, particularly flashing illumination, can have a detrimental effect on the character and appearance of areas and may raise issues of public safety.

•

The position of the advertisement on the host building and its scale and size in relation to that building.

•

The cumulative effect of the proposal when read with other advertisements on the building or in the surrounding area and whether the proposal will result in clutter.

•

The size, scale, dominance and siting of the advertisement in relation to the scale and characteristics of the surrounding area.

10.2.7

•

The design and materials of the advertisement, or the structure containing the advertisement, and its impact on the appearance of the building on which it is to be attached.

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In the case of a freestanding sign, the design and materials of the structure and its impact on the appearance and character of the area where it is to be located.

•

The impact of the advertisement, including its size, scale and levels of illumination, on the amenities of people living nearby and the potential for light pollution.

The display of any advertisement on a listed building will also require an application for listed building consent.

A large number of advertisements on a building or along a road can create clutter and be disruptive to the appearance and character of an area. When preparing designs for new signage or advertisements, the opportunity should be taken to rationalise the number of signs on a building or in an area and remove those which are redundant or considered excessive.

10.2.8 In assessing the impact of an advertisement or sign on amenity, Council will take into account all of the following matters: •

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when they are positioned above ground floor level;

The effect the advertisement will have on the general characteristics of the area, including the presence of any features of historic, archaeological, architectural, landscape, cultural or other special interest.

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10.2

Stewardship of our Built Environment and Creating Places

10.2.9 Advertisements will not be considered acceptable where they impact upon public safety, including situations where they: •

obstruct or impair sight lines to road users at junctions and corners;

•

disrupt the safety or free flow of pedestrian movement;

•

reduce the effectiveness of a traffic sign or signal; or

•

result in glare or otherwise distract road users.

10.2.10 The choice between a contemporary or traditional approach to signage on heritage assets will depend upon the significance of the heritage asset, the scale and architecture of the building and the character of the area. Most importantly, all advertisements should be designed and constructed to a high quality and the palette of materials and finishes kept simple. 10.2.11 New signs or advertisements can have a detrimental impact on the appearance and special architectural interests of a listed building. Proposals to display signs or advertisements on a listed building should be designed to complement and respect the age and architectural style of the building and be carefully located so as to not obscure, overlap or cut into any architectural detailing or structural divisions of the building. These considerations will to a large extent dictate the scale of any signage. In many cases a handwritten timber board or a brass plate will provide the most acceptable solution. The use of standard corporate signage is considered inappropriate and will not be granted consent. Where a listed building forms part of a uniform or cohesive group, the Council will expect advertisements to reflect that uniformity or cohesiveness. Many listed buildings are in commercial use and display signs or advertisements that are of historic interest or of some artistic quality. Where this is the case Council will not permit their removal or significant alteration.

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10.2.12 In most situations signs and advertisements displayed on listed buildings should not be illuminated. Where illumination is justified it should be achieved unobtrusively, light fittings mounted above and projecting forward of the sign will not be acceptable. Additional guidance on the display of Advertisements on Listed Buildings and/ or State Care Monuments and Scheduled Monuments can be obtained from the DfC Historic Environment Division.

of an electronic or digital screen on or within the setting of a listed building, within or adjacent to a conservation area or ATC will be refused consent. Projecting signs can often adversely affect the appearance and character of listed buildings or the appearance of a conservation area or ATC and will therefore require very careful consideration. Where their presence is considered acceptable particular attention will be paid to size, design and materials.

10.2.13 Some of our conservation areas include commercial areas where a range of advertisements is to be expected. Council accepts that such outdoor advertising is essential to commercial activity, but in view of the statutory duty within conservation areas to preserve or where possible enhance its character, it is considered reasonable that more exacting standards of advertisement control should apply within such areas. Consent will therefore not be granted for advertisements which are inappropriate to the architectural style or character of the building on which it is proposed, or which adversely affect the overall character, appearance or setting of the area.

10.2.15 The amenity and character of the countryside is particularly important and must be protected from the negative effects of advertising. Businesses located in the countryside expect to be able to advertise their whereabouts. However, Council will require that signs are designed

and sited to harmonise with their setting, and that a proliferation of individually acceptable advertisements does not spoil the appearance and rural character of the open countryside. The only advertisements likely to be considered acceptable in the countryside are those proposed on site and which directly relate to an existing or approved commercial enterprise. These should be small in scale, have no form of illumination or be electronic, and should not detract from the quality and character of the local landscape. 10.2.16 Additional guidance for the display of advertisements in particular conservation areas is set out in the relevant Design Guides and Appendix K of this document.

10.2.14 In assessing the impact of an advertisement within or adjacent to a conservation area or ATC, particular regard will be paid to the materials used, scale, size, proportions, dominance and siting of the sign, whether it is illuminated and if it would result in clutter. An advertisement should respect the building onto which it is to be fixed and have regard to any architectural detailing. Similarly, signage on the upper floors of buildings and the internal illumination of signs will not be acceptable. Proposals for large advertisement hoardings or which would result in a proliferation of signs which can seriously harm the character and appearance of a conservation area will therefore be refused consent. Proposals for electronic or digital screens can seriously harm the character and appearance of our heritage assets. The proposed introduction

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10.3

Stewardship of our Built Environment and Creating Places

10.3 Place-Making

Introduction 10.3.1

10.3.2

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Place-making involves the planning and design of urban places, adopting a holistic approach, which recognises the need to incorporate the design and stewardship of new developments and public spaces into the process of change in urban areas. This is a people-centred approach to shaping urban places that seeks to enhance the unique qualities of a place. Central Government’s publication ‘Living Places’ acknowledges the key contributions made by urban design and urban stewardship (para 4.35 of SPPS) to the urban environment, and how these factors and the role of people interact in the creation of successful places. The larger settlements within Mid and East Antrim contain strategically important areas for the economy and tourism. For example, within the borough, Ballymena town centre is a key retail destination, Carrickfergus Castle is a major tourist destination and Larne town centre and waterfront occupies a key location along the Causeway Coastal Route. These areas have key assets that have supported their successful functioning over time. However, it is recognised that specific economic challenges in the retail sector, the pressure to adapt urban areas to suit modern consumer trends and the changing relationships between people and travel modes presents challenges for these urban areas. Therefore, it is imperative that the planning system supports any future Council vision for such strategically important urban areas in the context of sustainable development. By developing a bespoke spatial framework for key urban areas, which

Policy Aims supports the Council’s vision for such places, the LDP aims to support the delivery of the economic, tourism and environmental aspects of our Community Plan. 10.3.3

Further, defining what makes a place successful is complex and generating community ‘buy-in’ for a strategy can present difficulties. Place-making involves creating somewhere with a distinct identity and the SPPS states that the “key to successful placemaking is identifying the assets of a particular place as well as developing a vision for its future potential”. The central measure of success adopted by ‘Living Places’ is “how sustainable a place is” and this guiding document advocates the pursuit of ‘Ten Qualities’ of Urban Stewardship and Design.

10.3.4

The LDP strategic approach to place-making is set out in our policy aims below. These policy aims fully embrace the approach to place-making set out in the SPPS. They also build on the key considerations informing the approach set out in our POP in relation to Strategic Focus Areas (Place-making and Good Design section).

•

To promote the principles of successful place-making and good design in order to achieve a coherent and sustainable approach to development within strategically important urban areas; and

•

To support Council’s vision for strategically important urban areas.

Implementation 10.3.5

The policy aims will be delivered primarily through the strategic policy set out in this section and designation of Strategic Focus Areas (SFAs) at the Local Policies Plan stage. For any future designated SFA, Council will develop a Spatial Framework which will set out the planning objectives for, and identify the key features within, a designated SFA. The planning objectives and identified key features will be generated from information collated through a detailed survey of the SFA(s) which will identify the strengths, weaknesses, opportunities and threats facing these strategically important urban areas.

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Policy SFA1 Strategic Focus Areas Within a designated Strategic Focus Area, development proposals are required to be in accordance with both of the following criteria: •

support the objectives of the Strategic Focus Area; and

•

protect and/or enhance identified key features within the Strategic Focus Area and their settings and linkages.

All development proposals will also be required to meet the General Policy criteria and accord with other provisions of the LDP.

Justification and Amplification 10.3.6

10.3.7

Place-making is a people-centred approach to the planning, design and stewardship of new developments and public spaces that seeks to enhance the unique qualities of a place. The SPPS states that, “key to successful place-making is identifying the assets of a particular place as well as developing a vision for its future potential”. Our borough has distinctive urban areas that give expression to the unique identity of Mid and East Antrim. Such areas, through their distinctiveness, also offer opportunities for tourism development and economic growth. Often, these areas have evolved around a distinctive historic core, and may also be a key location. Carrickfergus, with its historic castle and town walls, coastal setting and location on the Causeway Coastal Route, is an obvious example. Such areas have unique selling points, which can be exploited to promote economic growth through tourism. To maximise their potential, these special urban areas should be inviting, stimulating and encourage visitors to engage in activities such as leisure, recreation, shopping or simply to stay and experience the distinctive buildings and streetscape setting. This requires a place-making approach.

10.3.8 In order to support good place-making in such areas, the Local Policies Plan will designate Strategic Focus Areas. The overall aim of a SFA is to support the successful and sustainable development of discrete urban

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areas that are strategically important for our borough, in regard to sustainable tourism and economic growth and their heritage and unique amenity value. 10.3.9 The Local Policies Plan will set out a bespoke Spatial Framework and objectives for each designated SFA that will support the Council’s strategic vision for that area. The spatial framework will be supported by planning guidance that will seek to manage development so as to meet the placemaking objectives and secure a coherent and sustainable approach to the development of the area. Such guidance will take account of identified key features such as important views and vistas, buildings, streets, squares, green and blue infrastructure and pedestrian/ cycle networks. It will also identify spatial linkages and functional relationships between key features and explain how all these elements combine to create (or have potential to create) a wider ‘sense of place’. 10.3.10 A Spatial Framework with associated planning guidance will support place-making and further the Council’s strategic vision for these strategically important urban areas. This is considered imperative given the challenging economic conditions facing our town centres and the intense competition in the tourism sector.

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11.0 Safeguarding our Natural Environment Natural Heritage

The RDS and SPPS emphasise that the diverse range of habitats, species, landscapes and earth science features in Northern Ireland are highly valued assets, which should be conserved, protected and enhanced for their own intrinsic value. Through the LDP our borough’s natural heritage will be protected, conserved, enhanced and restored alongside the appropriate protection of designated nature conservation or scientific sites, habitats, species and features of natural heritage importance. Striving to safeguard our natural environment supports our Community Plan by seeking to ensure the protection, enhancement and sustainable management of ‘Our Environment’ and its natural heritage assets. As a number of our key tourism assets are based around significant natural heritage features, this approach will also support the Community Plan theme ‘Sustainable Jobs and Tourism’. It is also recognised that this approach will have wider benefits that will contribute to meeting other strategic priorities within our Community Plan in relation to ‘Good Health and Wellbeing’ and ‘Progress in Education’.

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The strategic subject policies within this chapter will assist with the implementation of the strategic objectives set out in Chapter 4.0, particularly the following: • To protect, conserve and where possible, enhance environmental quality, biodiversity, and the natural processes underpinning the delivery of ecosystem services in Mid and East Antrim. • To protect sites designated for their nature conservation or scientific importance and to avoid harm to protected species. In this chapter, the strategic subject policies are informed by our evidence base and the relevant regional and local policy context, alongside our Sustainability Appraisal objectives, particularly the following: • Protect natural resources and enhance biodiversity; and • Maintain and enhance landscape character.

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11.1

Safeguarding our Natural Environment

11.1 Natural Heritage

Introduction 11.1.1

11.1.2

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The natural environment of Northern Ireland is a unique asset. It shapes and sustains the landscape and biodiversity and contributes to the proper functioning of a much wider global ecosystem. Increasingly, it is being recognised that a healthy natural environment delivers real benefits in terms of improving human health and wellbeing and in facilitating sustainable economic growth, for example through tourism. For the purposes of the LDP, the natural environment is considered in terms of a number of component parts. These are termed natural heritage assets. Natural heritage assets include a diverse range of landscapes, habitats, species and earth science features, which together help to define the landscape quality and distinctive character of Mid and East Antrim. The iconic volcanic plug of Slemish Mountain, the rugged cliffs of the Gobbins Coast, the internationally important wetland habitat of Lough Beg and the rich heritage and excellent scenic quality of the Antrim Coast and Glens AONB are all examples of the highly distinctive natural heritage assets that make our borough such a stimulating place in which to live and visit. There are also numerous designated sites within our borough that are of international, national and local nature conservation importance (see Proposals Maps) which aim to protect significant and vulnerable habitats and species. For example, the Garron Plateau is the largest intact blanket bog in Northern Ireland and its blanket bog and upland heathland (both Northern Ireland Priority Habitats) provides an important habitat for Hen Harrier (Northern Ireland Priority Species) and other important species.

Policy Aims 11.1.3

11.1.4

11.1.5

Under the Wildlife and Natural Environment Act (Northern Ireland) 2011, the Council has a duty to further the conservation of biodiversity and both the European and Northern Ireland Biodiversity Strategies seek to halt the loss of biodiversity and ecosystem services by 2020. By providing policies that seek to protect our natural heritage assets, the Council will go some way to meeting its duty to further the conservation of biodiversity and support the tourism, health and wellbeing and environment aspects of our Community Plan. There is increasing pressure on the natural environment in Mid and East Antrim, as elsewhere in Northern Ireland. Generally, there has been a substantial reduction in the total area of semi-natural habitats due to ongoing land use intensification from agriculture and urbanisation. Pollution incidents have had detrimental impacts on water quality and the water environment. Recently, the impact of agricultural ammonia emissions on bogland in Mid and East Antrim has come to the fore. The SPPS states that natural heritage is an important and highly valued asset in our society and that sustaining and enhancing biodiversity is fundamental to furthering sustainable development. The SPPS sets out five regional strategic objectives (paragraph 6.172) intended to advance the protection, conservation and where possible enhancement of the natural environment and its assets. It also sets out a number of guidelines that should be adopted by LDPs in seeking to protect, conserve and enhance the natural environment.

11.1.6

The LDP strategic approach to protecting the borough’s natural heritage is set out in our policy aims below. These policy aims fully embrace the above-mentioned regional strategic objectives and guidelines for LDPs set out in the SPPS.

•

Protect, conserve, enhance and restore the abundance, quality, diversity and distinctiveness of our borough’s natural heritage;

•

Give appropriate protection to our borough’s designated nature conservation or scientific sites, habitats, species and features of natural heritage importance; and

•

Apply the precautionary principle when considering the potential impacts of development on important natural heritage resources, nature conservation sites and significant landscapes within our borough.

Implementation 11.1.7

The policy aims will be delivered primarily through the strategic policies set out in the remainder of this section. For all development proposals, Council will consider the potential and cumulative effects of development on the borough’s natural heritage assets and landscapes. International, European and Nationally important nature conservation sites and the Antrim Coast and Glens AONB are identified in the Plan Strategy (see Proposals Maps).

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11.1

Safeguarding our Natural Environment

Policy NAT1 European and Ramsar Sites - International

Policy NAT2 Species Protected by Law

Planning permission will only be granted for a development proposal that, either individually or in combination with existing and/or proposed plans or projects, is not likely to have a significant effect on:

European Protected Species

a) a European Site (Special Protection Area, proposed Special Protection Area, Special Areas of Conservation, candidate Special Areas of Conservation and Sites of Community Importance); or

Planning permission will only be granted for a development proposal that is not likely to harm a European protected species. In exceptional circumstances a development proposal that is likely to harm these species may only be permitted where:

b) a listed or proposed Ramsar Site.

a) there are no alternative solutions; and

Where a development proposal is likely to have a significant effect (either alone or in combination) or reasonable scientific doubt remains, Council will carry out an appropriate assessment63 of the implications for the site in view of the site’s conservation objectives. Only after having ascertained that it will not adversely affect the integrity of the site shall Council grant planning permission with conditions to secure necessary mitigation measures. In exceptional circumstances, a development proposal which could adversely affect the integrity of a European or Ramsar Site may only be permitted where: i.

there are no alternative solutions; and

ii. the proposed development is required for imperative reasons of overriding public interest; and iii. compensatory measures are agreed and fully secured.64 In such exceptional circumstances, where a European or Ramsar site hosts a priority habitat or priority species listed in Annex I or II of the Habitats Directive, a development proposal will only be permitted when: • •

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c) there is no detriment to the maintenance of the population of the species at a favourable conservation status; and d) compensatory measures are agreed and fully secured. National Protected Species Planning permission will only be granted for a development proposal that is not likely to harm any other statutorily protected species and which can be adequately mitigated or compensated against. Development proposals are required to be sensitive to all protected species, and sited and designed to protect them, their habitats and prevent deterioration and destruction of their breeding sites or resting places. Seasonal factors will also be taken into account.

it is necessary for reasons of human health or public safety or there is a beneficial consequence of primary importance to the environment; or

European designations such as SACs and SPAs are afforded the highest form of statutory protection as they are designated under European law under the auspices of the Birds Directive (which protects wild birds and their habitats) and the Habitats Directive (which protects habitats and other species of animals and plants)65 . Sites which are under consideration as SPAs or SACs are referred to as pSPA (proposed) or cSAC (candidate). Ramsar sites are wetlands of international importance that have been designated under the criteria of the Ramsar Convention on Wetlands. Accordingly, these receive statutory protection under The Nature Conservation

Justification and Amplification 11.1.9

it is agreed in advance with the appropriate authority.

Justification and Amplification 11.1.8

b) it is required for imperative reasons of overriding public interest; and

and Amenity Lands (Northern Ireland) Order 1985 (as amended). Government and the devolved administrations have also issued policy statements relating to Ramsar sites, extending to them the same protection at a policy level as SACs and SPAs. A list of existing European and Ramsar sites and further information can be found at www. daera-ni.gov.uk. Technical Supplement 10 Countryside Assessment also lists those sites currently designated or proposed within or overlapping the Mid and East Antrim Borough Council boundary.

The appropriate assessment fulfils the requirements of Regulation 43 (1) of the Conservation (Natural Habitats, etc.) Regulations (Northern Ireland) 1995 (as amended).

Through conditions or a planning agreement – “legal certainty” as required by ECJ case law.

Directives 2009/147/EC and 92/43/EEC known as the Birds Directive and Habitats Directive.

The presence or potential presence of a legally protected species in an area, and the habitats on which they are dependant, are important considerations in formulating and assessing development proposals. The planning and design of any development which has the potential to impact on a protected species is required to take into account the level of protection afforded by legislation and any impacts must be fully considered. In addition, seasonal factors should be taken into account when assessing development proposals that could impact upon protected species, for example nesting seasons. This is also important in determining when surveys should be carried out to establish the presence of a species on site.

11.1.10 Where exceptional circumstances are substantiated, adequate mitigation and compensatory measures will be secured through conditions attached to planning permission or a planning agreement. 11.1.11 European protected species are listed under Annex IV of the Habitats Directive (transposed under Schedule 2 of the Habitats Regulations) and must be subject to a system of strict protection. Other national protected species are listed under the Wildlife (Northern Ireland) Order 1985 (as amended) under Schedules (1), (5) & (8). The granting of planning permission does not obviate the holder of ensuring legal compliance with other legislative requirements.

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11.1

Safeguarding our Natural Environment

Policy NAT3 Sites of Nature Conservation Importance – National Planning permission will only be granted for a development proposal that is not likely to have an adverse effect on the integrity, including the value of the site to the habitat network, or special interest of:

Policy NAT4 Sites of Nature Conservation Importance - Local Planning permission will only be granted for a development proposal that is not likely to have a significant adverse impact on:

•

an Area of Special Scientific Interest;

•

a Nature Reserve;

•

a Local Nature Reserve; or

•

a National Nature Reserve; or

•

a Wildlife Refuge.

•

a Marine Conservation Zone.

A development proposal which could adversely affect a site of national importance may only be permitted where the associated public benefits of the proposed development clearly outweigh the value of the site. In such cases, appropriate mitigation and/or compensatory measures will be required.

A development proposal which could have a significant adverse impact on a site of local importance may only be permitted where the benefits of the proposed development outweigh the value of the site. In such cases, appropriate mitigation and/or compensatory measures will be required.

Justification and Amplification 11.1.12 Areas of Special Scientific Interest (ASSIs) are declared under Part IV of the Environment (Northern Ireland) Order 2002 (as amended). Nature Reserves including National Nature Reserves are declared under the Nature Conservation and Amenity Lands (Northern Ireland) Order 1985. Marine Conservation Zones – sea areas which may include parts of the intertidal zone, are designated by DAERA under Part 3 of the Marine Act

(Northern Ireland) 2013. They are established for the conservation of marine flora and fauna, habitats and features of geographical or geomorphological interest. A list of existing national sites and their locations can be found at www.daera-ni.gov.uk. Technical Supplement 10 Countryside Assessment also lists those sites currently designated within or overlapping the Mid and East Antrim Borough Council boundary.

Justification and Amplification 11.1.13 Local Nature Reserves are those established by Council to enrich the network of important natural heritage assets in the borough under the provisions of the Nature Conservation and Amenity Lands (Northern Ireland) Order 1985 (as amended). The Northern Ireland Environment Agency has key responsibility for the designation and hierarchy of sites that are of nature conservation importance and it is Council’s role to ensure the protection of these sites through the application of policy. Additionally, Council has the power to identify and designate Local Nature Reserves (LNR). The designation of Wildlife Refuges is a matter for DAERA. There are currently eight Local Nature Reserves in Mid and East Antrim – see Technical Supplement 10 Countryside Assessment for further details. 11.1.14 A Wildlife Refuge can be provided for under the Wildlife (Northern Ireland) Order 1985 (as amended). This policy will apply to any Wildlife Refuge which may be designated in the future. There are no Wildlife Refuges at present in the Council area.

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11.1

Safeguarding our Natural Environment

Policy NAT5 Habitats, Species or Features of Natural Heritage Importance Planning permission will only be granted for a development proposal that is not likely to result in the unacceptable adverse impact on, or damage to known: •

priority habitats;

•

priority species;

•

active peatland;

•

ancient and long-established woodland;

•

features of earth science conservation importance;

•

features of the landscape and coastline which are of major importance for wild flora and fauna;

•

rare or threatened native species;

•

wetlands (includes river corridors); or

•

other natural heritage features worthy of protection including trees and woodland.

A development proposal which is likely to result in an unacceptable adverse impact on, or damage to, habitats, species or features may only be permitted where the benefits of the proposed development outweigh the value of the habitat, species or feature. In such cases, appropriate mitigation and/or compensatory measures will be required.

Justification and Amplification 11.1.15 This policy seeks to ensure that the conservation, protection and where possible the enhancement of local biodiversity is treated as a material consideration in the determination of planning applications, irrespective of whether the species or habitats are subject to legal protection or otherwise through the LDP Natural Heritage Policies. 11.1.16 The European and Northern Ireland Biodiversity Strategies seek to halt the loss of biodiversity and ecosystem services by 2020, and the Wildlife and Natural Environment Act (Northern Ireland) 2011 places a statutory duty on every public body to further the conservation of biodiversity. The NI Biodiversity Checklist (Version 2, Appendix 2) April 2017 provides further information on the legal framework for the protection of Northern Ireland’s biodiversity and natural heritage. It is intended to provide a ‘step-bystep’ tool for applicants to help identify if a development proposal is likely to adversely

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affect biodiversity and natural heritage interests and what information may be reasonably required to accompany a planning application in order to comply with the relevant legislation and planning policy. The NI Biodiversity Checklist can be viewed at: www.daera-ni.gov.uk/publications/nibiodiversity-checklist-documents 11.1.17 Council’s Local Biodiversity Action Plan (LBAP) raises awareness of biodiversity in the borough, threats to it and ways to halt biodiversity loss. It should be noted that the LBAP does not identify the threat to active peatland arising from ammonia emissions which has become more apparent since the document was published.

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Abbreviations & Glossary

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Term / Abbreviation

Definition

Active travel

An approach to travel and transport by physically active, human powered modes, as opposed to motorised ones (e.g. walking and cycling).

Adits

An entrance to an underground mine which is horizontal or nearly horizontal, by which the mine can be entered, drained of water, ventilated, and minerals extracted at the lowest convenient level.

Affordable Housing

Comprises of social rented housing and intermediate housing (see separate definitions below).

Agricultural Activity

Defined by Article 4 of the European Council Regulations (EC) No. 1307/2013: (i) production, rearing or growing of agricultural products, including harvesting, milking, breeding animals, and keeping animals for farming purposes, (ii) maintaining an agricultural area in a state which makes it suitable for grazing or cultivation without preparatory action going beyond usual agricultural methods and machineries, based on criteria established by Member States on the basis of a framework established by the Commission, or (iii) carrying out a minimum activity, defined by Member States, on agricultural areas naturally kept in a state suitable for grazing or cultivation.

Anaerobic Digestion

A collection of processes by which microorganisms break down biodegradable material in the absence of oxygen to produce biogas and biofertiliser.

Annual Exceedance

% chance of a flood occurring in any given year.

Area of Archaeological Potential (AAP)

Comprise those areas, usually within historic settlements, which may require mitigating measures (including excavation) in order to safeguard remains when sites are being developed.

Areas of Constraint on High Structures (ACHS)

Areas which are designed to protect our most vulnerable and sensitive landscapes from the adverse visual impact of development involving high structures such as wind turbines, electricity pylons or telecommunications masts / equipment.

Areas of Constraint on Mineral Development (ACMD)

Protect the most valuable features of the natural environment and man-made heritage including areas of high scenic value from the adverse effects caused by the development of mineral resources. These are designated by some LDPs.

Area of Outstanding Natural Beauty (AONB)

An area of countryside which has been designated for conservation reasons due to its significant landscape value.

Area of Significant Archaeological Interest (ASAI)

Areas designated in order to protect not just the individual sites and monuments but the overall landscape setting within which they are located.

Area of Special Scientific Interest (ASSI)

Areas designated on the basis of their national importance to nature conservation and scientific interest.

Area of Townscape Character (ATC)

Exhibit a distinct character often based on their historic built form or layout. For the most part this derives from the cumulative impact of the area’s buildings, their setting, landscape and other locally important features.

Article 4 Direction

An Article 4 direction is a direction under Article 4 of the General Permitted Development Order which enables a local planning authority to withdraw specified permitted development rights across a defined area.

Article 161 Agreement

An agreement under the Water and Sewerage Services Act (Northern Ireland) 2016 for the adoption of development sewers, lateral drains and associated works communicating with a public sewer in a new development.

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Biodiversity

The variety of life that can be found on Earth (plants, animals, fungi and micro-organisms) as well as the communities that they form and the habitats in which they live.

Electronic Commerce

The buying and selling of goods and services, or the transmitting of funds or data, over an electronic network, primarily the internet.

Biomass

A renewable energy source from organic material which can be used as a fuel.

Fields in Trust (FiT) standard

Recommends a minimum of 2.4 hectares of outdoor playing space per 1000 population. This is commonly referred to as the ‘Six Acre Standard’, comprising of 4 acres (1.6 hectares

Belfast Metropolitan Urban Area (BMUA)

Defined as the continuous built up area centred on Belfast with an arc from Jordanstown to Knocknagoney and includes the city of Lisburn and towns of Bangor, Carrickfergus and Holywood.

Brownfield Sites

Sites within a settlement limit which are or were occupied by a permanent structure. These for example may include underused buildings or vacant buildings. May also be referred to as ‘Previously Developed Land’.

Carbon Store

Natural systems such as peatland that suck up and store carbon dioxide from the atmosphere.

Clusters (as referred to in Chapter 5.0)

Defined in the RDS as; cities and towns which can work together to create a critical mass to attract economic development and deliver services.

Coastal Erosion

Loss or displacement of land along the coastline due to the action of waves, currents, tides, wind-driven water, waterborne ice, or other impacts of storms.

Community Infrastructure

The community, health, leisure, educational facilities and other services that serve and help to sustain a community.

Conservation Area

Areas of special architectural or historic interest that have been designated by the Department under Article 50 of the Planning (Northern Ireland) Order 1991.

Contaminated Land

As defined by The Waste and Contaminated Land (Northern Ireland) Order 1997, contaminated land is any land which appears to a district council in whose district it is situated to be in such a condition, by reason of substances in, on or under the land, that— (a) significant harm is being caused or there is a significant possibility of such harm being caused; or (b) pollution of waterways or underground strata is being, or is likely to be, caused; and, in determining whether any land appears to be such land, a district council shall, subject to paragraph (2), act in accordance with guidance issued by the Department in accordance with Article 69 with respect to the manner in which that determination is to be made.

Density

Measure of the number of dwellings per hectare.

Draft Marine Plan for Northern Ireland

The draft Marine Plan for Northern Ireland is made up of two plans, one for the inshore region under the Marine Act (Northern Ireland) 2013 and one for the offshore region under the Marine and Coastal Access Act 2009. The draft Marine Plan and other marine policy will inform and guide the regulation, management, use and protection of the Northern Ireland marine area.

Drainage Assessment (DA)

Investigation and assessment of the most appropriate drainage solution for a development.

Eastern Transport Plan (ETP) 2035

Eastern Transport Plan (ETP) 2035 – A local transport plan launched in 2023 covering the entire areas of those Councils which previously made up the Belfast Metropolitan Area (BMA). Formerly known as the Belfast Metropolitan Area Transport Plan (BMTP) launched in 2014.

Ecosystems Services

The goods and services which the environment provides for people such as timber, water, renewable energy and crops.

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per 1000 population) for outdoor sport provision and 2 acres (0.8 hectares per 1000 population) for children’s play. The 4 acres for outdoor sport is further refined to 3 acres for pitch sports and 1 acre to be provided through other outdoor recreational facilities such as tennis courts, bowling greens, athletic tracks etc. Fields in Trust (FiT) developed the ‘Six Acre Standard’ in order to promote the protection and future development of ‘green’ and ‘open’ space throughout the United Kingdom. FiT have not attempted to put a value on synthetic pitches in comparison to natural turf pitches. Sport NI consider the value of a synthetic pitch to be 6 times that of a natural turf surface. Flood Risk Assessment (FRA)

An assessment of the risk of flooding from all flooding sources.

Gateways

Defined in the RDS as strategically important transport interchange points which connect ports and airports to the internal transport network.

Green Corridor

A strip of land that provides sufficient habitat to support wildlife, often within an urban environment, thus allowing the movement of wildlife along it e.g. railway embankments, river banks and roadside grass verges. They help to promote environmentally sustainable forms of transport such as walking and cycling within urban areas.

Green Infrastructure

Includes parks, sport pitches, green spaces and wooded areas.

Greenfield

Undeveloped land or green space.

Guest House

As defined by the Tourism (Northern Ireland) Order 1992 – Categories of Tourist Establishment (Statutory Criteria) Regulations - a guest house shall provide overnight sleeping accommodation for visitors in separate rooms comprising not less than 3 double bedrooms.

Habitats Regulations Assessment (HRA)

Section 102 of the Conservation of Habitats and Species Regulations (2010) requires a Habitats Regulations Appraisal (HRA) to be undertaken during the preparation of a LDP, if necessary. This will evaluate the impact of the Plan on sites designated and protected for their international importance for nature conservation.

Heritage Assets

A building, monument, site, place, area or landscape identified as having a degree of significance meriting consideration in planning decisions, because of its heritage interest. Heritage asset includes any part of the historic environment that has heritage value including scheduled monuments, archaeological remains, historic buildings (both statutorily listed or of more local significance) together with any historically related contents, industrial, marine and defence heritage, conservation areas, Area of Townscape Character or a Historic Park, Garden or Demesne.

Hierarchy of Centres

Town, Local and Rural centres classified according to their role and function and used to inform decisions about where commercial growth and development should take place.

Historic Environment

All aspects of the environment resulting from the interaction between people and places through time, including all surviving physical remains of past human activity, whether visible, buried or submerged, and landscaped and planted or managed flora.

Historic Park, Garden or Demesne of Special Historic Interest

An identified site of international or regional importance within Northern Ireland, included in the Register of Parks, Gardens and Demesnes of Special Historic Interest, maintained by the Department of Communities.

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Holiday Park

For the purposes of the LDP, a holiday park is defined as a caravan site licensed under the Caravans Act (Northern Ireland) 1963, which in addition to static caravans, may also contain holiday chalets or cabins, pitches for touring caravans, motor homes and tenting.

Hostel

As defined by the Tourism (Northern Ireland) Order 1992 – Categories of Tourist

Landscape Character Assessment (LCA)

A tool in identifying the landscape features that give a locality its ‘sense of place’. The LCA grew out of the European Landscape Convention. The Northern Ireland Landscape Character Assessment 2000 (NILCA) identified 130 district LCA’s as fragile landscapes at risk of development pressures. Northern Ireland Regional Landscape Character Assessment provides a strategic overview of the landscape of Northern Ireland and subdivides the countryside into 26 Regional Landscape Character Areas based upon information on people and place and the combinations of nature, culture and perception which make each part of Northern Ireland unique. As part of the Countryside Assessment Council have undertaken a LCA for Mid and East Antrim.

Landscape & Visual Impact Assessment (LVIA)

An analysis of the landscape and visual effects on sensitive landscapes.

Listed Building

A listed building is a structure which the Department for Communities has included in a statutory list of buildings of special architectural and/or historic interest.

Local Centre

Small grouping of shops, typically comprising a general grocery store, a sub-post office, occasionally a pharmacy and other small shops of a local nature.

Local Landscape Policy Areas (LLPAs)

Consist of those features and areas within and adjoining settlements considered to be of greatest amenity value, landscape quality or local significance and therefore worthy of protection from undesirable or damaging development. These are designated through LDPs.

Local Nature Reserves

Areas of land, designated by a council under Article 22 of the Nature Conservation and Amenity Lands (Northern Ireland) Order 1985, to conserve its nature conservation, earth science and recreational value, with the primary land use being for conservation purposes.

Local Policies Plan (LPP)

The second part of the LDP, the Local Policies Plan, will be prepared by Council following adoption of the Plan Strategy.

Marine Conservation Zone

Designated in the Northern Ireland Inshore Region to protect nationally important habitats, species and geological/geomorphological features, while fully taking into account any economic, cultural or social consequences of doing so.

Marine Policy Statement (MPS)

The Marine Policy Statement is the framework for preparing Marine Plans and taking decisions affecting the marine environment.

Mineral Reserve Areas

Areas most suitable for mineral development in the plan area.

MUGA

Multi-Use Games Area.

Natural Heritage

A diverse range of landscapes, habitats, species and earth science features.

Nature Reserves

Areas of importance for flora, fauna, geological or other special feature for conservation purposes and to provide the opportunity for research.

Northern Ireland Multiple Deprivation Measure (NIMDM)

The Northern Ireland Multiple Deprivation Measure is the official measure of spatial deprivation in Northern Ireland.

Passive Solar Design

Design that takes advantage of sunlight for heating or cooling.

Planning Appeals Commission (PAC)

An independent body which deals with a wide range of land use planning issues and related matters. It may be appointed to conduct the independent examination of LDPs.

Establishment (Statutory Criteria) Regulations: A form of tourist accommodation for the letting of single beds in bedrooms or dormitory rooms with mostly shared facilities. Hotel

Housing Association (HA)

As defined by the Tourism (Northern Ireland) Order 1992 – Categories of Tourist Establishment (Statutory Criteria) Regulations – Schedule 1 – Criteria for Hotels: A hotel shall provide overnight sleeping accommodation for visitors in separate rooms comprising not less than 15 double bedrooms, of which 100% shall have an ensuite bathroom. A housing association is an independent, not-for-profit social business that provides both homes and support for people in housing need, as well as key community services. Housing associations build virtually all Northern Ireland’s new affordable homes e.g. social rented or intermediate housing.

Housing Needs Assessment (HNA)

An assessment by NIHE of local housing needs primarily in relation to general needs social rented, intermediate and supported housing and travellers.

Hubs

The RDS spatial framework guidance defines most towns in Northern Ireland as either main hubs or local hubs. A main hub is often a district town that is providing services at a higher level than its size suggests.

Hydrocarbons

An organic compound consisting entirely of hydrogen and carbon such as natural gases and fuels.

Independent Examination (IE)

DfI will appoint the Planning Appeals Commission or other independent examiners to hold an IE. The IE will examine the draft Plan Strategy against soundness tests which will relate to how it has been produced, and how it has taken account of central government’s plans, policy and guidance, and also its coherence, consistency and effectiveness.

Intermediate Housing

Landfill Site

Land Instability

Land Raising

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Currently consists of shared ownership housing provided through a registered housing association and helps households who can afford a small mortgage, but that are not able to afford to buy a property outright. The property is split between part ownership by the householder and part social renting from the registered housing association. The proportion of property ownership and renting can vary depending on householder circumstances and preferences. The Department for Communities definition of intermediate housing may change over time to incorporate other forms of housing tenure below market rates. Where this is the case, such additional products will be considered suitable to help meet affordable housing obligations of the policies in the LDP. The controlled deposit of waste to land generally involving the infilling of voids following mineral extraction. May result from landslides, subsidence or ground heave. Areas prone to land instability could cause harm to human health, property, infrastructure, and the wider environment. Involves the deposit of waste above ground e.g. in naturally occurring depressions or as part of reclamation schemes.

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Planning Strategy for Rural Northern Ireland (PSRNI)

Set out planning policy for Northern Ireland across a range of topics. Most of the topics within the Strategy have now been superseded by the various PPS’s or SPPS.

Sequential Approach (for retail development)

Locations for planning applications for main town centre uses should be considered in the order – town centre; edge of centre; out of centre (only where sites are accessible by choice of good public transport modes).

Previously developed land (brownfield land/sites)

Land which is, or was occupied by, a permanent structure within a defined settlement limit. The term may encompass vacant or derelict lands; infill sites; land occupied by redundant

SES

Shared Environmental Services

Social Rented Housing

This is housing that is provided at an affordable rent by a registered housing association; that is, one which is registered and regulated by DfC as a social housing provider. Social rented accommodation should be available to households in housing need and is offered in accordance with the common selection scheme, administered by NIHE, which prioritises households who are living in unsuitable or insecure accommodation.

Special Areas of Conservation (SACs)

Strictly protected sites of European importance, recognised for the threatened habitats and species they support.

Special Countryside Area (SCA)

An area of countryside designated through the LDP, that provides stricter policy control to manage development in sensitive landscapes which are vulnerable to excessive development pressure.

Special Protection Area (SPA)

Strictly protected sites of European importance, designated for their rare and vulnerable birds and for regularly occurring migratory species.

Subsidence

Subsidence is the vertical downward movement caused by the loss of support of the ground beneath.

Supplementary Planning Guidance (SPG)

Supports and clarifies planning policy statements and plans.

Sustainability Appraisal (SA) and Strategic Environmental Assessment (SEA)

The purpose of the Sustainability Appraisal is to promote sustainable development through the integration of social, environmental and economic considerations into the preparation of local development plans. It incorporates the more environmentally focused considerations of Strategic Environmental Assessment and is used to assess the LDP documents against a set of objectives and criteria, to evaluate if it likely to have significant impacts on the environment.

Sustainable Development

Development that meets the needs of the present without compromising the ability of future generations to meet their own needs. These needs are generally classified as social, economic and environmental.

Touring Caravan Site

For the purposes of the LDP, a touring caravan site is defined as a caravan site licensed under the Caravans Act (Northern Ireland) 1963, which provides pitches for touring caravans and may in addition also provide pitches for motor homes and tenting.

Tourism

The activities of persons travelling to and staying in places outside their usual environment for not more than one consecutive year for leisure, business and other purposes (World Tourism Organisation).

Tourism Accommodation

Overnight sleeping accommodation for tourists provided by way of trade or business (Article 2 Tourism Northern Ireland Order 1992).

Tourism Amenity

An amenity, facility or service provided primarily for tourists, but does not include tourist accommodation (Article 2 Tourism Northern Ireland Order 1992).

Tourism Asset

Any feature associated with the built or natural environment which is of intrinsic interest to tourists.

Tourism Development

Development of a tourist amenity or tourist accommodation.

or under-used buildings; a piece of industrial or commercial property that is abandoned or under-used and often environmentally contaminated. The following are excluded from the definition of previously developed land, open space of public value as defined in the Open Space Strategy in Part 1 of the Plan Strategy; and the gardens of dwelling and apartments (broadly defined as those areas within the curtilage of a dwelling not containing buildings). Programme for Government (PfG)

The highest level strategic document of the Northern Ireland Executive – setting out its priorities, and the most significant actions it will take to address them.

Protected Routes

A road which is protected from unnecessary development or accesses that would slow the flow of traffic or result in highway safety issues.

Ramsar

A wetland site designated of international importance under the Ramsar Convention of 1971 (in force since 1975).

Recycling Centres

A local collection point for recyclable waste such as green waste, metals, glass and other waste types. A list of where these are located throughout Mid and East Antrim can be found on the Council’s website; http://www.midandeastantrim.gov.uk/resident/wasterecycling/household-recycling-centres

Regional Development Strategy 2035 (RDS, 2035)

The Regional Development Strategy 2035 is the spatial strategy of the Northern Ireland Executive. Its purpose is to deliver the spatial aspects of the PfG.

Rural Proofing

An assessment carried out to consider rural needs when developing, adopting, implementing or revising policies, strategies and plans and designing and delivering public services.

Scheduled Zone (Scheduled Monuments)

Archaeological sites and monuments are scheduled for protection under the Historic Monuments and Archaeological Objects (Northern Ireland) Order 1995 and the work of scheduling is ongoing.

Scoping Report

Part of the Sustainability Appraisal and sets out the methodology that will be used in the SA.

Section 75 Groups

Section 75 of the Northern Ireland Act (1998) requires public authorities to have due regard for the need to promote equality of opportunity between: persons of different religious belief, political opinion, racial group, age, marital status or sexual orientation. Men and Women generally, persons with a disability and persons without. In addition, without prejudice to the above obligations, public authorities are required to have regard to the need to promote good relations between persons of different religious belief, political opinion and racial group.

Section 76 Planning Agreements

Self Catering Establishment

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A legally binding agreement between relevant parties, normally an applicant, landowner and the council. Planning Agreements are used to secure a planning obligation, such as developer contributions, where it is not possible to do so by a planning condition. The Planning Agreement must be signed and completed before the planning permission can be issued (Section 76 of the Planning Act (Northern Ireland) 2011). As defined by the Tourism (Northern Ireland) Order 1992 – Categories of Tourist Establishment (Statutory Criteria) Regulations – Schedule 4 – Criteria for Self Catering Establishments: A self catering establishment shall comprise one or more self contained units providing furnished accommodation (including sleeping accommodation and catering facilities) for visitors.

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Tourists

Includes both overnight visitors and same day visitors.

Transport Assessment

A comprehensive and systematic process that sets out and evaluates transport issues relating to a proposed development.

Travellers

A generic group as defined by the Race Relations (Northern Ireland) Order 1997 i.e. “having a shared history, culture and traditions, including a nomadic way of life”.

Travellers Accommodation

Can include the following: 1. Grouped housing – residential housing developments with additional facilities and amenities specifically designed to accommodate extended families on a permanent basis; 2. Serviced sites – managed sites where caravans/’park homes’ can be based. These sites provide electricity and other services together with communal or individual amenity; 3. Transit sites – sites to facilitate temporary or short-term location of caravans. Communal facilities are also provided.

Travel Plan (TP)

A package of actions designed to encourage safe, healthy and sustainable travel options.

Urban Capacity Study

A study undertaken as part of the LDP process which provides a comprehensive analysis of the potential for future housing growth within the urban footprint/built up areas of larger settlements.

Urban footprint

The continuous builtup area of the settlement for towns and cities throughout Northern Ireland. The boundary will be represented by an uninterrupted line, often lying inside the planned settlement limit. The urban footprint contains land which has a formal urban use including land on the edge of the settlement where it forms part of the curtilage of a building. However, this does not necessarily imply that gardens are acceptable for housing development. Undeveloped zoned land at the edge of the settlement will be excluded. Urban footprints have been identified and use a 2012 baseline.

Valuable Minerals

Metalliferous or non-metalliferous minerals licensed by DfE or Crown Estates which are particularly valuable to the economy.

Viability

A measure of a town centre’s capacity to attract ongoing investment for maintenance, growth or changing needs.

Vitality

A measure of how busy a town centre is.

Waste Water Treatment Works (WwTW)

WwTWs remove waste from sewage that could harm the environment, so that the water can be returned to a river or the sea.

Whiteland

This term refers to undeveloped land that was previously included within a development limit but was not zoned for a specific use.

Wildlife Refuge

An area designated for the protection of wild animals, within which hunting and fishing are either prohibited or strictly regulated.

Windfall Sites

Sites that are neither zoned nor anticipated during the formulation of the LDP but which may become available during the lifetime of the plan.

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Appendices

APPENDIX A: Broad methodology for Strategic Housing Allocation This appendix sets out consideration of the guidelines for allocating housing land set out in paragraph 6.139 of the SPPS and supports SGS3 Strategic Allocation of Housing to Settlements and SGS5 Management of Housing Supply. In addition, it highlights the amount of uncommitted and undeveloped zoned land from extant area plans and further development potential within the urban fringe of towns.

Housing Growth Indicators (HGIs) The RDS expresses regional housing needs as Housing Growth Indicators (HGIs), which are produced as a guide for the preparation of Local Development Plans. The HGI is an estimate of the new dwelling requirement for the Council area over most of the Plan period. The figures are based on current population/household formation trends making the assumption that these trends will continue in the future. They are therefore guidance, rather than a cap on housing development in the area or a target to be achieved. In addition to the household projections, the HGIs also use data on vacant housing stock, second homes and net conversions/closures/demolitions (net stock loss) to produce the final figure.

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In April 2016, the Department for Infrastructure published a revised HGI figure of 5,400 dwellings for Mid and East Antrim Borough for the period 20122025, using 2012-based household projections. Projecting the figure of 5,400 on a pro rata basis to 2030 for the period 2012-2030 gives a figure of 7,477. This translates to 6,230 for the plan period 2015-2030.

Allocation of housing to settlement tiers and countryside Taking account of the POP and in line with our Spatial Growth Strategy, the strategic housing allocation sets out to significantly increase the 2011 Census status quo in terms of the proportion of households in main towns, and to marginally increase the percentage in small towns, villages and small settlements. This is in line with the RDS in that most housing growth is directed to the main towns of Ballymena, Larne and Carrickfergus whilst ensuring that the needs of the rural community are met in a sustainable manner. Column two of Table A1 and Figure A1 sets out the percentage of the HGI to be allocated to the various tiers of the settlement hierarchy and the countryside. Column three of Table A1 highlights the difference between the proportion of households in a tier at the time of the 2011 Census and the allocation now aimed for.

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Table A2 Housing Allocation between Settlements in each Tier

Table A1 Housing Allocation to Settlement Tiers and Countryside

% per household % in 2011

(HGI 2012-2030: 7,477)

Adjusted HGI allocation figure to individual settlements following application of Housing Evaluation Framework

23.6%

1,765

1,791

11,536

22.5%

1,682

1,667

Larne

8,152

15.9%

1,189

1,178

Main Town total

31,793

62%

4,636

Greenisland

2,324

4.59%

343

357

Whitehead

1,633

3.22%

241

222

Ahoghill

1,320

2.6%

194

192

Broughshane

1,235

2.44%

182

176

8.5% Villages

Cullybackey

1,088

2.15%

161

175

2.5% Small Settlements

Small Towns total

7,600

15%

1,122

Kells/Connor

808

1.7%

127

135

Carnlough

563

1.18%

Ballycarry

536

1.12%

Portglenone

498

1.04%

Ballystrudder

389

0.82%

Ballygalley

333

0.7%

Glynn

267

0.56%

Glenarm

242

0.51%

Cargan

223

0.47%

Martinstown

108

0.23%

Clough

0.19%

Villages total

4,057

8.5%

636

Small settlements total

1,001

2.5%

187

Settlement total

44,451

88%

6,580

Countryside total

9,863

12%

897

Mid and East Antrim Total

54,314

7,477

Tier

Allocation to Tier (% of HGI)

Difference to 2011 Census status quo

Allocation to Tier (2012-2030 Figure)

Main Towns

62%

3.5 percentage point increase

4,636

Small Towns

15%

1 percentage point increase

1,122

Villages

8.5%

1 percentage point increase

636

Main Towns

Small Settlements

2.5%

0.7 percentage point increase

187

Countryside

12%

6.2 percentage point decrease

897

Total

100%

7,477

Main towns +3.5% on status quo, small towns +1%, villages +1%, small settlements +0.7%, countryside -6.2%

Households 2011Census

Ballymena

12,105

Carrickfergus

Settlement

HGI allocation

Note: Figures in column four are rounded therefore may not add exactly

Small Towns Figure A1 Percentage of Housing Allocation to Settlement Tiers and Countryside

62% Main Towns 15% Small Towns

12% Countryside

Allocation of housing between settlements in each tier The starting point for allocating housing between the settlements in each tier was to calculate their share of the allocation to the tier based on their share of households in 2011, which gave a preliminary housing allocation to each settlement.

Column four of Table A2 Housing Allocation between Settlements in each Tier shows the initial allocation to each settlement after working through this exercise.

Villages

Small Settlements

312

Note: Figures are rounded therefore may not add exactly

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RDS Housing Evaluation Framework

Figure A3 Housing unit completions in Settlements and the Countryside 2012-2018

The next stage in the housing allocation process involved applying the RDS Housing Evaluation Framework (HEF). The RDS states that, “the broad evaluation framework (set out in Table 3.2 RDS) is to be used to assist judgements on the allocation of housing growth”.

that the concept of sustainable development is built into the housing allocation process. The six HEF tests have been applied to the top three tiers of the settlement hierarchy using a broad scoring system and a series of indicators tailored for the different tiers (see Technical Supplement 3 Housing). The application of the HEF tests resulted in amended housing allocation figures to settlements as set out in Figure A2 Housing Allocation figures following application of HEF and column five of Table A2.

The six tests within the HEF are based on the capacity of a settlement to accommodate additional housing growth, with the overall aim of ensuring

Ballymena

800

Carrickfergus

428

Larne

299 261

Greenisland 109

Broughshane

Ahoghill 65

Cullybackey Whitehead

Kells/Connor Figure A2 Housing Allocation figures following application of HEF

1,791 Ballymena MAIN TOWNS

1,667 Carrickfergus 1,178 Larne

Portglenone

Martinstown

Ballycarry

Ballystrudder

Cargan

Carnlough

Ballygalley

Glenarm

Glynn

Clough 0 357 Greenisland 222 Whitehead 192 Ahoghill 176 Broughshane

SMALL TOWNS

175 Cullybackey

135 Kells/Connor

Grange Corner

Mullaghboy

Carncastle

Crosshill

Magheramorne

Carnalbanagh

Mounthill 0 Raloo 0

93 Carnlough 85 Ballycarry

Newtowncrommelin 0 Moorfields 0

81 Portglenone VILLAGES

Glenoe

62 Ballystrudder 40 Glynn

SMALL SETTLEMENTS:

Buckna 0 Glarryford 0

35 Glenarm

187 dwellings to be split between 17 settlements

Woodgreen 0 Milltown 0

45 Ballygalley

32 Cargan 16 Martinstown 12 Clough

Slaght 0 Craigywarren 0 Countryside

539

Housing unit completions The above notional allocation to various settlements was then refined to take account of the number of housing units that have been completed/already

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constructed in each settlement from between April 2012 and March 2018 (Figure A3: Housing unit completions in Settlements and the Countryside 2012-2018).

Note: New small settlements have all be given a figure of 0 as their boundaries are yet to be determined and they are not included in the current settlement housing monitor. Their completions are accounted for in the countryside figure.

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Table A3 Housing Allocation 2018-2030 and Live Residential Planning Permission in Settlements at April 2018 Housing Allocation 20182030 after HEF adjustment

Since April 2012, 2,324 housing units have been completed within settlements and 539 in the open countryside. This is a total of 2,863 housing unit completions within the borough and equates to an average of 477 per year. Taking away the number of housing units completed from the HGI figure, adjusted by the HEF, for the period 2012-2030 leaves a figure of 4,614 for the borough (see column two of Table A3 Housing Allocation 2018-2030 and Live Residential Planning Permission in Settlements April 2018 for breakdown of individual settlements). The methodology in this appendix has been used as the basis for the Strategic Housing Allocation figure set out in proposal SGS3.

Existing housing commitments The SPPS process for allocating housing land requires an allowance for existing housing commitments (para 6.139 third bullet refers). Consideration of dwellings already constructed or completed has been discussed above and along with consideration of HGIs and the RDS housing evaluation framework help support SGS3 Strategic Housing Allocation. The remaining types of commitments are listed as approvals not yet commenced and residential development proposals likely to be approved. This list would appear to exclude sites that have commenced but have not been completed. Therefore, for the purposes of commitments these are considered as dwelling units with live planning permission, some of which may be under construction or approved but where construction has not yet commenced. The latest Housing Monitor indicated that at April 2018, it was estimated that current live planning permissions within settlements (outline, reserved matters and full) could provide approximately 4,000 dwelling units. It is recognised that these may not all be built and as progress is made through the LDP process some may lapse and other planning permissions will be forthcoming. This will be reviewed at Local Policies Plan stage.

Using the most up to date Housing Monitor it indicates that, in some settlements the existing live planning permission commitments are already greater than their remaining allocation figure for 2018-2030 e.g. in the towns of Ballymena, Greenisland (by the most 71), Broughshane and Cullybackey and in the villages of Ballycarry, Kells/ Connor, Clough and Martinstown. Carrickfergus, Larne, Ahoghill, Portglenone, Ballystrudder, Cargan are quite close to meeting their allocation figure through existing live permission being just 17, 34 and 21, 3, 6, 6 units below respectively. The villages of Ballygalley, Carnlough, Glenarm and Glynn would require around 30-40 more units to meet their allocation. In Whitehead existing live approvals fall well short of the notional housing allocation figure (see Table A3 Housing Allocation 2018-2030 and Live Residential Planning Permission in Settlements April 2018).

Settlement

(2012-2030 HGI minus Completions 2012-2018)

Live residential planning permissions (units)

Difference in notional allocation figure and live planning permissions (units)

Main Towns Ballymena

991

996

Exceeds allocation by 5

Carrickfergus

1,239

1,222

17 short of allocation

Larne

879

845

34 short of allocation

Main Town total

3,109

3,063

46 short of allocation

Greenisland

167

Exceeds allocation by 71

Whitehead

218

207 short of allocation

Small Towns

Ahoghill

21 short of allocation

Broughshane

Exceeds allocation by 2

Cullybackey

110

113

Exceeds allocation by 3

Small Towns total

584

433

151 short of allocation

Kells/Connor

Exceeds allocation by 17

Carnlough

27 short of allocation

Ballycarry

173

Exceeds allocation by 115

Portglenone

3 short of allocation

Ballystrudder

6 short of allocation

Ballygalley

37 short of allocation

Glynn

39 short of allocation

Glenarm

31 short of allocation

Cargan

10 short of allocation

Martinstown

-16

Exceeds allocation by 25 Exceeds allocation by 4

Villages

Clough

Villages total

421

429

Small Settlements Grange Corner

Carnalbanagh

Carncastle

Crosshill

Glenoe

Magheramorne

Mounthill

Mullaghboy Raloo

11 Combined figure below

Newtowncrommelin Moorfields Buckna Glarryford

Settlement limits not yet defined

Woodgreen Milltown Slaght Craigywarren

316

Small settlements total

142

Settlement total

4,256

3,997

Countryside total

358

Unknown

Mid and East Antrim Total

4,614

Note: The figure of 72 live approvals in small settlements total includes 29 dwellings within the settlements to be de-designated (they are not listed in this table).

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Urban capacity Study The SPPS states that councils should assess the potential for future housing growth within the urban footprint and the capacity for different types and densities of housing. An initial urban capacity study, based on the 2016-2017 housing monitor, and carried out within the main and small towns within the borough, estimates that urban capacity sites over 0.2 hectares, could provide approximately 4,087 additional housing units. 2,150 of these units are on sites outside existing zoned housing land, with the majority of this capacity in Ballymena and Larne (see Technical Supplement 3 Housing). Most recent figures from the 2017-2018 housing monitor reveal that 571 of the 4,087 unit potential from urban capacity sites have now become live residential planning permissions. This is reflected in Figures A4 and A5.

Windfall housing The SPPS highlights that windfall potential arising from previously developed land within the urban footprint is central to the assessment of future housing land requirement and is a key element of the urban capacity study. In line with the objectives of the RDS it is necessary to make full allowance for this when deciding the number of sites to identify for development in the plan to prevent excessive allocation of housing land. A current initial estimate of the potential housing returns from previously developed land within the urban footprint which might become available for housing during the lifespan of the LDP indicates approximately 580 additional housing units.

Housing Needs Assessment/Housing Market Analysis The SPPS states that the Housing Needs Assessment/Housing Market Analysis provides an evidence base that must be taken into consideration in the allocation of land required to facilitate the right mix of housing tenures. It is difficult to predict affordable housing needs over the length of the plan as needs can and do fluctuate over time in response to changing economic and market trends. However, the latest HNA for the borough (December 2018)

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highlights that total new build social rented housing need for the period 2018-2030 is currently 1,331 units. The document sets out the need in individual settlements and in two wider areas, Glenravel and Islandmagee. At present 406 units are identified on the Social Housing Schemes Programme for the borough. These units may assist in meeting the need but the programme is tentative and fluid. Social rented housing need varies within settlements, with Carrickfergus having the highest need followed by Ballymena. Examining this need alongside the notional housing allocation figure for each settlement, uncovers a number of settlements (Ballymena, Greenisland, Broughshane and Cullybackey) where completions and live planning permissions would already meet the allocation figure but these will not meet the social rented housing need (Figures A4 and A5). In Carrickfergus and Ahoghill, completions and live planning permissions fall just below the notional housing allocation figure, but the social rented housing need would push the figure beyond this. In Whitehead the use of all current urban capacity sites would meet the predicted social rented housing need, but fall short of meeting the notional housing allocation figure.

Undeveloped Zoned Housing sites from current extant area plans Approximately 132 hectares of undeveloped zoned housing lands (without live planning permissions) exist within the borough’s main towns, and this can be divided into sites located within the urban footprint (included in urban capacity unit estimates) and those within the urban fringe. It is currently estimated that these lands could accommodate approximately 3,427 housing units. Within small towns, undeveloped zoned housing land or land identified as suitable for housing in extant area plans could accommodate approximately 495 housing units. An additional 58 units could be accommodated on land identified as suitable for housing within two villages.

Additional potential from Urban Fringe (excluding undeveloped zoned housing land)

settlement limits) within main and small towns could yield 3,190 units. In villages and small settlements where no urban footprint has been identified, a current estimate of capacity from remaining whiteland within the existing settlement limits indicates potential for 1,744 dwelling units.

In addition to the sources of capacity for new housing units listed above it is also estimated that currently the potential from the urban fringe (outside the urban footprint but within existing

Figure A4 Notional Housing Allocation 2018-2030 in relation to Existing Approvals/Potential Urban Capacity and Windfall sites in Main Towns and potential in Urban fringe (Whiteland and Undeveloped and Uncommitted extant Zoned housing sites) and current projected Social Rented Need until 2030

3500 Live Approval Units Urban Capacity Units Windfall Units

3000

Urban Fringe Whiteland units Urban Fringe Undev Zoned units

815

Housing Allocation

212

2500

Social rented need 107

2000 1,470

981 149

1500

518

1,239

666

365

2,291

991

1000

879

1,122 164 500

1,222

996

845 578 246

Ballymena

Carrickfergus

Larne

319

Figure A5 Notional Housing Allocation 2018-2030 in relation to Existing Approvals/Potential Urban Capacity and Windfall sites in Small Towns and potential in Urban fringe (Whiteland and Undeveloped and Uncommitted extant Zoned housing sites) and current projected Social Rented Need until 2030

Figure A6 Notional Housing allocation 2018-2030 in relation to Existing Approvals/remaining potential within settlement limits in Villages and current projected Social Rented Need until 2030

500 Live Approval Units

600

Urban Capacity Units 400

Windfall Units

Live Approval Units

Urban Fringe Whiteland units

Remaining potential within settlement limits

Urban Fringe Undev Zoned units Housing Allocation

500

Housing Allocation Social rented need

Social rented need 300

400 37 328

218

300 53

Broughshane

Ahoghill

11 Whitehead

-100

154

119 16

52 40

55 12 16

17 9 -16

11 1 Ballygalley

Greenisland

190

Martinstown

173

Clough

Cullybackey

29 100

69 18

235

Ballystrudder

113

Cargan

167

Kells/Connor

118

8 13

Glynn

100

200

Glenarm

115

Portglenone

110

360

Carnlough

200

Ballycarry

272

Note: Social rented need of 24 in Glenravel, this includes Cargan, Martinstown and Newtowncrommelin and social rented need of 15 in Islandmagee, this includes Ballystrudder and Mullaghboy

320

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APPENDIX B: Tourist Amenities in the Countryside - Sustainability Assessment

•

sustainable design in line with BREEAM standards for the environmental performance of buildings;

APPENDIX C: Landscape Design Consideration for Holiday Parks

changes and ease of maintenance. Planting will be required for a variety of functions including:

•

development of ‘green’ transport initiatives, for example dedicated rail or bus links between the amenity and a nearby settlement or linking several tourist amenities in the locality; and

Matters which need to be addressed in preparing a layout/landscaping plan include the following:

•

linking the holiday park into its wider landscape setting;

1. The creation of an appropriate link with the surrounding landscape (e.g. a dense tree belt may be appropriate in a heavily treed part of the countryside, but in an open landscape may draw attention to the development rather than allowing it to blend into the surrounding countryside).

•

enhancing the visual character of the development and promoting a distinctive sense of place;

•

boundary treatment and screening;

•

creating visual diversity in the layout;

•

integrating public and private open spaces into the design of the holiday park;

•

softening the visual impact of accommodation units and ancillary buildings and facilities; and

•

adding definition and interest to accesses, particularly footpaths and cycle tracks.

Economic Sustainability •

• •

• • •

the proposed development will result in locally significant employment and/or training opportunities; a significant level of spend expected to flow into the local economy; the proposal will enhance the range and quality of tourism attractions and facilities in the local area; the proposed development will extend the tourist season in the local area; significant utilisation of local goods and services, including trades and crafts; and the proposal is an important element in farm or broader rural diversification.

Community/Social Sustainability •

•

the proposed development will, in addition to meeting tourist needs, provide facilities (recreational/cultural/social) that can be accessed by the local community; and/or the proposal will contribute to a local community regeneration scheme.

Environmental Sustainability •

the proposed development will help to protect or conserve or enhance an environmental asset associated with either the natural or built heritage;

•

the proposed development will enhance biodiversity, for example through the creation or improvement of wetland or woodland habitat;

•

utilisation of ‘green’ technology, for example recycling waste, utilisation of renewable energy, reduction of CO2 emissions;

•

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•

utilisation of sustainable drainage systems where appropriate (SuDS);

use of a visitor management programme for larger scale proposals or to mitigate against damage to fragile sites.

Locational Sustainability •

the proposal is accessible by public transport, walking or cycling;

•

large scale proposals are conveniently accessible from the regional strategic transport network; and

•

the proposed development is conveniently located with respect to existing tourism development in the local area.

2. Appropriate boundary treatment, taking account of point 1 above and reflecting needs for shelter, screening and privacy. Buffer zones of at least three metres in width should be retained and kept free of development on the inside of all boundaries. 3. Informal layout of caravan units/motor homes/ chalets characterised by the use small informal clusters separated by appropriate landscaping and the avoidance of ‘regimented’ rows of units that typically results in a detrimental visual impact ( a ‘sea’ of caravans effect).

8. Retention and enhancement of existing natural features such as ponds, copses of trees and hedgerows. This may also apply in some instances to archaeology and features of the built heritage and their settings.

4. The avoidance of long straight lines for roads and paths with due regard to the protection of key views from the holiday park. An exception to this may arise where an avenue is an appropriate design element.

9. The provision of communal open space should be considered as an integral part of the design in order to: •

meet formal and informal recreation and amenity open space needs;

•

contribute to the attractiveness of the development;

•

create a safe, convenient and accessible space for all holiday park users, particularly children, the elderly and people with disabilities;

6. The use of permeable surfaces for caravan pitches, hard landscaped areas and car parking in order to safeguard against flood risk through surface water run off.

•

reduce the need for people to seek open space outside the park; and

•

enhance security through providing opportunity for on site activity.

7. Appropriate planning and selection of planting taking account of function, suitability for prevailing soil and climatic conditions (e.g. coastal environments), durability, seasonal

Reliance on the use of residual areas of unused land for open space provision will not be acceptable.

5. Integration of ancillary buildings, hard landscaping and facilities such as car parks and water points by reflecting local design characteristics, the use of local materials and appropriate planting. The use of muted colours (usually green tones) for caravan units / chalets may be appropriate particularly for those close to site boundaries.

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APPENDIX D: Guidance for New Residential Development in Settlements

and where careful design can overcome residential amenity concerns.

The purpose of this appendix is to provide a brief summary of the key elements of the existing guidance relating to the design of new residential developments in settlements. For full details, the guidance published by DfI and previously referred to, should be consulted.

The size of a home is a key factor in defining who can live there and how they use the property and this will be particularly important in terms of protecting the character of established residential areas. Whilst a mixture of different types and sizes of houses (including apartments and townhouses) can assist in the creation of balanced communities (see Policy HOU6 Housing Mix (Unit Types and Sizes)), it is critical that all new housing units are sufficiently spacious, particularly if they are to prove attractive to families with children on a long-term basis.

Site Context Proposals for new residential development must take account of the specific circumstances of each site and have regard to the site context, in particular the characteristics of land form and the townscape or landscape setting, and the need for these elements to be integrated into the overall design concept. The design for a housing development should seek to reinforce and evolve local characteristics that are considered positive and attractive, while those urban design features that undermine the overall character of an area should not be replicated nor used as a precedent.

Context is particularly important for redevelopment schemes, infill housing and backland development in established residential areas. Whilst housing development is encouraged within the existing urban footprint, it should not cause unacceptable harm to the local character, environmental quality or residential amenity of existing areas, for example through inappropriate design or overdevelopment. Particular regard should be given to existing densities and layouts, plot sizes, ratios of built form to garden area, spacing between buildings, the scale, height and massing of buildings, architectural styles and the use of materials, the safeguarding of privacy, distance from boundaries of adjoining properties, impact of overlooking, loss of light or overshadowing, impact on existing vegetation and landscape design, impact of parking provision on street scene and the ratio of hard landscaping to soft landscaping/garden areas and refuse and recycling storage. Backland development on plot depths of less than 80m is unlikely to be acceptable, except where the existing urban grain is high density in character,

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In assessing housing proposals in Conservation Areas and Areas of Townscape Character, the protection of the existing character and distinctive qualities of the area will be paramount. Notwithstanding broader policy to promote more housing within urban areas, proposals in the primarily residential parts of these designated areas, which involve intensification of site usage or site coverage, will only be permitted where they comply with Policy HE6 Conservation Areas and Policy HE7 Areas of Townscape Character. Density The Local Policies Plan may indicate a density requirement or a specific number of dwellings for a particular housing zoning. Where this is not the case Council will have regard to the location of the proposal in relation to its context and the overall quality of the residential environment to be created. In town centres or on sites which benefit from good accessibility to public transport facilities and services, high density development such as apartments or town houses will be acceptable, except where outweighed by other planning considerations. In established residential areas, however, great care must be taken that development or redevelopment schemes do not unacceptably harm the local character, environmental quality, or amenity of such areas. On greenfield sites innovative layouts and higher density schemes will be encouraged where they provide an attractive contrast to existing urban

form and where it can be demonstrated that they will not detract from the residential amenity of adjoining developed areas. Site characteristics, the need to preserve existing site features and vegetation and the space requirements for the provision of communal open areas will all influence development densities. On large sites a range of densities, building forms and a mix of house types will be required to help promote balanced communities. In all cases however the overdevelopment of sites will not be acceptable.

Site Characteristics Proposals must respect the individual characteristics and features of the site itself. These include topography, existing buildings, features of the historic environment (including archaeology or built heritage) and landscape features such as rivers, streams, trees and hedgerows, which make an important contribution to the biodiversity and ecology of an area. Proposals should identify and, where appropriate, protect and integrate historic and landscape features into layouts in a suitable manner. Further information on policies for the protection of landscape and historic features can be found in the Countryside Strategy and Historic Environment sections respectively. Particular care will be necessary in preparing layout proposals on sloping sites in order to minimise the impact of differences in level between adjoining properties, existing or proposed. The use of prominent retaining walls within and at the margins of sloping sites will be unacceptable. In all cases developers will need to demonstrate that proposals will avoid significant overshadowing, overlooking and loss of privacy and visual dominance.

Layout Considerations The design of house types and other buildings, the relationship between them, their relationship to streets and the spaces created around them will all strongly influence the character of the overall site and its surroundings and contribute significantly to the quality and identity of the new residential environment. All buildings should be located and

orientated to front onto existing and proposed roads and public open space areas to present an attractive outlook. Spaces between groups of houses should include tree-lined avenues, crescents, mews, courtyards, lanes and greens. Corner sites and other accessible nodes should be treated with care and these should contain specifically designed buildings or landmark buildings.

Privacy The protection of the privacy of the occupants of residential properties is an important element of the quality of a residential environment. It is a particularly important consideration where new development is proposed adjacent to existing properties. Proposals should therefore seek to provide reasonable separation from existing adjacent buildings and between proposed properties within the development in order to minimise overlooking. This will also assist in providing acceptable levels of daylight to properties. The levels of separation that should be provided are detailed in the ‘Creating Places’ design guide (DOE/ DRD 2000). Security from Crime To enhance security from crime and discourage anti-social behaviour, the back gardens of dwellings should be enclosed and back onto each other. Public open spaces, pedestrian routes and cycle linkages should be overlooked by the fronts of dwellings and other buildings to provide maximum surveillance. Narrow, potentially unfrequented or unsupervised routes for pedestrians and cyclists will not be acceptable. ‘Secured by Design’ is a UK project for promoting the principles of designing out crime from the built environment. Developers and their professional advisers should take account of these principles in preparing schemes.

Movement From design stage residential developments must have regard for sustainable movement patterns and seek to reduce reliance on the private car, foster movement by pedestrians and cyclists, provide

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convenient access to public transport and existing or proposed facilities in the vicinity. Existing public rights of way should also be respected. All roads should be planned and designed to contribute to the overall quality of the development and create a permeable layout with a network of interconnected carriageways and, where appropriate, a number of access points to the development. Residential developments will be required to incorporate traffic calming measures to keep traffic speeds low, improve safety and help create a better environment. Road layouts which do not pay due regard to the quality of the residential development and the need to foster sustainable movement patterns will be unacceptable, even though technical requirements may be met. Council will also assess the need for the design of layouts to safeguard access to adjoining lands to ensure that the comprehensive development of a site or future development potential is not prejudiced.

be required to provide details of the boundary treatment of buildings as this can significantly affect the overall quality and character of new housing areas. Council will expect use of appropriate hedge planting and well designed walls or railings as opposed to the wholesale use of close boarded fencing. Adequate refuse and recycling storage areas should be designed as an integral element of flat/apartment developments accessible to all residents and screened from amenity space and the public realm to safeguard amenity. In assessing schemes in Conservation Areas and Areas of Townscape Character, Council will have particular regard to published design guidance. While Council considers it important to ensure that all new development fits in well with its surroundings this will not preclude quality contemporary design using modern materials.

Sustainable Design Parking The amount of car parking required in any development will be negotiated with developers according to the specific characteristics of the development and its location and having regard to the latest supplementary planning guidance. All car parking should be well designed, convenient and located to allow for informal surveillance and in accordance with Policy HOU7 Adaptable and Accessible Homes. It should not, however, dominate the residential environment to be created. For apartment developments, appropriate provision should be made for communal bicycle storage to help promote active travel.

Council wishes to promote and encourage new homes that are designed to be energy efficient, low carbon, water efficient and resilient to climate change. This includes orientating buildings to maximise passive solar gain, the use of renewable energy technologies and sustainable construction techniques and measures to enhance biodiversity. For example solar thermal panels that produce hot water and photovoltaic (PV) panels or tiles that produce electricity can be installed in roofs. Green or ‘living’ roofs can further benefit the environment by enhancing biodiversity and providing high standards of insulation.

Landscape Design Form, Materials and Detailing The overall design concept for a new residential environment should seek to provide contrast and interest balanced by unifying elements to provide coherence and identity. As well as greater variety in the spatial form of development this will entail a greater diversity of dwelling form and type to help produce a lively street scene. Coherence can be created in the detailed design of the different dwelling types by following the best local traditions of form, materials and detailing. Developers will

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Existing landscape features such as streams, hedgerows or trees should be identified and, where appropriate, retained and suitably integrated into developments, together with the provision of adequate open space in their vicinity to ensure they and their visual setting are protected and assist in the promotion of biodiversity. Where it is necessary to remove existing trees the layout should include proposals for compensatory tree planting. Developments should include a hierarchy of different types of planting such as street trees,

garden trees and amenity planting in open spaces. The integration of development at the edges of settlements is also important and buffer planting will be required to help assimilate and soften its impact on the countryside. In addition, all hard landscape design, including paving areas, means of enclosure and street furniture should be carefully considered and the use of high quality materials will be required alongside the use of SuDS solutions where practicable. Developers will be required to carry out all landscape works associated with their schemes and must provide establishment maintenance and ongoing long term management, unless this responsibility is transferred to another appropriate body in a manner formally agreed with Council.

Public Open Space Appropriate and sufficient provision of public open space is vital to the overall design quality of any residential development. It has important recreational, amenity and social value for residents and can help to foster a sense of community. As a minimum, there will be a requirement to ensure that open space is integrated with the development, accessible and useable so that it meets the needs generated by the particular development, including children’s play space. However, regard should also be given to meeting broader aims relating to promoting health and wellbeing and securing sustainable development. For example, where public open space within a residential development can be linked to a broader green infrastructure network and it will open up opportunities for enhancing biodiversity and encouraging recreation and active travel. Open space within a residential development (including both public and private open space) also provide opportunities to provide for sustainable drainage. All open space areas should be suitably located, proportioned and planted. Narrow or peripheral tracts which are of limited public benefit or difficult to manage will not be acceptable.

Private Open Space Well-designed space around buildings can add greatly to the attractiveness of a development, especially where the principles of defensible

space are applied. A variety of garden sizes and usable open spaces will promote diversity and give greater choice for potential residents. Private open space may take the form of gardens, patios or balconies, depending on the characteristics of the development proposed and the surrounding context. All houses will need to provide some incurtilage open space. The provision of adequate private garden space is particularly important for new family dwellings – generally dwellings with three or more bedrooms. For apartment developments private open space may be provided in the form of communal gardens where appropriate management arrangements are agreed. The appropriate level of private open space required is detailed in the ‘Creating Places’ design guide (DOE/ DRD 2000). Provision of necessary Local Infrastructure and Neighbourhood Facilities Local infrastructure includes road links, cycle-ways, drainage and wastewater and other environmental improvements. Local neighbourhood facilities include social and community uses such as schools, crèches, surgeries and local shops. Where these are required they should be incorporated into the overall design and layout of the development, designed to a high standard and located to provide focal points and landmark features. The location and design of such facilities should also respect the amenities of proposed and existing housing. The provision of local facilities within residential development is one of the means to increase vitality, provide a sense of community and enhance the social and economic sustainability of the development. Large scale housing schemes must provide necessary services and community infrastructure to enable new growth to be satisfactorily accommodated. Otherwise they will place further pressure on already overstretched facilities and services and increase the need to travel. The need for local neighbourhood facilities to be provided in conjunction with proposals for new residential development will be assessed by Council in consultation with relevant bodies. Any provision considered necessary will relate fairly and reasonably to the scale of development proposed and the needs generated by that development. On zoned housing land where a need has already

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been identified it will be included as a key site requirement. Whilst the provision of local facilities and community buildings may impose additional costs on developers, Council considers it reasonable to expect that developers will contribute to the cost of provision of necessary facilities and/or set land aside for development and use by the local community. This may entail developers and landowners entering into a planning agreement with Council.

Design Concept Statements and Concept Master Plans For a large scheme or a site in a sensitive location, such as a Conservation Area, Area of Townscape Character, the type of information and detail required for the Design Concept Statement will include some or all of the following: •

an appraisal of the site context highlighting those features in the vicinity of the site which influence the design of the scheme;

•

an appraisal of the characteristics of the site - identifying features within the site and how they influence the design of the scheme. This should include landscape features, an analysis of existing flora and fauna and the location of any archaeological or built heritage features or sites of nature conservation importance;

•

an indicative layout of the proposed scheme including for example the siting of buildings, proposed public transport facilities, pedestrian and cycle routes and linkages to existing facilities and routes, the layout of streets, access arrangements and traffic calming measures proposed;

•

sketch details of the design of buildings;

•

a comprehensive and readily understood structure to the open space and landscape elements of the scheme including proposals for subsequent management and maintenance;

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•

information on any improvements to infrastructure required to facilitate the proposed development; and

•

the type and location of any necessary local neighbourhood facilities and linkages to existing community facilities.

Advice and guidance on site appraisal and the type of information that will be required to accompany Concept Master Plans and Design Concept Statements is contained in ‘Creating Places’ design guide (DOE/DRD 2000).

APPENDIX E: Definition of an Established Residential Area An established residential area is normally taken to mean residential neighbourhoods dominated by medium to low density single family housing with associated private amenity space or gardens. These areas may include buildings in commercial, retail or leisure services use, usually clustered together and proportionate in scale to the size of the neighbourhood being served. Within our towns of over 5,000 population (Ballymena, Carrickfergus, Larne and Greenisland), established residential areas often display a clear spatial structure. Building forms, plot sizes and shapes are sometimes similar with a well defined pattern of local development. Properties may exhibit comparable design styles including common architectural detailing and treatments. Areas of public amenity space together with the private gardens of properties are frequently defined with

mature trees, shrubs and hedgerow planting. The overall spatial structure is often delineated by a clear network of streets and roads. However, it is recognised that there are also settled housing areas where there is a greater range and mix of dwelling styles and where the overall pattern of development is less uniform. These areas too have an established residential character worthy of protection against redevelopment or infill at a significantly higher density than that found in the locality. In our smaller towns, villages and small settlements, established residential areas generally display a more intimate character and spatial scale. There is often more local variety in architectural styles and treatments, with building lines, property sizes, plot ratios, and road layouts being much more changeable. Residential developments in these locations may have a close spatial relationship with land used for other purposes such as for employment, local schools, and other local services.

APPENDIX F: Residential Space Standards

Residential Type

Single Storey / Flat (m²)

Two Storey (m²)

Three Storey (m²)

1-Person / Bedsit

30/35

1-Person / 1-Bedroom

35/40

2-Person / 1-Bedroom

50/55

3-Person / 2-Bedroom

60/65

70/75

4-Person / 2-Bedroom

70/75

75/80

4-Person / 3-Bedroom

75/80

80/85

5-Person / 3-Bedroom

80/85

90/95

95/100

6-Person / 3-Bedroom

85/90

95/100

100/105

6-Person / 4-Bedroom

90/95

100/105

105/110

7-Person / 4-Bedroom

105/110

115/120

Note: Measurements relate to internal floor space. (Extract from Department for Communities (DfC) Housing Association Guide (HAG) design standards available at www.communities-ni.gov.uk/general-needs-housing).

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APPENDIX G: Guidance for Residential Extensions and Alterations The purpose of this appendix is to provide detailed guidance to provide a consistent basis against which to consider an extension and/or alteration to a dwelling house or flat, including those in multiple occupancy and any proposal for a domestic garage or an outbuilding. The guidance is intended to advise home owners on how to extend or alter their property in a neighbourly manner that is sympathetic with the original property, respects the character and appearance of the surrounding area and contributes towards a quality environment.

Context and Design An extension or alteration to a residential property should be designed to become an integral part of the property both functionally and visually. Such works should not be designed in isolation solely to fit in a required amount of accommodation. Proposals that are badly sited or designed, or that are incompatible with their surroundings, can lead to an undesirable change in the character of the existing property and the area in which they are located. Success depends upon striking the right balance between adaptation and sensitivity to the original design. To ensure good design any extension or alteration will need to complement the host building and respect its location and wider setting. An extension or alteration should not be so large or so prominent as to dominate the host property or its wider surroundings, rather development proposals should be in scale with existing and adjoining buildings. All such works should have proportion and balance, fitting in with the shape of the existing property. It is accepted that on occasion a larger extension may be required - for example to facilitate the renovation and upgrading of a small rural dwelling to meet modern amenity standards. It will not usually be appropriate to allow an extension to project above the ridge line of the existing dwelling and this will be especially important where uniform building height is part of the street scene.

Side Extensions Proposals in an urban context should not overdevelop the site in terms of massing, plot size and proximity to boundaries thereby, for example, creating a visual ‘terrace’ effect. This is one of a number of problems associated with side extensions, where they can alter the character of the area by filling the visual gaps between residential properties. The need for adequate space alongside boundaries is also important to provide ease of access to the rear of the property and to allow for maintenance. This will also serve to eliminate the possibility of any part of the extension, including rainwater goods, overhanging neighbouring property. A further concern may arise where a side extension to a semi-detached dwelling is proposed at the same height and follows the same building line as the block comprising an original pair of dwellings. This will often compromise the appearance and architectural integrity of the block, and if repeated throughout a neighbourhood is likely to have an adverse impact upon the character of the wider area. To address this particular problem, proposals of this nature should be ‘set back’ from the building line or front of the house and also ‘set down’ from the ridge line.

Front Extensions Extensions or alterations to the front of a property require great care as the front elevation is often the most visible to public view. Poor design can upset the architectural integrity of the existing property and have an intrusive effect on the street scene. It is important, therefore, to ensure that extensions and alterations to the front of property do not detract from the street scene, especially where there is a clear and visually obvious ‘building line’ or architectural features. In such cases they should appear to be part of the existing property and not an obvious addition. This can be achieved by ensuring any such works are in proportion with the property, its fenestration and detailing, with matching materials, roof design and pitch. Alterations or an extension to a dwelling should not infringe upon a neighbour’s property. For example, it is an infringement of a neighbour’s property rights

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should foundations or guttering encroach onto their land or if an extension overhangs or attaches to their property. Where an extension abuts or runs close to a property boundary, permission to enter neighbouring land will also be required to enable approved works to be carried out or for future maintenance purposes. Consequently, it is advisable to discuss proposals with any neighbours before submitting a planning application. It should be noted that infringement of property rights is primarily a legal matter between the relevant parties.

Garages and other associated outbuildings Buildings within the residential curtilage, such as, garages, sheds and greenhouses can often require as much care in siting and design as works to the existing residential property. They should be subordinate in scale and similar in style to the existing property, taking account of materials, the local character and the level of visibility of the building from surrounding views. The use of false pitches should be avoided as these often detract from the appearance of these buildings, particularly when viewed from the side. Garages or outbuildings wholly located in front gardens or those that extend in front of the established building line can over-dominate the front of the property and detract from the street scene and will therefore generally be resisted. In the countryside, ancillary buildings should be designed as part of the overall layout to result in an integrated rural group of buildings.

Roof Extensions An extension or alteration which copies the roof type and angle of pitch of the original residential property will be more successful than those proposals that introduce a completely different type of roof. The roofing material of any pitched roof extension should seek to match that of the original. Flat or mansard roofed extensions to traditional buildings are seldom harmonious. However, they may be acceptable where they are not open to public views. The use of loft space to provide bedrooms or other living space can often provide additional

accommodation. However, alterations to the roof profile of any building can be particularly sensitive as roofs play an important part in contributing to a building’s appearance and the overall character of the area. An extension to the rear of a property should ensure that the roof of the extension does not project above the ridge of the existing dwelling as this can give an unsightly view along the streetscape. Rooflights, which lie parallel with the plane of the roof, are a particularly sympathetic way of providing light to a room within a roofspace. The regular repeated rhythm and uniformity of roof forms and chimneys may be a particular feature of a group of similar buildings or the wider townscape and should therefore be retained. If elements, which are not part of the original property are proposed, for example, a dormer roof extension, these should be designed in a manner that complements the period and style of the original property, or to reflect the best examples of such features on properties of a similar period in the area.

Dormer Windows Where a dormer is open to public view, it can interfere with both the original design of the existing building and cause a visual intrusion into the street scene or rural setting. Dormer windows to the front or side of a property will be resisted in areas where they are uncharacteristic, particularly large box dormers that are over-dominant often extending the full width of the roof. The size and number of dormers should therefore be kept to a minimum to avoid dominating the appearance of the roof and should be located below the ridge line of the existing roof. Positioning dormer windows vertically in line with the windows below and ensuring that they are smaller in size will usually avoid a top-heavy or unbalanced appearance.

Detailing Attention should be paid to design details such as the position, shape, proportion and style of windows, doors and other features to complement the existing property and respect the character and appearance of the area. To facilitate the integration of an extension or alteration with the existing

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property, new windows should be aligned to the existing fenestration and match the symmetry of the existing dwelling. The relationship between solids and voids is an essential component of any new proposal, but particularly when extending or altering an existing property where window size and height diminish on upper floors. Older residential properties in particular often have interesting arches, brick detailing and other special features or ornamentation which add character. Continuing or reflecting such ornamentation around doors, windows and at the eaves in the design approach followed can be an effective way of integrating any extension or alteration work with the existing property.

Walls and Fences Walls and fences, particularly in front gardens, can also have a significant effect on the appearance of the property and streetscape. When erected beside driveways or on corner sites they can have an impact on sightlines and traffic safety. Both the visual and road safety aspects of a wall or fence will be assessed when proposals are being considered. Materials should always complement the character of the property and the neighbourhood. Expanses of close-board fencing bordering public areas are visually unacceptable. It should be noted that some walls or fences may be permitted development.

The Countryside External Finishes The external finish of a proposal should aim to complement the type of materials, colour and finish of both the existing building and those of neighbouring properties, particularly where certain materials strongly predominate. Using similar or complementary materials to those of the existing property is more likely to produce a successful extension or alteration. The re-use and recycling of building materials is encouraged and will be especially important when carrying out work to a listed building, or buildings within a conservation area or an area of townscape character.

Sustainable Design The extension or alteration to a residential property can provide the opportunity to further sustainable development in terms of incorporating energy efficiency measures, renewable energy technologies and the re-use of existing materials. For example, additional insulation and rainwater recycling using water butts. Where existing walls are being demolished or roofs altered, existing materials can often be salvaged and re-used, which will benefit the visual appearance of the new work and its integration with the existing property. PV tiles are now available that look like traditional tile and slate roofs, allowing the installation of these systems to be sensitive to the character, colour and style of the existing roof.

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The impact of an extension or alteration on the visual amenity of the countryside and, in particular, in our Area of Outstanding Natural Beauty needs to be considered. Proposals should be in keeping with the character of the existing property and its countryside setting. Through poor design the individual and cumulative effect of extensions and alterations which are disproportionate in size to the existing property, or which require the use of land outside the established curtilage of the property, will result in a detrimental change to rural character. Many rural dwellings occupy larger plots than their urban counterparts. Whilst there may be sufficient room on the plot to accommodate an extension in physical terms, great sensitivity is required to ensure the proposal integrates with the existing dwelling and surrounding landscape. In assessing the potential impact of development in the countryside, particular regard will be paid to the quality and nature of the landscape in the locality and at the particular site. The suburban boundary treatment of walls or fences and the introduction of ornate pillars are inappropriate in the rural landscape and will be resisted.

extensions will be assessed in light of the following guidance, although it is acknowledged that flexibility may be needed in respect of older properties with small plot areas or where the proposal seeks to meet the specific needs of a person with a disability. Privacy Except in the most isolated rural location, few households can claim not to be overlooked to some degree. The protection of the privacy of the occupants of residential properties is an important element of the quality of a residential environment. It is a particularly important consideration where an extension or alteration is proposed adjacent to existing properties. Balconies, roof terraces, decking, dormer windows, windows in side elevations and conservatories all have the potential to cause overlooking problems, due to their position and orientation, particularly from upper windows. The use of obscure glass, velux windows and highlevel windows in appropriate circumstances can often minimise this potential, for example, the use of obscure glass for bathroom and landing windows. However, this is not considered an acceptable solution for windows serving main rooms such as bedrooms, living rooms, dining rooms or kitchens. Proposals should seek to provide reasonable space between buildings in order to minimise overlooking. This will also assist in providing acceptable levels of daylight to properties. In the case of dormer windows, restricting the size of the window and setting it back from the eaves is usually an adequate solution that can protect neighbouring privacy. Overlooking of gardens may be unacceptable where it would result in an intrusive, direct and uninterrupted view from a main room, to the most private area of the garden, which is often the main sitting out area adjacent to the property, of your neighbours’ house. As a general rule of thumb this area is the first 3-4 metres of a rear garden, closest to the residential property.

Residential Amenity Single-storey extensions to the rear of a semidetached or terraced dwelling will generally be acceptable where the depth does not exceed 3.5 metres from the back wall of the original building, at the boundary with an adjoining dwelling. Larger

Dominance Dominance is the extent to which a new development adversely impinges on the immediate aspect or outlook from an adjoining property. Neighbouring occupiers should not be

adversely affected by a sense of being ‘hemmed in’ by an extension. This can often result from the construction of a large blank wall. Dominance can be increased when the neighbouring property is at a lower ground level to the development site. Loss of light is usually a consequence of dominance. Two storey rear extensions to semi-detached and terraced dwellings are usually very prominent when viewed from adjoining dwellings and can dominate outward views from adjoining ground floor windows, appearing excessively large and overbearing. It is appropriate, however, to take account of the prevailing local environment.

Overshadowing/Loss of Light Sunlight and daylight are valued elements in a good quality living environment. Effective daylighting can reduce the need for electric lighting, while sunlight can contribute towards meeting some of the heating requirements of our homes through passive solar heating. In designing a new extension or alteration to a residential property care should be taken to safeguard access to sunlight and daylight currently enjoyed by adjoining residential properties. Where an extension is poorly sited or badly designed it can cast a shadow that may reduce a neighbour’s daylight and adversely affect their amenity to an unacceptable level. It is important, therefore, that every effort should be made to avoid or minimise the potential for overshadowing to a neighbour when drawing up plans for an extension. Overshadowing to a garden area on its own will rarely constitute sufficient grounds to justify a refusal of permission. In terms of daylighting, the effect on all rooms, apart from halls, landings, bathrooms and utility rooms will be considered. Where an extension would be likely to reduce the amount of light entering the window of a room, other than those indicated above, to an unreasonable degree, planning permission is likely to be refused. Significant problems of sunlight or daylight loss are most likely to occur in terraced or semi-detached housing situations and it is here that most care needs to be taken. An extension should be kept as far as possible from neighbouring windows and boundaries to minimise impact.

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To help assess the loss of light as a result of a proposed development to the front or rear of a residential property, the 60 degree and 45 degree lines, as shown in Figure G1 for single storey and two storey extensions respectively, will be employed. These lines will be taken from the centre of the closest neighbouring window. It should be noted that where the closest window is located at first floor level it may be more appropriate to consider this against the 60 degree line. The elevations and outline plans of adjoining properties should be shown on drawings, accurately scaled (in metric measurement) to allow proper consideration of this matter. The guidance in Figure G1 is not however a rigid standard which must be met in every case. Rather it is an assessment tool which will be used in conjunction with other relevant factors in order to gauge the acceptability of proposals in terms

Figure G1 House Extensions

of the overshadowing/loss of light impact upon neighbouring properties. Other relevant factors which will be considered in this assessment are set out below: 1. The existing form and type of extension prevalent in the area. For example, where the majority of dwellings in a terrace have already been extended in a similar way to the application proposal this matter will be balanced against any adverse impact on neighbouring properties. 2. The proposed design of the extension or alteration. For example, where a proposed extension incorporates significant glazing in the design, the impact on neighbouring properties may be acceptable in circumstances where alternatives might result in unacceptable overshadowing.

3. The particular characteristics of the site and its context. For example, where daylighting to an adjacent dwelling is already impeded by an existing building or boundary wall and the proposal would not significantly exacerbate the existing situation. 4. The orientation and position of a neighbour’s window in relation to the proposed extension, the room it serves and whether the window affected is the primary source of light for that room. For example, account will be taken as to whether a room affected by a proposed extension benefits from an alternative natural source of light. 5. The potential size and form of an extension allowable under permitted development. For example, where a proposal would not have an impact significantly greater than that of an extension allowable under permitted development rights.

Noise and General Disturbance Residential areas can be sensitive to noise and general disturbance, particularly in the late evening when there is an expectation that surrounding background noise will remain low. An extension or alteration such as a balcony, roof-terrace or high level decking can all increase the level of noise and general disturbance experienced by residents of adjacent properties and will be subject to particular scrutiny.

Landscape Landscaping is a vital consideration for all development and should form an integral part of any proposal. Landscaping can create a high quality setting, help integrate new development into its surroundings and assist the promotion of biodiversity of native species or other species characteristic of a particular area. Proposals for landscaping should therefore always be considered as part of any application for an extension. The retention of existing trees, hedges and other significant landscape features will often be an important element in this and will usually help to reduce the impact of an extension on the character of the surrounding area more readily than walls 334

or fences. Where important trees and landscape features exist within a site, care should be taken that extensions are not sited too close to them. Best practice in relation to this matter can be found in the publication ‘Trees and Development’ co-sponsored by the Department, the Forest of Belfast and the Construction Employers’ Federation. To ensure that full account is taken of existing trees and landscape features within the residential curtilage, such features should, as part of a planning application, be accurately detailed on a site survey map in accordance with British Standards BS 5837 (2012) ‘Trees in Relation to Design, Demolition and Construction’. Where it is proposed that existing trees or significant landscape features are to be removed, the layout plan should indicate proposals for compensatory planting.

Private Amenity Space Amenity space is an essential part of the character and quality of the environment of residential properties. It is important therefore to ensure, when bringing forward a proposal to extend, that adequate amenity space-particularly private space, is left. Garden space around a residential property is an integral part of its character and appearance and should not be reduced to a point where it is out of scale or fails to meet the present and future occupiers need for adequate useable private amenity space. All residential properties require some in-curtilage private open space, usually to the rear, compatible with the overall size of the plot, for normal domestic activities. This space should enjoy a high degree of privacy from the public street and from any other public places. Residents may now have up to three bins per household to facilitate recycling. It is inappropriate for these to be stored in front gardens, which are rarely private, as they provide a public aspect and can adversely affect the character and appearance of the area. Extensions, particularly to the side of a residential property, whereby refuse and garden equipment will need to be carried through the house or stored in the front garden, will not normally be permitted. An exception may be made where a route can be maintained through the extension via a garage or utility room on the ground floor. 335

Access and Car Parking An extension or alteration to a residential property that involves the conversion of an attached or integral garage to create additional living space can result in the loss of in-curtilage car parking provision. Proposed works that would result in the significant loss of car parking spaces or a turning area, with no reasonable alternative being available, will not be acceptable. Similarly the use of an entire garden area to provide car parking or a turning area will be resisted. Garages should be positioned where they can be accessed safely. To ensure the highway is not blocked while the door is being opened, a new garage which gives access to the public highway should retain a minimum of 6.0m driveway within the residential curtilage. Further detailed guidance in relation to in-curtilage driveways, hardstandings and vehicle turning facilities is set out in the ‘Creating Places’ design guide.

In all cases Council will need to be satisfied that the proposed accommodation will remain ancillary to the main residential property and careful consideration will be given to the impact of proposals on neighbouring dwellings. Where permission is granted it will be subject to a condition that the extension will only be used for ancillary residential purposes in connection with the main dwelling, and not as a separate unit of accommodation.

APPENDIX H: Protected Routes within Mid and East Antrim

People with Disabilities Council will give sympathetic consideration to proposals where an extension or alteration is required for a person with a disability or whose mobility is otherwise impaired. The specific needs of a person with a disability are however an important material consideration and exceptionally the policy criteria may be relaxed to meet these needs.

Extensions and Alterations to provide for Ancillary Uses An extension or alteration to a residential property to provide an ancillary use, such as additional living space for elderly or dependent relatives should be designed to be subordinate to the main dwelling and should provide limited accommodation and demonstrate dependency on the existing residential property for example shared facilities. Such additional accommodation should normally be attached to the existing property and be internally accessible from it. Ancillary uses that could practically and viably operate on their own will not be acceptable. Where an extension to the existing house is not practicable and it is proposed to convert and extend an existing outbuilding, planning permission will normally depend on the development providing a modest scale of accommodation. The purpose of this is to ensure the use of the building as part of the main dwelling. The construction of a separate building, as self-contained accommodation, within the curtilage of an existing dwelling house will not be acceptable, unless a separate dwelling would be granted permission in its own right.

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APPENDIX I: Flood Risk

Part A - Guidance for Submission of Flood Risk Assessment (FRA) and Drainage Assessment (DA)

•

When is a Flood Risk Assessment required? Due to the nature of the Strategic Flood Map for Northern Ireland the geographical extent of predicted flood areas cannot be precisely defined. In some cases reservoir inundation maps may not be available. A FRA is required: •

•

When the proposed development is located close to the edge of an area of flood risk in order to determine a more accurate extent of flooding, irrespective of whether the site lies just outside or just inside (wholly or partially) the extent as depicted on the Strategic Flood Map. When the proposed development is located within a flood plain but constitutes an exception listed under Policy FRD1. In such cases, an FRA is required to be submitted as part of the planning application, so as to ensure the identification of all sources of flooding, the resulting flood extents and the means by which flooding is to be controlled and mitigated. A FRA should not be undertaken when a proposal is clearly unacceptable in principle under the policy as this will invariably result in nugatory work and expense on the part of the developer.

•

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A location plan to a suitable scale, which clearly illustrates geographical features and identifies the catchment, watercourses in the vicinity and the built development.

•

When the proposed development is within the fluvial or coastal floodplain •

A location plan as detailed above.

•

A site plan (and where appropriate, cross sections) showing pre-development and post development levels related to Ordnance Datum Belfast, existing structures, development proposals, watercourses in or bounding the site, internal site drainage and drainage outfalls.

•

Details of any existing or proposed flood alleviation measures or flood defence structures that may influence the site including information on their structural condition, level of protection and maintenance regime.

•

The identification of all sources of flooding pre and post-development.

•

An assessment of the hydraulic capacity and structural integrity of all drains and sewers within or bounding the site. The methodologies for assessment must be clearly identified.

•

A site plan (and where appropriate, cross sections) showing existing levels related to Ordnance Datum Belfast), existing structures, watercourses in or bounding the site, internal site drainage and drainage outfalls. Data on historical flooding events, including photographs and media reports, supported by information on rainfall, flood return periods

A plan of the site showing the extent of the predicted flood plain, and/or in the case of a reservoir, the extent of the predicted flood inundation area. This may require a local hydraulic model based on the topographical information, historical flood events and the assessment of design flow discharges at the site using industry standard methodologies.

•

What should a Flood Risk Assessment contain? •

inundation area. This will involve the production of hydraulic models requiring longitudinal / cross sections of the watercourse and the site, assessment of flood discharges using industry standard methodologies, and the inclusion of information such as finished floor levels, access road and car park levels, estimated flood water levels, flood depths and velocities and associated probability of flooding.

and the probability of storm surge occurrences, where appropriate. Evidence on trends in flood occurrences and changes in the local environment since the last event is particularly valuable.

•

Data on historical flooding events, including photographs and media reports, supported by information on rainfall, flood return periods and the probability of storm surge occurrences, where appropriate. Evidence on trends in flood occurrences and changes in the local environment since the last event is particularly valuable. A plan of the site showing the extent of the predicted flood plain and/or in the case of a reservoir, the extent of the predicted flood

•

A plan and description of features which may influence local hydraulics. For example, bridges, pipes or ducts crossing watercourses, culverts, embankments and walls.

•

An assessment of the likely speed of potential flooding, the sequence in which various parts of the site may flood, the likely duration of a flood event, the potential consequences of a flood event, the depth and velocity of flood water. Where appropriate, the likely impact of any displaced water or increased runoff from the development site should be estimated and the consequences for neighbouring or other locations assessed.

Where the proposed development is located within the fluvial or coastal flood plain (or reservoir flood inundation area), the FRA will also be required to provide details of flood control and mitigation measures as well as safety procedures that will address the flood risks identified. The following considerations may be relevant: •

•

Flood Control Measures: •

•

Infrastructure and drainage design where it may be possible to limit the flow and duration of flood water to the proposed development by diversion of flow paths, culvert upgrading and introduction of control structures such as sluices, weirs and sealed manholes. Management of residual flood risk through keeping development a safe distance away from flood defence structures and introducing sacrificial flood storage areas at the rear of defences.

•

Suitable maintenance and management procedures.

•

Ground water control and pumping.

Flood Mitigation Measures: •

Site design and layout such as siting built development so as to avoid areas of the site liable to flooding and flood flowpaths.

•

Raising finished floor levels of new buildings.

•

Coastal infilling / land raising.

•

Flood resistant and resilient construction.

Safety Procedures: •

Flood and weather warning systems.

•

Clear communication lines between those at flood risk and those with flood risk responsibilities; Emergency evacuation plans and procedures including safe access and egress for emergency rescue services.

•

Capacity and procedures for the rapid movement of furniture and goods to locations outwith of the flood risk area.

•

Safe shutdown of electrical supply for domestic and industrial use.

•

Pollution control procedures.

When is a Drainage Assessment required? A Drainage Assessment (DA) must be submitted along with the planning application for development proposals located outside the fluvial flood plain, in any of the circumstances outlined in Policy FRD3. The DA, as well as addressing surface water flooding, should also identify control measures for storm water discharge from the site, including the use of sustainable drainage systems to manage and limit site discharges to pre-development run-off rates.

What information is required in a Drainage Assessment? A Drainage Assessment will typically be required to contain the following information relating to the assessment of surface water flood risk: •

A location plan to a suitable scale, which clearly illustrates geographical features and identifies the catchment, watercourses in the vicinity and the built development.

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•

Indication as to whether the local area has past flooding problems, which may limit site discharge to the local drainage and watercourses to pre-development run-off rates.

•

Identification of likely overland flow paths including depth, velocities, timing and sequence of inundation.

•

An assessment of hydraulic capacity and structural integrity of all drains and sewers within or bounding the site, which may result in out of sewer flooding. The methodologies for assessment must be clearly identified.

•

Data on historical flooding events, including photographs and media reports, supported by information on rainfall, flood return periods and the probability of storm surge occurrences, where appropriate. Evidence on trends in flood occurrences and changes in the local environment since the last event is particularly valuable. The likely impact of any displaced water or increased run-off from the development site should be estimated and the consequences for neighbouring or other locations assessed. Details of how sustainable drainage systems (SuDS) have been used as the preferred drainage solution where appropriate/feasible.

Part B - Sustainable Drainage Systems (SuDS) Careful design and incorporation of SuDS into new development or redevelopment schemes will deliver effective drainage while at the same time avoiding increased flood risk downstream. Sustainable

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•

Confirmation as to whether the proposed development is to be located on previously developed land (that may have minimal impact on the existing drainage network).

•

drainage effectively delivers on the three ‘pillars’ that define the concept, i.e. water quantity, water quality and amenity and biodiversity, as depicted below:

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Water Quantity (Manage rainfall to mimic natural drainage): •

Reduce run-off rates.

•

Reduce additional run-off volumes and frequencies.

•

Encourage natural groundwater recharge.

•

Reduce the impact of short duration intense storm events, in particular helping to reduce the impact of ‘out of sewer’ flood / pollution events.

Benefits of Sustainable Drainage Whilst the focus of SuDS may be on flood risk management benefits, it should also be noted that sustainable drainage offers a wide range of environmental, economic and social benefits. •

Reduce pollution and protect the quality of receiving waters.

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Prevent direct discharge of spillage SuDS used at the construction stage for a development is considered as ‘best practice’.

•

Reduce the volume of surface waste runoff to sewers and so reduce storm overflows.

Flood Risk Management Benefits With climate change predictions for more extreme rainfall events, sustainable drainage systems will provide more drainage capacity and will incorporate a design capacity considerably greater than traditional pipes. Accordingly, they offer greater flood protection. The main flood risk management benefits are outlined below:

Water Quality (Minimise adverse impacts on water quality): •

•

SuDS reduce peak flows through the use of appropriate sustainable drainage techniques and will reduce the impact of localised surface water flooding.

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The reduction of peak flows from new development sites incorporating SuDS means that less stormwater will discharge to downstream drainage networks or watercourses, thereby reducing flood risk.

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Effective sustainable drainage systems can reduce the demand for and cost of flood emergency response and preparedness procedures.

Amenity and Biodiversity: •

Contribute to the amenity and aesthetic value of the development and the wider environs.

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Provide habitat for wildlife and enhance biodiversity.

•

Sustainable Stormwater Management Techniques There is a wide range of sustainable drainage techniques available to developers which can be applied, individually or in combination. A combination of techniques will deliver the best results – for example, a housing development where downpipes are fitted with water butts, permeable paving driveways, stormwater separation piping, and potentially swales which may in turn be linked to a pond or wetland area.

diffuse pollution to be regulated through the implementation of the Directive. This means that continuing to drain built up areas without taking due account of wider environmental impacts, particularly on water quality, is no longer an option. Sustainable drainage provides opportunity for the realisation of a number of environmental benefits. These include:

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Sustainable drainage promotes a joined up approach to flood risk management as it requires input from a range of responsible bodies (e.g. DfI Rivers, DfI WDPD, Council, NI Water and other statutory undertakers) and a wide variety of disciplines (engineers, planners, architects / designers, hydrologists, water quality expertise and ecologists).

Environmental Benefits While the flood risk element of the disposal of surface water and the impact on human health and safety has long been a material consideration in the determination of planning applications; environmental considerations such as amenity, ecology and water resource issues have historically had limited influence on drainage system design and the determination of development decisions. However, the EC Water Framework Directive now requires urban

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Improved water quality. This can be delivered in a number of ways, including: (a) natural treatment provided within the SuDS component – for example by filtering drainage thus reducing the level of sediment discharging to watercourses; (b) absorbing of nutrients by plants growing within the SuDS system; and (c) reduced volumes within the combined piped wastewater systems will mean fewer spills of storm sewage to watercourses.

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Increased capacity for water storage through retention of storm water, for example in basins, ponds and water butts provides opportunities for this water to be reused. This in turn creates potential for households and businesses to reduce their consumption of potable water.

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Conservation of biodiversity and ecology will be supported through the incorporation of SuDS features such as ponds and wetlands.

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A well designed SuDS system can connect into and support the existing drains and waterways located beyond the development site, thus extending biodiversity via new nature corridors.

Economic Benefits Economic benefits likely to accrue from sustainable drainage include the following: •

The increased application of on-site sustainable drainage solutions by developers should mean that less investment will be required in the provision and maintenance of traditional piped infrastructure.

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The removal of storm water from combined wastewater systems will reduce the running costs of sewage treatment works and costs associated with pollution of watercourses.

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Developer costs associated with designing and installing a sustainable drainage system are invariably less than with a traditional piped system.

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The retention of stormwater as a consequence of sustainable drainage may offer scope for rainwater harvesting and the reuse of this water can result in economic benefits. Considerations such as long term water resource security and improved water supply efficiency are assuming greater economic importance in the face of continually increasing demands upon water resources.

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Buildings overlooking water features generally command higher than average premiums.

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Although difficult to quantify, the benefits to societal health and wellbeing (see below) associated with sustainable drainage, particularly within urban areas, are likely to reduce public expenditure in such sectors as health and social services.

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The potential of some elements, such as swales, basins, ponds and wetlands to contribute to the provision and integration of ‘green and blue infrastructure’ within the urban fabric helps to deliver the quality of life benefits associated with such infrastructure. The potential use of some elements, such as ponds, for active and passive recreational purposes and educational purposes.

Improved water quality generally will benefit public health and enhance the enjoyment of water based recreational activities such as angling.

APPENDIX J: Historic Environment Maps Carnlough Conservation Area

The risks to those suffering from respiratory conditions, notably asthma, resulting from air pollution, have been shown to reduce through the chemical effect of certain sustainable drainage systems in trapping pollutants. Such benefits are particularly realised in large urban areas where levels of air pollution are usually highest.

Feasibility and Design Considerations There are a number of considerations which may influence the choice and design of sustainable drainage solutions for specific sites. These include the following, although the list is not exhaustive: •

The surface structures that may be needed can use more space than conventional systems, although it is usually possible for them to be integrated into the surrounding land use, for example in public open space or road verges.

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Infiltration may not be possible or is likely to be restricted in a number of circumstances; for example, if the permeability of the soil is limited, or the water table is high, or the land is contaminated or where there is ground instability. However, in all such situations, alternative SuDS solutions are usually available.

Social/Amenity Benefits Sustainable drainage also offers scope for the realisation of significant social, recreational and health / quality of life benefits. Examples include the following:

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Developer savings can accrue through the combination and integration of sustainable drainage with open space provision, particularly on residential sites where the latter is usually required for amenity reasons.

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Carrickfergus Conservation Area

Safety and access considerations associated with surface water will always need to be considered as part of the overall design of the development in general and surface water SuDS features in particular, so as to minimise risks.

Applicants should familiarise themselves with the ‘CIRIA SuDS manual’ (Construction Industry Research and Information Association, 2015), ‘Managing Stormwater – A Strategy for Promoting the Use of Sustainable Drainage Systems (SuDS) within Northern Ireland’ (NIEA, 2011) and the various references therein to other available SuDS documentation.

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Gracehill Conservation Area

Whitehead Conservation Area

Glenarm Conservation Area

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APPENDIX K: Advertisements

Guidance for Outdoor Advertisements The main purpose of this appendix is to set out Council’s detailed guidance to provide a consistent basis against which to consider the display of different categories of advertisements. In drawing up this guidance it is acknowledged that amenity and public safety are the only criteria that can be taken into account in assessing proposals for advertisements. The guidance is not intended to be overly prescriptive but is intended to advise applicants and commercial companies involved in promoting outdoor advertising how such advertising, if appropriately designed and sited, can contribute towards a quality environment.

General Principles The key considerations when determining applications for advertisement consent are amenity and highways safety. The following sections seek to provide guidance to help designers ensure that their proposals meet those considerations.

The Character or Appearance of the Area Advertisements should respect the character or appearance of the locality. In residential areas advertisements will be restricted to business premises, and the minimum amount of advertising should be used. In more commercial areas the Council will take into account the principles listed in these guidelines and seek to ensure that advertisements, either individually or cumulatively, are not damaging to the character and appearance of individual buildings, streets or areas.

The Character and Appearance of Buildings Advertisements fixed to buildings should be designed to suit the scale, proportions, period, architectural detailing and use of the building. They must not harm the character of the building or obscure architectural features. Illumination will be resisted if it is considered harmful or detracting from the special interest of the building. 346

Heritage Assets and their Settings

Windows

Advertisements on listed buildings require listed building consent, even where advertisement consent is not required, and must be designed and attached to the building with particular care and be positioned to respect and retain the buildings existing architectural detail.

Council will generally resist the blanking out of the windows of commercial and retail premises as this has a deadening visual effect which harms amenity and can increase the perception of crime. However, it is accepted that in some locations, especially premises with flank glazing or unusually long glazed frontages, that some blanking out may be necessary. The scale of the designs, content and colour are all key considerations to achieving successful design

With heritage assets and their settings, a stricter line will be taken on the design, materials, method of illumination, positioning, number, type and scale of advertisements allowed in order to protect special interest. Advertisements will be resisted if they are considered to harm the setting of heritage assets. On heritage assets illuminated signs will only be permitted where their design is well related to the building and causes no visual or physical harm, consent will not be granted for internally illuminated advertisements within the historic environment.

The Number and Location of Advertisements An excess of signage is distracting both on amenity and safety grounds and often defeats the purpose of advertisement. The appearance of a large number of advertisements on a building or in a street is often counter-productive as it becomes difficult to pick out individual messages. Similarly, aggressive corporatism will rarely be considered acceptable. For the reasons outlined above the number of advertisements should be kept to the minimum necessary to convey essential information. One fascia sign and one projecting focused at the frontage to premises is often sufficient and significantly lessens the likelihood of harm to amenity or safety. When preparing designs for new advertisements, the opportunity should be taken to reduce the number of signs and remove those which are redundant. Installations above ground floor level are generally not characteristic of our villages and towns, where they exist, they often cause harm to amenity and safety because of its increased visibility.

Materials and Content In general, traditional materials such as painted timber, wrought iron and brass / bronze are often the most appropriate sign finish on traditional or historic buildings. The Council will expect corporate bodies and retail chains to adjust their standard signs in response to the host building and local distinctiveness. Success often depends on the designer’s ability. Applicants are encouraged to seek advice from specialist graphic designers. Simple designs and few words are generally the key to an effective advertisement content. The size of lettering and logos should be in proportion to the detailing of the building. Discretion must be exercised in the application of a corporate image.

Upper Floor Premises Discrete signage at the ground floor entrance of the premises will normally be supported if well designed. Signs, professionally painted on window glass, are an acceptable method of advertising for businesses operating only from the upper floors of a building. High level signage will normally be resisted on amenity grounds. Advertisement on the glass at this level will only be supported if it does not harm visual amenity or safety.

Digital Advertising Screens The issues for this sign type are two-fold. Firstly, the brightness and the associated impact and secondly the appearance of the light fittings and associated cables. Amongst other things the brightness of a sign is dependent on the luminance, its size, contrast and the observer. Overly bright signage

Professional Lighting Guide- PLG05 The Brightness of Illuminated Advertisements

will be resisted if it harms amenity (light spill, light pollution, glare etc.) or safety. Digital advertisements are highly controllable, and it is therefore possible to provide recommendations to manage the level of distraction by control of type, brightness, form of change and interval between advertisements, as well as giving detailed consideration to appropriate locations and positioning. The use of digital advertising screens / electronic display boards will not be acceptable within the historic environment, for example within or adjacent to a conservation area or ATC or on or within the setting of a listed building.

Minimum Message Display Duration Where consent is granted for a digital advertising screen, they should only display static images and should not contain moving images. The rate of change between successive displays should not be instantaneous and should not include the sequencing of images over more than one advert or a message sequence, where a message is spread across more than one screen image. The minimum duration any image shall be displayed shall be determined by the Council. The minimum message display duration should ensure that the majority of approaching drivers do not see more than two messages. The minimum message display duration of each image shall be calculated by dividing the maximum sight distance to the digital advertisement (metres) by the speed limit (metres/second) of the road.66

Display Screen Form and Message Sequencing Digital Advertising should not contain moving images or sequencing of images over more than one advert. There should be no message sequencing where a message is spread across more than one screen image. Where the advert is visible in the same view as traffic signals, the timing of the signals should where possible be taken into account when calculating the message display.

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The Rate of Change Research has shown that the period of change is an area where there could be some additional distraction to drivers. The intervals between successive displays should be essentially zero, as a slow merge or bright-dark-bright sequence is more visually compelling than a bright-bright sequence and hence has more potential for distraction. It is recommended that the rate of change should best be set to be in effect instantaneous. This could be controlled by condition with a view that such a condition could be altered by agreement in the future if alternative guidance is provided.

Lighting The luminance of the screen should be controlled by light sensors which automatically adjust screen brightness for ambient light levels, in order to avoid glare at night and facilitate legibility during daytime. The proposed advertising screen should generally comply with the Institute of Lighting Professionals’ guidance PLG05, ‘The Brightness of Illuminated Advertisements’. Maximum night time luminance of the digital screen must not exceed the appropriate value from Table 4 of PLG05, which must be considered in conjunction with the environmental zones as defined in Table 3 of PLG 05. Proposed luminance levels and control arrangements are to be agreed by the DfI – Roads. Advertisements shall not resemble traffic signs or provide directional advice. Road Traffic Regulation (Northern Ireland) Order 1997 makes it an offence to display any sign which resembles a traffic sign on or near a public road.

Poster Panel Displays Poster panel displays do not generally relate directly to the land or premises on which they are located. They comprise the more traditional paper posters on panels or hoardings, either freestanding or attached to buildings, modern displays, including moving prismatic panels, and internally illuminated PVC faced panels.

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Poster panel displays are a common feature of urban advertising and rely on size and siting for their impact. As a result they have the potential to be over dominant and obtrusive in the street scene. There is a need therefore to ensure that such displays respect the scale of their surroundings. Equally there is a need to prevent clutter and the undue dominance of such advertisements over other uses of land.

Heritage Assets and the Countryside Poster panel displays are out of place in the countryside, within conservation areas, ATC’s or when placed on or within the setting of a listed buildings and will not be considered unacceptable. An exception may be made where the display advertises a particular event, such as a local agricultural show or fair and is restricted by planning condition to a speciﬁed time period.

Villages and Small Settlements Large scale poster panel displays are generally out of place in villages and small settlements because of their potential to detrimentally impact on the visual amenity of these locations. Smaller poster panels may be acceptable depending on their size and on the scale and character of the village. The position and siting of such signage should respect the size, scale and character of surrounding buildings and features. Residential Areas Poster panel displays are out of place in any predominantly residential locality. The priority in residential areas is to maintain local character and environmental quality and to protect the amenity of residents. The size, scale and intrusive nature of poster panel displays therefore make them generally unacceptable. An exception may be made for the display of a poster panel on bus shelters in residential areas where there will be no signiﬁcant impact on the amenity of adjacent residents.

Predominantly Commercial Areas In commercial areas the scale of buildings may be sufﬁciently large to accommodate poster panel displays without adverse effect on visual amenity. The scale of commercial and industrial surroundings in our towns can however vary greatly, often within short distances. It will be expected therefore that the scale of advertisement displays should respect the scale of adjacent buildings and the wider area. Where an area is in mixed use, with shops and ofﬁces interspersed with residential properties, poster panel displays may on occasion be acceptable. They should be carefully related to the size and scale of surrounding buildings and designed in a manner that will not damage visual amenity or prejudice public safety.

Advertisements on Railings Railings are transparent by nature, allowing views through into gardens etc. Many examples are ornate, and they generally contribute to our sense

of place. Whilst proposals will be considered on an individual basis the fixing or advertisements to railings or the draping of banners from railings obscure their positive qualities and are likely to be considered harmful to visual amenity and will be considered unacceptable.

Freestanding Advertisement Displays Large freestanding panels (generally 48 sheet displays or greater) are commonly used to screen derelict and untidy land. These sites can be a potential eyesore and in many cases a carefully designed scheme for screening that integrates advertisement panels can often prevent ﬂy tipping, vandalism and help ensure security. Such schemes need to be well maintained and will generally only be acceptable on a temporary basis. Freestanding displays are also often found at ports and other gateway locations where they generally provide information on the locality, local events and services.

Design Guidelines: •

the number, scale, proportions and design of freestanding advertisement panels should respect the site and its surrounding area. In particular where these are situated at the back edge of the pavement, or in other prominent locations, care will be needed to ensure that their effect on pedestrians is not overwhelming;

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panel displays should be integrated into a well-designed scheme of good quality screening which allows for visual breaks between each panel. Areas to the sides of and around the hoardings should be considered with as much care as the display itself;

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wherever possible, good quality hard and soft landscaping should form part of the proposal and should be of sufficient scale to assist integration of the panel by reducing the visual impact of the overall display; and

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where the rear of the advertising panel is visible from surrounding roads or properties it should be appropriately treated.

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Gable Mounted Advertisement Displays Large scale poster panels (generally 48 sheet displays) located on gables are a common feature in the predominantly commercial parts of our towns and may offer beneﬁts, such as screening an untidy

gable. Care however needs to be taken with such proposals to ensure they are not over dominant and relate well to the building on which they are proposed to be positioned.

Design Guidelines: •

the form, design, size, proportions and siting of a wall mounted poster panel should be sympathetic to the building to which it is to be attached;

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the panel should generally be above ground floor level on the gable and be symmetrical with the wall on which it is to be positioned;

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interesting features, for example architectural details, should not be obscured or destroyed; and

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windows should not be covered, and the normal functioning of the building should not be adversely affected.

Tiers of advertisement poster panels affecting the gable or flank wall of a building should be avoided as they can have a significant detrimental impact over long distance views, whilst more local views can appear cluttered. The guidance above also applies to large electronic screen displays and to freestanding panels in front of a gable or flank wall of a building.

Shroud Advertisement Displays Shroud advertisement displays are a relatively new form of advertising. They are known by a variety of names such as meshes, wraparounds or blow–up signs. They range in size, but are generally largescale and can cover the whole of an elevation of a building. They can even be used to present an image of what a building will look like when alterations, renovations or building works have been completed. In view of their scale and size, shroud advertisements have the potential to seriously conﬂict with the visual amenity of the buildings upon which the display is situated and the area in which buildings are sited. Accordingly, proposals for this type of advertisement are only likely to be acceptable in commercial areas, where they are to

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amenity of an area by giving a sense of quality and permanence. The most common signs on commercial premises are fascia signs and projecting signs, either box or hanging. Their design should always complement the design of the shopfront and building and respect the wider locality. An excessive number of signs or those which are too large can dramatically affect the premises on which they are sited and have an adverse impact on the general character of the area.

Fascia Signs The objective in this instance is to limit shop signage to its traditional location – on the fascias above the shop window. As the majority of our shops are in groups or terraces the approach aims to maintain or reinstate a degree of group unity. The restriction on the size and number of projecting / hanging signs is to prevent harmful visual clutter or excessively large projecting signs.

be attached to scaffolding surrounding a building or development site and where a contract has been drawn up for the building or renovation works. Temporary shroud advertisements are unacceptable in principle where the elevation on which the advertisement is proposed is not being refurbished and / or not being scaffolded as there is no reasonable justification for the shroud itself. Similarly, the refurbishment of the rear or interior of a building is not considered adequate justification for the erection of temporary shroud advertisements on street facing elevations. To prevent clutter, account will be taken of the number of similar proposals located within the vicinity of the site and others that have the beneﬁt of advertisement consent.

Well-designed fascia signs can contribute greatly to the character of an area. Standard corporate signage solutions may have to be modified to suit the host building and the locality, especially on historic buildings or in conservation areas; the visual cloning of shopping areas is a threat to local distinctiveness and will be resisted. A key problem with shop signage on longestablished premises is the build-up of layers of signs over time. Box signs in particular often obscure traditional features by extending outwards and often downwards too. When designing new signage, the Council will expect the applicant to have carefully examined the premises to understand the original form and designed the new sign to respond positively to it. When existing shop fascias are too deep the adverse impact of new signage can be reduced by introducing a sub-fascia and or a sur-fascia. However, if the shop front is to be replaced the ideal scenario should always be the reduction of the depth of the fascia through an increase in the height of the shop glazing.

Design Guidelines: •

fascia signs should be of an appropriate size, and sited and designed to harmonise with the shop front, the façade of the building and any detailing thereon;

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where there is an original fascia, the sign should make use of this with generally no advertising at sub-fascia level or on pilasters or columns;

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where a new commercial building is proposed, the location of fascia signage should be integrated into the overall design;

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on older and more traditionally styled buildings, painted signs or non-illuminated letters are preferable to panels or other types of display;

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internal illumination should preferably be in the form of individually backlit letters; and

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where external illumination is proposed, trough lighting is preferred. The trough should extend over the whole fascia and be painted to integrate it into the whole display.

Signs on Commercial Premises Signs and advertisements on commercial premises are important in announcing the presence of a business in the street and in directing customers to that location and can assist the vibrancy of our town centres and other commercial areas. When sympathetically sited and designed they can contribute positively to the distinctive visual

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Projecting Signs Projecting signs can often adversely affect the character of buildings or the appearance of an area and will therefore require very careful consideration. Where their presence is considered acceptable particular attention will be paid to size,

High Level Signs design and materials. In most situations signs and advertisements displayed on listed buildings should not be illuminated. Where illumination is justified it should be achieved unobtrusively and light fittings mounted above and projecting forward of the sign will not be acceptable.

High level signs generally relate to those vertical or horizontal signs on the walls of tall, single use buildings such as hotels. If not treated with great sensitivity, they have the potential to give the

appearance of clutter within the local street scene and be obtrusive and dominant over long distances particularly when located on roofs.

Design Guidelines: Design Guidelines: •

projecting signs should be sympathetic to the design of the building where they are to be displayed and respect fascia signage;

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box signs should be located at fascia level and are generally best situated at the end of the fascia;

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hanging signs may be acceptable at first floor level and are generally best situated in a central position between windows;

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to reduce visual clutter a projecting sign will generally only be acceptable where there is no other projecting advertisement such as a canopy, awning, flag or horizontal banner;

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internal illumination should preferably be in the form of individually backlit letters;

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where external illumination is proposed trough lighting is preferred with the trough painted out;

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projecting signs should generally project no more than 1 metre including fixings, with a maximum end width of no more than 0.1m in the case of a box sign;

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projecting signs should be a minimum of 2.25m above ground level in the interests of public safety; and

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illuminated projecting signs are generally unacceptable immediately adjacent to a neighbouring residential property.

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high level signs will generally only be appropriate where they relate to the scale and primary use of the host building;

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they should be designed to be read as part of the building and should not detract from any architectural feature;

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they should not project above the eaves or parapet of the host building; and

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they should have only the lettering illuminated.

Offices in Former Residential Properties In predominantly residential areas, where offices occupy part or all of a former residential property, it is essential that advertising remains unobtrusive in order that the residential amenity of the area is not prejudiced. Even in situations where offices occupy a row of former residential properties it

will generally still be important to retain the overall residential appearance of the area. A more ﬂexible approach will however be considered in those areas where, through ongoing change, surroundings have become mainly commercial.

Design Guidelines: Blinds and Awnings Originally the function of blinds was to protect perishable goods from deterioration due to strong sunlight. Today however blinds, awnings and canopies are increasingly used as a means to provide additional advertising. Blinds that are well designed can improve the attractiveness of a

building or street. Poorly designed or prominently located blinds or canopies displaying advertising can however detract from the appearance of buildings, the surrounding neighbourhood, and can result in clutter. They are particularly obtrusive when located above windows on upper ﬂoors and should be avoided.

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the advertisement of offices in former residential properties should be by means of nameplates made of metal or other suitable materials and should be fixed to the doorway pilaster, or if there is no pilaster, they may be fixed to the masonry beside the front door; and

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painted or etched lettering on a front window will also generally be acceptable.

Design Guidelines: •

blinds and awnings should be retractable, made from non-reflective material and be designed to integrate with the appearance and construction of the shopfront as a whole; and

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such blinds should be a minimum of 2.25m above ground level in the interests of public safety.

These guidelines also apply to commercial premises on ground ﬂoors wishing to advertise on upper ﬂoors. 352

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Pylon and Pole Mounted Signs

Signs at Retail and Business Parks In retail parks and business parks the uncoordinated display of advance advertisements or ad hoc directional signs to individual businesses, which bears no direct relationship to the building, land or structure upon which it is displayed is often confusing, untidy and detrimental to the appearance of an area. There is great potential for all advertising

associated with retail or business parks to be undertaken in a planned and co-ordinated manner. Ideally the fascia signs for individual premises should form an integral part of the building, while a single carefully designed directory board located at the entrance to the park or in other acceptable locations can avoid a proliferation of advance signs.

Design Guidelines:

Pylon and pole mounted signs are a common feature at petrol ﬁlling stations. Increasingly they are found in association with drive-through restaurants, supermarkets, retail warehousing, retail parks and car showrooms. The height, size and levels of illumination of these signs may result in visual intrusion within the locality

where they are situated. They can be extremely dominant over long distances and detract not only from the character and appearance of the area in which they are sited but also that of the area from which they are viewed. In addition, where they are proposed close to residential properties, they can be detrimental to amenities enjoyed by local residents.

Design Guidelines:

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all new buildings in a retail or business park should incorporate a signing zone as part of the design;

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fascia and projecting signs should be in scale with the host building and surrounding buildings and be consistent across the whole unit; and

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advance signage should be provided in the form of a combined directory board within a proposed or existing landscaped area designed and integrated as one scheme.

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pylon and pole mounted signs should be in scale with their surroundings and they should not significantly exceed surrounding building heights;

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they should not detract from the visual amenity or character of the surrounding area;

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they should not be sited adjacent to, and wherever possible should not directly face residential properties; and

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illumination should generally be restricted to the sign lettering and logo.

Signs at Filling Stations and on Forecourts Signage at ﬁlling stations usually comprises a combination of a canopy, a pole/pylon, and shop fascia signage together with a number of smaller forecourt signs. In view of the range of signs involved there is often potential for their cumulative effect to result in clutter. To help prevent this a coordinated approach should be taken when bringing

forward proposals, particularly where existing signage is being replaced. Particular care is needed in assessing proposals for illuminated advertisements at ﬁlling stations located adjacent to or near residential properties.

Design Guidelines:

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all signs should be in scale with their surroundings and not detract from the amenity of the surrounding area;

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illumination should generally be restricted to the sign lettering and logo; and

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freestanding signs should be located so as not to interfere with or obstruct sightlines.

Estate Agents’ Signage

Mobile Advertisements

Temporary signs, announcing that a property is for sale or letting, within certain specified limits as set out in the Advertisements Regulations, can generally be erected without consent (with important limitations). In recent years however, the Council has become increasingly aware of the proliferation of such boards, especially in commercial areas with high concentrations of rental properties. Action can be taken, where necessary to secure removal.

The display of an advertisement stationed on a trailer or other mobile equipment, which is principally used, or designed or adapted principally for use, for the display of advertisements, without the express consent of Council is a breach of advertisement control. Such unauthorised mobile advertising is often sited close to the roadside and can have serious implications for road safety. It can cause distraction to drivers and impede visibility. In addition, it is generally visually intrusive and can significantly detract from amenity.

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Local Development Plan Team Silverwood Business Park 190 Raceview Road Ballymena BT42 4HZ Tel: 0300 124 5000 www.midandeastantrim.gov.uk/planning 356